HomeMy WebLinkAboutOctober 20, 2009CITY OF COLUMBIA HEIGHTS ME~~RS:
Marlaine Szurek, Chair
590 40th Avenue N.E., Columbia Heights, MN 55421-3878 (763) 706-3600 TDD (763) 706-3692 Donna Sclunitt
Rob Fiorendino
Visit Our Website at: www.ci.columbia-heights.mn.us Mike Peterson
David Thompson
SPECIAL
PLANNING AND ZONING COMMISSION MEETING
6:30 PM TUESDAY, OCTOBER 20, 2009
CITY HALL COUNCIL CHAMBERS
590 - 40TI~ AVENUE NE
1. Roll Call
Minutes (None)
2. Public Hearings:
Case #2009-1002 Site Plan Appro~al and Variances
4955 Central Avenue
Jimmy John's Restaurant
3. New Business
4. Other Business
5. Adjourn
The Responsibility of the Planning Commission is to:
• Faithfiilly serve the public interest. ~
• Represent existing and future residents, and base our decisions and recommendations
on the Comprehensive Plan and Zoning Ordinance.
• Recognize the rights of citizens to participate in planning decisions.
• Protect the natural environment and the heritage of the built environment.
• Exercise fair, honest, and independent judgment.
• Abstain from participation whetl 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
CITY OF COLUMBIA HEIGHTS PLANNING REPORT
CASE NUMBER: 2009-1002
DATE: October 20, 2009 (Special Meeting)
TO: Columbia Heights Planning Commission
APPLICANT: Jimmy John's Restaurant
LOCATION: 4955 Central Avenue
REQUEST: Site Plan Approval, Variances
PREPARED BY: Jeff Sargent, City Planner
INTRODUCTION
Af this time, Jimmy John's Restaurant is requesting a Site Plan approval for the
construction of a new restaurant located at 4955 Central Avenue. As part of the
approval process, the applicant is also requesting three variances. They are as follows:
1. A 2.7-foot rear yard parking setback variance per Code Section 9.110 (C).
2. A 2.5-foot side yard parking setback variance per Code Section 9.110 (C).
3. A 2-foot drive aisle width variance per Code Section 9.106 (L)(11).
BACKGROUND
Jimmy John's Restaurant would like to locate a store within the City of Columbia
Heights. Currently, they have signed a letter of intent to locate their restaurant at 4955
Central Avenue, home to the former Jiffy Lube. Jimmy John's has expressed interest in
being able to start construction in 2009. Given how late in the construction season it is,
Staff felt that holding a special meeting would be appropriate.
COMPREHENSIVE PLAN
The Comprehensive Plan designates this area for commercial development that
includes goals for commercial and economic development. These include
strengthening the image of the community as a desirable place to live and work;
providing opportunities and mechanisms for successful redevelopment of targeted
areas; preserving and enhancing the existing commercial areas within the community;
City of Columbia Heights Planning Commission October 20, 2009
Jimmy John's, Site Plan Approval, Variances Case # 2009-1002
advocating high quality development and redevelopment within the community; and
enhancing the economic viability of the community. The applicant's proposal is a
commercial proposal, which replaces a run-down and old building with a new building
that would meet the intent of the Design Guidelines established for the area. For this
reason, the proposal is consistent with the Comprehensive Plan
The Design Guidelines were adopted by the City Council after one year of preparation
by a citizens group that included residents, as well as Central Avenue business owners.
The guidelines were established to increase the visual appeal and pedestrian
orientation of certain major street corridors within the city, thereby increasing the
economic vitality of these corridors, and supporting the goals of the Comprehensive
Plan. The guidelines represent the minimum standards for design quality and have
been implemented by a number of new businesses that have located within the City.
Even though the proposed plans submitted by the applicant include two deviations from
the Design Guidelines, the deviations are consistent with the intent of the Design
Guidelines and contextually acceptable in the overall design of the project.
ZONING ORDINANCE
The property located at 4955 Central Avenue NE is zoned GB, General Business, as
are the properties to the north, south and west. The properties to the east are zoned R-
2A and R-2B, One and Two Family Residential. The property is also located within the
Design Guideline Highway District and is subject to the regulations for such properties.
Parking. Fast food restaurants with drive thru convenience require six (6) parking stalls
plus one (1) parking stall for each 40 square feet of service/dining area. The proposed
restaurant will have 680 square feet of dining area. Therefore, the project requires 23
on-site parking stalls. The proposed site plan indicates 23 on-site parking stalls, two of
which accommodate parallel parking.
Drive-Thru Facilities. The Zoning Code requires a minimum of six (6) stacking spaces
per drive thru lane. The proposed plans indicate six (6) stacking spaces. The Zoning
Code also requires a minimum drive aisle width for drive thru facilities at 12 feet,
exclusive of any other rEquired drive aisles. On the east side of the property, the
applicant is proposing a one-way drive aisle for traffic exiting the property in the same
general location as the drive aisle for the drive-thru. The combined width of this area is
required to be 24 feet. The proposal is for this area to be only 22 feet in width. For this
reason, a 2-foot width variance is required.
Landscaping. The City Code requires landscape plans that include a minimum of one
tree for every 50 feet of street frontage or fraction thereof. Parking areas shall have a
minimum of 100 square feet of landscape area and one over-story tree for each 20
spaces or fraction thereof as well. 4955 Central Avenue has 250 feet of street frontage,
and incorporates 23 parking spaces. This requires six (6) trees, one of which shall be
an over-story tree, and 100 square feef of landscape area. The proposed plan indicates
a total of six (6) trees, all of which are over-story trees, and approximately 1,000 square
Page 2
City of Columbia Heights Rlanning Commission October 20, 2009
Jimmy John's, Site Plan Approval, Variances Case # 2009-1002
feet of landscaped area, meeting the City's minimum requirements in both regards
Included in the landscape plan for the project will be 13 shrubs.
Signage. The Sign Code allows the building to have 2 square feet of signage for each
1 foot of building frontage, capped at 200 square feet. The proposed restaurant is
located on the corner of 50t" Avenue and Central Avenue, and thus has a total of 92 feet
of street frontage. For this reason, the building would be allowed up to 184 square feet
of signage. The sign plan indicates a total of 75 square feet of signage, meeting the
maximum requirements.
The proposed plan also indicates the use of a monument sign, located 5 feet from the
front and side property lines. City Code requires monument signs to be no greater than
eight (8) feet in height, no larger than forty (40) square feet in area, and shall have a
masonry base to match the principal structure. The monument sign is also subject to
regulations regarding its illumination, as determined by the Design Guidelines. As the
applicants do not yet have plans for the proposed monument signs, they shall be held to
the City Code requirements and the final monument sign will be approved by the City
Planner during the sign permit application process.
Stormwater Management. The subject parcel is around one-third of an acre and
currently does, not utilize any type of stormwater management system. Typically, the
rainwater runoff would be collected from the site by the municipal utilities. However, the
water draining from this property ultimately ends up in Sullivan Lake, which is
considered an impaired waterway by the DNR. For this reason, a stormwater
management fee will be calculated and applied to the project in order to pay for the
services needed to clean the rainwater runoff prior to it entering Sullivan Lake.
Design Guidelines. The project is located at 4955 Central Avenue, which is also
located within the Design Overlay Highway District. Properties located in this district are
subject to design guidelines when discussing the placement of the building on the lot,
the height of the building, architectural details of the building, and signage.
The design guidelines build on and complement recently completed streetscape
improvements to the Central Avenue business district. They were developed by
consultants, and a Citizen Task Force with representatives from the City Council,
Planning Commission, area business owners and landowners, and interested citizens,
and are mandatory.
It is assumed that the intent of the guidelines should be met, however, it is understood
that there may be alternative ways to achieve the same design objectives. The City
may permit alternative approaches that, in its determination, meet the objective(s) of the
design guideline(s) equally well. The City may also waive any guideline when specific
physical conditions of the site or building would make compliance more difficult or
inappropriate.
Page 3
City of Columbia Heights Planning Commission October 20, 2009
)immy John's, Site Plan Approval, Variances Case # 2009-1002
Some Design Guideline elements that have been met are as follows:
FRANCHISE ARCHITECTURE. Franchise architecture (building design that is
trademarked or identified with a particular chain or corporation and is generic in nature)
is prohibited unless it employs a traditional storefront commercial style. The Jimmy
John's building itself is not shaped in a way that distinguishes the building as a Jimmy
John's Restaurant, and it also employs a traditional storefront commercial style. For
this reason, the proposed building meets the Design Guidelines pertaining to franchise
architecture.
DRIVE THRU FACILITIES. Drive-thru elements shall be placed to the side or rear of
the principal building, and shall not be located between any building fagade and Central
Avenue. The proposed location of the drive-thru elements is located on the north side
of the building, behind the front face of the restaurant. The orientation of the building to
Central Avenue is directly related to the location of the drive-thru facilities. City Staff
feels that it would be more desirable to have the drive-thru elements located correctly
on the property than to have the building oriented correctly.
PRIMARY FACADES. The base or ground floor of the building shall include elements
that relate to the human scale, including texture, projections, doors and windows,
awnings, canopies or ornamentation. The Jimmy John's building design incorporates
brick, windows, awnings and building projections, all achieving the intent of the Design
Guidelines.
FINDINGS OF FACT (Variances)
The applicant is proposing two variances per Code Section 9.110 (C) pertaining to
parking setback requirements. The first is a 2.7-foot rear yard setback variance, and
the second is a 2.5-foot side yard setback variance. The applicant is also proposing a
2-foot drive aisle width variance per Code Section 9.106 (L)(11). Section 1.104 (G) of
the Columbia Heights Zoning Code requires that the City Council make each of the
following five (5) findings before approving a variance:
a) 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 subject property is only 115 feet in width and 135 feet in depth. This small
lot configuration makes it extremely difficult to place a building, drive aisles,
parking stalls and landscaping without needing a variance to do so. The shape
of the property, therefore, drives the setback variance requests for parking and
drive aisles.
Page 4
City of Columbia Heights Planning Commission October 20, 2009
]immy John's, Site Plan Approval, Variances Case # 2009-1002
b) 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.
This property is unique in that it is an extremely small commercial piece of
property located on a corner. Setback requirements are more restrictive when
applied to two separate rights-of-way instead of only one. There are few other
properties along Central Avenue where this is the case.
c) 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 provision of the City Code requires specific setback standards for parking
that would make development on this property very ditficult to manage, if not
impossible due to the small lot area that the applicant has to work with.
d) The granting of the variance is in harmony with the general purpose and
intent of the comprehensive plan.
The Comprehensive Plan guides this property for commercial redevelopment.
The granting of the variances would aide in fulfilling the goals of the
Comprehensive Plan for this area.
e) The granting of the variance will not be materially detrimental to the public
welfare or materially injurious to the enjoyment, use, development or value of
property or improvements in the vicinity.
The granting of the variances would enable the development of a new restaurant
and would remove an abandoned and unutilized commercial building. The
requested variances will not be detrimental to the public welfare or use of
properties in the vicinity.
FINDINGS OF FACT (Site Plan Approval)
Section 9.104 (N) of the Columbia Heights Zoning Code requires that the Planning
Commission make each of the following four (4) findings before approving a site plan:
1. The site plan conforms to all applicable requirements of this article.
As stated previously, the project site is located in the Design Overlay Highway
District. There are two proposed deviations from the Design Guidelines for the
construcfion of the Jimmy John's Restaurant building as currently presenfed.
They include the following:
Page 5
City of Columbia Heights Planning Commission October 20, 2009
Jimmy John's, Site Plan Approval, Variances Case # 2009-1002
Building Placement. The Design Guidelines require the buildings to have a
well-defined front fa~ade with primary entrances facing the street. Buildings
should be aligned so that the dominant lines of their facades parallel the line of
the street and create a continuous edge.
The Jimmy John's building has a well-defined front fa~ade facing Cenfral
Avenue, however, the dominant lines of the building do not face that direction.
The dominant fa~ades are perpendicular to Central Avenue rather than parallel,
which does not meet the Design Guidelines criterion. Staff has determined that
the proposed placement of the building on the property is the only location that
will adequately provide parking stalls and drive aisle placement, while still
providing the adequate space for the building and drive-thru facilities. As stated
previously, the orientation of the building and the location of the drive-thru
elements are directly related. The applicant and staff agreed that locating the
drive-thru elements correctly had a greater visual impact than orienting the
building correctly.
Building Height. All buildings shall have a minimum cornice height of 22 feet in
order to create an increased sense of enclosure and diminish the perceived width
of the street. This also conveys a multi-story appearance even if the building has
only one occupied floor.
Given the width of the proposed building and the size of the lot, a 22-foot height
requirement would make the structure look disproportional. Staff feels that a
deviation from the Design Guidelines in this respect still meets the intent.
2. The site plan is consistent with the applicable provisions of the City's
Comprehensive Plan.
The applicant's proposal is a commercial building, and therefore consistent with
the Comprehensive Plan.
3. The site plan is consistent with any applicable area plan
Currently, there is no area plan for the proposed project area.
4. The site plan minimizes any adverse impacts on property in the immediate
vicinity and the public right-of-way.
The proposed plans are consistent with the Zoning Code in regards to
building setback and screening from adjacent residentially zoned parcels. For
this reason, the site plan minimizes and adverse impacts on property in the
immediate vicinity and public rights-of-way.
Page 6
City of Columbia Heights'Planning Commission October 20, 2009
Jimmy John's, Site Plan Approval, Variances Case # 2009-1002
RECOMMENDATION
The construction of a new Jimmy John's Restaurant would give the City an opportunity
to replace an abandoned run-down commercial building with a new structure. Staff
feels that the end product will be an asset to the community, and will aid in the effort to
redevelop older portions of Central Avenue. For these reasons, staff recommends
approval of the site plan and minor subdivision.
M~tiora~:
Move to waive the reading of Resolution No. 2009-PZ09, there being ample copies
available to the public.
Move to adopt Resolution No. 2009-PZ09, being a resolution approving a site plan, for
a Jimmy John's restaurant located at 4955 Central Avenue, 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. Prior to at the time of issuing a building permit, surety in the form of a Letter of
Credit or cash escrow shall be provided to Public Works in the amount of $5,000
for erosion control & site restoration in accordance with the City storm water
management code. This will be returned following completion of turf
establishment.
2. A letter of credit (LOC) needs to be provided prior to at the time of issuing a
building permit for the public improvements and site landscaping. The calculation
of the LOC shall include the removal and reconstruction of the alley and
complete site landscaping x 1.25%.
3. For engineering site inspection, the Developer shall provide $1,500 to be
deposited in an engineering escrow account for public ROW improvements, site
SWPPP and utility connections. All unused funds are returned to the Developer
at project completion.
4. The site storm water management meets City requirements for rate control but
only partially meets requirements for infiltration and water quality. A partial storm
water management fee has been calculated and applied to the project, payable
prior to or at the time of issuing the building permit.
5. To minimize vehicle tracking, all construction traffic shall be directed through the
vehicle tracking pads, as indicated on the plan.
6. All erosion control measures shall be installed and inspected by fihe City prior to
any site activities beginning.
Page 7
City of Columbia Heights Planning Commission October 20, 2009
Jimmy John's, Site Plan Approval, Variances Case # 2009-1002
7. The Site Plan should show locations of "Stop", "Do Not Enter" signage as
needed.
8. The Site Plan needs to identify a concrete washout area on erosion control plans.
9. Any landscaping placed within or near the City or State rights-of-way shall be
installed at the owner's risk. If any type of maintenance to the rights-of-way is
~equired, the removal and replacement of said landscaping wQUld be at the
owner's expense.
10. The existing pole for the pylon sign must be removed.
11. The proposed monument sign shall be no taller than eight (8) feet in height, no
larger than forty (40) square feet per side, shall have a masonry base to match
the principal structure, and shall be illuminated as allowed by the Design
Guidelines. Final approval of the monument sign shall be by the City Planner,
through the sign permit requirement.
Motion: That the Planning Commission recommends that the City Council approve the
2.7-foot rear yard parking setback variance, the 2.5-foot side yard parking variance and
the 2-foot width variance for a drive aisle for the property located at 4955 Central
Avenue 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 application materials including maps, drawings, and descriptive
information submitted with the application shall become part of the permit.
ATTACHMENTS
^ Draft Resolution
^ Location Map
^ Site Plan
^ Project Narrative
Page 8
RESOLUTION NO. 2009-PZ09
RESOLUTION OF THE PLANNING AND ZONING COMMISSION APPROVING A
SITE PLAN FOR AS JIMMY JOHN'S RESTAURANT AT 4955 CENTRAL AVENUE
WITHIN THE CITY OF COLUMBIA HEIGHTS, MINNESOTA
WHEREAS, a proposal (Case #2009-1002) has been submitted by John Patterson, doing business
for Jimmy John's Restaurant to the Planning and Zoning Commission requesting a site plan approval
from the City of Columbia Heights at the following site:
ADDRESS: 4955 Central Avenue
LEGAL DESCRIPTION: On file at City Hall.
THE APPLICANT SEEKS THE FOLLOWING PERMIT: Site Plan approval for a new
Jimmy John's restaurant located at 4955 Central Avenue
WHEREAS, the Planning Commission has held a special public hearing as required by the city
Zoning Code on October 20, 2009;
WHEREAS, the Plaxuling and Zoning Commission has considered the advice and recommendations
of the City staff regarding the effect of the proposed site plan upon the health, safety, and welfare of
the community and its Comprehensive Plan, as well as any concerns related to compatibility of uses,
traffic, property values, light, air, danger of fire, and rislc to public safety in the surrounding areas;
and
NOW, THEREFORE, BE IT RESOLVED by the Planning and Zoning Commission of the City of
Columbia Heights after reviewing the proposal, that the Planning and Zoning Commission accepts
and adopts the following findings:
1. The site plan conforms to all applicable requirements of this article, except signage.
2. The site plan is consistent with the applicable provisions of the city's comprehensive plan.
3. The site plan is consistent with any applicable area plan.
4. The site plan minimizes any adverse impacts on property in the immediate vicinity and the
public right-of-way.
FURTHER, BE IT RESOLVED, that the attached conditions, maps, and other information shall
become part of this permit and approval; and in granting this permit the city and the applicant agree
that this permit shall become null and void if the project has not been completed within one 1
calendar vear after the ap~roval date, subject to petition for renewal of the permit.
CONDITIONS ATTACHED:
Resolution No. 2009-PZ09
Page 2
Prior to at the time of issuing a building permit, surety in the form of a Letter of Credit or
cash escrow shall be provided to Public Works in the amount of $5,000 for erosion control &
site restoration in accordance with the City storm water management code. This will be
returned following completion of turf establishment.
2. A letter of credit (LOC) needs to be provided prior to at the time of issuing a building permit
for the public improvements and site landscaping. The calculation of the LOC shall include
the removal and reconstruction of the alley and complete site landscaping x 1.25%.
3. For engineering site inspection, the Developer shall provide $1,500 to be deposited in an
engineering escrow account for public ROW improvements, site SWPPP and utility
connections. All unused funds are returned to the Developer at project completion.
4. A storm water management fee has been calculated and applied to the project, payable prior
to or at the time of issuing the building permit.
5. To minimize vehiclc tracking, all construction traffic shall be directed through the vehicle
traclcing pads, as indicated on the plan.
6. All erosion control measures shall be installed and inspected by the City prior to any site
activities beginning.
7. The screening fence to the east of the alley is a requirement for the commercial property
and should be brought to uniform condition.
8. Any landscaping placed within or near the City or State rights-of-way shall be installed at the
owner's rislc. If any type of maintenance to the rights-of-way is required, the removal and
replacement of said landscaping would be at the owner's expense.
9. The existing pole for the pylon sign must be removed.
10. The proposed monument sign shall be no taller than eight (8) feet in height, no larger than
forty (40) square feet per side, shall have a masonry base to match the principal structure, and
shall be illuminated as allowed by the Design Guidelines. Final approval of the monument
sign shall be by the City Planner, through the sign permit requirement.
Passed this 20~' day of October, 2009,
Offered by:
Seconded by:
Roll Call:
Resolution No. 2009-PZ09
Page 3
Ayes:
Nays:
Attest:
SECRETARY, Shelley Hanson
CHAIR Marlaine Szurek
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.
John Patterson Date
RESOLUTION NO. 2009-XXX
RESOLUTION APPROVING A VARIANCE
FROM CERTAIN CONDITIONS
OF THE CITY OF COLUMBIA HEIGHTS ZONING CODE
FOR JIMMY JOHN'S RESTAURANT
WHEREAS, a proposal (Case # 2009-1002) has been submitted by John Patterson doing business
for Jimmy John's restaurant to the City Council requesting a variance from the City of Columbia
Heights Zoning Code at the following site:
ADDRESS: 4955 Central Avenue
LEGAL DESCRIPTION: On file at City Hall.
THE APPLICANT SEEKS THE FOLLOWING RELIEF: A 2.7-foot rear yard parlcing
setback variance and a 2.5-foot side yard setbaclc variance per Code Section 9.110 (C).
WHEREAS, the Planning Commission has held a special public hearing as required by the City
Zoning Code on October 20, 2009;
WHEREAS, the City Council has considered the advice and recommendations of the Planning
Commission regarding the effect of the proposed variance upon the health, safety, and welfare of the
community and its Comprehensive Plan, as well as any concern related to traffic, property values,
light, air, danger of fire, and risk to public safety, in the surrounding area;
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Columbia Heights
that the City Council accepts and adopts the following findings of the Planning Commission:
Because of the particular physical surroundings, or the shape, configuration, topography,
or other conditions of the specific parcel of land 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 of land
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.
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. 2009-X~~X
Pa~e 2
FURTHER, BE IT RESOLVED, that the attached 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 rcnewal of the permit.
CONIDTIONS ATTACHED:
1. All application materials, maps, drawings, and descriptive information submitted with the
application shall become part of the permit.
Passed this 26t~' day of October, 2009
Offered by:
Seconded by:
Roll Call: Ayes: Nays:
Mayor Gary L. Peterson
Attest:
Patricia Muscovitz, CMC
City Clerk
RESOLUTION NO. 2009-XXX
RESOLUTION APPROVING A VARIANCE
FROM CERTAIN CONDITIONS
OF THE CITY OF COLUMBIA HEIGHTS ZONING CODE
FOR JIMMY JOHN'S RESTAURANT
WHEREAS, a proposal (Case # 2009-1002) has been submitted by John Patterson doing business
for Jimmy John's restaurant to the City Council requesting a variance from the City of Columbia
Heights Zoning Code at the following site:
ADDRESS: 4955 Central Avenue
LEGAL DESCRIPTION: On file at City Hall.
THE APPLICANT SEEKS THE FOLLOWING RELIEF: A 2-foot drive aisle width
variance per Code Section 9.106 (L)(11). .
WHEREAS, the Planning Commission has held a special public hearing as required by the City
Zoning Code on October 20, 2009; ~
WHEREAS, the City Council has considered the advice and recommendations of the Planning
Commission regarding the effect of the proposed variance upon the health, safety, and welfare of the
community and its Comprehensive Plan, as well as any concern related to traffic, property values,
light, air, danger of fire, and rislc 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 of the Planning Commission:
Because of the particular physical surroundings, or the shape, conf'iguration, topography,
or other conditions of the specific pa'rcel of land 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 of land
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.
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. 2009-XXX
Pa~e 2
FURTHER, BE IT RESOLVED, that the attached 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.
CONIDTIONS ATTACHED:
1. All application materials, maps, drawings, and descriptive information submitted with the
application shall become part of the permit.
Passed this 26t~' day of October, 2009
Offered by:
Seconded by:
Roll Call: Ayes: Nays:
Mayor Gary L. Peterson
Attest:
Patricia Muscovitz, CMC
City Clerk
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Project Narrative
Jimmy John's
0.36 Acre Site or 15,400 s.f.
Columbia Heights, Minnesota
Request for:
Preliminary Site Plan Approval and Related Variances
October 13th, 2009
Existing Vacated Building Example of Proposed Building
On behalf of Jimmy John's, the Tenant and the Developer, Fendler Patterson Construction, Inc. is
requesting preliminary site plan approval and ap~roval of related variances for the proposed
project. The tenant is a national retailer with several locations around the Twin Cities such as;
Coon Rapids Oak Parlc Heights Mimletonka
Blaine Woodbuiy Roseville
New Brighton Eagan Falcon Heights
St. Paul West St. Paul Maplewood
Bloomiilgton Eden Prairie
The Applicant proposes the retail facility on an existing pad site originally developed for
automotive service which is currently vacant and has been vacated for approximately two years.
Use
The tenant will utilize the facility for retailing purposes with the hours of operation being ,
Monday-Sunday fi•oin 10:00 a.m. to 10:00 p.in. These are standard hours of operation and do not
take into account various holiday hours which most retailers adjust slightly to better seive the
community or other events from time to time.
Project Narrative Jimmy John's October 13t", 2009
Page 1 of 3
The proposed tenant would employ up to 35 full and part time employees at this proposed
location. In addition this use works in conjunction with the retailers that exist in the area. Each
user will compliment each others product thus assisting in the success of each others interest.
Site
The site is designed for tl~e proposed fast casual dining with an exterior patio dining area. A drive
thru is proposed as a part of the project and is a crucial item to the success of the business.
Utilization of the existing access points to the site was re-used to minimize surrounding
disturbances and to not change the existing traffic patterns in the area that exist today.
Parkin~
A couple of set back variances are requested as a part of this project to properly park the site and
meet city codes relating to parking. With this project actually decreasing the building footprint on
this site with this development, these variances are needed in order for this project to work.
Poteutially, these variances will be needed with any development on this site due to this being a
very small lot.
Landscapin~
The proposed landscaping is intended to meet the cities requirements and is understood to exceed
those requirements.
Architecture
The proposed development would require a complete demolition of the existing vacated Jiffy
Lube structure to construct the new Jimmy John's restaurant and related site worlc. The proposed
building pad is less s.f. than what exists today.
The proposed design mirrors a prototypical store which will be designed by Jiminy John's and the
Franchisee's co~lsultants. The exterior building finishes will meet all applicable Architectm~al
ordinances. Please refer to the example photograph provided.
A typical store is within a couple of feet in height of your required building heights located in this
corridor. With this structure being much sinaller than typically developed, our concern is that if
we were to raise the parapet height to meet this requirement, the structure itself would appear out
of proportion.
SiEna~e
Under the current terms of the proposed lease, signage is the responsibility of the Tenant. Sigiis
will be desired on the building in conjunction with a monument sign. The Tenant is aware that a
separate signage permit must be applied for and they are prepared to do so per the requirements
of the City of Columbia Heights.
Project Narrative Jimmy John's October 13`h, 2009
Page 2 of 3
Closure ~ ~ ~
The applicant respectfully requests the City of Columbia Heights support the request for
Preliminaiy Site Plan Approval and related Variances pertaining to the proposed project. This
project would literally remove an "Eye-Soar" from the community and provide the city a
development that eveiyone can be proud o£
Project Narrative Jimmy John's October 13"', 2009
Page 3 of 3
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