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HomeMy WebLinkAbout2012-03-06• • RM 590 - 40 "' Aveme NE, Columbia Heights, MN .55421 -3878 (763) 706 -3600 7'DD (763) 706 -3692 Visit our website at: rvivm ci.columGin- heirlus vm us PLANNING AND ZONING COMMISSION MEETING 7:00 PM TUESDAY, MARCH 6, 2012 CITY HALL COUNCIL CHAMBERS 590 - 40TH AVENUE NE 1. Roll Call Minutes February 8, 2012 meeting 2. Public Hearings: Case #2012 -0301, Interim Use Permit for Outdoor Seasonal Sales 4300 Central Avenue Linder's Greenhouses, Inc. Case #2012 -0302, Site Plan Review 3700 Central Avenue O'Reilly Auto Parts Store, Inc. MEMBERS: Marlaine Snack, Chair Rob Fiorendino Mike Peterson David Thompson Tracey Kinney Case #2012 -0303, Conditional Use Permit for Used Automobile Sales 5009 University Avenue NP Goldstar Taxi 3, New Business 4. Other Business 5. Adjourn The Responsibility of the Planning Commission is to: Faithfully serve the public interest. Represent existing and future residents, and base our decisions and recommendations on the Comprehensive Plan and Zoning Ordinance. • Recognize the rights of citizens to participate in planning decisions. • Protect the natural environment and the heritage of the built environment. o Exercise fair, honest, and independent judgment. Abstain from participation when they may directly or indirectly benefit from a planning decision. PLANNING AND ZONING COMMISSION MINUTES OF THE REGULAR MEETING FEBRUARY 8, 2012 7:00 PM The meeting was called to order at 7:00 pm by Chair - Marlaine Szurek. Commission Members present- Thompson, Peterson, Kinney, and Szurek. Members absent - Fiorendino Also present were Gary Peterson (Council Liaison), Jeff Sargent (City Planner), and Shelley Hanson (Secretary). Motion by Kinney, seconded by Peterson, to approve the minutes from the meeting of December 6, 2011. All ayes. MOTION PASSED. PUBLIC HEARINGS CASE NUMBER: 2012 -0201 APPLICANT: Tybang Transmission LOCATION: 836 — 40t" Avenue NE REQUEST: Conditional Use Permit for a Minor Automobile Repair Shop Sargent stated that Tybang Transmission is requesting a Conditional Use Permit (CUP) in order to operate a minor automobile repair facility in the building located at 836 — 40`1' Avenue NE, per Code Section 9.110 (17)(3)(c). Currently, the building is occupied by Minnefax, Inc., that operates as a special effects contractor for movies, etc. Tybang Transmission is currently located at 4201 Central Avenue and has been in that location for the last 2 years. Tybang Transmission plans no exterior changes to the building located at 836 — 40 °1 Avenue. Inside the building, the current paint booth will be removed, as well as the present metal and wood shop machinery. Transmission shop equipment will be installed. As stated by the applicant, " Tybang Transmission repairs both automatic and standard transmissions. Its mission is to deliver quality transmission repair at a fair price. Its owner, Tybang Nguyen, strives to make the customer feel welcome and comfortable. He and his staff are skilled technicians who can diagnose today's sophisticated transmission problems ". The applicant has also stated that no dismantled vehicles will be stored outside the building and that the business will be operated in harmony with the neighborhood and will generate little traffic. COMPREHENSIVE PLAN The Comprehensive Plan guides this property for Commercial use. Minor Auto Repair facilities are consistent with the types of uses that would be guided as Commercial. With that said, staff does have some concerns will allowing this type of use along 40°i Avenue, which suits itself more for neighborhood- oriented businesses. P & Z Minutes Page 2 February 8, 2012 One of the Land Use goals in the Comprehensive Plan is to: "Preserve and enhance the existing viable commercial areas within the community ". An implementation strategy to accomplish this goal is to "Develop a redevelopment plan for the 401i Avenue Corridor" by "budgeting for and completing a redevelopment plan using the Transitional Development District guidance to strengthen the residential character and provide for increased neighborhood commercial development along 40 °i Avenue." The Transitional Development District allows for opportunities for neighborhood - retail /service developments. Staff feels that allowing a Minor Automobile Repair facility to locate along 40"' Avenue would be counterintuitive to the commercial goals as outlined in the Comprehensive Plan, and would have a great potential of disrupting the current residential character of the surrounding area. With that said, however, the property is zoned correctly and guided properly for the proposed use. ZONING ORDINANCE The subject property is zoned CBD, Central Business District, as are the properties to the north, east and west. The properties to the south are zoned R -3, Multiple Family Residential. The property is also located within the 40°i Avenue Design Guidelines District, and will be subject to regulations for properties located therein. Minor Auto Repair facilities are defined as "The replacement of any part or repair of any part including the removal of the engine head or pan, engine, transmission or differential; incidental body or fender work; minor painting and upholstering service when said service above stated is applied within and enclosed building." Minor Auto Repair facilities are specifically mentioned as a Conditional Use in the Central Business District, and the repairing of transmissions fits the definition. PARKING. Per Code Section 9.106 (L)(8), the CBD is established as a public off - street parking district, so that nonresidential uses are exempt from providing off - street parking spaces as required. For this reason, the applicant will not have to supply adequate on -site parking for its customers. DESIGN GUIDELINES. At this time, the applicant is not proposing any exterior changes to the building. However, shall the building have the need for rooftop - mounted exhaust systems, etc., those facilities would have to be screened from public view per the Design Guidelines standards. Any new signage for the business would also have to meet minimum Design Guideline standards and will be approved administratively by the Zoning Administrator. P & Z Minutes Page 3 February 8, 2012 FINDINGS OF FACT Section 9.104 (H) of the Zoning Ordinance outlines nine conditions that must be met in order for the City Council to grant a Conditional Use Permit. They are as follows: (a) The use is one of the conditional uses listed for the zoning district in which the property is located, or is a substantially similar use as determined by the Zoning Administrator. The proposed use of the building as a minor automobile repair facility is specifically listed as a Conditional Use in the CBD, Central Business District. (b) The use is in harmony with the general purpose and intent of the Comprehensive Plan. The proposed use complies with the Comprehensive Plan guidance for the property upon which the use will be located. However, Staff believes that the general purpose and intent of the Comprehensive Plan would be compromised if the use was allowed based on the fact that the intended character of the area is for residential uses and residentially - oriented services. (c) The use will not impose hazards or disturbing influences on neighboring properties. The proposed use is traditionally a more intensive use than others in commercially zoned areas. Specifically, this parcel is located adjacent to several residentially -zoned parcels and also shares a common alley with them. Should this CUP be approved, a list of conditions will be added to help ensure that the proposed use will not have any disturbing influences on neighboring properties. However, even with those conditions, it is difficult to determine whether the proposed use would fit harmoniously within the intended character of the area. (d) The use will not substantially diminish the use of property in the immediate vicinity. The imposed conditions of approval should ensure that the proposed use would not substantially diminish the use ofproperty in the immediate vicinity. (e) The use will be designed, constructed, operated and maintained in a manner that is compatible with the appearance of the existing or intended character of the surrounding area. The applicant is not suggesting any exterior changes to the building at this time. For this reason, the appearance of the building will remain compatible with the appearance of the surrounding area. (f) The use and property upon which the use is located are adequately served by essential public facilities and services. This is a correct statement. P & Z Minutes Page 4 February 8, 2012 (g) Adequate measures have been or will be taken to minimize traffic congestion on the public streets and to provide for appropriate on -site circulation of traffic. The applicant stated that traffic congestion would not be altered with the presence of his business. It is assumed that vehicles, including tow trucks would access this property either from the southbound -only alley off of 40Avenue, or the alley off ofdackson Street in order to drop off vehicles for repair at the rear of the building. (h) The use will not cause a negative cumulative effect, when considered in conjunction with the cumulative effect of other uses is the immediate vicinity. Should this CUP be approved, a list of conditions will be added to help ensure that the proposed use will not have a negative cumulative effect on neighboring properties. However, even with those conditions, it is difficult to determine whether the proposed use would fit harmoniously within the intended character of the area. (i) The use complies with all other applicable regulations for the district in which it is located. This is a correct statement. Staff recommends that the Planning Conunission take everything into consideration when deciding whether or not to recommend approval of the proposed use at 836 — 40t" Avenue. Should the Planning Commission recommend approval, Staff has supplied a list of conditions to help regulate the proposed use at its proposed location. The motion should include these conditions in order to approve the CUP. Sargent reviewed these conditions with the members. Questions by members: Thompson stated that he thought Condition #13 should have the language changed to "submitted and approved" to that clause. He also questioned whether we had the right to require the doors to be closed during business hours. Sargent told members that he had reviewed that requirement with the City Attorney and that we can make it a condition of the CUP approval. Sargent explained it is being required so that nearby residences aren't affected by noise. Thompson felt this condition was too strictly worded. He thought the language could be changed to allow the doors to be open if no vehicles are being worked on if the owner chooses to do so. The other members didn't have questions or comments at this time. P & Z Minutes Page 5 February 8, 2012 Public Hearine Opened: Robert Miller who owns the building adjacent to this property was concerned with the lack of parking available for these two buildings. He said his building has two parking spaces behind it which will be needed by him or whoever buys his building, since it is currently vacant. Sargent explained that the Site Plan submitted by the applicant shows that there is room for six vehicles to be parked behind the building. He assured Mr. Miller that the CUP is for the 836 40`1' Avenue site only and that it does not include any provisions for him to use parking belonging to other properties in the area. Jim Suck who owns the building at 850 40 °i Avenue told members that he thought there were enough car related businesses in the city already. He said the majority of them push the envelope in regards to parking and not having enough space for their business operations. Sargent explained that most of those were in place before a CUP was required. The purpose of the CUP is to ensure these types of problems can be prevented because the conditions imposed on the CUP give the City the right to enforce the restrictions. Suck said he thinks it sets the business owners, the neighbors, and the City up for a contentious situation. Sargent said it is always a risk to allow a CUP, but with the conditions in place, hopefully the problems can be averted. Thompson said it is hard to vote against something that is allowed, especially since staff has recommended such an extensive list of conditions. Alan Hamel- hrtegrated Real Estate Services -is working with the applicant and the bank who owns the building. He explained the applicant currently shares space at his present location of 4201 Central Avenue. He noted that most of the cars on that lot are not there for the applicant's business. They are on site for the owner's business. He explained the applicant has been in the business for ten years and has been on his own for two years. He is looking to expand and grow his business and feels this will be a good fit for him. Kinney asked how many vehicles he usually works on at one time. Mr. Nguyen stated he usually works on two cars at a time, with 2 -3 cars possibly waiting. He said it is just him and one employee working at the present time, and he feels he can probably store 5 vehicles in the building at one time. Szurek doesn't want the business to negatively impact the neighbors, and is concerned with the parking and noise issues. P & Z Minutes Page 6 February 8, 2012 Peterson asked Sargent if there were any restrictions regarding parking along 401" Avenue. Sargent said nothing that he is aware of other than the normal winter parking restrictions. He said the personal vehicles of Mr. Nguyen and his employee may be parked along 40 °i Avenue during the work day, but cars waiting to be worked on will not be allowed to be parked there long terns as per the conditions of the CUP. Peterson then asked if residents in the area were notified of this meeting. Sargent told members that everyone within 350 feet of the business was notified at least 10 days prior to this meeting. Peterson noted that the two people who spoke were business owners and that there was only one resident from the area in attendance. The resident stated she was not against the business locating there, she just came to the meeting to find out more information. Szurek asked the owner what his hours would be. He stated that normally they are Monday - Friday from 9 -5. He was asked if he had a tow truck that had to be stored, or if he received vehicles from other tow trucks. Mr. Nguyen told members that approximately one vehicle per week is brought to him by an independent tow truck. He does not own a tow truck. He said most of the vehicles he works on are usually still functioning enough to be driven in. Once in a great while a vehicle will be dropped off after hours. If that is the case, there is adequate parking behind the building for that occurrence. Gary Peterson asked Mr. Hamel if the applicant understands the conditions imposed on the CUP. Mr. Hamel said they do understand and realize it will cost approximately $30,000 440,000 to install a sprinkler system in the building. They are working with the bank, the Small Business Administration and the City to see how to pay for this required improvement. He said the cost of this may make it cost prohibitive to go through with the purchase if they can't find some financial assistance to make it work. Sargent told members that the requirement for a sprinkler system is a building code requirement, not City Staff adding unreasonable conditions. Public Hearing Closed: Motion by Peterson, seconded by Thomspon, that the Planning Commission recommends the City Council approve the Conditional Use Permit for a Minor Automobile Repair facility located at 836 — 40 "' Avenue NE,, 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. Due to the change of occupancy of the building, the building will have to be fitted with a fire- suppression sprinkler system prior to the tenant operating the business. This item requires a separate building permit from the city. 2. The party wall, as well as the wall separating the shop area from the offices, will have to be fire -rated to meet minimum requirements. This item requires a separate building permitfrom the city. P & Z Minutes Page 7 February 8, 2012 3. must be constructed to meet minimum code requirements. 4. If over 3 vehicles are stored within the building, a flammable liquids trap will have to be installed meeting minimum code requirements. 5. If the tenant utilizes the parking area in the back of the property, proper parking stalls must be designated and striped accordingly. 6. During business hours, the garage service door must remain closed at all times. 7. All vehicles waiting for repair or pick -up shall be stored within an enclosed building or in designated off - street parking spaces. No cars waiting for repair or pick -up shall be stored on 40 Avenue. 8. All work shall be performed within a completely enclosed building. 9. All vehicles parked or store on -site shall display a current license plate with a current license tab. Outside storage of automobile parts or storage of inoperable or salvage vehicles shall be prohibited. 10. The sale of vehicles shall be prohibited, unless allowed by conditional use. 11. The use shall employ best management practices regarding the venting or odors, gas and fumes. Such vents shall be located a minimum of ten feet above grade and shall be directed away from residential uses. All storage tanks shall be equipped with vapor -tight fittings to eliminate the escape ofgas vapors. 12. Any newly - installed rooftop equipment must be screened from view from adjacent properties. 13. An environmental management plan, including a storm water management and drainage plan, shall be submitted and approved to address the impact of the facility on the environment. Roll Call Vote: Ayes -All ayes The following Resolution will go to the City Council for approval at the City Council meeting of February 13, 2012. RESOLUTION NO.2012 -XX RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR TYBANG TRANSMISSION TO ALLOW A MINOR AUTOMOBILE REPAIR BUSINESS IN THE CENTRAL BUSINESS DISTRICT IN THE CITY OF COLUMBIA HEIGHTS, MINNESOTA WHEREAS, a proposal (Case #2012 -0201) has been submitted by Tybang Transmission to the City Council requesting a conditional use permit from the City of Columbia Heights at the following site: ADDRESS: 836 — 40 °i Avenue NE LEGAL DESCRIPTION: On file at City Hall. THE APPLICANT SEEKS THE FOLLOWING PERMIT: A Conditional Use Permit per Code Section 9.110 (F)(3)(c), to allow a minor automobile repair business in the C13D, Central Business District at 836 — 40 °i Avenue NE. P & Z Minutes Page 8 February 8, 2012 WHEREAS, the Planning Commission has held a public hearing as required by the city Zoning Code on February 8, 2012; WHEREAS, the City Council has considered the advice and recommendations of the Planning Commission regarding the effect of the proposed conditional use permit upon the health, safety, and welfare of the community and its Comprehensive Plan, as well as any concerns related to compatibility of uses, traffic, property values, light, air, danger of fire, and risk to public safety in the surrounding areas; and NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Columbia Heights after reviewing the proposal, that the City Council accepts and adopts the following findings of the Planning Commission: 1. The use is one of the conditional uses listed for the zoning district in which the property is located, or is a substantially similar use as determined by the Zoning Administrator. 2. The use is in harmony with the general purpose and intent of the Comprehensive Plan. 3. The use will not impose hazards or distributing influences on neighboring properties. 4. The use will not substantially diminish the use of property in the immediate vicinity. 5. The use will be designed, constructed, operated and maintained in a manner that is compatible with the appearance of the existing or intended character of the surrounding area. 6. The use and property upon which the use is located are adequately served by essential public facilities and services. 7. Adequate measures have been or will be taken to minimize traffic congestion on the public sheets and to provide for appropriate on -site circulation of traffic. 8. The use will not cause a negative cumulative effect, when considered in conjunction with the cumulative effect of other uses in the immediate vicinity. 9. The use complies with all other applicable regulations for the district in which it is located. FURTHER, BE IT RESOLVED, that the attached conditions, maps, and other information shall become part of this permit and approval; and in granting this permit the city and the applicant agree that this permit shall become null and void if the project has not been completed within one (1) calendar year after the approval date, subject to petition for renewal of the permit. CONDITIONS ATTACHED: 1. Due to the change of occupancy of the building, the building will have to be fitted with a fire- suppression sprinkler system prior to the tenant operating the business. This item requires a separate building permit from the city. 2. The party wall, as well as the wall separating the shop area from the offices, will have to be fire -rated to meet minimum requirements. This item requires a separate building permit from the city. 3. Should the tenant wish to continue to store the dumpster outdoors, a masonry enclosure must be constructed to meet minimum code requirements. 4. If over 3 vehicles are stored within the building, a flammable liquids trap will have to be installed meeting minimum code requirements. 5. If the tenant utilizes the parking area in the back of the property, proper parking stalls must be designated and striped accordingly. 6. During business hours, the garage service door must remain closed at all times. P & Z Minutes Page 9 February 8, 2012 7. All vehicles waiting for repair or pick -up shall be stored within an enclosed building or in designated off - street parking spaces. No cars waiting for repair or pick -up shall be stored on 40 °i Avenue. 8. All work shall be performed within a completely enclosed building. 9. All vehicles parked or store on -site shall display a current license plate with a current license tab. Outside storage of automobile parts or storage of inoperable or salvage vehicles shall be prohibited. 10. The sale of vehicles shall be prohibited, unless allowed by conditional use. 11. The use shall employ best management practices regarding the venting or odors, gas and fumes. Such vents shall be located a minimum of ten feet above grade and shall be directed away from residential uses. All storage tanks shall be equipped with vapor -tight fittings to eliminate the escape of gas vapors. 12. Any newly - installed rooftop equipment must be screened from view from adjacent properties. 13. An environmental management plan, including a storm water management and drainage plan, shall be submitted to address the impact of the facility on the environment. NEW BUSINESS Sargent told members that the City Council approved O'Reilly's variance and that O'Reilly's has now submitted their plans to the City. The Site Plan will be on the March agenda, and will also be reviewed by the FDA and the City Council. Sargent told members that they are now into the fourth week of the Citizen's Academy and that it has gone very well and seems to have generated some interest in how City govermnent works. He said that so far Administration, Finance, Community Development, and Fire have made their presentations. This week the Library and Recreation Departments will address the Academy. Peterson asked whether the turn lane at 50`x' and Central was still being considered. Sargent told him it will be installed, but that properties along 50a' and Central probably won't be assessed for the cost. The additional striping of the lanes should help any traffic confusion. The meeting was adjow -ned at 7:45 pm. Respectfully submitted, Shelley Hanson Secretary CITY OF COLUMBIA PLANNING REPORT CASE NUMBER: 2012 -0301 DATE: March 6, 2012 TO: Columbia Heights Planning Commission APPLICANT: Linder's Greenhouses, Inc. LOCATION: 4300 Central Avenue, Rainbow Parking Lot REQUEST: Interim Use Permit for Seasonal Sales PREPARED BY: Jeff Sargent, City Planner INTRODUCTION Linder's Greenhouses has applied for an Interim Use Permit to allow the operation of a seasonal mini - garden center for flowering plans and retail sales. The specific development standards for an outdoor sales /display establishment are found at Section 9.107 (C)(28�, and will be added as conditions of approval for this permit. This will be Linder's 23` year operating a temporary greenhouse at this location in Columbia Heights. The attached site plan illustrates the configuration of two structures plus a patio area in front. This site plan and configuration remains unchanged from previous years. A fence will enclose the patio and connect to each structure. The greenhouse structures will be the same as previous years with four, six -foot doors remaining open at all times during business hours. There will be at least four fire extinguishers in the Flower Mart and all smoking will be prohibited. The principal uses of the subject parcel are preexisting and comply with zoning regulations. The two structures and patio will displace approximately 30 parking spaces and a drive aisle. COMPREHENSIVE PLAN The Comprehensive Plan designates 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. City of Columbia Heights Planning Commission March 6, 2012 Linder's Greenhouse - Interim Use Permit Case # 2012 -0301 ZONING ORDINANCE The zoning classification for this property located at 4300 Central Avenue is GB, General Business District. Retail uses are allowed in this zoning district. Existing parking exceeds zoning requirements. Section 9.106 (L)(10) of the Zoning Ordinance requires that commercial uses provide 1 parking space for each 300 square feet of use. Therefore, the existing 144,900- square foot commercial building is required to have 483 parking spaces. After using the 30 parking spaces for the greenhouses, the site still has 598 parking spaces. Furthermore, with the location of the display area on the opposite side of the parking lot as the store entrances, the operation should not have any effect on vehicular access for the site. FINDINGS OF FACT Section 9.104 (H) of the Zoning Ordinance outlines seven findings of fact that must be met in order for the City to grant an interim use permit. They are as follows: 1. The use is one of the interim uses listed for the zoning district in which the property is located, or is a substantially similar use, as determined by the Zoning Administrator. Outdoor sales /display establishments are an Interim Use in the GB, General Business District, and are considered retail sales, which are permitted. 2. The use is in harmony with the general purpose and intent of the Comprehensive Plan. The Comprehensive Plan guides the subject property for commercial use. Outdoor sales /display uses are allowed as conditional uses in all residential districts. 3. The use will not impose hazards or disturbing influences on neighboring properties. The closest residential property to the south is over 300 feet from the proposed temporary use. In addition, the amount of space dedicated for the greenhouse sales is relatively small at approximately 1,000 square feet. Therefore, the proposed temporary use should not have any detrimental impact on neighboring properties. 4. The use will not substantially diminish the use of property in the immediate vicinity. The garden center as proposed will have no impact on the use of adjacent properties. Page 2 City of Columbia Heights Planning Commission March 6, 2012 Linder's Greenhouse - Interim Use Permit Case # 2012 -0301 5. The use will be designed, constructed, operated and maintained in a manner that is compatible with the appearance of the existing or intended character of the surrounding area. Linder's has been in operation for 22 years at this location, with the City experiencing no complaints. The proposed garden center should not negatively impact the existing character of the vicinity. 6. Adequate measures have been or will be taken to minimize traffic congestion on the public streets and to provide for appropriate on -site circulation of traffic. The traffic generated by the garden center will not significantly increase the traffic on the public streets, and the site is large enough to handle additional interior traffic. 7. The use will not cause a negative cumulative effect on other uses in the immediate vicinity. As indicated by prior descriptions, the garden center should not have a negative impact on other uses in the immediate vicinity, which are zoned for residential and commercial uses. RECOMMENDATION Staff recommends that the Planning Commission approve the Interim Use Permit for seasonal agricultural sales subject to conditions of approval outlined below. Motion: The Planning Commission approves the Interim Use Permit for seasonal agricultural sales at 4300 Central Avenue NE from April 15 through July 15, 2012, 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. Outdoor agricultural /produce sales located within the public right -of -way are prohibited. 2. All goods shall be displayed in an orderly fashion, with access aisles provided as needed. 3. Music or amplified sounds shall not be audible from adjacent residential properties. 4. Signage shall be limited to (2) professionally made signs per structure, not exceeding thirty -two (32) square feet per sign. 5. The outdoor storage shall be located as indicated on the site plan. Page 3 of Columbia Heights Planning Commission Linder's G ouse - Interim Use Permit March 6, 2012 Case # 2012 -0301 6. A $500 deposit shall be submitted to the Community Development Department prior to installation of the structures on the site. The deposit shall be refunded after the Conditional Use Permit expires and the site has been cleaned up. 7. The proposed fence must be 20 feet from the retaining wall for safety vehicular access. ATTACHMENTS • Location Map • Draft Resolution • Letter from Linder's • Site Plan • Elevations Page 4 RESOLUTION NO. 2012 -PZ01 RESOLUTION OF THE PLANNING AND ZONING COMMISSION APPROVING AN INTERIM USE PERMIT FOR LINDER'S GREENHOUSES, INC WITHIN THE CITY OF COLUMBIA HEIGHTS, MINNESOTA WHEREAS, a proposal (Case #2012 -0301) has been submitted by Linder's Greenhouses to the Planning and Zoning Commission requesting an Interim Use Permit approval from the City of Columbia Heights at the following site: ADDRESS: 4300 Central Avenue LEGAL DESCRIPTION: On file at City Hall. THE APPLICANT SEEKS THE FOLLOWING PERMIT: Interim Use Permit for outdoor seasonal sales from April 15, 2012 to July 15, 2012. WHEREAS, the Planning Commission has held a public hearing as required by the city Zoning Code on March 6, 2012; WHERE, AS, the Planning 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 risk 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: I . The use is one of the interim uses listed for the zoning district in which the property is located, or is a substantially similar use, as determined by the Zoning Administrator. 2. The use is in harmony with the general purpose and intent of the Comprehensive Plan. 3. The use will not impose hazards or disturbing influences on neighboring properties. 4. The use will not substantially diminish the use of property in the immediate vicinity. 5. The use will be designed, constructed, operated and maintained in a manner that is compatible with the appearance of the existing or intended character of the surrounding area. 6. Adequate measures have been or will be taken to minimize traffic congestion on the pubic streets and to provide for appropriate on -site circulation of traffic. 7. The use will not cause a negative cumulative effect, when considered in conjunction with the cumulative effect of other uses in the immediate vicinity. FURTHER, BE IT RESOLVED, that the attached conditions, maps, and other information shall become part of this permit and approval; and in granting this permit the city and the applicant agree that this permit shall become null and void if the project has not been completed within one 1 calendar year after the approval date, subject to petition for renewal of the permit. Resolution No. 2012 -PZO1 CONDITIONS ATTACHED 2 1. Outdoor agricultural /produce sales located within the public right -of -way are prohibited. 2. All goods shall be displayed in an orderly fashion, with access aisles provided as needed. 3. Music or amplified sounds shall not be audible from adjacent residential properties. 4. Signage shall be limited to (2) professionally made signs per structure, not exceeding thirty -two (32) square feet per sign. 5. The outdoor storage shall be located as indicated on the site plan. 6. A $500 deposit shall be submitted to the Community Development Department prior to installation of the structures on the site. The deposit shall be refunded after the Interim Use Permit expires and the site has been cleaned Grp. 7. The proposed fence must be 20 feet from the retaining wall for safety vehicular access. Passed this 6"' day of March 2012, Offered by: Seconded by: Roll Call: All ayes CHAIR Marlaine Szurek Attest: SECRETARY, Shelley Hanson 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. Ciao Cella Date 11 ' AM Location Map w N ti N 0 L� m N '3'N '3Ad 414tV N '3AV pieV IF \\ I /A• W7 Is f! _r TO AND BECOME A PART OF THAT CERTAIN LEASE AGREEMENT IN THE CENTRAL VAIU MALL SHOPPING CENTER. EXHIBIT A. 'r 10 rr-- �c O I.� 4 V) Lj Q_j z� N .\{lj . Q ' J Q C ua . OEM w O U � V CCS L U I O ct 1 �J 1 .H H�1 ol • N P� 0 U i-1 ryryce3 �1 Q 0 M 0 rn . N U C > > 0 mu O M cV ct :Y 7 M I. HltlO U 0 �N V II N M U cJ U 10"Ung �:. _ox Linder's Flower Marts 275 W. Wheelock Pkwy St. Paul, MN 55117 612 - 685 -7993 I zoto�j. Fax: 651-255-0445 � r_...J E -mail: caiocella @linders.com Mr. Jeff Sargent February 2, 2012 City of Columbia Heights 590 40th Ave NF. Columbia Heights, MN 55421 -3878 Dear Mr. Sargent, Attached to this letter is my application for the 2012 Linder's Flower Mart at the Central Value Mall at 44th and Central. The season for 2012 is planned to be from April 15 thru July 15. We plan to start the set -up about the end of March, as we always done. The season corresponds to all the other seasons which we have been at this location. We are eager to return for our twenty -third successful year in Columbia Heights. We have developed a very loyal customer base in Columbia Heights who looks forward to our returning year after year. They always want the consistent quality that we provide as well as our excellent customer service. Linder's considers Columbia Heights to be one of our best Flower Mart locations. We will be locating in the same location as we have for these past years. 1., There is no parking adjacent to the Flower Mart. We do not allow smoking and place many signs to that effect. Smoking is harmful to the plants. 2. There are four 6 foot doors which remain open at all times during business hours. 3. There will be at least two fire extinguishers in the Flower Mart 4. The flammability information on the poly is in the enclosed material. If you have any questions about this application please call me. I will address any issues promptly. We feel we are an asset to this community_ and want to grow here to meet our customers needs. Please let me lmow when this item will be on the agenda for consideration. I look forward to a successful spring season in 2012 in Columbia Heights. Any questions or concerns please call me at 612 - 685 -7993 or email caiocella@linders.com. Sincerely, _ t Caio Cella Division Manager — Flower Marts www.Linders.com .. 1 : • •' CASE NUMBER: 2012 -0302 DATE: March 6, 2012 TO: Columbia Heights Planning Commission APPLICANT: O'Reilly Auto Parts Store LOCATION: 3700 Central Avenue REQUEST: Site Plan Approval PREPARED BY: Jeff Sargent, City Planner INTRODUCTION At this time, O'Reilly Auto Parts Store is requesting a Site Plan approval for a 7,500 square foot building located at 3700 Central Avenue per Code Section 9.104 (N). In December 2011, O'Reilly Auto Parts applied for and received an 11 -foot front yard setback variance for parking. It was noted at the City Council meeting that O'Reilly Auto Parts would need to apply for the Site Plan approval at a later time. The applicant has submitted the information needed for the Site Plan approval and is requesting the same of the Planning Commission. The City has been working with the developer of this property for several years. The subject property is approximately 0.65 acres and comprised of land that was owned both by the City of Columbia Heights Economic Development Authority (EDA) and the developer. Through the Development Agreement, the EDA and the developer have sold the land to O'Reilly Automotive Stores, Inc. so that construction may take place on the parcel. Because of the tie of the land to the EDA Development Agreement, the Site Plan is required to be forwarded to the City Council for final approval. COMPREHENSIVE PLAN The Comprehensive Plan guides the property as Commercial. The proposed retail center is consistent with the types of uses allowed in all commercially zoned areas of the City. ZONING ORDINANCE The property located at 3700 Central Avenue is zoned GB, General Business, as well City of Columbia Heights Planning Commission March 6, 2012 Site Plan Review, O'Reilly Auto Parts Store Case # 2012 -0302 as the properties to the north and east. The properties to the west are zoned R -3, Multiple Family Residential, and the property to the south is located in the City of Minneapolis. The subject property is also located in the Design Overlay Central Business District and is subject to a set of specific development standards as outlined in the Design Guidelines. PARKING. Properties located in the GB, General Business District are required to provide one (1) parking stall for each 300 square feet of gross floor area for retail establishments. The total amount of retail space provided by this development is 7,452 square feet, which requires a minimum of 23 parking stalls. The site plan indicates a total of 29 on -site parking stalls, meeting the city's requirements. 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 also have a minimum of one over -story tree for each 20 spaces or fraction thereof as well. The property at 3700 Central Avenue has approximately 367 feet of street frontage along Central Avenue and 37th Avenue, and incorporates 29 parking stalls. This requires seven regular trees and two over -story trees. The proposed plans indicate a total of 16 trees, six of which are over -story trees, meeting the City's minimum requirements. Per Staff's request, the landscape plan indicates trees planted on the parking islands and peninsulas along the western property line. This would serve as a screening mechanism for the parking lot while adhering to the landscape requirements. SIGNAGE. The O'Reilly Auto Parts building will incorporate three wall signs. Two wall signs will be 70 square feet in area, and the third will be 42 square feet in area, totaling 182 square feet. The City Code allows for 2 square feet of signage for each linear foot of building along a public right -of -way, with a maximum allowance of 200 square feet for the building. The proposed building is approximately 88 feet wide along both 371h Avenue and Central Avenue, for a total of 176 linear feet. Being that the building has greater than 100 linear feet along a public right -of -way, the City Code would allow for the maximum of 200 square feet of signage. The proposed 182 square feet of signage meets the minimum Code requirements. City Code allows for the monument sign to be 10 feet in height and 50 square feet in area. The proposed plans indicate that the monument sign will be 10 feet in height and 48 square feet in area, meeting the minimum Code requirements. The Design Guidelines do not allow for the monument sign to be internally lit, unless it is done in a manner consistent with allowable illumination. The proposed sign will utilize a 100% opaque application to ensure that the "red" area will not allow light to pass through it. This method of illumination meets the Design Guidelines standards. STORMWATER MANAGEMENT. The subject property is less than one acre in size, which means that on -site stormwater ponding is not required. However, the property is Page 2 City of Columbia Heights Planning Commission March 6, 2012 Site Plan Review, O'Reilly Auto Parts Store Case # 2012 -0302 still required to control the rate of rainwater run -off from the property. The Site Plan includes a large green space area along the north side of the property, which will aid the rate of run -off. COMPARISON TO PREVIOUS PLAN. In 2008, CROS Companies submitted a Site Plan Review application for a 9,400 square foot retail center for this property. Although this plan was approved, the building was never pursued due to a weak commercial economy. It would be worth noting the comparisons of the two plans. *Projected trips based on a cottee shop wanout a anve -tnru witn the remainuei VI LllC UUIIUI119 Umllu a shopping center. DESIGN GUIDELINES The property at 3700 Central Avenue is located in the Design Overlay Central Business District and is subject to a set of specific development standards as outlined in the Design Guidelines. Some of the following areas of interest are as follows: BUILDING PLACEMENT. Buildings should have a well- defined front fagade with primary entrances facing the street. At intersections, buildings should "hold the corner" — that is, have street facades at or near the sidewalk on both streets. The building at 3700 Central Avenue will be placed very near the intersection of Central and 37th Avenues. The proposed placement of the building meets the Design Guidelines for the district, with the main entrance facing north towards the parking lot and a secondary entrance along Central Avenue. BUILDING HEIGHT. All buildings shall have a minimum cornice height of 22 feet, in order to give the impression of a two - storied structure. The building for this project alternates in height and measures 22 feet in height at its highest point, meeting this requirement. WINDOW AND DOOR OPENINGS. The Design Guidelines require that at least 30% of the front fagade be covered with window or door openings and that at least 20% of any two side or rear facades be covered with window or door openings. The proposed plans initially indicated a shortfall in this requirement. However, after discussions with the applicant, more windows were included in the plans for both the front and two side Page 3 2008 Plan 2012 Plan Building square footage 9,400 s.f. 7,500 s.f. # of Parking Spaces 34 23 # of Access points from Central Ave 1 1 # of Access points from the alley 2 2 Projected Average PM peak trips 98.5" 44.8 *Projected trips based on a cottee shop wanout a anve -tnru witn the remainuei VI LllC UUIIUI119 Umllu a shopping center. DESIGN GUIDELINES The property at 3700 Central Avenue is located in the Design Overlay Central Business District and is subject to a set of specific development standards as outlined in the Design Guidelines. Some of the following areas of interest are as follows: BUILDING PLACEMENT. Buildings should have a well- defined front fagade with primary entrances facing the street. At intersections, buildings should "hold the corner" — that is, have street facades at or near the sidewalk on both streets. The building at 3700 Central Avenue will be placed very near the intersection of Central and 37th Avenues. The proposed placement of the building meets the Design Guidelines for the district, with the main entrance facing north towards the parking lot and a secondary entrance along Central Avenue. BUILDING HEIGHT. All buildings shall have a minimum cornice height of 22 feet, in order to give the impression of a two - storied structure. The building for this project alternates in height and measures 22 feet in height at its highest point, meeting this requirement. WINDOW AND DOOR OPENINGS. The Design Guidelines require that at least 30% of the front fagade be covered with window or door openings and that at least 20% of any two side or rear facades be covered with window or door openings. The proposed plans initially indicated a shortfall in this requirement. However, after discussions with the applicant, more windows were included in the plans for both the front and two side Page 3 City of Columbia Heights Planning Commission March 6, 2012 Site Plan Review, O'Reilly Auto Parts Store Case # 2012 -0302 facades. The applicant will need a deviation from the Design Guidelines as all the windows on the south and east elevations will be non - transparent, as well as the smaller windows on the north elevation. This is due to the location of the proposed windows in relation to the interior layout of the store. Staff feels that utilizing this much non - transparent window area does not meet the intent of the Design Guidelines. Staff has had conversations with O'Reilly regarding this situation and would rather see the larger windows on the East Elevation be transparent. O'Reilly contends that the wall space given up by the windows would hurt their sales, as this space is needed to display their merchandise. BUILDING MATERIALS. The building will incorporate, brick, glass, and EIFS, which are all acceptable building materials for the district in which the building is located. FINDINGS OF FACT Section 9.104 (M) of the Zoning Ordinance outlines four findings 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 of this article. The site plan meets all setbacks, parking criteria, landscape requirements and Design Guidelines requirements pertaining to the Zoning Code, with the exception of the deviation regarding the opacity of the windows. b) The site plan is consistent with the applicable provisions of the city's Comprehensive Plan. The Comprehensive Plan guides the property as Commercial. The proposed retail center is consistent with the types of uses allowed in all commercially zoned areas of the City. c) The site plan is consistent with any applicable area plan. There is no area plan for this portion of the city. d) The site plan minimizes any adverse impacts on property in the immediate vicinity and the public right -of -way. The proposed site plan meets all applicable setback requirements and zoning provisions. For this reason, there will be no adverse impacts on property in the immediate vicinity or the public right -of -way. Page 4 City of Columbia Heights Planning Commission March 6, 2012 Site Plan Review, O'Reilly Auto Parts Store Case # 2012 -0302 RECOMMENDATION The site involving the proposed development has been a redevelopment priority for the City of Columbia Heights and provides an additional 7,500 square feet of retail development along the major commercial corridor of Columbia Heights. The proposed plans for the construction of the new building meet all zoning and design guideline requirements. For these reasons, staff recommends approval of the site plan for 3700 Central Avenue. Motion: Motion: That the Planning Commission recommends that the City Council approve the Site Plan per Code Section 9.104 (N), for the construction of a 7,500 square foot O'Reilly Auto Parts Store located at 3700 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, maps, drawings and descriptive information submitted with the application shall become part of the permit. 2. The larger windows under the awning on the East Elevation must be transparent. 3. Three sides of the dumpster enclosure must be constructed of masonry and colored to match the principal structure. 4. All existing utility lines not in use must be disconnected as part of the building permit. 5. The applicant must submit all plans to the Metropolitan Council for a Sewer Availability Charge (SAC) determination. ATTACHMENTS • Draft Resolutions • Location Map • Site Plans • Building Elevations Page 5 RESOLUTION NO.2012 -XXX RESOLUTION OF THE PLANNING AND ZONING COMMISSION APPROVING A SITE PLAN FOR THE CONSTRCTION OF AN O'REILLY AUTO PARTS STORE LOCATED AT 3700 CENTRAL AVENUE NE WITHIN THE CITY OF COLUMBIA HEIGHTS, MINNESOTA WHEREAS, a proposal (Case #2012 -0302) has been submitted by O'Reilly Auto Parts Store, to the City Council requesting a site plan approval from the City of Columbia Heights at the following site: ADDRESS: 3700 Central Avenue LEGAL DESCRIPTION: On file at City Hall. THE APPLICANT SEEKS THE FOLLOWING PERMIT: Site Plan approval for the construction of a 7,500 square foot auto parts store located at 3700 Central Avenue NE. WHEREAS, the Planning Commission has held a public hearing as required by the city Zoning Code on March 6, 2012; WHEREAS, the City Council has considered the advice and recommendations of the Planning Commission 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 risk to public safety in the surrounding areas; and NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Columbia Heights after reviewing the proposal, that the City Council accepts and adopts the following findings of the Planning Commission: I. The site plan conforms to all applicable requirements of this article. 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 year after the approval date, subject to petition for renewal of the permit. Resolution No. 2012 -XXX CONDTTIONS ATTACHED: 2 1. All application materials, maps, drawings and descriptive information submitted with the application shall become part of the permit. 2. The larger windows under the awning on the East Elevation must be transparent. 3. 'Three sides of the dumpster enclosure must be constructed of masonry and colored to match the principal structure. 4. All existing utility lines not in use must be disconnected as part of the building permit. 5. The applicant must submit all plans to the Metropolitan Council for a Sewer Availability Charge (SAC) determination. Passed this 12 °i day of March, 2012, Offered by: Seconded by: Roll Call: Ayes: Nays: Mayor Gary L. Peterson Attest: Patricia Muscovitz, CIVIC City Clerk O N W F 1 3855 3821 3815 3801 U 3709 3854 3844 3828 N 950 m m m W 0 0 O O O O O O N N 1121 q M I� 01 N n n M N OI M n 3989 .- GOULD 3959 J 9 950 3951 00 W c M 1055 09 3939 3940 W° 0 0 o 00 p (L ! 3'9 ?? 3g 70 1000 1036 3912 119 3y 3919 3 O 971 OyOOg Og0 ,9 >S 3901 3900 OO�a 'r 3905 0 1121 39TH AVE 3859 770 1102 3868 3853 940 950 3850 Op> O Og 38 51 00 s ? Cl s ,� 3g4? 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W X W AREA INLET Ci SCALE: NOT TO SCALE SYMBOLS LEGEND REFERTOSURV (WI)FORM GCQYORN)N& BOWWGMDANO SRECGNTRIX. - -9.T1- - GGGAGGWMNS SWOORRAIGPOW I8i ABBRENATW MMDE NONE - 931 - MANOR MANOR... Q� BAW &IOEWALN &W Of`OFWW- F. TIN / �/� !/ NEW OUIUJINGCWSIRUCTON G6 r9A iOPCFCURB V TOPGFppVEMENT PVT NEW REEE GO WNRECIE CONC NEWMWUMENTSSNLOCATNM EXLSTNO GRACE RB ETC WSTINEFA EGO EAGNNGPAVEAIEM O FGW IBWUNE R EO'N ONE EF- TGP OF&ERM TOP D NEWCWGLETEPAVINGSLOO( TEMPS. EROSION 1 Wq+MYemRw[ �- CONTRA. FENCE gnNW(pAp FqE MG116RR]IWA1T. pRYIIIIIRRMV(IYME -)- SURFACE FLOW ARROW F1fl'AMNsygp yly�t�p1�HeNltllma�j � UzsdgN�dDdaMlrNie trn Nt+%eNMPInl+ RyWm�PI�,Q /E{ L nL n.M, wsrr uNSwe $aG pal W O V IS i2•I• m 9 w w h OC Q' L' as Q E U gZ Z = U i � O � V M O U 1L:ACl IJ I a 0 z FED nq� 11'�ili� r G I GATT; 0I -2742 Cl OF 3 25 ,924 ,z{II ewR tn A aM1n 1 {9N m HW 1 S E.YTNC gIkDIXC Ox No. 19B�2A0 {]90 = 959 BB. HT- J ST ]BW CENIS. AVE 165 Y... 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O CONCRETEI IN RAMP: REFERTOOETNLB&C]pN.M O9 INNSCM PARKIN. SYMOOL REFERTODETAR., 10 I6W DICAP ACCEUB UM,OASNO ZONE SLOPEZ%MAX EACH WAT(ApACOMPLLVtF)pNp81RB'E AS 9NGNN, r G TNLMONCRETESUOCKENMOSURE KKRINCOO PNMTOMATCHBUII FIEWBLOCKCMOR.REFERTOOn. IUCS. NOTUSEO. 1] CONCRETE BUMPER BLOCK ".ST." LONG CONCRETE.ANCHORTOPAAO WITH I'W LpY.H REANR(TOSITIEVEL WLOIPANNG). f4 PAPIOM.UOTURMNO, REFMTOSTEUIKSUE8PLW FMLOCATONANOTYPE TS LWRSOFHEWPANNO: MATCH EKISTINO PER CITY AND OR STAT E SFM'DPRDS. IS ROLLO>yn CUP. IERMINAIEANDRML WNn NEW CURB We1ERE SOICAIEO.ftCLL DONH AT I2. 12 CONCRETE CUR.: NEW CONCRETE CURB TO WM EKISTM3 A W AGENT CURB PEA CRYANOp STATEREQUIREMENTS. 10 SLRIPWC' PRONDE4'WDE PA S U GLOTSTRIPINOASSNGAN . USE HIGHWAY MARKNIO PAINT -YSLOW (R COAlB ) 9 Cu ]S•CURB URBOPEMNO. RFFERTOSHEEFCI. ® MONU.NT61GNC L PON: SGN FURNWHED MD INSMICED BY OANER. REFER TO ARE ULILITIES PLW ME STRUCTURAL FOR D LS. RI CQYCRETEpHVEAPRgI: TO BE IN6TALLFro PER C BY NID OR STATE DESIGN STNIDARDS. 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ALTERN W": ASPHALTPANROREFERTODEVILYFS REFERTOPRO]ECTMANUAL OZ C CREIEPANNO: REFERTOOETAXIM ,U9RTFECURB: flEFER i00ETNLACS. © CONCRETE610EA'NH REFERTOOETNLM3. © NOTUSED. O STFELBCUMO: REFERTODETAILMS.MR M(2)ATTRA911PAOAND OWMEAO G000,PRORDE(91ATEMWNHREFERTO BTRUOTURALP FORLOCAnON, O H4NDICAPPPRNINOSOIF, REFERTOOETAIL. O CONCRETEI IN RAMP: REFERTOOETNLB&C]pN.M O9 INNSCM PARKIN. SYMOOL REFERTODETAR., 10 I6W DICAP ACCEUB UM,OASNO ZONE SLOPEZ%MAX EACH WAT(ApACOMPLLVtF)pNp81RB'E AS 9NGNN, r G TNLMONCRETESUOCKENMOSURE KKRINCOO PNMTOMATCHBUII FIEWBLOCKCMOR.REFERTOOn. IUCS. NOTUSEO. 1] CONCRETE BUMPER BLOCK ".ST." LONG CONCRETE.ANCHORTOPAAO WITH I'W LpY.H REANR(TOSITIEVEL WLOIPANNG). f4 PAPIOM.UOTURMNO, REFMTOSTEUIKSUE8PLW FMLOCATONANOTYPE TS LWRSOFHEWPANNO: MATCH EKISTINO PER CITY AND OR STAT E SFM'DPRDS. IS ROLLO>yn CUP. 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SYMBOLS LEGEND pFFBRTO BUpvsvron sxlsnxo c.xom.x sxxeou LBDExD ® xBw BUmulo coNSmuorroX AXEA OP CONCRBi ApeAMPRWNE xBw MExuusxrslax LOennox O NeW EONOpOnI PAVIXO BLOCK NEM YONTPoL6 LOCATON NEW PFXCB CONB}XUCTON —J'�T tz tzV� � pin e H a Iti V PC y V w (' m 6a z Q W 2 Z U Q � O j _b M � U t%S �I a —1 ZK 9i NON 1D N0 €a a9N HIN OF DATE: T.27d0 C2 of 3 FRONOE CCNINW NABS AT irac. FM %6LAfilNWSNE56) NOT MIXASPHPLTSURFACE CW0.5E T[ �1 If p�}� �IVI �IyI S1 F �!® - II Il II =11 11=It II EI( II -d- 1111111111111111111[ CONCRETE �ASPHALT n PAVING SECTION 1 6 1 PAVING SECTION q 6CN& G /4'.IV' q SCLLEI 814' =IW 1 �F 1p 5EnI4O U AD: 6TN10N4]d'IREILLY MEIER 91EEL PNM OREILLT GREEN. REFERTOEX)ERIW FINISNBCMEOULE. - L�rxmw LOCPTIONPNOTYPE. STEEL BOLLARD SECTION WATERFLW/ AaEAro9E Pao]ECiF➢ NCR•[1fAEA cn1XF.UlC CdAPQiT PROVIDE COMftOL JgNFS AT Itl OF. Q6 %SUDTNICp1E69) CONCRETE CURB SECTION C'J WAM O/4•. 1.0• 'RE6ERV ED PPAANO• E W PL TO MINNE60]q QIAR PW&A S831NGE REpIgREMEMB. ATTACH SNW TODIX Ts. Ytl WLV. MWNIINOBOLTB. ACCE661&P6akNOEEOUAL TO' IiWNO.3352. 7 HANDICAP PARKING SIGN q ecgLZ a/4• =ILp WTE FRFME: I 1A][1 1M WEEL WSE ON24 19•MIf1E WI WEDJOINLSMNTOREILLYOR M II II I ATTACH HOR 2X4 T1Eg CENT 130NBTLTDB.M. ®TOPSBOMEIMTSM I e 4 TORE OARRO FASONOUI. I I TOflECENE iEHCE FACEBOARD. SLOPE I• IN 1' &(25O%.C8.. 1 AU0HIXS8 OTM WAND..TE.. PNETDMRON NNOA.CR. 8 AT FORWRE INFMWTIW RE0. Np SWEWALK CONSTWCnON CONCRETE 4 SIDEWALK SECTION C3 6-- ap•.1•o• PNONDEOEIECTPDLE WNWINIS NIINRAISEDPAT]ENI (CAMWYELLOWCO WIni.YOIgpNDFNBE OY FENADPA01.].7) DETEC]P➢LE FXTENOAN EFLRLTM� NAYCryISRNC ADM THE.m =pa 8) CONCRETE HANDICAP RAMP 1 •E..Y I BCAl6L N.TA. 1111 III I I II III I III III II JiLi-1JJ JJJ fRQYI'SIOE NEW NOTE:ALLMR. PARTSPRIMED WIMEFAL P W MER S PAINIEO TO OREILLY 1J XOR 19'BEMBFL BPA FILTREnO BIlMU . Au MATFAwLWMEErnLnma ®aPEUncanoxsuR AEPaovEo mm Dams) PLANVIEW Ep W C3 WAIN- S /4• =1'-0• 1 StIAIYY. wCp, IPCETµpIyRCG4EE EDFNliOMEETPPPIICARIXI (211'ID`AUTV08R P£gpxEMENR: 1911 WFF^ CEPNIIEO tl fqi MMMVM 6LW ESORFA1Eft6LWE5 PIPE �CWF0.4��W EDFORTOF W. NJaiEDfORBEMBAR. M xa'OFN 6TN2 1' R41 LO9Eg6PFRP9EDONAIE . M190E1FAMIxFY9v 60TTOMOFFFNCINO E W41FFA 9'PBOVEOMDE flLlaE%% ® &LTSORry CONCREL . pr'19'WPI%1) FILTREXX SILTSOXXTM 03 sCML H 9 TWIMTLSLEEVE POOO TO REC EIW WLBM1Y (SOP &.) NCRK 1 FILTREMO EILTWU% SECTION iO. I C3 SLOPE I• IN 1' &(25O%.C8.. 1 AU0HIXS8 OTM WAND..TE.. PNETDMRON NNOA.CR. 8 AT FORWRE INFMWTIW RE0. Np SWEWALK CONSTWCnON CONCRETE 4 SIDEWALK SECTION C3 6-- ap•.1•o• PNONDEOEIECTPDLE WNWINIS NIINRAISEDPAT]ENI (CAMWYELLOWCO WIni.YOIgpNDFNBE OY FENADPA01.].7) DETEC]P➢LE FXTENOAN EFLRLTM� NAYCryISRNC ADM THE.m =pa 8) CONCRETE HANDICAP RAMP 1 •E..Y I BCAl6L N.TA. 1111 III I I II III I III III II JiLi-1JJ JJJ fRQYI'SIOE NEW NOTE:ALLMR. PARTSPRIMED WIMEFAL P W MER S PAINIEO TO OREILLY 1J XOR WHINNE6MLIWRM1 MOSPNAT DW/NO NMESONWEME F. L.I. M. GATE DETAIL -1 N.T.6.. DATE, 1 -37.12 . Au MATFAwLWMEErnLnma ®aPEUncanoxsuR AEPaovEo Sw•BFm fts (BOn10000.5) 11 Ep W C3 WAIN- S /4• =1'-0• 1 StIAIYY. wCp, IPCETµpIyRCG4EE EDFNliOMEETPPPIICARIXI P£gpxEMENR: 1911 WFF^ CEPNIIEO tl fqi MMMVM 6LW ESORFA1Eft6LWE5 �CWF0.4��W 1' R41 LO9Eg6PFRP9EDONAIE . M190E1FAMIxFY9v 11 fi E W41FFA 10 FILTREXX SILTSOXXTM 03 sCML H 9 SLOPE I• IN 1' &(25O%.C8.. 1 AU0HIXS8 OTM WAND..TE.. PNETDMRON NNOA.CR. 8 AT FORWRE INFMWTIW RE0. Np SWEWALK CONSTWCnON CONCRETE 4 SIDEWALK SECTION C3 6-- ap•.1•o• PNONDEOEIECTPDLE WNWINIS NIINRAISEDPAT]ENI (CAMWYELLOWCO WIni.YOIgpNDFNBE OY FENADPA01.].7) DETEC]P➢LE FXTENOAN EFLRLTM� NAYCryISRNC ADM THE.m =pa 8) CONCRETE HANDICAP RAMP 1 •E..Y I BCAl6L N.TA. 1111 III I I II III I III III II JiLi-1JJ JJJ fRQYI'SIOE NEW NOTE:ALLMR. 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MY 1 L aaMonCl uMnq rmx J>II VmBVrs Sl NE 1 i rmsPaL, ux ssla t Cor Xu IBgIR] &DIB t i AA 1 z sronr 21 I xNTOaop�s I Nr� ISJ I ____ v EE FYWJi11ENC 1 I 20 wo II 3)05 Vmbu�m " RE NXne 01 MX SSIRI B. No. 159190$ x b I-q ( +A g' r` V I I &1 19 y uxES (rn. I sane I 1 sans Burin bl NE ux ss4x1 195-- - N89'0'25 £ 109.50 I 3 3 7 I 37TH AVE NE (MINNEAPOLIS /COLUMBIA HEIGHTS- COLLECTOR - BITUMINOUS - 30 M.P.H.) 3 LANDSCAPE PLAN " Li SCALD 1'.. 74 O 20 49 (.O 6RAP1116 SCALE - FEET E O J O m F Q 1 ti h 2 F O Q V / V I PLANTING SCHEDULE REFER TO PROJECT MANUAL FOR ADDITIONAL REQUIREMENTS. ALL PLANTINGS MAY BE SUBSTITUTED DUE TO REGION OR LOCAL REQUIREMENTS IF NECESSARY MARK COMMON NAME BOTANICAL NAME QUANTITY SIZE ®PIANTINO DETAR AAEADFPANNO REO MMLE ACER RUBRUM 4 1112'CA1IPERMIN. 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NO MATERIAL SUBSTRUFIWS SHALL BE MADE WIHWUT THE AN IRECT6 PRIOR" WEN APPROVAL ALTERNATE WTENNAR CF BIMILM 61ZE ANO CHNNCIER MAV BE CgAGOENEO IF 6PFLIFlEOFUJRMATERIALSCPNNOTBEOBTNNER. F. FLANTLOCATIONSAREAPPNOAMATE. MUSTASNECESSMYTO AVNOCOFLXL O. QUANTMEB W MATERIA.3811 10Y LANDSCAPING PLAN TAKE PRECEDENCE 04FR OUAMITIE6 SNONH ON PIPNT W G BCHE W IE COMMCrORSHNl SERESPWSIBLE FOR VEPo %MGALL W MITRIES ON LW DSCAPING PLNF. H. PRONDE<'TOPStlLAT AILbCO,bFE➢pNOPWIrINOARFAB. OWWEBWLLLBEAOJUSIED FOR bOD1HICHNE88. REFERTOGML SIIEOPApM3PWJFOq BLOPEREW WFIAf.NF6. L NHENCIAY SOLI9 ENCOUNIFREOINTIE FSiADL18FWEMOFTHE IANN Oi MS OFPLNRA LLBE MO IN AQFWM CE M1H 9TANDRD TTN CE PPACRCE J. REEBTABUSNNRFINMPAS NBNflDEOBYORPDMN30.q VTIVIY TRENCHWGINIHERNiHT11F -WAY. K CWRWNATEIWRILN OUtERbREREIATEDOEVELWMEM DMZ NGB. KEY NOTES: OIMNO MULCHISEMANDSTMW. (UNLEEN NOTED OTHER WTBE) ALL AREAH OIS"A'SEO BY NONAFFRNGTION ME MY TO BE FIRE OWNED AND WON FOLLOWED BY RYDRO MULL x OR BEER AND STRAW OVER M1H <' TOPSOLL STOCIPREO FROA BITE OR HAULED W AS REWIRED. Q ARFAOFSOo, REMRTODETAN.IAY. O CWENRNA L REFERTOMNL= LANDSCAPE SYMBOLS LEGEND REFFR TO SURVEY f qi fiONO1TIOY 6YNBO5 UBEENN0 LEGQ10 ® NEW BUIIDINGCON6]RUfiR0.Y ARFAOPCONCRETE AAEADFPANNO ys PAEAOWOED IANN AREA VMICx E%6EEM T6% SLOPFFENTORONDEBVI,m RETFR TOGRADINOPIPA x6w NOxaa6xT5Mx LOCAMON O O NMWNERETEPANNEIROCK NITN uaxr POIa LocATlox NEW FEACECONSTRUCRW �� ARFACFNE REfER TO s-c SCNFOUfE EEATINO FOR56EINOttPE AREAOFNEWSIWUD Q RFF RTOPWIANOS VEDIRB FORSMEANDttPE n�S SIS9 a� idri F V ~ v V V VJ Sm ro y � � N F e� = m U Q Q j U M � U WIC u 1 O ^l� u 8(1�, tl AJ ZKW z €win 8 H 2W u;v VATS: 1.37 -IZ Ll of 3 umamea J samwa fterocoda irval EYJ EBNC ABIRE. 13111 R19N Aw HW 1 6IONY- s. N. gym, NN 55]99 E.' N'. BSN! Ox No. 19P/J631.011 ATE+ 939.99, IIT� 31.5 19Po CEX M.LL Al2 /3 25 11251'- M St to NHnmPdb. NN 5S%N Oac Nu 19)8551.011 ry L KF9 9g 3)IVmBIrm $1HE99 1 551213 Doe�Ha 9869)) I I � J I - 1 Q .A- K .Mmned q� E.Wmn RA 1 1 1713 t>I] VmBUrs 51551 1 21 D Im�N�d BE. 11 o I BARASE SSm, MAl(:OMNAE �(--- EE E= 93209 lip 19.1 I I A DJn9 zil Q BUrA 1 ]J11 Vm 5(ME unneopdm. un 55131 1 Ott No. ..,E 1 i O AAE I 3 sloftr 21 I noawRAU E I ER= BJI.85 I ________ SAID. IwmvnauE 1 20 I Idly V perm St nE MNnarytl15 IN %131 Ow No. 1581892 >< I I I I 19 .,p p p Jr I � ..E 60 37TH AVE ATE (MINNEAPOLIS /COLUMBIA HEIGHTS- COLLECTOR - BITUMINOUS - 30 M.P.H.) Y // T1 3IwIxG C2 Fl� IRRIGATION COVERAGE ,# II11111111��� I i W O I 1 H a o C�1 I r N 2 � 2 I it I al I / I / I / / / a L GENERAL NOTES. A REFFR TO PROSECT MANUAL FOR ADDOIB U REWNt S, B. COORDINATE NONK VAN OTHER 81 RE REIATDR OEAE- MMEMDNA A GS. COVERAGE DETAIL. 1. IRWGAREN HEADS BE PLACED TO PROMOS 10 % OVERtAPHFAD-T6HFAOCGVERANED 2 ARAN SENSDR PNDAMI.REEZE ASSEMBLY.. BE INSTALLED ON IRRIGATION SYBIEJA. 8. THEIRRbAl1ONCOMMCigt 81WLBE RE6FgiSlel¢ FOR P.INNO A COMPLETE AND OPERABLE SYSTEM FORMEIRRRNIIONCFALLIAND8CAPE P` JANSNG(6) AND ceSIRED COVEMOE AREXS ON BITE. 1. THE IRRGTION CONTRACTOR I6 MUY RESPORR" FOR THEW 0RK DMIL 0 W NEE GNES FINAL ACCEPTANCE 6. NOWAIER TO BE BPMYE00H S1OEVN1%, PpRMNO LOT, ROAD ORAPMCEM PROPERTY. ADNBTPRCAND RPDID9 OF PEOUIRED 6PMNKLERG AS NEEDED. 6. ALL CIRCUIT PIPE I8 TO RE CI-ASS IW PVC OR HIGHER GRACE T. ALL MAN FlTRNGS 8HALL BE REINFORCED MH SCWP6I PWREOCONCREIETHRUSTBLOCKS 8, THE COMMCTQ281NLL BE RENgi91B1E FQ2 CONSTRUCi1ND WE USHERED SYSTEM IN CgMiEIE ACCIXNANCE N1i11 NL PPPl1CPBIE CODCd. ORg EEB, MD LAWS.AMMWIFlF411CN MADE AFTER INSTAL VRN TO CONFORM WR MID CODES, -AYRANDRAWRANGESSW SEPERFg DAT CONTRACTORS EXPENSE AT NO ADEARIONAL CO6f TO OREILLY. LANDSCAPE SYMBOLS LEGEND PEFE0. TO SVRJEY fYM Ep6TINO CONDf11GY SYYEGL9 IF3EN0 ® NEW UUf(DINO CONSTRUCIN)N ARFAOFCONCRETE AREA GF PAMNfi AREA OFDEBWEDDIUMTKIN COVENPSE xfiW Mg1UYENT BI0N LO0ATNM1 D NEWCONCRETEPA"ISIBLCCK xeW uGIM P098 Locanlw NEWFENCECDYBMUCTKIN �(--- REFER TO LANDSCAPE PLAN FOR PLANTINGS em io a as 1®� s�� Net A V 6 v Gi y 60 . Im Ba Im V Hya G tia�a O b 9 Q ai V UZ s Q M � liV IJ 1 ^�1 I.J O ro i OD O ®yW N 0 ET a a �96 0. DATE, 1 -274E L3of3 GREEN FABRIC AWNING <l DR \ I � / PARTS(STACKEC) SLOCKCOLOR MULLION TRANSPARENT GUSS n NORTH ELEVATION CE/ SCALE. IMP - l'A' -SPLIFTEACE BLOCK TO BE NEW PAPOE. BLE�SVS.LLAVS r - E B NA PREFINISHEO DOOR TO 'HC', �A BE PROVIDED FIELG PAIM GCOR TO MATCH FIELD BLOCK COLOR 'L TTE'SWBIO$ WEST ELEVATION CE1 SCALE, ISV-1'A' 'LATTE'SM100 x SOUTH ELEVATION CE1 SCALES IM0 =1w' w l EAST ELEVATION CE1 SCA'.. IW =Po S , 1DOMI)JES I, , � MB - ' �12 S] �0 °e IW _ Iz U_ fAi F � V Cy C7 d V V v d$ aE �a b Q a O 14 2W TO 0 W CIc G�> B dLS DLLr 0 TO NNV UAI H. 1.12 -12 REVISION 2 -I6-12 HAT: 2.21 -12 CEI of 1 wart mmrs rvmx rawm Nm aurlour nAwx• xsusNO ,��, AS SPEPIEP Plm. {GVURU i11CY xW4YU1 CKPFIF P/° . Y�NVJ}(Ei Ixt4LD °PA°E 6MA: tj euula°NNNa III III -I p III —III III Ws \ /m w mx III -I I I1 I III III, i I �'- wArt�E , \lhi NY]E A9 KW WD WSiP6°�F (� rowu NlUTm - -LCilr wTp w TxE snE cmwu A,x I Tax \MiT ,xw au° j N:ItYID B/ NYMG %0/H1Jf/ SWE WreA�1 �'�� Cf 111(Nf¢ PA VNVI•E°E62 w LTE FLOODLIGHT°"° e MOUNTING DETAIL wa w N x ° I SU, NO SCALE o- R0W 111 _ _ _ _ _ _ rtPaN ,us AT Ib' °. F FINISH GRADE Jaa° ^iE iii °r° •� •> a CLEANOUT DETAIL am i Plrarterx eoxaw• S�J, NO SCALE I m i9Pien[ ♦4 Norma zaTS rwelre,m m °+aL°�1 ua,rr xw1. •Iw zf� wlE WIUPN:ILWm. PN' E phi' ImN+ImFR i mECI , « Wml Pn°.vicacma °P°UMO IIN. 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W KIWTa im Nl I UrILIY RVIX 9xMx.' °IYF VIILITY MVFMIFg -Nana CF ttMTPWi1M SARr Mn ND1 a Nxl• Palz LYIR rlxlLem ro FMSr+m IY NS SFMEP -v -PraaxE f M11A W (.aNmaxPU7 Y . m�lTm�If YMNIIx .;•W I 3 PLSRm Jp W1FA xam aPxxx \�mox ro.Tw'w'NYS�m: °E"10 5fi' tpaT" n♦xb xx+•sr (tiaulmy 37TH AVE NE mN,Na � rwNN�\ w w ° m w , SITE UTILITIESrPLAN � IIIPPI!11. cwwm Max - rM u, SCALE rm f Mm srlwrm MsLmw wre. - , iL+Sf3iV10E iI�1i1NE7�NT6 1.� � ��'• � �NJTN1Alml1 Q� . xlE >gRmFMWPwIM'bNlFll MRILT 1 1 �2 u wmvr wml Nco CVYN ®'EIPIl Uax Ip -af urlx wx rYm♦r aTTxm Prtame ' � W � � �. [L'RRNaINE PNL IK NML MtlXaI A (x xRJ4 U/% FILCMa�L'MCM9 N Wli 1RAbl � � ; �. 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W KIWTa im Nl I UrILIY RVIX 9xMx.' °IYF VIILITY MVFMIFg -Nana CF ttMTPWi1M SARr Mn ND1 a Nxl• Palz LYIR rlxlLem ro FMSr+m IY NS SFMEP -v -PraaxE f M11A W (.aNmaxPU7 Y . m�lTm�If YMNIIx .;•W I 3 PLSRm Jp W1FA xam aPxxx \�mox ro.Tw'w'NYS�m: °E"10 5fi' tpaT" n♦xb xx+•sr (tiaulmy 37TH AVE NE mN,Na � rwNN�\ w w ° m w , SITE UTILITIESrPLAN � IIIPPI!11. cwwm Max - rM u, SCALE rm f Mm srlwrm MsLmw wre. - , iL+Sf3iV10E iI�1i1NE7�NT6 1.� � ��'• � �NJTN1Alml1 Q� . xlE >gRmFMWPwIM'bNlFll MRILT 1 1 �2 u wmvr wml Nco CVYN ®'EIPIl Uax Ip -af urlx wx rYm♦r aTTxm Prtame ' � W � � �. [L'RRNaINE PNL IK NML MtlXaI A (x xRJ4 U/% FILCMa�L'MCM9 N Wli 1RAbl � � ; �. HICPFMI 1K NL°TrNa ®C.°IlY AVP NSINL m lxm,c Txawxr. r,mcrswr, vnuvrss . �� , slx+x Mmux ro w MH Nm NsI1L Aw � H i Tmxsur ro A uxuwr+p rave r•ex orox ca IG mNMWa ro'NL.VI°x aam t4R°Y . 1M PNNE QWNI/. fll9 MWPE NL I® Q" CUMIIJi 1°N rHN1Vxm11Ox m l69 TPN III.' iNUpm CnVLNq m MIMV'1. °x MWLO i � . mMY NMN N.tlMY mXRM11IX1 &WL FRVA[x I r1m ro mexlmxx m4uPxr ucmr. awu � •ow fssartmx ersml.:'rwL NNN➢9b xiJ mis w wxm SAWCUf NM m sPaxv PNS pyl� lama PmJ11W ,whn ' ` rtlm PkRm N WL P6 &]YhID N m[ f°IIDIdO �� MYIW. 1 11611CIfY1 6 NYIrt. I LWPILIM fb 1.1r NNN° 1N(T NNIHS tIR FH31Nx .. NYp N mM WlE9P1 N0 EIM1fJIL i m�5F.4 mWJI1N4Ab ply xUN NL PMMFD i NJax Np 9YLL BE - �y/� a NL 10.VJp W°Rg XNi H%°P1W0 r .•� , WimxU M ICI'F.HMI.' '. f CN,B om CAUYgIi V? Grim LIE- @iEVAtgN �4 1 AN' WnVNO PAD ram P1w1BN° -AK yawl. rm IwvY°mw. WTNW. r `� g 30M CNx1IAm nAIEIWMNY M °lxm Nor FLYCV&E IIdY 111[ WYA,WI V 1K / Mf2wLP EEWiF IBE -m WM �� \♦�. -. WaTm WmxnoiV Wma, } 1 Ire mxpamTw ,s orPaam ro N3RaJ Tux uetem (. mxmmrn/wnuuTm,s Na Nwuax wxWNrmx raw ro 1 .� Aif} seuntl° A m. rmrm ro saw%amxs Nm. z - F%SIxp:NaNU1KK16 (aNJ1 I9 YwEi wMlN1fA 6V ! IlW3gyp, SI1Q WH19MI�mlPIILYE 9p MRk mF3. .: Nor UIYIM sixucNm rt M NLWTr rc 9r6 Nw(m K NT611[MNFn w T£ wNNW6Mr ro txz 6YIEM' 1aNr A1'fHr � 1,Yf l2 ararsPalolrraexvl WMNYMN1xmmOeCOtxPFD ,. B/ aE mYifml M NR'PNNIx 1NE wVN104 11EC tl IN k16.12 ' awwnmaroma.mN�mr mwxTl2ataTamx : oA1ri oageNMµ Mm NL reaPgRbM 1m rxE N%WM Nm - muaxs nrcnc°r s mPxsxr mswu•u. i 1a] -t2 a nc'Nxnwx°x xw,. •[ sx¢r.M4MY�ia rox 10GTw � I� NL DEYW x61uutt16 1 +mxr alo�cWan1p°'xnV1 -art x�mi a {ag'N�nWxs�ro ox"` � VJmGfiGI W mx11M0 •MI2TATS,3 "9l fiE �rym�w pq MFCIP° VfMY awL xW aa511ME • fUw M RlM WKK M>(�PAYNmR w WIWES �y 0. iNE 91WL fIEm WIFl121 E�IDINa �T� m�Pa n ro sLwnxx Ivs ro., xa mnxL4 Nu ai Prm •a ro uwmcrmm mxavo awna�xs +w/+me. "SLil;a� 2 m�lTm�If YMNIIx .;•W I 3 PLSRm Jp W1FA xam aPxxx \�mox ro.Tw'w'NYS�m: °E"10 5fi' tpaT" n♦xb xx+•sr (tiaulmy 37TH AVE NE mN,Na � rwNN�\ w w ° m w , SITE UTILITIESrPLAN � IIIPPI!11. cwwm Max - rM u, SCALE rm f Mm srlwrm MsLmw wre. - , iL+Sf3iV10E iI�1i1NE7�NT6 1.� � ��'• � �NJTN1Alml1 Q� . xlE >gRmFMWPwIM'bNlFll MRILT 1 1 �2 u wmvr wml Nco CVYN ®'EIPIl Uax Ip -af urlx wx rYm♦r aTTxm Prtame ' � W � � �. [L'RRNaINE PNL IK NML MtlXaI A (x xRJ4 U/% FILCMa�L'MCM9 N Wli 1RAbl � � ; �. HICPFMI 1K NL°TrNa ®C.°IlY AVP NSINL m lxm,c Txawxr. r,mcrswr, vnuvrss . �� , slx+x Mmux ro w MH Nm NsI1L Aw � H i Tmxsur ro A uxuwr+p rave r•ex orox ca IG mNMWa ro'NL.VI°x aam t4R°Y . 1M PNNE QWNI/. fll9 MWPE NL I® Q" CUMIIJi 1°N rHN1Vxm11Ox m l69 TPN III.' iNUpm CnVLNq m MIMV'1. °x MWLO i � . mMY NMN N.tlMY mXRM11IX1 &WL FRVA[x I r1m ro mexlmxx m4uPxr ucmr. awu � •ow fssartmx ersml.:'rwL NNN➢9b xiJ mis w wxm SAWCUf NM m sPaxv PNS pyl� lama PmJ11W ,whn ' ` rtlm PkRm N WL P6 &]YhID N m[ f°IIDIdO �� MYIW. 1 11611CIfY1 6 NYIrt. I LWPILIM fb 1.1r NNN° 1N(T NNIHS tIR FH31Nx .. NYp N mM WlE9P1 N0 EIM1fJIL i m�5F.4 mWJI1N4Ab ply xUN NL PMMFD i NJax Np 9YLL BE - �y/� a NL 10.VJp W°Rg XNi H%°P1W0 r .•� , WimxU M ICI'F.HMI.' '. f CN,B om CAUYgIi V? Grim LIE- @iEVAtgN �4 1 AN' WnVNO PAD ram P1w1BN° -AK yawl. rm IwvY°mw. WTNW. r `� g 30M CNx1IAm nAIEIWMNY M °lxm Nor FLYCV&E IIdY 111[ WYA,WI V 1K / Mf2wLP EEWiF IBE -m WM �� \♦�. -. WaTm WmxnoiV Wma, } 1 Ire mxpamTw ,s orPaam ro N3RaJ Tux uetem (. mxmmrn/wnuuTm,s Na Nwuax wxWNrmx raw ro 1 .� Aif} seuntl° A m. rmrm ro saw%amxs Nm. z - F%SIxp:NaNU1KK16 (aNJ1 I9 YwEi wMlN1fA 6V ! IlW3gyp, SI1Q WH19MI�mlPIILYE 9p MRk mF3. .: Nor UIYIM sixucNm rt M NLWTr rc 9r6 Nw(m K NT611[MNFn w T£ wNNW6Mr ro txz 6YIEM' 1aNr A1'fHr � 1,Yf l2 ararsPalolrraexvl WMNYMN1xmmOeCOtxPFD ,. B/ aE mYifml M NR'PNNIx 1NE wVN104 11EC tl IN k16.12 ' awwnmaroma.mN�mr mwxTl2ataTamx : oA1ri oageNMµ Mm NL reaPgRbM 1m rxE N%WM Nm - muaxs nrcnc°r s mPxsxr mswu•u. i 1a] -t2 a nc'Nxnwx°x xw,. •[ sx¢r.M4MY�ia rox 10GTw � I� NL DEYW x61uutt16 1 +mxr alo�cWan1p°'xnV1 -art x�mi a {ag'N�nWxs�ro ox"` � VJmGfiGI W mx11M0 •MI2TATS,3 "9l fiE �rym�w pq MFCIP° VfMY awL xW aa511ME • fUw M RlM WKK M>(�PAYNmR w WIWES �y 0. iNE 91WL fIEm WIFl121 E�IDINa �T� m�Pa n ro sLwnxx Ivs ro., xa mnxL4 Nu ai Prm •a ro uwmcrmm mxavo awna�xs +w/+me. "SLil;a� 2 ° m w , SITE UTILITIESrPLAN � IIIPPI!11. cwwm Max - rM u, SCALE rm f Mm srlwrm MsLmw wre. - , iL+Sf3iV10E iI�1i1NE7�NT6 1.� � ��'• � �NJTN1Alml1 Q� . xlE >gRmFMWPwIM'bNlFll MRILT 1 1 �2 u wmvr wml Nco CVYN ®'EIPIl Uax Ip -af urlx wx rYm♦r aTTxm Prtame ' � W � � �. [L'RRNaINE PNL IK NML MtlXaI A (x xRJ4 U/% FILCMa�L'MCM9 N Wli 1RAbl � � ; �. HICPFMI 1K NL°TrNa ®C.°IlY AVP NSINL m lxm,c Txawxr. r,mcrswr, vnuvrss . �� , slx+x Mmux ro w MH Nm NsI1L Aw � H i Tmxsur ro A uxuwr+p rave r•ex orox ca IG mNMWa ro'NL.VI°x aam t4R°Y . 1M PNNE QWNI/. fll9 MWPE NL I® Q" CUMIIJi 1°N rHN1Vxm11Ox m l69 TPN III.' iNUpm CnVLNq m MIMV'1. °x MWLO i � . mMY NMN N.tlMY mXRM11IX1 &WL FRVA[x I r1m ro mexlmxx m4uPxr ucmr. awu � •ow fssartmx ersml.:'rwL NNN➢9b xiJ mis w wxm SAWCUf NM m sPaxv PNS pyl� lama PmJ11W ,whn ' ` rtlm PkRm N WL P6 &]YhID N m[ f°IIDIdO �� MYIW. 1 11611CIfY1 6 NYIrt. I LWPILIM fb 1.1r NNN° 1N(T NNIHS tIR FH31Nx .. 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B/ aE mYifml M NR'PNNIx 1NE wVN104 11EC tl IN k16.12 ' awwnmaroma.mN�mr mwxTl2ataTamx : oA1ri oageNMµ Mm NL reaPgRbM 1m rxE N%WM Nm - muaxs nrcnc°r s mPxsxr mswu•u. i 1a] -t2 a nc'Nxnwx°x xw,. •[ sx¢r.M4MY�ia rox 10GTw � I� NL DEYW x61uutt16 1 +mxr alo�cWan1p°'xnV1 -art x�mi a {ag'N�nWxs�ro ox"` � VJmGfiGI W mx11M0 •MI2TATS,3 "9l fiE �rym�w pq MFCIP° VfMY awL xW aa511ME • fUw M RlM WKK M>(�PAYNmR w WIWES �y 0. iNE 91WL fIEm WIFl121 E�IDINa �T� m�Pa n ro sLwnxx Ivs ro., xa mnxL4 Nu ai Prm •a ro uwmcrmm mxavo awna�xs +w/+me. "SLil;a� 2 u wmvr wml Nco CVYN ®'EIPIl Uax Ip -af urlx wx rYm♦r aTTxm Prtame ' � W � � �. [L'RRNaINE PNL IK NML MtlXaI A (x xRJ4 U/% FILCMa�L'MCM9 N Wli 1RAbl � � ; �. HICPFMI 1K NL°TrNa ®C.°IlY AVP NSINL m lxm,c Txawxr. r,mcrswr, vnuvrss . �� , slx+x Mmux ro w MH Nm NsI1L Aw � H i Tmxsur ro A uxuwr+p rave r•ex orox ca IG mNMWa ro'NL.VI°x aam t4R°Y . 1M PNNE QWNI/. fll9 MWPE NL I® Q" CUMIIJi 1°N rHN1Vxm11Ox m l69 TPN III.' iNUpm CnVLNq m MIMV'1. °x MWLO i � . mMY NMN N.tlMY mXRM11IX1 &WL FRVA[x I r1m ro mexlmxx m4uPxr ucmr. awu � •ow fssartmx ersml.:'rwL NNN➢9b xiJ mis w wxm SAWCUf NM m sPaxv PNS pyl� lama PmJ11W ,whn ' ` rtlm PkRm N WL P6 &]YhID N m[ f°IIDIdO �� MYIW. 1 11611CIfY1 6 NYIrt. I LWPILIM fb 1.1r NNN° 1N(T NNIHS tIR FH31Nx .. NYp N mM WlE9P1 N0 EIM1fJIL i m�5F.4 mWJI1N4Ab ply xUN NL PMMFD i NJax Np 9YLL BE - �y/� a NL 10.VJp W°Rg XNi H%°P1W0 r .•� , WimxU M ICI'F.HMI.' '. f CN,B om CAUYgIi V? Grim LIE- @iEVAtgN �4 1 AN' WnVNO PAD ram P1w1BN° -AK yawl. rm IwvY°mw. WTNW. r `� g 30M CNx1IAm nAIEIWMNY M °lxm Nor FLYCV&E IIdY 111[ WYA,WI V 1K / Mf2wLP EEWiF IBE -m WM �� \♦�. -. WaTm WmxnoiV Wma, } 1 Ire mxpamTw ,s orPaam ro N3RaJ Tux uetem (. mxmmrn/wnuuTm,s Na Nwuax wxWNrmx raw ro 1 .� Aif} seuntl° A m. rmrm ro saw%amxs Nm. z - F%SIxp:NaNU1KK16 (aNJ1 I9 YwEi wMlN1fA 6V ! IlW3gyp, SI1Q WH19MI�mlPIILYE 9p MRk mF3. .: Nor UIYIM sixucNm rt M NLWTr rc 9r6 Nw(m K NT611[MNFn w T£ wNNW6Mr ro txz 6YIEM' 1aNr A1'fHr � 1,Yf l2 ararsPalolrraexvl WMNYMN1xmmOeCOtxPFD ,. B/ aE mYifml M NR'PNNIx 1NE wVN104 11EC tl IN k16.12 ' awwnmaroma.mN�mr mwxTl2ataTamx : oA1ri oageNMµ Mm NL reaPgRbM 1m rxE N%WM Nm - muaxs nrcnc°r s mPxsxr mswu•u. i 1a] -t2 a nc'Nxnwx°x xw,. •[ sx¢r.M4MY�ia rox 10GTw � I� NL DEYW x61uutt16 1 +mxr alo�cWan1p°'xnV1 -art x�mi a {ag'N�nWxs�ro ox"` � VJmGfiGI W mx11M0 •MI2TATS,3 "9l fiE �rym�w pq MFCIP° VfMY awL xW aa511ME • fUw M RlM WKK M>(�PAYNmR w WIWES �y 0. iNE 91WL fIEm WIFl121 E�IDINa �T� m�Pa n ro sLwnxx Ivs ro., xa mnxL4 Nu ai Prm •a ro uwmcrmm mxavo awna�xs +w/+me. "SLil;a� 2 mNMWa ro'NL.VI°x aam t4R°Y . 1M PNNE QWNI/. fll9 MWPE NL I® Q" CUMIIJi 1°N rHN1Vxm11Ox m l69 TPN III.' iNUpm CnVLNq m MIMV'1. °x MWLO i � . mMY NMN N.tlMY mXRM11IX1 &WL FRVA[x I r1m ro mexlmxx m4uPxr ucmr. awu � •ow fssartmx ersml.:'rwL NNN➢9b xiJ mis w wxm SAWCUf NM m sPaxv PNS pyl� lama PmJ11W ,whn ' ` rtlm PkRm N WL P6 &]YhID N m[ f°IIDIdO �� MYIW. 1 11611CIfY1 6 NYIrt. I LWPILIM fb 1.1r NNN° 1N(T NNIHS tIR FH31Nx .. NYp N mM WlE9P1 N0 EIM1fJIL i m�5F.4 mWJI1N4Ab ply xUN NL PMMFD i NJax Np 9YLL BE - �y/� a NL 10.VJp W°Rg XNi H%°P1W0 r .•� , WimxU M ICI'F.HMI.' '. f CN,B om CAUYgIi V? Grim LIE- @iEVAtgN �4 1 AN' WnVNO PAD ram P1w1BN° -AK yawl. rm IwvY°mw. WTNW. r `� g 30M CNx1IAm nAIEIWMNY M °lxm Nor FLYCV&E IIdY 111[ WYA,WI V 1K / Mf2wLP EEWiF IBE -m WM �� \♦�. -. WaTm WmxnoiV Wma, } 1 Ire mxpamTw ,s orPaam ro N3RaJ Tux uetem (. mxmmrn/wnuuTm,s Na Nwuax wxWNrmx raw ro 1 .� Aif} seuntl° A m. rmrm ro saw%amxs Nm. z - F%SIxp:NaNU1KK16 (aNJ1 I9 YwEi wMlN1fA 6V ! IlW3gyp, SI1Q WH19MI�mlPIILYE 9p MRk mF3. .: Nor UIYIM sixucNm rt M NLWTr rc 9r6 Nw(m K NT611[MNFn w T£ wNNW6Mr ro txz 6YIEM' 1aNr A1'fHr � 1,Yf l2 ararsPalolrraexvl WMNYMN1xmmOeCOtxPFD ,. B/ aE mYifml M NR'PNNIx 1NE wVN104 11EC tl IN k16.12 ' awwnmaroma.mN�mr mwxTl2ataTamx : oA1ri oageNMµ Mm NL reaPgRbM 1m rxE N%WM Nm - muaxs nrcnc°r s mPxsxr mswu•u. i 1a] -t2 a nc'Nxnwx°x xw,. •[ sx¢r.M4MY�ia rox 10GTw � I� NL DEYW x61uutt16 1 +mxr alo�cWan1p°'xnV1 -art x�mi a {ag'N�nWxs�ro ox"` � VJmGfiGI W mx11M0 •MI2TATS,3 "9l fiE �rym�w pq MFCIP° VfMY awL xW aa511ME • fUw M RlM WKK M>(�PAYNmR w WIWES �y 0. iNE 91WL fIEm WIFl121 E�IDINa �T� m�Pa n ro sLwnxx Ivs ro., xa mnxL4 Nu ai Prm •a ro uwmcrmm mxavo awna�xs +w/+me. "SLil;a� 2 SAWCUf NM m sPaxv PNS pyl� lama PmJ11W ,whn ' ` rtlm PkRm N WL P6 &]YhID N m[ f°IIDIdO �� MYIW. 1 11611CIfY1 6 NYIrt. I LWPILIM fb 1.1r NNN° 1N(T NNIHS tIR FH31Nx .. 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'd 0 1'0.9 '12 5 '9 'B 'S '3 1 B 4'03 �] l!5 - V.6''13 d '2] 40 51X,4 63 '4�'1. '3 X17 9'. '02 ;.5 12 (m032M .9 ^ '29 '31 '3., '32 '29 '2. '2A 114 8'.- _ 102 j.5 '1 '1. '2 '1 1.0 'i. 'i, i i ] + 'o.z b.a 'i a 6 '02 '1 '0.2. 1p.4 rd.3 QI{OH�'� uW rlleW/ - YSfH, a }•� •01 j.3 '0. _ 9jIXp '01 k2 '0 {IQ1P61lYAlIg1t0.UA7' '00 '0.0 '00 37TH AVE NE - I SITE LIGHTING -PLAN SU .y WAM r-W SUS b� 2 i CITY OF • REPORT CASE NUMBER: 2012 -0303 DATE: March 6, 2012 TO: Columbia Heights Planning Commission APPLICANT: Goldstar Taxi, Nabil Ali LOCATION: 5009 University Avenue REQUEST: Conditional Use Permit for Used Auto Sales PREPARED BY: Jeff Sargent, City Planner INTRODUCTION At this time, Nabil Ali d /b /a Goldstar Taxi is requesting a Conditional Use Permit in order to operate a used car dealership from the property located at 5009 University Avenue, per Code Section 9.110 (E)(3)(d). Mr. Ali currently operates the Goldstar Taxi service from the property located at 5009 University Avenue. He stated that he would like to be able to buy cars from the Minnesota State auctions so that he can replenish his taxi fleet when needed. Mr. Ali indicated that he has a storage lot in Minneapolis which he uses to store his vehicles, and any vehicle he would purchase would also be stored on that lot. In order for Mr. Ali to purchase vehicles at the State auctions, he is required to have a Minnesota State - issued used car dealership license to do so. The City of Columbia Heights also requires a used car dealership license for Mr. Ali to purchase and sell vehicles from the property located at 5009 University Avenue. When Staff reviewed his request, it was determined that the only way that the City would be able to issue a used car dealership license would be if Mr. Ali first obtained a Conditional Use Permit. Mr. Ali does not intend on selling the vehicles that he purchases at auction. The vehicles that he purchases will be used for his taxi service company and will be stored outside the City limits. On a very rare occasion, a vehicle might be sold given the circumstances. If this is the case, the vehicle for sale would be keep inside the building. of Columbia Heights Planni CUP - Goldstar Cnmmission COMPREHENSIVE PLAN March 6, 2012 Case # 2012 -0303 The Comprehensive Plan guides this property as University Mixed Use. Holding offices for the taxi company is consistent with the types of uses that would be guided as University Mixed Use. ZONING ORDINANCE The zoning classification for the property located at 5009 University Avenue is GB, General Business District, as are the properties to the north. The properties to the east and are zoned R -2, One and Two Family Residential and the properties to the south are zoned R -3, Multiple Family Residential. The properties to the west are located in the City of Fridley. The current use of the property as an office is consistent with the zoning classification. The proposed use essentially continues the current use as office, as the building would only serve as a location to make car - buying transactions. FINDINGS OF FACT Section 9.104 (H) of the Zoning Ordinance outlines nine conditions that must be met in order for the City Council to grant a Conditional Use Permit. They are as follows: (a) The use is one of the conditional uses listed for the zoning district in which the property is located, or is a substantially similar use as determined by the Zoning Administrator. Use Automobile Sales is specifically listed as an acceptable Conditional Use in the GB, General Business District. (b) The use is in harmony with the general purpose and intent of the Comprehensive Plan. The Comprehensive Plan guides this property as University Mixed Use. Holding offices for the taxi company is consistent with the types of uses that would be guided as University Mixed Use. (c) The use will not impose hazards or disturbing influences on neighboring properties. The proposed use would not cause any disturbing influences on neighboring properties because no change to the business will occur. No vehicles will be stored on site and all vehicles for sale would be stored inside an enclosed building. Page 2 City of Columbia Heights Planning Commission March 6, 2012 CUP — Goldstar Taxi Case # 2012 -0303 (d) The use will not substantially diminish the use of property in the immediate vicinity. The use of neighboring properties would not be diminished in any way with the proposed use of the subject property. (e) The use will be designed, constructed, operated and maintained in a manner that is compatible with the appearance of the existing or intended character of the surrounding area. No external changes to the property will be made with the proposed Conditional Use Permit. (f) The use and property upon which the use is located are adequately served by essential public facilities and services. This is a correct statement. (g) Adequate measures have been or will be taken to minimize traffic congestion on the public streets and to provide for appropriate on -site circulation of traffic. The on -site circulation of traffic will remain unchanged. (h) The use will not cause a negative cumulative effect, when considered in conjunction with the cumulative effect of other uses is the immediate vicinity. This is a correct statement. (i) The use complies with all other applicable regulations for the district in which it is located. This is a correct statement. RECOMMENDATION Staff recommends that the Planning Commission approve the proposed Conditional Use Permit to operate a used car dealership from the property located at 5009 University Avenue. Should the Planning Commission recommend approval, Staff has supplied a list of conditions to help regulate the proposed use at its proposed location. The following motion should be used to approve the CUP: Motion: That the Planning Commission recommends that the City Council approve the Conditional Use Permit for used automobile sales located at 5009 University Avenue, subject to certain conditions of approval that have been found to be necessary to Page 3 City of Columbia Heights Planning Commission March 6, 2012 CUP - Goldstar Taxi Case # 2012 -0303 protect the public interest and ensure compliance with the provisions of the Zoning and Development Ordinance, including: 1. All vehicles for sale on the property must be kept indoors at all times. 2. Outdoor vehicle display areas within the public right -of -way are prohibited. 3. The outdoor storage of inoperable, junk vehicles and vehicles with expired tabs is prohibited. 4. The property must adhere to all other applicable regulations pertaining to used car sales as outlined in Code Section 9.107 (C)(7). ATTACHMENTS • Draft Resolution • Location Map • Applicant letter Page 4 RESOLUTION NO.20L2 -XXX RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR GOLDSTAR TAXI TO ALLOW A USED CAR DEALERSHIP IN THE GENERAL BUSINESS DISTRICT IN THE CITY OF COLUMBIA HEIGHTS, MINNESOTA WHEREAS, a proposal (Case #2012 -0303) has been submitted by Nabil Ali to the City Council requesting a conditional use permit from the City of Columbia Heights at the following site: ADDRESS: 5009 University Avenue LEGAL DESCRIPTION: On file at City Hall. THE APPLICANT SEEKS THE FOLLOWING PERMIT: A Conditional Use Permit per Code Section 9.110 (E)(3)(d), to allow a used car dealership in the GB, General Business District at 5009 University Avenue NE. WHEREAS, the Planning Commission has held a public hearing as required by the city Zoning Code on March 6, 2012; WHEREAS, the City Council has considered the advice and recommendations of the Planning Commission regarding the effect of the proposed conditional use permit upon the health, safety, and welfare of the community and its Comprehensive Plan, as well as any concerns related to compatibility of uses, traffic, property values, light, air, danger of fire, and risk to public safety in the surrounding areas; and NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Columbia Heights after reviewing the proposal, that the City Council accepts and adopts the following findings of the Planning Commission: I . The use is one of the conditional uses listed for the zoning district in which the property is located, or is a substantially similar use as determined by the Zoning Administrator. 2. The use is in harmony with the general purpose and intent of the Comprehensive Plan. 3. The use will not impose hazards or distributing influences on neighboring properties. 4. The use will not substantially diminish the use of property in the immediate vicinity. The use will be designed, constructed, operated and maintained in a manner that is compatible with the appearance of the existing or intended character of the surrounding area. 6. The use and property upon which the use is located are adequately served by essential public facilities and services. Resolution No. 2012 -XXX 7. Adequate measures have been or will be taken to minimize traffic congestion on the public streets and to provide for appropriate on -site circulation of traffic. 8. The use will not cause a negative cumulative effect, when considered in conjunction with the cumulative effect of other uses in the immediate vicinity. 9. The use complies with all other applicable regulations for the district in which it is located. FURTHER, BE IT RESOLVED, that the attached conditions, maps, and other information shall become part of this permit and approval; and in granting this permit the city and the applicant agree that this permit shall become null and void if the project has not been completed within one 1 calendar yea s° after the approval date, subject to petition for renewal of the permit. CONDITIONS ATTACHED: 1. All vehicles for sale on the property must be kept indoors at all times. 2. Outdoor vehicle display areas within the public right -of -way are prohibited. 3. The outdoor storage of inoperable, junk vehicles and vehicles with expired tabs is prohibited. 4. The property must adhere to all other applicable regulations pertaining to used car sales as outlined in Code Section 9.107 (C)(7). Passed this 12t" day of March, 2012 Offered by: Seconded by: Roll Call: Ayes: Nays: Mayor Gary L. Peterson Attest: Resolution No. 2012 -XXX Patricia Muscovitz, CMC City Clerk 11• U.1 }a F- N uj w 2 4957 f 4958 4941 4 4931 5055 5058 ._5052 - 4945 941 5049 5046' N 5045 4844 5041 5042 4838 5037 5036 5033 4909 5030 4904 5027 )039 4915 497 5024 WRI 5021 5032 4817 5016 5015 5028 5009 - 5008 X 5005 5074' 5001 5000 ,f",T U.1 }a F- N uj w 2 4957 f 4958 4941 4 4931 5045 5027 50TH 4959 4855 '4858 4948 4945 941 4944 4940 4935 4929 N 4845 4844 4925 4837 4838 4917 4915 4912 ' 4908 4909 832 4904 4829 )039 4915 497 WRI 33 5032 4817 5033 5045 5027 50TH 4959 4954 4951 4948 4945 941 4944 4940 4935 4929 4936 _ 4932 4928 4925 4924 4920 8916 4917 4915 4912 ' 4908 4909 4905 4904 Location Map 4840 4834 4828 iH59- 5060 4959 495( 5057 )055 4949 494( � 5051 )051 4941 5050 4943 493( i0 7 4936 4923 493( 5045 )043 5038 )039 4915 497 5 039 33 5032 5033 5028 4906 4905 W27 4855 58f AVE 5027 5020 4848 4842 4853 q%05 5014 5023 _ 4836. 5006 4833 483 5017 4830 4827. 4824 5000 �I 5005 4955. 4960 4959 495( 4949 4954 4949 494( 4948 4941 4942 4943 493( 4936 4923 493( 4930 4924 4915 497 4905 491 4918. 4912 Ago 4906 4905 4900 4855 58f AVE 4859 4854 4848 4842 4853 4845 484 4847 4841 _ 4836. 4833 483 4833. 4830 4827. 4824 4823 482 4821 4816 481 IN 5009 University Ave. NE, Columbia Heights, MN, 55421 Tel: (952) 881 -4444 Date: 7 February 2012 ^ To: The City of Columbia Heights, Zoning Department Re: Conditional Use Permit for Used Car Dealer License Gold Star is a taxi company and we need a Conditional Use Permit for a Used Car Dealer License in order to be able to purchase vehicles at auctions that will then be turned into taxicabs for our fleet. Furthermore, in the future, if any sale transaction of a vehicle occurs, which would rarely happen, it will be done indoors. In addition, we will not store any vehicles in our lot r`Y � overnight. f� r° f� r If you have any further questions please contact us the number /address above. Sincerely, # t � Nabil Ali Samy Aly � { Co -Owner Gold Star Taxi Company Co -Owner Gold Star Taxi Company f� �2a �G�Y�%�71V �'T�3�7~a'�a 1i1'S�.0 l�i'Y SS$3�Y'3�13 �5�5�7 iAY 7��7 �3'7Y 7v ii i�d i`7�l'd �i`r ti7 %5 iT U�7 Y�TtiS SS�����{f