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HomeMy WebLinkAboutMay 5, 2009ITY OF OLUMBIA E!G TS 590 40th Avenue N.E., Columbia Heights, MN 55421-3878 (763) 706-3600 TDD (763) 706-3692 Visit Our Website at: wwtiv.ci.colurnbia-fieivhts.nzn.us MEA4BER5: Marlaine Szarek, Chair Donna Schmitt Rob Fiarendino Mike Peterson David Thompson PLANI~ING AND ZONING COMMISSION MEETING 7:00 PM TUESDAY, MAY 5, 2009 CITY I~ALL COUNCIL CHAMBERS 590 - 4~TH A~ENUE NE l. Roll Call Minutes (March 3, 2009 Ineeting}. (April 7, 2009 meeting was cancelled} 2. Public Hearings: Case #2009-0501 Site Plan 40(70 Central Avenue Fairview Clinic Case #2009-0502 Zoning Ainendment (Rezone) 4337 University Avenue Alan C. Wiggins Case #2009-0503 Conditional Use Perlnit (LED Signage) 4950 Central Avellue City of Columbia Heights Top Va1ue Liquor Case #2009-0504 La~1d Use Approval K_n~fart!(~'P~~tral A~rPn»~ TTF T~ictri[`t City of Coltunbia ~~eights 3. iv ew r usirness 4. Other Susiness 5. ~dj~urn The Res~onsibility af the Planning Commission is to: « Faithfully serve the public interest. ~ Rept-esent existing and future residents, and base our decisions and recammendations or~ the Com~rzl~ensive Plan a~1d Zoning Ordinaiice. • Recognize the rights of citizens to participate iii planning decisrons. • Protect tl~e llatural enviranmer~t ar~c~ fhe l~eritage aftl~e built ettvir4tunent. • Exei°cise fair, 1lonest, and independent jud~ment. • Abstain from participation wllen they may directly or indirectly ber~efit from a~lanning THE CIT OF COLR¢tYttSM(B2~1GHT5 DOES NOT DISCR~MINATE ON THE BASIS OF DISABILITY W EMPLOYMENT OR THE PROVISION OF ES PLA,NNING AND ZONING COMMISSION MINIJTES OF THE REGULAR MEETING MARCH 3, 2009 '7:00 PM The ~n: ~ting ~.~Tas ~al?~~ to ~r~Pr at ?:~?Q prn by rhair-Mar1_~.~~e Szur~k. Commissian Members present- Thompson, Sclunitt, Peterson and Szurek. Members Absent- Fiorendino Alsa present were Jeff Sargent (City Planner}, Gary Peterson (Cauncil Liaison), and Shelley Hanson (Secretary}. Motion by Thonzpson, seconded by Schmitt, to approve t1~e minutes fronz the rneeting of January 6, 2009. All ayes. MOTION PASSED. PUBLIC HEARINGS CASE NUMSER: APPLICANT: LOCATION: REQITEST: 2009-0301 Linder's Greenhouses 4300 Centrai Avenue Interim Use Permit INTRODUCTION Linder's Greenhouses has applied for an Interiln Use Pennit to allow the operation of a seasonal mini- garden center for flowering plans and retail sales. ~ast year, tile C'ity oi Columbia Heights a~nended the ordinance regarding outdoor seasonal sales in a11 zoning districts, and now requires an Interim Use Permit rather tlian a Conditional Use Permit. The specific development standards for an outdoor sales/display establislunent are found at Section 9.107 (C}(28), and will be added as conditions of approval for this pennit. This will be the Linder's 20~' year operating a temporary greenhouse at tlus location in Columbia Heights. . . , ,. . T., ~ • _i -.--- -r~r__ ___t_:_... The site plan and contiguration remarns unchangect ~rom previaus years. lne prmczpai u5~s u~ «~~ ~uu~c~~ parcel are preexisting and comply with zoning re~zlations. The two structures and patio wili displace approxiinately 30 parkin¢ spaces and a drive aisle. COMPREHENSIVE PLAN The Comprehensive Pla~7 desi~7ates the property for commercial use, including retail sales, offices and service businesses. The proposal is consistent with the intent of the City's Comprehensive Plan. ZONING ORDINANCE The zaning classification for this property lacated at 4300 Central Avenue is GB, General Business District. Retail uses are aliowed in this zoning district. Existing parking exceeds zoning requirements. Sectaon 9.106 (L)(10) c~f tlae Zo~~ng Ordinance requires that carnmercial uses provide 1 parku~g spac~ for each 300 square feet of use. Therefare, the existing 144,900- square fo~t coinnmercial building is required tc~ have 483 par~;ing spaces. After using the 30 parku~g spa~es for the greenhouses, the site still has 598 parking spaces. Furtizermare, with the location of the display area a11 the op~asite side of the parking lot as the store elltrances, the ~peratiail should not have as~y ~ffect on vehicular access far the site. Please note that ihe Fire Depa.rtn-~ent has reviewed the proposal and llas no concei-~ZS re~;arding it. PLANNII~G & ZONII~TCJ COMMISSIQN MII~UTES PAGE 3 MARCH 3, 2009 P~blic Heari?~a ~Jpene~_ No ane was present to speak on this matter. Public Hearin~ Closed. Motion by Schtnitt, seco~zded by Peterson, to waive t1~e reading of Resolution No. 2009-PZ03, there being ample copzes available to the public. All ayes. MOTION PASSED. Motian by I'eteYSOn, seconded by Schmitt, tl~at the Planning Com~nissioyz app~^oves the Interirn ~se Permit for seasonal ag~~icultural sales at 4300 Centr~al Avenue NE f~orn Ap~~il I S through .Iuly 1 S, 2009, subject to certain canditions of a~proval that hcn~e been found to be necessary to ~rotect the public i~zterest and erzsuYe con~pliance with the pr~ovisions af the Zoning and Developrr~ent Ordinance, including: 1. Outdoor ag~~icultural/~roduce sales located within the~ublic right-of-way are pr~ol~ibited. ~. AZZ goods shall be displayed in an o~~de~°ly fashion, wit1~ access aisles provided as needed. 3. Music or an~plified sounds shall l~ot be audible fi•o~n adjacent residential properties. 4. Signage shall be limited to (2) p~^ofessionally »~ade signs per structure, not exceeding thi~ty-two (32) squar°e feet per sign. S. The outdoor^ sto~^age slzall be located as inc~icated on tl~e site ~lan. 6. A$S00 deposit shall be subniitted to the ConZnzuniry Developmerzt Depart»zent~~~ior to i~~stallation of the structures on the site. The deposit,shall be ~efunded a.f'ter the Co~2ditional Use Per~nit expires and the site has been cleaned u~. ~. The proposed fence ~nust ve 20 feet from the retaining wall for safety vehicular access. All ayes. MOTION PASSED. RESOLUTT'Y~1~I NO. 2a09-~Z03 RESOLUTION OF THE PLANNING AND ZONING COIVIMISSIGN 1'1PPR0~%Ilvu AN iNTE~cfi2vi USE PEIZP~IIT FOR LINDER'S GREENHOUSES, INC WITHIN THE CITY OF COLUMBIA HEIGHTS, h~INNESOTA WHEREAS, a proposal (Case #2009-0301} has been suUmiited by Liilder's Greenhouses to the Planning and Zoning Comrtlission requesting au Interim Use Pennit approval fiom the City of Coiumbia Heights at the following site: ADDRESS: 4300 Central Avenue LEGAL DESCRIPTION: On file at City Hall. ~'I-~ APFI,ICAI~TT SEEKS TI~ ~QLI~,~}~~1~ PER.~~.~IT: Ia~terirr~ Use p~rr~it for outc3oor seasonal sales from April 15, 2009 to July 15, 2009. ~V ASg the ~1a~aning Co~nmissian 11as laeld a pubiic hearing as required by tlle city Zoning Cade on March 3, 2009; ~REAS, the Planning and Zaning Cammission has cansidered the advice and recommendations of the City stafF regarding the effect of the propased site plan upal~ the l~ealth, safety, and welfare of ti~e community and its CampreheYlsive Pian, as well as any concelns related to compatibility of uses, traffic, properiy values, light, air, danger of f~re, and risk to pubiic safety in the surroundi~~g areas; and PLANI~tING & ZdNING COMMISSION 1VIII~IUTES PAGE 5 MARCH 3, 2004 CASE NUMBER: 2009-0302 r~PPLICANT: Sonic Restaurant I:~Q~4TI4I~: 4~10 Cea~tr~l ~venu~ REQUEST: Conditianal Use Permit for LED Sign Il~TRODUCTION On January 12, 2009, the City Coullcil approved a variance for the proposed inonuinent sib 1 for the Sonic Restaurant located at 4910 Central Avenue. Since that tinle, it was determiued tl~at a Conditianal Use Pei-mit (CUP} would also be required prior to the issuallce of a buildillg pei-mit for the monument sign. The City of Caluxnbia Heights just recently approved a Zoning A~nendment that requires a CUP for ail new digital LED signs installed witlun the City. At this time, the applicant is requesti~lg a CUP in order to comply with the City Code. COMPREHENSIVE PLAN The Camprehensive Plan desib ates this area far comrnercial development that includes goals for conunercial and econamic developinent. The applicant's proposal for a digital LEU sign is consistent wiin the established gaals, and tlie si~1 will be used for a new coinmercial redevelapment. ZONING ORDINA~'vCE The property located at 4910 Central Avenue NE is zoned GB, General Busu7ess, as are the properties to the north and east. The properties to the west are zoi~ed R-2A and R-2B, One and Two Family Resideutial. The property to the south is located i~l the City of Hilltap. Digital LED signs are permitted as a Co~~ditional Use in the GB, General Business District. FINDINGS OF FACT Section 9.104 {H) of the Zoning Ordinance autlines nine canditions that must be lnet in order for the City Cai.ulcil to grant a Conditional Use Per~nit. They ar~ as fallows: (a} The use is one af tlle conditianal uses Iisted for the zoni~lg ctistrict in wiucn tne pro~eriy is lacated, c~r is a substantially simi~ar use, as determined by the Zol~ing Adrninistrator. ~~b~tQl T,F~ ~cig~s ~7•e spec f~~llv listed a.r a Conditional Use in the GB, Gener°al Busi~~ess District. (b} The use is ui harmany with the general purpose and intent af the Comprehensive Plan. Tl~e Compr~ehensive Plan designates tlzis area fo~ conzmer~cial develop~nent that ir~cludes goals fo~ co~~mercial and economic develolame»t. These goals zszclude: st~engthening tl~e irnage of the coznnzunity as a desirable place to Iive and ~vo~I~ p~avzdi~2g o~partunities anc~ mechanisn~s fa~~ successful redevelo~~nent of targeted at°eas, pi~eseYVing and enhancing the existing co~nmercial a?~ea.s withi.n the c_nn~rnunzty, advocating high quality developinen~ and redevelop~nent within tl~e com~nunity, a~~d enhancing the econo~nic viabzlity of the cornmunity. The a~plicant's proposal far a digital LED sign is eonsistent with these goals, as the sign ~tiill be used .fot~ a new cot~~~~ercial ~~edevelop~nent. (cj The use wili not impase hazards ar disturbing influe~zces an neighbori~~g pra~erties. The applican~ will have to abide by speeifie develo~~ment standards as they r~elate Zo LED .~igr~s. 7'hese standa~c~s were adopted ta heZp ensure a limztzng distu~bing influence on neighbo~^ing pNOperties. Given t1~e Zocation of the proposed sign and its orientatian to C'entral Ave~~ue, staff feels that the use }Nill not inzpose hazards on the neighboring pr^operties. PL~v~rrG ~ zo~~zv~ co~lsszo~ Mrn~uTEs PAGE 7 MARCH 3, 2009 Motion by Pete~son, seconded by ,5ch»zitt, t1~at tlze Plan~~i~~g Co~nmissio~z recommends the City Council approve tlze Cona'itio~zal Use Perfnit fo~ a far a digital LED sign,for the new So~~rc Restaurant located at 4910 Central Avenue, subject to certain conditions of approval that have been found to be necessa~y to ~~•otect the public interest afzd ensure conaplia~ce with the provisions of the Zoning and Development Or~di~zar~ce, including: I. The dyna~nic LED sig~~s may occupy i~o more tl~an fifty pe~rcent (SO%) of the actual copy and g~^aphic area. The re~nainder of the sig~~ »zust not have the capabiZity to I~ave dyna~nic LED signs, even if not used. Only ane, contiguous dynamie display area is allowed on a sign face. 2. The dynan~ic LED sib inay not change o~~ n~ove mo~~e often than once every ten (10) minutes, except oi~e.for whzch changes are necessar~y to cot~T~ect hour-and-minute, date, or te~nperature inforr~zation. 3. A display of time, date or tenzperatu~~e info~~n~ation nzay cl~ange as frequently as once eveYy ten (10) secands, howeve~^ info~~nzation displayed not f~elating to the date, tz~ne or te~npe~~ature n~ust not change ar ~~zove ~nore ofter~ than once every ten (1 D) rninutes. 4. Tlze in2ages and »~essages displayed must be static, and the transition fi~om one state display to another Jnust be instanta»eous without any special effects. Motion, a~zi~nation and video i~nages arE ~t•oliibited on dynarraic LED sigaz displays. .5. The images at~d ~nessages displayed tnust be con~plete in themselves, without cantinuation in content to the next zn~age or message or to any other sign. 6. The dyna~nic LED signs rr~ust be designed and equip~ed to fi-eeze the device i~~ one ~ositio~z if a fnalfunction shall occur. The displays »zust also be equipped wit1Z a nzeans to immediately dis~continue the display if it malfunctions, and tlze sign owner must immediately stop the dyizamic display when notified by the city that it is not conzplying with t1~e standards of this o~°dinance. 7. The dyna»zic L~D signs nzay not exceed a~naximum illur~zii~ation of 5, 000 nits (candelas per square meter) during daylight hours and a lna~imur~~ iZluminc~tion of S00 nits (candelas per squa~e metet) behveer~ dusk to dawn as n2easured fi^oTn the sign's face at inaximu~~ brightness. The dynamic I,ED ~'iaYZ~ F"i6ii.)l` iiLl'dE uF1 c~il~Oi~ZCtiZC t~ii~ZF?i~i" CGi2~7'"i3~ iGYi CCi2,'.CG~ Cl' aZStl,",'~~ l~l.'.,~1?2Z?Z~tln?2 !'~2GI??b2~7"~l?2 L? higlzeir illunzination level to a lower level, f'or the time ~eriod beh~~ee~~ one-Izalf hou~ before sunset and one half-Iaour aftef° sun~^ise. All ayes. Motion passed. DF2A.FT RESOLUTION NO. 2009-XX I2~~Q~:IT'TIC)N %~P~ROVING A CONDITIONAL USE PEP~MIT FC}R SOI~TIC RESTAURANT WITHIN THE CIfiY OF COLUMBIA HEIGHTS, MIltTNESOTA W~IE AS, a propasat (Case #2009-Q302} has bee~7 submitted by Soz~ic Restaurant ta ti~e City Council requesting a conditional use pennit from th~ City of Columbia Heigi~ts at the follawing site: ADI7RESS: 4910 Central AveiTUe LEGAL DESCRIPTIO~N: On file at City I-~a11. THE APPLICf1NT SEEKS THE FO~LOWING PERMIT.- A Conditional Use Pen7ait per Code Section 9.106 (P)(13}(c}1, to allow a dynamic LED sign in tlie GB, General &usiness Dist~ict. PLANNING & ZONING COMMISSION MINUTES PAGE 9 MARCH 3, 2009 ~ti~~+ izl~Tii-TBER: 2003-43~'~ APPLICANT: City of Columbia Heights LOCATION: City Wide RE~UEST: Zoning Amendment far Signage in Design Guidelines District INTRODUCTION Sargent explained that the Design Guidelines were adopted by the City Council after one year of preparatian by a citizens group that included residents, as well as Central Avenue business ovvaners. The guidelines represent the minimum standards for desigll quality and have been impiernented by Discou~zt Tire, <4dvanced Auto Par^ts, and Grarrd Central Lofts, all on Central Avenue. Ryland Harnes, Inc. and Schafer Richardsan have also used the guidelines in the redevelaplnent of the Industrial Park. The intent of the Design Guidelines is to give the Planning Calnmission and City Council greater discretion az~ the desi~n of new construction in the City of Columbia Heights. Currently any type of new develapment along Central Avenue and 40t'' Avenue need to receive approval from the 1 ianning Coininission via the Site Plan Approvai process. This iilcludes existing businesses that wa.ilt to add more signage or increase the size of their cunent sign. Saregent explained that staff has received several cancerns from new businesses that want to erect signs, but have to wait for up to two n~onths in order to gain site plan approval from the Plamling Commission. In order to accommodate new businesses in the City, Staff recommends amending the Zoning Code to allow the issuance af new sign permits for existing tenant spaces without needing a site plan approval to do so. Staff feels that this would appease new businesses who want ta place signs on their business as soon as possible, without having to wait for up ta two months. It should be noted that sigYZS that are a part of a new developizzent in the Design Guidelines District would still require site pla~~ approval. COMPREHENSIV~ PLAN One of the goals of the Comprehensive Plan is ta preserve and ei~llance the existing vlable cominerc'rai areas within the cominunity, and to proi~note reinvestment in prc~perties by the comtnercial and industrial secio~=s. Tli~ ~;rap~se~ Z~rung ~~e~~d~~~nt :xTQ,~I~ a~~o=.u for ne~ ~~zsin~sse~ to erect their signage as soon as they could, rather than waiting for a site plai~ approval. ZONING ORDINAl~CE Section 9.113 (D)(4}(a} af the Zoning Code states that the Design Guidelines shall apply to all nonresidential, nuxed-use and/or multi-family buildings, and to the following activities: 1. New construction; 2. ~,ry ~xterior el~anges, includirg re~ai~~t~~b, vv?th the ~x~~~tian of replaceinent ar repair of e~istuzg ~aterials; 3, A~~;~ izaternal remadeli~g or expa~lsion activity that increases the overall size af the building by 10% or more; 4. Any development ar expansiail of parking areas that wou~d result in a Iot witli inore than four parking spaces; and 5. I€~inor alterati~ns such as repainting ~nay b~ l~andled administratively, as determined by the City Planner. PLANNING & ZC~NING COMMISSION MINUTES PAGE 11 MARCH 3, 2009 i~otion ny Schn~itt, ~~c~nc~ec~ by rnE;~rs~t~~, th~t tl~e Pl~n;zizzg Cc~nr,~issian recon~r~aen~s the Cih, r`Q,a~~~1 approve th,e pro~osed zoning amerrdm~ent, allowing fo~ businesses subject to tl~e Design Guidelin~es to place signage on existing buildings without the requi~ement of a site plan approval. All ayes. Motion Passed. D12AFT aRDINAl~TCE NO. ~~~ BEIl~G AN ORDINANCE AMENDING ORDINANCE NO. 1490, CITY CODE OF 2005 RELATING TO SIGNAGE LN THE DESIGN OVERLAY I}ISTRICT WITHIN THE CI'T~' OF COLITlYISIA HEIGHTS The City of Columbia Heights does ordain: Chapter 9, AYticle I, Sectioi~ 9.113 (D)(4)(a) of the Colzcr~abia Heights City Code, is p~-opo~ed to include the followi~zg additions and deletions: § 9.113 OVERLAY DISTRICTS. (D) Design Overlay DistYict. (4) Applicability of d,esign guideli~~es. (a) Design b idelines shall apply to all noiu-esidential, inixed use and/or multi-family buildings, and to the following activitias: 1. New construction; 2. Any exterior changes, including repainting, with the exception of replacement or repair of e~sting materials; 3. Any internal remodelu~~ or expansion activity that increases the overall size of the builduig by 10% or nlore; and 4_ Anv develonment or expansion of parkina areas that would result in a lot with inore than faur parkil~g spaces; 5. Minor alteratioizs such as repainting, and the instaltation of new signage on existing ~~a~~a;~~~ ;~~~, ~~ t~w~~iP~ ~~,~,;1~;~~-~t;~~ly, ~s det~rmiraed by the City Plaimer. Section 2: Z7iis o~~dinance shall be iT~ full force atad effect fron~ and a, fter 30 days after its passage. CASE NUMBER: 2009-0304 APPLICANT: Ehtesham Khayratt,y LOCATION: 470'7 Central Avenue REQUE~T: Site I~Ian Appr~va~ fa~r ~e~v Co~strc~c~ic~~ ~1rIT'R~~iTC'~'I~N Sargent explained tliat on June 3, 2008, Nelson Builders presented the Planning Coinnussion with plans for tl~e constructi~n of appraxu~zately SS,ObO square feet of retail and cam~~lercial space Iacated at 4707 C~ntral Avenue. At this time, Ehtesham I~hayratty, the ow~~er af the development, is requesting a new site plan appraval far the canstnzction of ap~roximately 36,000 square feet of retail a comrnmercial space at the same Iocation. PLA.NNIi~G & ZONII~IG ~OMMISSION MINUTES PAGE 13 MARCH 3, 2009 ~L1IL~IN~ FL~CEll~ENT. ~uildi.~~s slsall ~ave a:3T~41-dPfir~d fr~nt f~~a~e urith entrannces facing the street. Larger buildings may be ariented perpendicular to the street pro~~ided that at least ane entrance facing the street is provided. The proposed buildings will be ariented sa that their well-defined front facades face Central Avenue. The Aldi's building will be perpendicular ta Central Avenue, but the main Aldi's entrance will face the street. BUILDING HEIGHT. All buildings shall have a minimuin cornice height of 22 feet, in arder to give the impression of a two-storied structure. The Aldi building is 23 feet in height, and the huilding to the south is a two-storied structure. Both of tlie buildings meet the miniinum height requirement. PRIIVIA~Y FACADES. The base or graund flaar of the building shauld include elements that relate to the liumall scale, including texture, projectia~~s, doors and vv~ndows, awnings, canapies or onlamentation. The proposed build'u1g incarporates all of these criteria, giving an appropriate mix of windaw coverage, projectio~~s9 a~niul~s and oi-namentation suitable far the pedestrian scale. BUILDING MATERIALS. The building will incorparate rock face block, brick, stane, pre-finished met~l panels and EIFS, which are all acceptable building materials for the district ii1 wluch tZle building is located. FINDINGS OF FACT Site Plan Appraval Section 9.104 (M) af the Zoning Ordinance outlines four fiild'ulgs of fact that must be met in order for the City to approve a site plan. They are as follows: a) The site plan conforms to all applicable requirements af this article. Tlie site plan ~neets all setbacl~ buildi~~g density, pa~king and Design Guidelines criteNra ~ertaining to tlze Zaning Code. b} Tl1e site plan is consistent with the applicabie provisions of the city's Comprehensive Plan. TI~e Cor~~pYehensive Plan desigrzates the ~ropert~~ as TYansit Oriented Developtnent. The ~i"('iyv.iCt~ 1S i,f3iiSi.i~2~'^ii '/L'3~d2 t~^iG' lY'tv."t.f ^,f ~~2 ('Zti~'r ('n)?2~?I"P~?L'I?:S?1JP P~n72 t0 7~7"OlYIO~G~ hZlSZ72G'SS QYIC~ enhance the city's econornic vitality through redeveloptnent ef~or~ts. c} Tl7e site plan is consistent witl~ any applical~le area plan. Tl~e~e is no a~-ea ~la~~ for this ~ortion of the city. d} The site plan minimizes any adverse iznpacts an property in the iYnmediate vicinity and the pu'~lic rigr~t-~~ ~~ay. The proposed site pla~z tneets all applicable setback ~equi~er~zents and zoning~YOVisions. Far this reasatz, there ~vill be no adver^se impacts on ~r~ope~ty ir~ ~he imtnedzate vicitaity or tlxe ~ublzc right-of-way. The Grand Central Cominans site has been a redevelapment priority for the City of ~olumbia Heights and pravides an appartu~isty for 36,40Q square feet c~f new c~ffice and retail develapme~~t alc~ng the major conunercial corridor af Columbia Heigilts. The proposed plans for the canstructian af tlie twa buildings meet a11 zoning and design guideline requirements, and the parking ramp wiil be an unabtnzsive service ta the public. For these reasons Staff recanunends appraval of the site plan for 4707 Centrai Avenue. PL~11`~NING & ZONING COMMISSIOI~T MII~iUTES PAGE 15 NIARCH 3, 2009 ADDRESS: 4707 Central Avenue LEGAL DESCRIPTION: On file at Ciry Hall. TrIE APPLICANT SEEKS THE FOLLO~UING PERMIT: Site Plan approval for the construction of an office/retail develapment lacated at 4'707 Centrai Avenue. WHEREAS, the P1axlning Coinmission has held a public hearing as required by the city Zoniisg Code oil March 3, 2009; WHEREAS, the Plansiing and Zoning Commissian has considered the advice and recomn~endations of the City staff regarding the effect of the proposed site plan upan the health, safety, and welfare of the coinmunity and its Coinprehensive Plan, as well as any concerns related to compatibility af uses, traffic, property values, light, air, danger af fire, and risk to public safety in the surrounding areas; and NOW, THEREFORE, BE IT RESOLVED by the Planning and Zoning Commissian of the City of Collunbia Heights after reviewing the propasal, that tl~e Planning vid Zoning Canunission a~cepts and adopts the following findings: 1. The site plan confonns to all applicable requirements of this article, except signage. 2. The site plan is consistent with the applicable provisians of the city's comprehensive plan. 3. The site plan is consistent with any applicable area plan. 4. The site plan miiumizes any adverse impacts on pro~erty ul the iminediate vicituty and the public right-of-way. FURTHER, BE IT RESOLVED, that the attached canditions, maps, and other information sha11 become part of this permit and approval; and in graszting this pennit the city and the applicant agree that tlus permit shall become null and void if the project has nat been colnpleted withui one (I) calendar year after the approval date, subject to petition for renewal of the permit. CONDITIONS ATTACHED: 1 hT~.=r +v,,.~,~.t~. .~f t11a ~a<~a~~e^~mant cxrrn~~rl nnf naa~ an a~~7fttrYta~ C11P. 1~~AYt ar-~nrnval lYl n1"CjEI' fn i. iv~~rv ~~,xicui~a vi e~tv uti..v~.,.,~,a~,..,.«d r..,~.a~.. .~~,, .E.,..,.~ .~.~ ~..........~...._ ..a.., r_.w_ _.rr-- ~-- - -___ _.. .. obtain a sign permit for new signage, as la~ag as the praposed signs meet the ininimuzn Zaiung ~ade starrldards. Passed this 3rd day of March 2009, Offered by: Thompson Seconded by: Schmitt Roll Call: All ayes CI~AIFZ iO~iaYla~~e Sz~iiek Attest: S~CRETARY, Shelley Hanson Approval is eantii~gent upon exeeution and retunl of this document to the City Plant~lg O~ce. I have read and agree to the eonditions of this resc~lution as outlined abave. Ehtesham Khoyratty Date IT ~ CASE ~IUMBER: 2009-0501 DATE: fVlay 5, 2009 TO: Columbia Heights Planning Commission APPLICANT: Spectrum Signs LOCATIORI: 4000 Central Avenue REQUEST: Site Plan Approval for signage PREPARED BY: Jeff Sargent, City Pianner IIVT~~~I~CT~C3N At this time, Spectrurn Signs is requesting a Site Plan approval far the installafiion of a new monument sign for the Fairview Clinic located at 4000 Central Avenue. This building has been the location for the Columbia Park Clinic, and Fairview Clinic has become a recent co-tenant. C(3 P~EHE S11lE PL~ The Comprehensive Plan guides this area for Commercial related activities. One af the goals of the Comprehensive Plan is to provide opportunities and mechanisms for successful redevelapment af targeted areas within the community, by enhancing the i..:_~:i~i.. _t it,,. n,..-.+,-.-.I ~,Y,.d Af1th ~~~ar~i~o rnrrirlnr nr,~ wav t~ ~ccompiish this ~('j1c~~E'., r~()(7 VICf(JIIIL~/ VI tt IC `._sC61t1 Ckl AI ott '-rv a~va.~e ~c.ev ...w.a e~,.,..... goal is for the businesses along Central and ~Ot" Avenue ta conform to the Design (~uideiines for commerciai-rel~ted activity. Eiy using a monument sign instead ~f ~ pylon sign, Fairview Clinic's signage plan would be consisteni wiih fi~~ u~sigi ~ Guidelines and thus cansistent with the Comprehensive Plan. ZO 1~ t7 Dl A~E The property is located in the Central Business District (CBD), as are the surrounding properties. The subject parcel is also located within the Design Overlay Cer~tral ~usiness District, and is subject the regulations tor such properties. The City Gode at Sectic~n 9.1Q6 (P)(11) states fihaf rr~on~m~nt sigr~s in the C~~ District shall be limited to 40 square feet per side, eight feet in height, and shall be set back a minimum of five fe~t from all property iines. The applicant's sign p[an indicates that the manument sign will be 7'9" in height and 38.5 square feet in area. The site plan for the City af Columbia Heights Planning Commissian May 5, 2009 4000 Central Avenue, Fairview Clinic Case # 2009-0501 sign also indicates that the monument sign will be located six (6} feet fram the property line along 40t" Avenue. ~ESIC GUIDEL9 ES SIGNAGE. The Design Guidelines prahibit the use of pyfon signs and require that all monument signs be constructed of materials compatible with those that are used on the principal structure. The propased plans indicate that the monument sign's base will be constructed of brick and will be colored to match the building. The Design Guidelines also prahibit internally lit box signs. The proposed monument sign incorporates internally lit routed letters, which is cansistent with the intent of the Design Guidelines. F6 DI GS ~F F~CT ~i~e ~oar~ ~a~pravai Section 9.104 (M) requires that the Planning ~nd Zoning Cammission shall make each of the following findings before approving a site plan: 1. The site plan conforms to aff applicable requirements of this article The proposed site plan meets afl the Design Guidelines stana'arcls iar mor~ument signs in relation fo the color of the sign and the types of materials used to construct it. 2. The site plan is consistent with the applicable provisions of the city's comprehensive plan. ~ • ~...., " 'c+f~nf ~n ifh tho mYtYP_hAY1Cl1/P P~~~~ ~S It lS 1 Cl ~' ~3(UFIUS~U J'ft f.~l f~Clfcit f i~ i.vi rSf.~ccr ec vfr~e r~. ~... ~~.,•r• ... ......... .~. . consistent with the Design Overlay Central Business District. 3. The site plan is consistent with any applicable area pian. There is no applicable area plan for this area. 4. The site plan minimizes any adverse impacts an property in the imr~nediate vicinity and the public right-of-way. The proposed signage meets all the minrrrrum setback requirements arref dfl Design Guideline requirements. For this reason, the property in the immediate vicinity shoufd not be adversely impacte~. Page 2 City of Columbia Heights Planning Commission May 5, 2009 4000 Central Avenue, Fairview Ginic Case # 2009-0501 i~ECOI~iIV~E~9~~+1'6~fV The sign~ge plan canforms to all standards outiined in the Design Guidelines. Staff recommends approval of the site plan for the Fairview Clinic, focated at 4000 Central Avenue. ~ve to ~raive the re~ding of Resolutian ~lo. 2009-PZ05, there beir~g ample capies available to the public. ove to adopt Resolution No. 2009-PZ05, being a resolution approving a site plan for Fairview Clinic, lacated at 4000 Central Avenue. ~TTA~HNlE~TS ^ Draft Resalution ~ Location Map ^ Monument Sign Elevations Page 3 s~~.~~ri~~ r~o. Zaa9-~zos ~ s~L~~r~o~v ~a~ ~x~ ~~.~~~I~~ ~r~~ zo~~~~ ~o~~~ssl~~r ~~RO~I~~ ~ sz~~ ~T ~~ ~~~ s~~~r.~c~~, ~T a~oaa c~,r~T ~ AvE~~~ wlT~l~r ~x~ ~~~~ ~~ ~.~~~~BTl~ ~I~i~T~y ~I~~~.~~~'L~ ~~IE ~~, a proposal (Case #2009-0501) has been subinitted by Spectrum Signs, doing business for Fairview Clinic, to tlze Planniilg a11d Zoning Coinmission requesting a site p1a11 approval from tlle City of Columbia Heiglits at the follawing site: ADDRESS: 4000 Central Avenue LEGAL I)ES~RIPTION: ~n file at City Hall. THE APFLICANT SEEKS T~-IF_, F~LLOWING P~RMIT: Site Plan approval for signage for Fairview Clinic located at 4000 Cei~tral Avenue. ~~IE~EAS, the Plamling Cominission has held a public hearuzg as required by the city Zoning Code on May 5, 2009; ~VH~I~t~~, the Plaiuling and Zoning Canunission has considered the advice and recoirnnendations of the City staff regarding the effect of the proposed site plan upon the health, safety, and welfare of the eommul~ity and its C~mprehei~sive Plai~, as well as any concerns related to conlpatibility of uses, traffie, property values, ligl~t, air, danger of fire, and risk to public safety in ihe sunounding areas; and l~dpyy, Tg~~F~ ,~E I~I' S~LVEI3 by the Planiung and Zoning Comnussion of the City of Columbia Heights after reviewing the proposal, that the Plamling and Zoning Commission accepts and adopts the following findiilgs: l. Tl1e site ~lan conforms to all applicable requilements of tliis article, except si~lage. 2. The site plail is coizsistent with the applicable provisions ot tile city's compreneilsive ~~ai~. 3. The site plan is consistent with any applicable area pla~1. 4. The site plan miuin~izes any adverse impacts ou property in the im~l~ediate vieu~ity and the public right-of-way. ~'[J~'F~~lg, ~~i I'I' ~S~I,V~~, that t~1e attachecl eonditians, lnaps, and ather information shall become part of this permit and appraval; and in granting this permi~ the city and the applicant agree that t11is perrllit shall becotne null and void if t11e ~roject has not beer~ completed within one 1 calendar vear after the appro~~al date, st~l~ject to petitian for renewal af the permit. Resolutian No. 2009-PZOS Passed tius St~' day of May, 2009, Offered by: Seconded by: Roll Call: Ayes: Nays: Attest: SECkE 1 AR Y, Sneiley %~anson z CHAIR Marlaine Szurelc Approval is contingent upon execution aild return of this document to the City Plamling Office. I have read and agree to the conditic~ns of this resolution as outlined above. Richard Ferrara Date W 4219 4220 ~ 4213 ~~f e a ~ _. v z 4206 z 4201 ~ 4200 ~ 4156 4157 4157 4152 4153 4149 4148 4149 4145 4144 j 4145 4141 q~3g 4141 4137 4137 4134 4135 ' 4131 4130 4129 4125 4124 4125 4121 4119 4116 4117 4113 4112 4113 ~ 4107 4108 4109 4105 4105 4103 4102 4101 4220 4220 Z 4221 4219 Z 4216 ~ ~ q2~7 4216 0 ~ 4211 4210 ~ m ~2~~ O 4~ 8 ~ ~2~6 z 4207 ~ v 4204 Q 4205 4200 ~ 4201 ~_ __ ~ 900 900 4110 c ~ ~ ~ B]9 en 8~5 8]3 8]t BB9 so~ 085 OB3 ~~i ~ d. om mmm 4~d~ emmmm „ . ,, ~ $ ~~ I 4Q57 (I A05~ I ~ 5y 4058 ~ 4D55 ~ 4054 4053 4054 4048 ~ j 4047 (n 4049 4048 ~ 4049 4045 4044 4047 404'1 4040 4040 4037 I 4038 4031 4034 4032 N 4030 4030 ° d' 4024 4027 4024 ~ 4026 z 4~23 4020 4022 W 4018 W }- 4012 4016 ~ U ~ 4000 Z z $3'~ 843 4000 O ~ ~ ~ - 838 88 rn o o `.-° N N ~ o 0 w w 820 ^ N M ~ ~ 848 3982 3982 ~ r ~ ~ r.. 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ColumbiaHeights, NIN 55=~21 w ~'~'-,,v ~~~~ RE;: Fairview Healih Services / Coluinbia Park Medical Grot~p ~000 Central Avenue I~E Calumbia Heaghts,lVtl~ Dear City Staff Meznbers, Qn behalf of Mrs. Sonia Feinberg and Fauview Health Services please find tlle enclosed Site Plan Review ~pplication, sign drawings, photos, site plans and a clicclc in ttfe amount of $370.~0 far the requested review of a new proposed monument sign and let us knaw if you require anY additional informalion. We herehy propase to install (1) ~'-6' X T-0" double face illuininated monument sign @ die Parking Lot entrance off 40`~' Street. We believe the sign is necessary to help landmark the Fainriew ~iinic and l~harmacy and identify aur Tenant Park Dental. I~i addition, buil~ing signage is nat visible to Patients traveling from tl~e South on Van Buren or East on 40~' St reet. SIGN INFC)RMATION: The proposed sggn size is 38.50 Square Feet and Ma~imuin Height of 8'-0" fran~ grade ta the top of the sign. The proposed seiback is 6'-0" froni the leading edge of the sign to ihe property line. ~arwT rnA,le'i'i~T Tf`TT(11~T• (`ahinat anri RP.vP.7~ 7Y~ ~'~~'il'tC3teCl 21L1ITIlIIUt11 fII11517ef~ W2L~1 ~O~j~LTT1'E~c'3Z12 P2111~5 ~1~stv <,viv,3Aatv..a.t,.~,. ..a,,,_..,,,.._-w--- --- __ Face is White Le~an wifh Opac~ue PMS 321 Teal Back~round. (Only the graphics u~ill illun~ixiate} LTL, Tnternal High Output Fiuorescent Lighting System. Srick base to match building Brick as close as Nas~sL? d. We look forward to discussing the proposed Site Plan re~rie`v in further detail witli you at ihe May meetir-g, ttlank you for cansidcring o~~r request. Si cer 5~ ~~a'~ Richard A. Feri~o President - Spectnun Sign Syste~ns ~c: Sbnia Fe~nberg - Fai~riew He~lth Services ~t1°Y F~~LU 6 I °f L I~ EP~ T CASE RIUMBER: 2009-0502 DATE: May 5, 2009 TO: Columbia Heights Planning Commission APPLICANT: Alan C. Wiggins LOCATIO~I: 4337 University Avenue REQUEST: Rezoning of property from LB to R-2A PREPARED BY: Jeff Sargent, City ~(anner ~AC ~6G FPC~t1 N D At this time, Mr. Alan Wiggins is requesting a zoning amendment to rezane the property at 4337 University Avenue fram LB, Limited Business, to R-2A, One and Two Family Residential. The previous use of the property was a single-family residence. The LB, ~imited Business zoning classification does not permit single-family dwelling units as use. For this reason, the property was considered legally nonconforrning when it was being used as a single-family house. Minnesota State Statutes state that all nonconformities may continue their existence until the nonconformity ar occupancy is discantinued for a period of more ~__ nnn~ si..... ... .,.-+,. ~-,+ ~r,+~ f~rnrlnc~ ~ro ~nrl fihP I^1f1I1CP {lA(:A1T1P. V~C21Clt. .. ..,., j~lallOCl~}/2"c:~t-. I(IGUVl,ltlCb.Jiv~~ctYvvcseco'cwaver..,..o~,,~,us...,.n:~4.,......,..,,..._..,---...._ _... Last month, the applicant purchased the property with the intent of residing in et. Staff informed Mr. Wiggins that the property was considered nonconforming in ti~a~ th~ ane-year period had elapsed and single-family uses were not permitted in the LB, L.imited Business zoning classification. At that time, the applicant inquired about rezoning the property to R-2A, One and Two Family Residential so that the property may be reoccupied as a single-family use. CC3 ~RE E ~11(E PL The Comprehensive Plan currently guides the property Transit Oriented Development (TOD). This guidance allaws f~r a mixture af neighborh~od se~vice-ori~nted d~velaprt~ent with varying densities of residential develapment. A single-family use wauld be consistent with the appropriate uses for this Comprehensive F'lan guidance. City of Columbia Neights Planning Commission May 5, 2009 Alan C. Wiggins, 4337 University Avenue Case # 2009-0502 ZORtB~G ~R~iR1~N~E The subject property is currently zoned LB, Limited Business, as are the properties to the north. The property directiy to the south is zoned R-2A, One and Two Family Residential. The proposed zoning classification for the subject property is also R-2A, One ar~d Tw~, Family Residential, and would be consistent with the zoning classificatian in the area. Rezoning the property would also be consistent with the histaric use of the property as a single-family house. FI ~6 GS OF FA~T Section 9.104 (F} af the Columbia Heights zoning code requires that the City Council make each of the following findings before approving a zoning amendment: 1. The amendme~t is consistent with the Camprehensive Plan. The Comprehensive Plan currently guides the property Transit Oriented ~-rrr.ti -r~.' ',.5,-..~ !(-.~ fv,: rn vferr~ r.f ci.^:hhnr r~r;rl cQrtr(~:_P.- LJGV(,ld~3%1'1~i71` ( I vLJJ. t t~iS yUiuar~~~ a~~Uv1%"S rv~ r-'`~., ~,~fn«.~~~. ~., I?...y, ~? oriented development with varying densities of residential development. A single- family use would be consistent with the appropriate uses for this Comprehensive Plan guidance. 2. The amendment is in the public interest and is not solely for the benefit af a single property owner. Although the proposed rezoning of the property at 4337 University is via request from a single property owner, the benefit of the property being rezoned is to the public. Without the rezoning, the house would sit vacant indefinitely, or until a prospective developer would purchase the land for redevelopment. Staff recommends rezoning the parcel to enable the historic use of the property to conrinue. 3. Where the amendment is to ch~nge th~ zor~ing classification of a particular property, the existing use of the property and the zoning ciassitication afi praperty within the general area of the property in question are compatible with the proposed zoning classification. The previous use of the property was ~ single-family house. The proposed zoning classification is consistent with the zoning classification in the general area, and the proposed use of the property is consistent with the historic use of the property. 4. Where the amendment is to change the zaning classification of a particular property, there has been a change in the character or trend of deveicrpmcnt in the general area of the praperty in questian, which has taken place since such praper~y was placed in the current zaning classificatic~n. Page 2 City of Columbia Heights Planning Commission May 5, Z009 Alan C. Wiggins, 4337 University Avenue Case # 2009-0502 It is unclear as to why the properfy was originally zoned LB, Limited Business. It is conceivable that the intersection of 44t" Avenue and University Avenue could be redeveloped rnto a commercial entity, and that the property at 4337 University Avenue was included in the LB District to ensure that enough land was set aside far such a development. With that said, the property directly to the north is used for multi-farnily residency, and the likelihood af that intersection being redeveloped is slim. The change in the trend of development is that rec~evelopment af the area into a canforming use is not likely to occur. ~E~C3 E DATtO Motion: That the Pianning Commission recommend that the City Council approve the rezoning of the prope~ty located at 4337 University Avenue from LB. Limited Business to R- 2A, One and Two Family Residential. ttachm~~tts Location Map Zoning Map Draft Rezoning Ordin~nce Page 3 OI2I3IlVr~N~E ~~X~ ~H~ A~Y' ~~~ V 1WiB.B1~ 11~I~Td1 L Sy 1VAY.1V lr L' S~ 1~ ll~d1VLT ~LV IJY~BJi1V~1Vi~~'i ~~aRl tS11`lE.1VG~ 1 V Le~1Vl..J.V~ t11VlJ JJP. W L' L~i 15'1L' 1\ S VliLZ1Vi`iliTl.~ ~~}. ~~~~~ ~~~',~E~~~~l~~s 1 ~ ~~~ ~~' ~.~~i~v~~i ~~ E~ ~.~~i'1~~~ ~~+~~~~~'~ ~~~~~~~ 1~T 4337 LTNI~ERSIT~' A~JEIVLTE NE ~EC'TIf'~l~t 1: ~I-€E~~Er~S, the curi-ent zoning classification of the ~roperty does not allow a single-family use as apenlzitted used; ai~d WHEi~~~~, the histoi°ic L~se of the pro~erty I~as been single-family occiipancy, which caused the use to be legally no~lconformii~g under the curl°ent zoning classi~cation; and ~F~EREpiS, the ~revious si~~gle-fa~nily use was discontini~ed for more tha11 one year, causin~ tihe legal nonconfoi°miilg status to termi~~ate. q~y~~.y~a~~~,~ ;~~n_«,:g rI~P .c2~r;e~± ~arcel fi°~?~? L~, Linaited Business to R-2A, One and Two Family Residential provides tl~e re-occupancy of the subject parcel to its historic use; and ~~IE~Ef4S, the rezoiling is col~sistent witl~ the City Comin'ehen~ive Plan, and is in the public interest and not solely for the benefit of a single property ownei; and W~-IEREt~S, the proposed zoning classi~cation of the propei~ty is compatible witl~ the surrouiZdillg zo~iiii~g classifications and uses, and ~E IT FUI2THE~L I~~S(3~,i~ED that the Plamling Commission has reviewed and recommends appraval of t1~e proposed rezoniug fi-om LB, Li~nited Bilsiness District to R-2A, One a~zd Two Family Residential. ~E~TION 2: This ordinance shall be ii~ fii11 force and effect froin and after 30 days after its passage. First Readil3g: Second Reading: i~ate oz rassage: Offered by: Seconded by: Roll Call: Gary Peterson, Mayor Patricia LVluscovitz, Ci1y Cler~ . . n Location ~lap ~4~~ ~ ~/~~ $ . a.~3z l~aais 7 k--~--I aaas aazs aaz~ ~~~ ; a~zo aazo a~ss 4417 44'17' 4416 4416 4412 44d8 ~fi1 4408 4404 ~ '315 . 44d4 4400 ~ 301 4400 AVE ~ ~ 4325 4821 4307 4Z55 ~ ~ ~'~E ~~~~ s ~ 441 r'op Zonl ~ ~~~ ~~ ~~~ ~ ~ ~ 4432 d~4~29 4423 4~t2 4426 4425 ~~~ 4420 21 442f1 4421 ~~ 't 7" 4416 4417 d~d"I'~ 4416 1 441 ' 1~ 4412 ' 41t48 ~ 4411 ~ ~~~. i~'~~ 446$ A _ L_ S ~~. ~~ . ~~~ ~ '. ~ ~~~ ~ ~. , ~~ ~~~ . .. avE ~,, ~ ~ ~ ~ ~ ~ ° a~~ ` ~~ ~~~~ ~ ~ ~~ k ~ ~ d~~.'~ ~ a ~ ~~ ~ ~~ ~ ~ fi 4337 ~ ~ a~ ~ ~~ ~- ~ "~ ~ " ~ '~ 43~" ~ ~ ~ 43 a. ,.~ ~ ~ ~`~ ^w \. ~ ~ ~ ~.~ ~~' ~ ~ ~~ ;V 4321 43 :~ ~~ ~ b `~; 4~15 ~ ~ ~~~ 4307 ~~ ~ . ~ 3 ~ -3 `w"', "~t ~`~~s,*,,~ ~ °S~ii~ ~ ~ c.,,yb`„~,+~-t;.~,`.'~.~ ~`~ ' `~..... ~., `c..:~;<^~ ~ p xiV ~ ~ ~.~.~~` ^ + ~`:.$ ! ~e ~.y ~ ~ y µ; ~ ~ ;~. , ~ ~+~. ' ~~~~ y ~~ a~ ~ * 4255 , ~ ~ ~ ~ ~ ~. ~a 42 ~ .~~ ~ ~~ ~~ ~ ~~ ~ .: CASE ~(IJCVIBER: 2009-0503 DATE: May 5, 2009 TO: Columbia Heights Planning Commission APPLICANT: Tap Value Liquor LOCATION: 4950 Central Avenue REQUEST: Conditional Use Permit far ~EL~ Sign PREPARED BY: Jeff Sargent, City Planner B TR~~U~1"10~ The City of Cofumbia Heights just recently appraved a Zoning Amendment that requires a Conditional Use Permit (Cl1P) for all new digital LED signs installed within the City. At this time Top Value Liquor, a municipal liquor stare, is requesting a CUP in arder ta comply with the City Code. CO~PREHEIV~iVE ~LAN The Comprehensive Plan designates this area for commercial development that includes goals far commercial and economic development. These goals include: ~.~.,....... _i.__.__iV_~:~_. t4.,. ..~F f4..~ n~mm~~rti~~i 7c ~ rJncirahla YlO~f`A t(1 II\/P `rlrl~ WC)rk. 5lf 'E..'( I(~. !( I~t li1 IC~. ll [C II I Idt~. ~ vI t~ ~~ t,v~ ~ u t ~ui i~~y w.> ~..~ ~....~......,..,.... e„,.....,.... _,.. .~. _ -,- -- -- -..., providing opportunities and mechanisms for successful redevelopment of targeted areas, preserving and enhancing the existing commercial areas within the community, advocating high quality development and redevelapment within the community, and enhancing the ecanomic viability of the comrnunity. The applicant's proposal for a digital LED sign is consistent with these goals, as the sign will be used for a new commercial redevelapment. ZOtdl G 0~2D1 ~ CE l`he property focated at 495G ~entra[ Av~r~u~ ~E is zor~ed Gg, G~r~eral gt~sine~~, as are the properties to the north, easf and sauth. The properties ta the west are zaned R- 2A ~nd R-2~, C3r~e ar~~ T~a Family F~esider~fia(. ~igita! LE~ ~igns ~re permitt~d as ~ Gonditianal Use in the GB, General Business District. Top Value Liquor is requesting the propased LED sign to be attached ta the e~isting fre~star~ding r~or~umen~ sign for the store. The LE~ pc~rtior~ af the sig~ will be 20 City of Calumbia Heights Planning Commissian May 5, 2009 Top Value Liquar - LED Signage Case # 2009-0503 square feet, which is the maximum allowable by City Code. Top Value Liquor will alsa be required to meet all ather regulations gaverning ~ED signs, which have been attached as conditions of approval. FI ~I GS ~~ F~CT Section 9.104 (H) of the Zoning Ordinance outlines nine conditions that must be met in arder far the City Council to grar~t a Conditianal Use Permit. They are as follows: (~) The use is one af the conditional uses listed for the zaning district in which the property is located, or is a subst~ntially similar use as determined by the Zaning Administrator. Digital LED signs are specifically listed as a Conditianal Use in the GB, Generat Business District. _, . : .. . ,~.r.- p.E-n,! ~o :;r:-..~ .^~::;J ~C1~'v!''.'~ ~'F ~H?t~? (b) 1 h@ US2 IS ICt (1~~rTl~fly vriii i i~i~ y~i~c~~~ ~u~'Nvsc u~ ~a ~ •• Comprehensive Pian. The Comprehensive Plan designafes this area for commercial devefopment that includes goals for commercial and economic development. These goals include: strengthening the image of the communify as a desirable place to live and work, providing opportunities and mechanisms for successful redevelopment of targeted areas, preserving and enhancing the existing commercial areas within the community, advocating high quality development and redevelapment within the community, and enhancing the economic viability of the community. The applicant's proposal t'or a digital LED sign is consistent with these goals, as the sign will be used far a new cammercial redevelopment. . . T, •~~ - _~ :---~---~ ~.~,~..,~~ ,,.- ,~~~+~ „-~.~nn ~nfi~ ~on~A~ nn r~Pinhhnrina ~~~ ~ n~ US@ Wiil C1C3! Iltf(JIJSC 11dLCt'ua vt ~.sa~cuaa.~e,ay saa~„~..s.~..,..., .... .....~..__.._.,,, properties. The applicant will have to abide by specific development standarcis as iney reiaf~ to LED signs. These standards were adopted ta help e-~sure a limrting disturbing influence on neighboring properties. Given the Iocation of the proposed sign and its orientation to Central Avenue, statf feels that the use wi/l not impose hazards an the neighboring° praperties. (d} The use will not substantially diminish the use of property in the immediate vicinity. The use of property r'n the in~mec~iate vicinity wilf ndt !~e ctirrrir~ished by th~ placement of a digital LED sign at 4950 Central Avenue. Page 2 City of Columbia Heights Planning Commission May 5, z009 Top Value Liquor - ~ED Signage Case # 2009-0503 (e) The use will be designed, canstructed, operated and maintained in a manner that is campatible with the appearance of the existing ar intended character of the surrounding area. The applicant will have to abide by specific development standards as they relate to LED signs. These standards will help ensure compatibility with the appearance of the existing surrounding area. (fi~ The use ~nd property upan which the use is located are adequately served by essential public facilities and services. This is correct. (g) Adequate measures have been or will be taken to minimize traffic congestion an the pu~fic streets and to provide for apprcpriate an-site circulation af traffic. The use of a digital LED sign at this location wiU not affect fraffic. (h) The use wiil not cause a negative cumulative effect, vvhen co~sidered in conjunction with the cumulative effect af other uses is the immediate vicinity. By subjecting the use of a digital LED sign to specific development standards, it is irrtended that the use will nat cause a negative cumulative effect. (i} The use complies with all other applicable regulations for the district in which it is located. This is correct. ~~C~ E D~T66~ Staff recommends approval of the proposed CUP for a digital LED sign for the Top Value Liquor Stare located at 4950 Central Avenue. o#~a~a That th~ ~lanning Commissian recommer~ds that the City Cauncil approve the Conditional Use Permit for a for a digital LED sign for the Tap Value Liquar Store located at 4950 Central Avenue, subject ta certain conditions of ~pprav~l that have been fo~nd to ~e necessary io pratecf ~he pub{ic intere~t and er~sure ee~r~pEiar~ce v~rith the pravisions of the Zoning and Development Ordinance, including: 1. The dynamic LED signs may occupy na more than fifty percent (50%} ofi the actual capy and graphic area. The rem~inder of the sign must nat have the F'age 3 City of Columbia Heights Planning Commission May 5, 2009 Top Value Liquor - LED Signage Case # 2009-0503 capability to have dynamic LED signs, even if nat used. Only one, cantiguous dynamic display area is allowed on a sign face. 2. The dynamic LED sign may nat change or move mc~re ofte~ than once every ten (10) minutes, except one far which changes are necessary to carrect haur-and- minute, date, or temperature ir~farmation. 3. A display of time, date or temperature information may ch~nge as frequently as once every ten (10} seconds, however infarmation displayed not relating to the date, time or temperature must not change ar mave more often than once every ten (10) minutes. 4. The images and messages displayed must be static, and the transition from one state display ta another must be instantaneaus withaut any special effects. iVfation, animatian and videa images are prahibited on d~namic LED si~n displays. 5. The images and messages displayed must be camplete in themselves, without continuation in content to the next image or message or to any other sign. 6. The dynamic LED signs must be designed and equipped to freeze the device in one position if a malfunction shall occur. The displays must also be equipped with a means to immediately disccntinue the disp{ay if it malfunctions, and the sign owner must immediately stop the dynamic display when notified by the city fihat it is not complying with the standards of this ordinance. 7. The dynamic LED signs may not exceed a maximum illumination of 5,000 nits (candelas per square meter) during daylight hours and a maximum illumination af 500 nits (candelas per square meter) between dusk to dawn as measured from +ho cinn'c {~~A ~t rr,~Y~r„~ ~m hrinhtnPSS_ The dvnamiC LED si~ns must have an ~~'v vey".., ~~~..~ .~~ .....,..,..._... _..~. _._-- a - automatic dimmer control to produce a distinct illuminatian change from a higher illumi~~tion ~evel to a lo~~ver levpl for the time period betvveen one-half hour befare sunset and ane haff-hour after sunrise. ATTAGHMENTS ~ Draft Resolution ^ Location Map ^ Site Plan ^ Elevations Page 4 F'T St3I.IJ'TI~N l~t~. 2009- SOI.LT'TIO~ ~PPIt~~ING A ~~I~1I~I'I'IOl~T~I. ~1SE PEI~I~II'I' FOI2 'I'~P ~AI,I1E LI~IT~~ ?'i' i lilii'Y Y~.1~ ~I~ Y~P 1..~~dl ~1~ BP.~i~ii~~.7y ~ll~l~~i~~~~ ~ E A5, a praposal (Case #2009-0503) has been submitted by Tap ~alue Liquor to the City Council requestin~ a conditional use permit from tlie City of Coltiimbia Heights at ~l~e following site: ADDR~SS: 4950 Central Avenue LEGAL DESCRIPTION: On file at Ciry Hall. THE APPLICANT SEEKS THE FOLLO~UING PERMIT: A Conditianal Use Perinit per Code Secti~i19.106 (P)(13)(c)l, to allow a dynanlic LED sign in the GB, General Busu~ess District. ~~IE ~S, the Plamsing C~ommissioll has held a public hearing as requil°ed by the city Zoiling Cade on May 5, 2009; WHE AS, the City Couneil has considered the advice and reconunendations of the Planiung Conunission regarding t11e effect of t11e proposed conditional use perinit upon the 17ealth, safety, aud welfare of the community and its Comprehensive Plan, as well as any coilcerns related to compatibility of uses, traffic, property values, light, air, dallger of fire, and risk to public safety~ in tl~e surrounding areas: and l~pW, T' E FCt ,~E IT' ~tE~OI,V~~ by t11c City Council of the City af Colurnbia Heights after reviewing the proposal, that the City Council accepts a~1cl adopts the following findings of the Pla,~nir~~ Cnn~t~~iSSlort: 1. T11e use is ol~e of th~ c~nditio~al t~ses listed for the zoning district in whici~ the property is loeated, or is a sui~stantially simiiar use as uet~l~ir~i~led t~y th~ ~~nil~~ ~Q~dinir~istrat~r. 2. The iise is in hari~ony with the general pur~ose and intent of the Compreheiisive Plan. 3. The use will not iinpose hazads or distributing influences an nei~hboring properties. 4. The Lise will not substantially diinii~ish the use of property in tlle imlzlediate vicii~ity. The use will be desigi7ed, constructed, operated and maintained in a maruler tllat is compatible witl~ tlze appearance oftlle existing or int~nded character of the surrazulding area. 6. The use and property upon which t11~ use is located are adequately served by essential pZtbl~e facilitles and services. Resolution I~o. 2009-XX Page 2 7. Adequate measures have been oi will be taken to mii~nize traffic coilgestioil on the public streets and to provide for a~ppropriate on-site circLtlatioil of traffic. 8. The use will not cause a negative culilulative effect, when considered in conj Lmetion ~~vith the cumulative effect of other uses in the ullmediate vicinity. 9. The use complies with all other- applieable re~;ulations for the distriet in which it is located. ~'~Jl~'I'HER, ~3~ I'T ~~Q~,~EI~, that the attached conditions, maps, and other informatiol~ sl~all becoi~le part of this permit and approval; alld in granting tlzis pei-~l~it the city and the applicant agree that this pennit sha11 become null and void if the project has not been campleted within one 1 calendar° vear after the approval date, subject to petition for renev~~al of tlle permit. CONDITIOl`41S ATTACHEI~: The dynamic LED signs may occupy no more than fifty percent (50%) of the actual capy and graphic asea. The remainder of the sigiz nlust not lzave the capability to have dynainic LED siglls, even if not used. On1y one, contiguous dynamic display alea is allowed on a sign face. The dynamic LED sign nlay not cl~ange or move rnore often thasl once every ten (10) r~linutes, exeept one for which changes are necessary to correct hour-and-rlZinute, date, or teinperature ii~ormation. 3. A display of time~, date or telllperature illformation may ch~lge as frcquently as atlce every ten (10} seconds, however inforination dis~layed i~ot relating to the date, time orteinperature must not change or move more oftelz than once every teiz (10} minutes. 4. ~ 1~~e u~~a~es ~~d ~r~es~ages dispiaye~ ir~sr ~P s~:at;~, ~~~~ tl~? tr~~,siti~i~ fram one state display to anather inust be instantaneaus without any special effects. Motion, animation and video images are prohibited on dynarnic LED sign displays. 5. The ilnages and messages displayEd must be collzplete in theinselves, without continuation in content to the next iina~e or message or to a~1y other sig~z. Tiie dynainic LE~ sign5 inust be d~si~i~ed arlu ~quippe~' tc freeze tl~e ~~vic~ in oz~P p~siii~n if a malfunetion shall accur. The displays lnust alsa ~be equipped witl~ a mea~ls to imn~ediatel~r disearst~i~~t~e the displ~y if it ~nalf~inctio~is, azsd the sig~1 ow~z~r ~~zlkst irnznediately stop the clynalnic display when notified by the city that it is not colnplyi~lg with t1~e standards of this oidi~7ance. Resolutian Na. 2009-XX 3 The dynamic LED signs may not exceed a maximum illtunination of 5,000 nits (candeias p~~r square mefer) du~rin~ dayligllt hours and a maximum illumination of 500 nits (candelas per square i~eter) between dusk to dav,nl as illeasured from the sign's face at znaximuin brightness. The dynamic LED signs must have a~i automatic diinnler control to produce a distinct illuminatioll challge fralzz a higher illumination level to a lower level for the tiine period between one-lzalf hour before sunset and one half hour after sunrise. Passed this 11`~' day of May 2009 Offered by: Seconded by: Roll Call: Ayes: Nays: Mayor Gary L. Peferson. Attest: Patricia Muscovitz, CM~ f'it~r ~'1P~1{ ,:,. . .~.~ 721 -. 9 J 797 ~ SULLIVAN 9 0 789 ~'`'~ (_l.KE az5 ~ PARK $ Q 781 ~ ~~~ ~ 711 LLLLI~J F U 5031 5030 "' m ~ ~ O ~D N W d' O ~ O ~ N ~I1 r°- ° i= n. rN- ° °w ro m m m ~ a ~ O O ~ ~ N N QI ~ ~ N ~D ~ r i- ~ r °m °m °m ro w m o 5126 I o ° '~~j`'u~ cwn : ~ ~ ~ ,.~ o~, ~ ~ 5085 5075 0 0 o A ~oss P~ACE m ~ o ~~/~-C ~i~o o ^^10 5Q ~ ~R >> 51 ST °~ o^~ .~`' °o ~ ~ 5065 107~ o ~~90 S~pp o h~eo m [a~~~~2-- °~' ~°n 5055 7067 t~~4 S~"O ~ 5045 1065 1070 5~2~ y ~, soso COURT i061 w y ~, 1060 5010 ~ 1057 a 501/2 ~ ~' m 5025 5024 ~ 0 5025 ° 5019 5018 ~'n ~ W a' o v m N o ~a o 019 5050 105~ o o "~oo' ~~ O O N O O O N N N r r N t~ 1~ W 6'1 M CO Q~ Z 5013 5012 ~ m ° Q 5013 045 PIERCE ~ 5011 tD ~ 5001 g99 1037 1100 0 0 0 0 0 5007 5006 Z `" °i N o 0 0 ~ °' N o Y ~ 5000 ry ~ ~ °J ~°.~ p ~`r i" m c° °' m °~ °o Q SOD1 1035 5001 5000 ~ 5001 ~ ~ 7007 1030 ~~~5 us ry ~ ~O ro 4957 4956 4951 4950 4947 4946 4941 4940 4937 4936 4955 ~ ~ ° ° ° ` 4949 "~ ~ "' m m m ~ 4941 `r u> m N o o ~ e~ rn H u 4935 n ~ r m w m m "~ a 840 2 ~ 9 495Q 3 4 as3~ as3o 491/2 AVE ° 4927 4926 4921 4920 4915 qg10 4907 ~ 4901 685 4925 ~ ~ N O ~ O N ~ N ~ 4917 ~' ~ r' ~ `O ~ °J m ~ 4909 i A `r in Q~ N m p p Y `~ ~ O 705 n n r m m m ° v aa~ asoo 4853 4860 4847 4854 484~ 4852 4633 4842 4827 4838 4821 4815 482$ 4871 4820 4807 4806 I 48Q1 4800 e~c m m ~ ~ 1~ M Of ~ {~p b trD d W AVE ~ ~~~~~~ ~n ~ ~ ~ ~ ~ AVE W 7 N u~i ~ ~ b ~ V asza i~ 50TH , ~5~s N 4922 0 o q o o 0 0 w 0 v 0 ~ 0 ~ 4915 0 4975 4957 4918 4955 ~ ~ ~ n ~ 4911 4916 1005 0 0 0 w 4914 L INC OLN z 4912 4901 4908 j 4906 W O O O O O ` N ~ V ~ ~ c ~ Q 490D ~ ~ c ~ r0pr ~ V' fL O N th N ~D 1~ ~ O Op Z W 49TH U 4849 y°. 0 u~i 0 o ~ ,°•~ v ~°o i°- ~ 1 'T~ N ~o C~ ~ ~ 4811 ~Q .7 '~8.a r~--__g7 ~id 1733 gOREA ~ 3 83 ~ ~` ~ B l ^r~ ~ ~ ~{BQ1 z ~ Z az ~- U r ° ,~ ~q ~~~ ~ `r ~ Q o - 1Qgu eo ~? .- 4757 80 7137 KH YB 4~ ~ ~ 1070 u nrs, 100.119. 2~-209, 30D320.4p0.41 5 y ~~ ~ •- a~o~ I ~'i a~zs 1069 ~ I~ I~ Location Map 4925 4 9 4910 4909 4955 1000 1085 ° N w ~~ ~ .~ s .~ ` ~ ~~ ~. ~;t:~ : , a~~ ~,,;. ,~ ~~, ~ M ~ ~ ~ `~ ~~~,~ ~~ ~ : ,~li.:,~,-. ~.,. - City af Columbia ~Ieights 590 40t1i Avenue NE Attachment to Conditianal ~Tse Application Signage at '~op ~alu Z,iquor Central Avenue Store Sign description: The current signage on the tap partioll of the moz~ulnent sig11 zneasures 20 square feet_ The added L~D sign will be maunted in the center apening af the current monument sign. 'The outside fralne demensions wi11 be appraximately 46" high x 94" wide with approximately a 6 inch non-display ~aarder Gn al~ four sides leaving a message display area af approximately 19.~ square feet. The praposed sign will be as follows or the equivalent by a different manufacturer: Time-O-lVlatic Watchfire Twin-Pak 19mm pitch/5" tall copy. RBG full calor Watehfre electronic message center. 262,144 color palette, 140 Horiz/ 70 ~ert. viewing angle. Ingite Graphics Software, Temp sensor. TOM RF Wireless Madem. Steel tube framewarlc will be fabricated to hold signs between bricl~warlc. The illumination, bi-ightness, timillg, etc; will be in eompliance with the City of Columbia Heights' sign ordinance. CITY COUNCIL LETTER ("C~TTN('TT, MF,FTTNC OF: APRIL 13. 2009 AGENDA SECTIOI`~1: CONSENT ORIGII~AT1I~tG DEPT: CITY MANAGER NC}: FINANCE APPROVAL ITEM: LED SIGNAGE FOR THE LI~UOR BY: WILLIAM ELRITE BY: STORE 01~1 CENTRAL ~VENUE DATE: 04/02/09 NO: When the liquor store on Central Avenue was constructed tlie City ordinance far signage and tl~e design guidelines did not provide for LED signs. Subsequelltly the monuineilt si~1 was desi~led with a space in the center for the fiiture addition of a~z LED sig71. Based on this, s~aff is recoinlnending the purchase of an LED sign to be placed i17 the opening of the current monlunent si~z. LED si~zs pravide an excellent and cosi-effective method of advertisi~~g our l~usiness. The sign that sta~f is reconunending wauld have a 20 square foat display area, which is iiiC iiiuniiiiulli u.iiv'v''v~u vy 4i.iiv vui~E'iL ~'~ :,iC.t:.:~;.:~.~'~.:. T~:~~ :~.ety't~'t~7~ yt~ f.~Yi'~~.r^,.;?j't.C^F_'t_ ~^ ~lal6 authorized and in use in surrouilding cammunities. The City's sign ordi~lance is also very restrictive in allowing for changing advertisements. Even witlz these resti-ictions, staff is confident that the additioiz of an LED sig~1 will enhance 6ur 1~usuless. Staff has received three price quotes from ~hree competitive sign coinpaiues to ulstall an LED sign that would fill the opening an the curreilt monuinent sigil. The proposed sig71 would provide fu11 color aald allow for fizture expansion of the display area if the City's sign ordinailce is liberalized ilz the future. Staff is worlcing with the three vendors and their proposals to ensure that we receive the best quality, most cost-effective sign to fulfill our needs. At t11is tiine it is estimated that t1~e cost of the sig11, with installation, will Ue $30,000 to $35,000. {iF>TlIYP t~~c~ oim~ ~~t~ ~ta inc+a~~Pl~ ~A7P 7'iPPl~ t!1 C71~11T1it A71 Ari11I7('.at7(111 Y(l ~~lP, }~~`~1171~~1~~T [SL .vvtvaU ciiv ~BC,Ja.. ...,...Ea vm. aa~~.,~~dia,.,,.. .... .a.....,..,. .,~., .,......~_~.._ ....._ ,._L.,F..___-'__-- _- -__ _ o . Zon~ng Colninissian for a colzditional use pennit. Staff is plaiuung to put this on the May 5 P1alu~ing & Zaning agenda fcr revie`v and approval. RECOMMENI~ED MOTION: The City Cauncil approves suballitting a conditional use application to the Plar~li~lg & Zoning Coinlnissian for the illstaliation of LED signage in the monument sign at the Iiquor store located at 4950 Central Avenue. WE:sms 0904022COUNCtL Attachment: Conditional Use Application with Twa Pictures of Signs u~ Color COUNCIL ACTZON: CITY OF COLUMBIA HEIGHTS PLA I G E T c~sE tvunneE~: 2oa9-a5o4 DATE: May 5, 2009 TO: Calumbia Heights Planning Commission APPLICANT: City af Columbia Heights L~CATfON: K-Mart/Central Avenue TIF District REQUEST: Approval of Conformity with the Camprehensive Plan PREPARED BY: Jeff Sargent, City P(anner BACKGROUND The City of Columbia Heights is in the process of amending the current K-Mart / Central Avenue TIF District ta include parcels located in the area commonly known as the Sheffield Neighborhood. By capturing future TIF money generated from the first phase of the Grand CentraP Lofts prajects, the City would be able to make improvsrnents to the ShefField Neighborhood, including acquisition, remodeling and demolition of existing properties. The Public Hearing to apprave the expansion of the TIF District is set for May 11, 2009. Prior to this Public Hearing, Minnesota State Statutes and TIF law requires an approved r~___i..r_~ r_...,..,, a.i.,., ni........•.., r+...,,.~-,..'....',.., r+rin~~rinn +h~t tho I rirl u~cn reeW~ltinn frnm thP Q"'"i~SVllitiutl Itv11- u1C r~a~~~EO~rCJ. vv~<<~~fia~{v~~ eE~~uir~ic~. ~~~cia ui.., i.~.t~.,e .y expansian of the TIF district conforms with the City's Comprehensive Plan. COMPREHENSIVE PLAN The Comprehensive Plan guides this area for Medium Density Residential, in which single-family homes are permitted. The expansion af the TIF district woufd resuft in the cr~ation of new single-family hort~es. For this reason, the proposed expansian would be cansistent with the City's Comprehensive Plan. REC~MMENDATION fVlotian: Tha~ the Pianning ~ommission appro~res Resoeufiion 2009-P~06, f~dirtg ~hat ~ madification ta the downtown Centra! Business District (CBD} F2evitalization Plan for the ~BD Redevelopment Project, and a madification to the Tax Increment Financing plan far the K-Mart/Central Avenue Tax Incremenf Financing District conforms to the general City of Columbia Heights Planning Cammission May 5, 2009 Top Value Liquor - LED Signage Case # 2009-0503 plans for the development and redevelopment of the City. ATTACHMENTS Draft Resalution Locatian Map Page 2 PLANNIl`~G COMMISSION CIT~' OF CQLUMBIA I~EIGHTS ANQKA COUNTY, MIIVNESOTA RESOLUTION 2009-PZ06 RESOLUTION OF THE CITY OF COLUMBIA HEIGHTS PLANIVING COMMISSION FINDING THAT A MODIFICATION TO THE DOVVNTOVVN CENTRAL BUSINESS DISTRICT (CBD) REVITALIZATION PLAN FOR THE CBD REDEVELOPMENT PR4JECT AND A MODIFICATION TO THE TAX INCREMENT FINANCING PLAN FOR THE K-1VIART/CENTRAL AVENUE TAX INCItEMENT FINANCING DISTRICT CONFORM TO THE GENERAL PLANS FOR THE DEVELOPMENT AND REDEVELOPMENT OF THE CITY. VV~-~EREAS, the City Council for the City af Colu~nbia Heights, Minnesota, (the "City") has proposed to adopt a Modification to the Dawntown CBD Revitalizatiou Plan for the CBD Redevelo~ment Project (the "Revitalizatioia Plan Modification") and a Modi~cation to the Tax Increment Fii~ancing Plan for d~e K-Mai~t/Central Aveilue Tax Increment Financing District (the "T1F 1 lai~ Moditication"j tiieretor ~the Revitalization Plan Modification and tl~e TIF Plan Modification are refei-~ed to collectiveiy herein as tl~e "Modifications"} and has subinitted the Modifications to the City Planning Commission (tl~e "Commission") pursuant to Minnesota Statutes, Section 469.175, Subd. 3, and WHEREAS, the Commissian has reviewed the Modifications to dete~~niile their conformity with tlie general plans for the develop~nent and redevelopment of the City as described in the comprehensive plan for the City. NOW, THEREFORE, BE IT RESOLVED by the Cominission that the Modifications confonn to the general plaiis foi° tl~e development and redevelopment of tlle City as a whole. Dated: May 5, 2009 CHAIR, Marlaine Szurek ATTEST: vECRETARY, Shelley Hanson mart / Central ave. TIF District and Pr p sed ende re eO- ~ O N V' (D ~ ry elV- < N e- ~ ~ ~ 4910 yoo~ N ~ O o O O N M t0 f~ N N ~ 49TH 4849 o N 00 o ~ ° N o ~ ~ ~ N >> i ~ a ~ H N Vai N N QS ~j e~' ~ e~ T ~ ~ ~ m m 4811 8 133 gOREA~IS LN ^ 4 $ ^~ 483 3 °} a37 83 r~~'~ h`O N ~ aso~ 8? 8z N ^ ~ 87 482 U , 4 ' '' J 4g ~ ~~39 48 T7~ ~~ ` N N Q 4757 ° aso ~ 131 {~HYBER LN F~- ~ c ~c ~ cO N W 1070 UNITS: ,~~. ~ ~ ~ ~ I I I 1~0-119.?00-2~9.300-320.40~-415 I 4707 Z 4729 29 1 t ~~ Q aoss 2~ CHE~ERY, ~ .. 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