HomeMy WebLinkAbout2005-06-07 Minutes
PLANNING AND ZONING COMMISSION
MINUTES OF THE REGULAR MEETING
JUNE 7, 2005
7:00 PM
The meeting was called to order at 7:00 pm by Chairperson Szurek. .
Roll Call: Commission Members present-Thompson, Fiorendino, Schmitt, Peterson, and Szurek.
Also present were Perry Thorvig (City Planner-from Dahlgren, Shardlow, and Uban), Shelley Hanson
(Secretary), and Tami Ericson Diehm (Council Liaison).
Motion by Schmitt, seconded by Peterson, to approve the minutes from the meeting of May 3, 2005. All
ayes. MOTION PASSED.
PUBLIC HEARINGS
CASE NUMBER: 2005-0601
DATE: June 7, 2005
APPLICANT: Nedegaard Construction
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LOCATION: East of Central Avenue between 47 and 49 Avenues
REQUEST: Final Plat – Grand Central Lofts Second Addition and Vacation of Drainage
and Utility Easement over Outlot B of Grand Central Lofts Plat
PREPARED BY: Perry Thorvig, Consultant Planner
Introduction
Planner Thorvig stated that Nedegaard Construction has requested two approvals:
1.The final plat for the Grand Central Lofts Second Addition, including additional street right of
way, and
2.Vacation of a drainage and utility easement over Outlot B of the Grand Central Lofts plat.
The Second Addition plat contains 21 townhouse lots, a lot for the community center, and a
reconfigured Outlot B that contains common space for the development, including a storm water
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retention pond. There is also additional land shown in the plat for an expanded Grand Avenue near 49
Avenue. Part of the proposed Grand Avenue is on the Savers property. The final plat is consistent with
the preliminary plat. The drainage and utility easement proposed for vacation will be replaced by
another easement that will more adequately provide for the needs of the project.
Planning Considerations
1.The final plat must be substantially similar to the preliminary plat.
2.The City must find that the vacated drainage and utility easement is not needed for any public
purpose.
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JUNE 7, 2005
Findings of Fact
Final Plat
Section 9.412 (6) of the Columbia Heights zoning code requires that the City Council make each of the
following findings before approving a final plat:
1. The final plat substantially conforms to the approved preliminary plat.
The final plat does substantially conform to the approved preliminary plat. However, additional
land is included in the proposed final plat. In order to provide the necessary area to continue
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Grand Avenue through to 49 Avenue, to provide the area necessary for landscaping and a
sidewalk as well as room to work during the construction, the developer has attempted to
acquire property from Savers. The area needed is currently a grassy area with conifer trees
used to buffer the parking lot from the residential property to the east. The acquisition of this
property would not result in the loss of any parking, as the area needed does not encroach into
the parking lot.
The developer has attempted to acquire this property but the landowner has not been willing to
cooperate. Consequently, on April 26, 2005, the developer did request, and the EDA agreed to
assist the developer in acquiring the necessary right of way using its power of eminent domain.
The process is underway and EDA is expected to own the property in October or November of
2005.
2. The proposed subdivision conforms to the requirements of the Subdivision Ordinance.
The final plat conforms to the requirements of the Subdivision Ordinance.
3. Kevin Hansen, Public Works Director/City Engineer had the following requirements/comments for
the final plan approval:
Grading/ErosionControl:
*The site grading shown is consistent with the first phase plans previously approved, however,
the City reserves the right to require additional erosion control measures during construction.
*Perimeter erosion control measures shall be installed and inspected by the City prior to major
grading activities beginning.
*Vehicle tracking offsite shall be the responsibility of the Development to clean as required by
the City.
Utilities:
*The sanitary sewer and water main shown are consistent with the first phase plans previously
approved.
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*New utility connections and several disconnects within POW”s will be needed on 47 and 49
Avenues. The Contractor may apply for a single Work Within ROW from the Engineering
department for all connections and disconnects.
*All utilities shall meet the City of Columbia Heights specifications.
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*The City shall inspect all work in the Public roadway for the utility connections to 49 Avenue.
PLANNING & ZONING COMMISSION MINUTES
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JUNE 7, 2005
*The Development shall provide the City of Columbia Heights with as-built drawings of all
newly constructed utilities, in both hardcopy and electronic (.dwg) format.
*Even though the plans for the storm water pond were changed for the second phase plat, it does
meet the requirements. The wet detention basin now planned actually provides an additional
reduction in the outflow from the pond as compared to the original infiltration trench, which is a
benefit to the downstream storm water system. The walking trail proposed in the original design
has now been removed due to the wet detention basin design. With the new pond design, I would
recommend the following:
1.Due to the sandy soils in the area, please indicate if a pond liner will be required
and how soon that will be accomplished.
2.The storm inlet area should be pulled back with a flatter, hydric vegetative area
incorporated at the NWL prior to entering the permanent pool area.
3.Provide a detail on the outlet device for the new pond design.
4.The site landscaping plan should be revised to address the types and method of
pond planting along with landscaping around the pool.
Streets:
*Please provide horizontal curve data on the Public Street and radii for the connections to the
public street.
*Please provide the City with a copy of Anoka County’s acceptance of the work and County
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Access Permit for the work on 49 Avenue.
*Please provide a copy of the County approved plans for the right turn lane and restriping on
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49 Avenue.
General:
*The phase one Letter of Credit (LOC) currently expires at the end of the year. This should be
extended to at least 9/31/2006.
*The same requirements in the original Development Contract shall apply to the second phase.
Specifically, the Developer is limited to one 70 unit condo building and 4 townhome building
permits until work has been initiated on the:
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1.Sanitary Sewer Reconstruction from 47 to 51 Avenues, and
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2.Right turn lane construction and lane restriping on 49 Avenue as required by
Anoka County.
Vacation of Prior Outlot B
This request is not the typical vacation of a street or alley right of way. The applicant is requesting that
the Outlot B in the original Grand Central Lofts plat be vacated and replaced by a new Outlot B. The
original Outlot B was established as a common lot for utility and drainage purposes. However, the
outlot, as originally described, did not allow for an adequate amount of back yard ownership after
building style revisions were made. The revised Outlot B drainage and utility easement will provide for
14’ of individual back yard ownership.
No other property is affected by the vacation proposal.
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JUNE 7, 2005
The original Outlot B is not needed for any public purpose if a new Outlot B replaces it.
Staff recommends approval of the vacation.
Questions/Comments:
Szurek asked if the retaining wall that will be constructed between Savers and the Grand Ave road
extension will be the same type of boulder design. Nedegaard answered that it would be. However, he
will have to wait for the eminent domain proceedings to be completed before he can construct that wall
and the west ½ of the roadway.
Thompson asked who designed the wall. Nedegaard stated, the wall was designed by a Structural
Engineer, and that it was approved by the Building Official.
There was some discussion regarding the change in the drainage pond and walkways. Nedegaard
explained that fountains were being added to the pond and a picnic area with fire pits were being added
near the Clubhouse. Due to these additions, there no longer was room for a walkway around the pond.
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Peterson questioned whether the extension of Grand Ave to 49 Avenue was going to be neighbor
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friendly. He is worried about headlights shining into the homes of the north side of 49 Avenue, and
about children walking to and from school along the sidewalk where Grand Avenue will intersect with
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49 Avenue. He was assured that Grand Avenue will come into 49 Avenue at a gradual slope and that
visibility will not be compromised.
Chair Szurek opened the Public Hearing for comments:
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Richard Johnson 1052 49 Avenue asked about the orange construction fence located behind the
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properties from 1040-1118 49 Avenue that was erected when they took out trees and stored dirt for the
construction thus far. Nedegaard told him the dirt will be hauled out shortly and that the rock wall and
landscaping will be carried through and tied into the current yards and elevations.
Motion by Peterson, second byFiorendino, That the Planning Commission recommend that the City
Council approve the final plat with the condition that the plat not be approved by the City for filing until
the legal proceeding to acquire the additional street right of way property from Savers has been
completed and ownership is transferred to the developer; and that the following conditions also be met:
Grading/ErosionControl:
*The site grading shown is consistent with the first phase plans previously approved, however,
the City reserves the right to require additional erosion control measures during construction.
*Perimeter erosion control measures shall be installed and inspected by the City prior to major
grading activities beginning.
*Vehicle tracking offsite shall be the responsibility of the Development to clean as required by
the City.
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JUNE 7, 2005
Utilities:
*The sanitary sewer and water main shown are consistent with the first phase plans previously
approved.
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*New utility connections and several disconnects within POW”s will be needed on 47 and 49
Avenues. The Contractor may apply for a single Work Within ROW from the Engineering
department for all connections and disconnects.
*All utilities shall meet the City of Columbia Heights specifications.
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*The City shall inspect all work in the Public roadway for the utility connections to 49 Avenue.
*The Development shall provide the City of Columbia Heights with as-built drawings of all
newly constructed utilities, in both hardcopy and electronic (.dwg) format.
*Even though the plans for the storm water pond were changed for the second phase plat, it does
meet the requirements. The wet detention basin now planned actually provides an additional
reduction in the outflow from the pond as compared to the original infiltration trench, which is a
benefit to the downstream storm water system. The walking trail proposed in the original design
has now been removed due to the wet detention basin design. With the new pond design, I would
recommend the following:
5.Due to the sandy soils in the area, please indicate if a pond liner will be required
and how soon that will be accomplished.
6.The storm inlet area should be pulled back with a flatter, hydric vegetative area
incorporated at the NWL prior to entering the permanent pool area.
7.Provide a detail on the outlet device for the new pond design.
8.The site landscaping plan should be revised to address the types and method of
pond planting along with landscaping around the pool.
Streets:
*Please provide horizontal curve data on the Public Street and radii for the connections to the
public street.
*Please provide the City with a copy of Anoka County’s acceptance of the work and County
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Access Permit for the work on 49 Avenue.
*Please provide a copy of the County approved plans for the right turn lane and restriping on
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49 Avenue.
General:
*The phase one Letter of Credit (LOC) currently expires at the end of the year. This should be
extended to at least 9/31/2006.
*The same requirements in the original Development Contract shall apply to the second phase.
Specifically, the Developer is limited to one 70 unit condo building and 4 townhome building
permits until work has been initiated on the:
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3.Sanitary Sewer Reconstruction from 47 to 51 Avenues, and
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4.Right turn lane construction and lane restriping on 49 Avenue as required by
Anoka County.
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JUNE 7, 2005
AND FURTHER
That the Planning Commission recommend that the City Council approve the vacation of the existing
drainage and utility easement known as Outlot B the plat known as Grand Central Lofts. All ayes.
MOTION PASSED.
This will be addressed by the City Council at the June 13, 2005 meeting.
CASE NUMBER: 2005-0602
DATE: June 7, 2005
APPLICANT: Ryland Homes and Shafer Richardson
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LOCATION: South side of Huset Park from Jefferson/Madison Street to 5 Street -
Industrial Park Redevelopment Area (Park View)
REQUEST: Preliminary Plat – Phase 1 and Site Plan
PREPARED BY: Perry Thorvig, Consultant Planner
Introduction
Planner Thorvig explained that Ryland Homes and Shafer Richardson have requested two approvals:
1.The preliminary plat for the Phase 1 of the redevelopment of the industrial area south of Huset
Park, and
2.The site plan for Phase 1.
Phase 1 is part of a larger 28-acre redevelopment area that the developers are now calling Park View.
Phase 1 contains 123 dwelling units on approximately 11 acres of land (11.18 dwelling units/acre).
There are 46 two-story townhomes and 77 three-story carriage home units. Each unit has two parking
spaces in the building and two in the driveway. There are 51 additional parking spaces in parking bays
or on the private streets. There are no public streets proposed within the project.
The coop building has been eliminated in favor of carriage style townhomes.
Planning Considerations
1.A concept site plan was prepared in 2004 by the developer as part of the preliminary development
agreement entered into with the City. The concept plan was found to be compatible with the
provisions of the Transit Oriented Mixed-use Zoning District.
This zoning district calls for a flexible mix of uses with a minimum residential density of 12 units
per acre and a maximum density of 20 units per acre, unless otherwise approved by the City
Council. The concept site plan showed a density of less than 20 units per acre. The subject
property is located adjacent to a transit corridor (University Avenue NE) and will include a trail
connection linking the
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JUNE 7, 2005
2.new residential and mixed-use neighborhood to and through Huset Park. The trail will be
constructed as part of the parkway along 39th Ave NE.
3.The City Staff has prepared Design Guidelines to be applied to the redevelopment of the subject
property. These guidelines are directly based on the existing City Design Guidelines adopted in
2003. The guidelines include characteristics that are appropriate to the residential and mixed-use
character of the Industrial Park redevelopment area, and not those aimed at highway, strip or
suburban architecture and development.
4.The purpose of the Mixed-Use District is to promote efficient use of existing City infrastructure;
ensure sensitivity to surrounding neighborhoods, create linkages between compatible areas of the
City; provide appropriate transitions between uses; ensure high quality design and architecture;
create good pedestrian circulation and safety; promote alternative modes of transportation; and
increase the quality of life and community image of Columbia Heights. The proposed Industrial
Park redevelopment will be designed as a pedestrian friendly mixed-use project that will accomplish
these goals.
5.The Transit-Oriented Mixed-Use District requires that the mix of land use include two or more of the
following uses: residential, commercial and industrial. The proposed Industrial Park redevelopment
will meet this requirement by including predominantly residential uses with some mixed-use
commercial/residential uses.
6. Though the concept plan was previously approved for this project, the detailed site plan and
preliminary plat must comply with the specific requirements of the zoning ordinance. Several
zoning compliance issues are discussed below.
Findings of Fact
Preliminary Plat
Section 9.411 (6) of the Columbia Heights zoning code requires that the City Council make each of the
following findings before approving a preliminary plat:
1. The proposed preliminary plat conforms to the requirements of Section 14 of this ordinance.
Section 14 of the ordinance only requires that the streets conform to the Comprehensive Plan by
allowing the continuation of the appropriate projection of principal streets and that the plat
conform to the neighborhood plan.
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In Phase 1, there are no existing streets other than 39 Avenue and Jefferson Street/Madison
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Street that must be preserved. Both Jefferson/Madison and 39 will be preserved, though
slightly realigned to form the parkway and traffic circle. No other streets go through the
property at the present time.
Industrial traffic will go around the project, not through it.
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JUNE 7, 2005
2. The proposed subdivision is consistent with the Comprehensive Plan.
The Comprehensive Plan has been modified to Mixed-use in expectation of this kind of
development. Therefore, the project is consistent with the plan.
3. The proposed subdivision contains parcel and land subdivision layout that is consistent with good
planning and site engineering design principles.
The site layout does have some issues. They are as follows:
a)Ownership of the utilities not lying within the right of way of a public street. Kevin Hansen,
Public Works Director, believes that it would be beneficial that the City take ownership of all
the 8 inch water mains and sanitary sewer that is in any private street that is 22’ or greater
in width. This is the accepted practice in similar developments in the city. The utilities
would be built according to City specifications and there will be no confusion as to who is
responsible for maintenance and repair. Therefore, the preliminary plat should be approved
with a condition that specifically states that the City will take ownership of the utilities
described above.
b)Spacing between buildings. No building will be closer than 25’ to another building.
However, the distance from garage door to garage door across the private street is only
about 62 feet. Two, 20’ wide driveways (parking spaces) in front of the garage doors and a
22 foot wide private street occupy the 62-foot space between the garage doors.
These dimensions are less than what is normally required. For example, the
The Columbia Heights code requires a 24-foot wide access drive. Section 9.612 (7) reads as
follows:
“b) Access and Circulation. Except for parking accessory to one and two
family dwellings, each required off-street parking space shall have direct
access to an aisle or driveway no less than 24 feet in width and designed to provide safe
and efficient means of vehicular access to and from the
parking space without using public right-of-way for maneuvering.”
Staff is recommending approval of the driveway and private street dimension. Staff has
worked with the applicant to minimize the amount of hard surface space on the site in favor
of more green space between or in front of the buildings. Therefore, staff, including the fire
department, is comfortable with the 20-foot driveways and 22’ private streets in the project.
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JUNE 7, 2005
c)Amount of useable common open space. There is only one common open space area in
Phase 1 that is not directly in front of a townhome unit. That is the triangular space located
approximately in the left center of the site. It contains a pergola according to the site plan
and will serve as a passive open space area. It is about 20,500 sq. ft. in size. This is a fairly
small amount of common open space for the number of units it serves. However, this lack of
common open space on site is compensated by the presence of Huset Park. It provides for a
substantial amount of open space to offset the small amount on site. Therefore, the plan
should be acceptable with respect to common open space.
d) Sidewalk connections. All units should be connected by way of sidewalk to the city’s
sidewalk system and the new parkway. Most of this project has the required
sidewalks. However, the two-story townhomes on the south side of the project do not
have them on their side of the street. This should not be a problem, however, because
there is an east-west sidewalk just across the private street that should serve the
needs of pedestrians in the development.
e) Engineering considerations. Kevin Hansen has reviewed the plat and found that there
are several technical changes typical with all plats that must be made in order to
assure that the utilities are installed properly and up to City and State requirements.
Several conditions of approval are included in the recommendation to address Mr.
Hansen’s concerns.
Site Plan
Section 9.413 (4) of the Columbia Heights zoning code requires that the Planning
Commission make sure each of the following findings are met before approving a site plan:
a) The site plan conforms to all applicable requirements of the Ordinance.
The Phase 1 site plan is consistent with the ordinance except for the following:
1.Internal street access drive widths are less than 24 feet in most of the project. However, as
explained above, this should not be an issue in this development.
2. Ornamental trees must be 2” not 1.5’ as proposed.
b) The site plan is consistent with the applicable provisions of the City’s Comprehensive Plan.
The project is consistent with the general direction established in the Comprehensive Plan
c) The site plan is consistent with any applicable area plan.
A concept plan for the area has been accepted by the city and Design Guidelines have been
adopted. A shortened list of the Design Standards is attached. Staff has found the project to be
in substantial compliance with the standards. However, some discussion of various issues is
needed.
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JUNE 7, 2005
1. Buildings are 15 to 35 feet from the sidewalk along the new parkway. Some of the buildings
may be a little farther from the street than the standards suggest (20 feet maximum).
However, the spirit of the ordinance is certainly met by fronting units on the street with
garages hidden to the rear of the buildings.
2.The density of 11.18 dwelling units per acre in this phase is slightly below the 12 DU/A
minimum required for the Park View area. The density will be greater in Phases 1 and 3 to
compensate for the lower density in Phase 1.
3.The exterior materials proposed for the project are vinyl, brick, and cultured stone. The
developer has submitted drawings that show that the entire end wall of selected units will be
entirely brick. In addition, the three-story buildings with seven or more units will have 3
units that have brick faces. The other three-story buildings will have 2 units that have brick
faces. The two story units will have cultured stone to a height of about four feet above grade.
The rear sides of all the buildings will be heavy gauge vinyl siding.
d) The site plan minimizes any adverse impacts on property in the immediate vicinity and the public
right-of-way.
The two-story townhouses on the south edge of Phase 1 have their back yards adjoining the back
yards of single-family homes. However, there is a heavily landscaped buffer consisting of
evergreen and deciduous trees proposed in the plan. The buffer should be enough to minimize
any adverse impacts on the residential neighbors.
Conclusion
The site plan is acceptable provided the ornamental tree diameters are 2” as required by ordinance and
the brick facades are built as proposed by the developer.
The subdivision plat needs to reflect any site plan changes resulting from the comments above.
Assuming those issues can be resolved, the preliminary plat can be approved. It is expected that the
final plat will need to be modified a bit between the time the preliminary plat is approved and the final
plat is submitted for approval.
Questions/comments:
There was a discussion regarding the placement of the sidewalks on the south side of the development as
shown on the drawings. Various comments were made as to the advantages or disadvantages of locating
them on one side of the street and not the other.
Thompson asked if the units shared driveway space, or if there was some type of small division between
them. He was told they are divided for each unit. He then asked if parking would be allowed on the
streets since they will only be 22 ft wide. These interior, 22 ft wide streets will be “no parking” zones.
He then asked about the materials that will be used for storm sewers. Brian Sullivan from Ryland
homes stated all utilities will be designed and installed with approved materials meeting the City’s
requirements.
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JUNE 7, 2005
Brian Sullivan stated that the Homeowner’s Association will be responsible for the maintenance of the
storm sewers, the retaining walls, landscaping, lawn care, trees, and the interior streets. The retention
pond will be added during Phase II. Schmitt stated she would like to see a walkway around the pond.
Schmitt questioned whether transit stops would be added to this area since the zoning was changed to
Transit Oriented. Planner Thorvig explained that additional transit stops would not be added. The re-
zoning which includes the high density housing needs only to be near existing transit stops such as the
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ones at 37 Avenue and 40 Avenue.
Mr. Sullivan reviewed the various styles of housing that will be constructed in this phase. The
“Georgetown-Carriage style townhomes” are designed as pedestrian friendly, placed near the sidewalks
with garages and services at the rear of each unit. They will have various facades with staggering fronts
to help create the look of diverse individual units. The 3 bedroom units will have approx. 1,600 sf
1,950 sf and will be priced in the low $200,000 to around $260,000.
The two story townhomes will feature two bedrooms and an optional loft area with vinyl siding and
stone trim. They will have 1,600 sf – 1,800 sf and be priced in the $180,000 range.
Fiorendino asked whether retail space was still being planned in the redevelopment area. Ryland
representatives stated that yes, it is still part of the plans, but in a future phase.
Schmitt asked what streets were going to be maintained by the City in this phase. The developers stated
that the newly designed parkway would be the only street in the phase to be considered a “city” street.
Public Hearing opened for comments:
No one in the audience had any comments.
Motion by Fiorendino, seconded by Peterson, That the Planning Commission approve the site plan
based on the following conditions:
1.Ornamental tree diameters must be specified at 2 inches.
2.The brick facades are built as shown in the attached exhibits.
3.
AND FURTHER
That the Planning Commission recommends that the City Council approve the preliminary plat based on
following conditions of approval that have been found to be necessary to protect the public interest and
ensure compliance with the provisions of the Zoning and Development Ordinance, including:
1.The development agreement must reflect an agreement between the City and the developer on
what utilities and streets within the project will be the City’s long-term maintenance and repair
responsibilities.
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JUNE 7, 2005
2.The Common Interest Community documents clearly state the responsibilities of the City and
homeowners association related to streets and utilities.
3.The Plat should identify the name of the proposed development.
4.All vacations (by the City) should occur concurrent or prior to the final plat approval (by phase)
by the City Council.
5.The Street names must be included on the final plat and follow ‘Street’ for North-South and
‘Avenue’ for East-West.
6.All construction traffic must be controlled and shall be directed through the vehicle tracking
pads, as indicated on the SWPPP plan. Due to the traffic volume on Jefferson Street, frequent
street cleaning may be necessary.
7.All erosion control measures shall be installed and inspected by the City prior to any site
activities beginning.
8.In areas of concentrated flow or where slopes exceed 3:1, silt fence shall be heavy duty (wire
backed).
9.Under Erosion Control Notes, note 10, the 14-day requirement is a maximum for restoration as
described.
10.Due to the Public construction of Huset Parkway and related timing/schedule, other erosion
control devices may be necessary. A temporary sedimentation pond (or other approved means)
shall be utilized until the offsite ponding is completed.
11.Wherever any of the proposed retaining walls exceeds four feet in height, the final plans shall
include a wall designed by a registered engineer. The wall shall also have protective fencing at
the top where the vertical height exceeds 48 inches.
12.Any site grading prior to final plat approval will require an excavation permit, obtained from the
Engineering department.
13.An NPDES permit will be required, at the time of construction. Additional erosion control
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measures along the southerly property line (at 5 and 38 Streets) are recommended, due to
the slope of the adjoining property. The City also reserves the right to require additional erosion
control measures during construction, as conditions warrant.
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JUNE 7, 2005
14. All restoration of turf areas in the Public ROW shall be by sodded with 4 inches of topsoil
15.All streets, storm sewer, signage and striping serving the development shall be privately owned
and maintained.
16.All utilities (water main, sanitary sewer and storm sewer), shall meet the City of Columbia
Heights specifications for materials and installation.
17.The developer must provide the City with locatable references for service lines, such as swing
ties or GPS coordinates
18.The final plans should provide detail and design information on the proposed method, such as a
Stormceptor Chamber, or other approved means, as required by the City ’s Stormwater
Management Ordinance, to remove coarse-grained particles.
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19.The 8” water main (note 15 on sheet C5.3) must be connected to the existing main in 38
Avenue.
20.Additional 8” gate valves must be added in-line for isolation.
21.All sanitary service pipes shall be SDR 26 or Schedule 40 pipe.
22.All street signage shall meet MnMUTCD (latest version) requirements. For regulatory signage,
the City requires VIP grade. Street name signs shall be a different color (for private streets), and
must be approved by Public Works.
23.All sidewalks shall meet ADA requirements for pedestrian ramps and grade.
24.At final plan submittal, the developer must provide plan/profile sheets for the utilities.
25.The developer shall provide the City of Columbia Heights with as-built drawings of all newly
constructed utilities, in both hardcopy and electronic (.dwg) format.
Aye- Fiorendino, Schmitt, Peterson, Szurek
Nay-Thomspon
MOTION PASSED.
Attachments
Industrial Area Redevelopment Design Guidelines
Building Placement
Well designed front façade facing the street
Res. Buildings 10-20 ft. from sidewalk edge
Articulation in front facades encouraged
Primary Facades
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JUNE 7, 2005
Pitched roofs
One foot eves
Building Width and Articulation
Articulation through off-sets or different textures
Building Ht.
2-4 stories
Window and Door Openings
20% window and door openings in front
15% in sides
Entries
Face street or walkway
Or linked by sidewalk to the street or courtyard
Building Materials
Required brick (33 to 38%), natural stone, precast concrete or block (integrally colored), jumbo
brick, - 40%, lower third
Glass for windows and doors
Synthetic wood (fiber cement, Hardie board) resembling horizontal lap siding
NO unadorned plain concrete block, tilt-up concrete panels, prefab steel or sheet metal panels,
Aluminum, vinyl, for commercial and mixed-use ), fiberglass asphalt or fiberboard masonite
siding.
Accent materials on 15%
Front and rear should have similar materials
Res. Permitted – vinyl, heavy gauge, deep colors of gray, tan, olive, blue, or red.
Building Colors
Complement surroundings, warm toned, 2 principal colors per façade,
Architectural Detailing
Ornamental cornices, arched windows, warm-toned brick, bands of contrasting colors,
CASE NUMBER: 2005-0603
DATE: June 7, 2005
TO: Columbia Heights Planning Commission
APPLICANT: Cornerstone Commercial, representing Advance Auto Parts
LOCATION: 4545 Central Avenue (Mr. Steak site)
REQUEST: Site and Building Plan Approval
PREPARED BY: Perry Thorvig, Consultant Planner and Patrick Smith, AICP, Senior
Planner
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JUNE 7, 2005
Introduction
Planner Thorvig said that Cornerstone Commercial, representing Advance Auto Parts, is applying for
building and site plan approval for a 7,000 square foot Advance Auto Parts store at 4545 Central Ave.
NE, the former Mr. Steak property. The applicant proposes to remove the Mr. Steak building and
construct a new building on the south side of the site. New maps were passed out at the meeting
showing a new design for the parking lot for 33 parking spaces is proposed north of the building. Robert
Wolff is the property owner and has consented to the application.
Planning Considerations
Comprehensive Plan
The Comprehensive Plan designation of the site is Commercial Development. Some of the Plan’s goals
and policies for commercial areas are as follows:
Enhance the image and viability of the Central Avenue corridor, while protecting and enhancing
adjacent residential uses.
Improve the image of commercial areas as friendly and safe environments for resident and
visitors by supporting redevelopment and enhancement efforts that strengthen commercial areas,
create a unified image, and provide pedestrian linkages to neighborhoods.
Zoning Ordinance
The zoning classification for the property is General Business and Highway District Overlay. The
purpose of the General Business District is to provide appropriate locations for general retail sales,
services and other commercial developments that benefit from their proximity to other commercial uses.
These areas are located away from residential neighborhoods, along arterial roadways and are
accessible primarily by automobile. The overlay district provides design standards that assure quality
building appearance.
Circulation, Access, Parking and Sidewalks
Circulation through the site was changed slightly with the new design. This design was done at the
request of the Corporate Office of Advance Auto Products. It not only allows for easier access to the
loading areas and trash removal, but also closer access for customers to the store. With this new
design, more shrubs have been added to the parking lot area. Both of the entrances have shifted
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slightly. The 46 Avenue access has been shifted as far to the east as possible to provide a greater
distance from the intersection at Central Avenue. The access from Central Avenue has been shifted
approximately 15 feet to the north. The access will be right-in only access from Central Avenue and a
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full access from 46 Avenue. Staff has submitted plans to MnDOT for their review, and a response is
expected before the Planning Commission meeting.
The parking requirement for commercial buildings of this size is 23 stalls, and Advance Auto is
providing 31 stalls plus 2 handicap accessible stalls, for a total of 33 parking spaces.
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Bulk Requirements
Zoning Requirement Proposed
Building Setbacks None Required East – 20 feet
South – 10 feet
West – 5 feet
North – 227 feet
Parking setbacks
Front yard 15 feet 15 feet
Side yard 5 feet 10 feet**
Corner side yard 15 feet 28 feet**
Maximum Building Height 35 feet One story
Maximum Floor Area 1.0 .20
Impervious Surface Coverage NA 67%
**These figures were changed with the change to the parking lot layout, but they still meet the
requirements.
Landscape Plan
The Developer has submitted a Landscape Plan in accordance with the requirements for site plans in
the Zoning Ordinance. The Landscape Plan is well done and consistent both with the Zoning Ordinance
and with the Highway District Design Guidelines.
Signage Plan
The proposal contains building wall signs and a freestanding pylon sign.
There will be two wall signs on the north and west facades. They are each approximately 3’x45’ and
135 sq. ft. in area.
The pylon sign is 25 feet tall on a 20-foot tall steel pole. The sign dimensions are 5’ by 15’ (75 sq. ft.).
It is located on the northwest corner of the property.
The design guidelines encourage monument signs rather than pylons. Landscaping is also encouraged
around the base. The base of the sign is not landscaped as proposed.
Highway District Design Guidelines
The Columbia Heights Design Guidelines were created to guide developers and businesses in the design
of expansions, renovations or new construction of buildings or parking within the Central Avenue and
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40 Avenue commercial corridors, and to assist City officials and staff in reviewing development
proposals. The City may permit alternative approaches that meet the objectives of the design guidelines.
The design district that is applied to the Advance Auto Parts’ development is the Highway District.
Architectural Guidelines
1)Building Placement Objective: To orient non-residential buildings toward the street in order to
improve its walkability, while creating opportunities for more internally-focused residential
development. Front facades should be well defined with entrances facing the street. Buildings may
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be set back a maximum of 85 ft. from the sidewalk in order to allow for parking plus landscape frontage.
The development meets the intent of this objective. Having the entrance adjacent to the sidewalk
along Central Avenue creates a pedestrian friendly development. The building is set back five feet
from the west property line (adjacent to Central Avenue), which helps add to the urban character
of the redevelopment area created by the Grand Central Lofts development.
2) Primary Façades and Roof Treatment Objective: To encourage attached residential and mixed-use
buildings that are compatible with the prevailing single-family residential surroundings.
Nonresidential buildings may be designed with pitched or flat roofs. The base or ground floor of
the building should include elements that relate to the human scale, including texture, projections,
doors and windows, awnings, canopies or ornamentation.
The development meets this objective. The building has a flat roof and the entries, windows,
canopies and lighting relate to human scale.
3) Building Width and Façade Articulation Objective: To add visual interest and variety to buildings
and emphasize the pedestrian scale. The primary façades of buildings should be 40 ft. or more in
width and should be articulated into smaller increments by following methods listed in the Design
Guidelines to lessen apparent bulk.
The development meets this objective. The Central Avenue façade is articulated in several
ways. The area occupied by the wall sign band protrudes out from the face of the building
and above the parapet of the rest of the building. There are three vertical columns of face
brick that divides the rock face block from the corners and glass windows. About 40% of the
front façade contains clear glass windows.
4)Building Height Objective: To create increased sense of enclosure, diminish the perceived width of
the street, and provide opportunities for upper-story housing, offices or studios. Two and three
story buildings are strongly encouraged. All buildings shall have a minimum cornice height of 22
ft. This height is adequate to achieve the building height objective, conveying a multi-story
appearance even if the building has only one occupied floor.
This building meets the objective. It is within five feet of the street property line and is 22’
tall at the top of the sign band portion of the front façade.
Transparency - Window and Door Openings Objective: To reflect the character of existing storefront
commercial buildings, enliven the streetscape and enhance security by providing views into and out of
buildings. Where commercial or office uses are found on the ground floor, at least 20 percent of the
ground floor façade fronting Central Avenue and 15 percent of any two sides or
5)rear facades shall consist of window and door openings. The design guidelines note that spandrel
glass may be used in up to half of the window and door surfaces on any building facade.
This objective is met. About 40% of the length of the front façade is occupied by glass. There is
also glass on the north side that appears to meet the 15% requirement.
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6)Entries Objective: To establish the visual importance of the primary street entrance, and to ensure
that entries contribute to the visual attractiveness of the building and are readily visible to the
customer. Primary building entrances should face the primary abutting public street or walkway or
be linked to that street by a clearly defined and visible walkway. Corner buildings shall use the
street with the higher classification as the primary entrance.
The proposed building meets this objective. The primary entrance is at the corner of the
building and faces Central Avenue. Additionally, the main entrance is visible and accessible
from Central Avenue.
7)Rear Façade and Entries Objective: To improve the appearance of rear façades, orient customers
parking or walking to the rear of buildings, and provide safe and convenient access to all building
entrances.
Each of the façades of the proposed buildings is designed to the same high standard and meets this
requirement. There is no rear entry.
8)Building Materials Objective: To ensure that high-quality, durable and authentic building materials
are used in residential and nonresidential construction. All buildings should be constructed of high-
quality materials, including the following: brick; natural stone; precast concrete units and concrete
block, provided that the surfaces are molded, serrated or treated with a textured material in order to
give the wall surface a three-dimensional character; stucco; jumbo brick may be used on up to 30
percent of any façade, provided that it is used only on the lower third of the building wall. EIFS
may be used as a primary material at a height of at least 3 ft. above grade, limited to a maximum of
60 percent of the façade when fronting a public street.
The building materials are split faced concrete and EIFS materials specified by the
requirement above. The EIFS is used only on the elevated part of the façade behind the sign
band. It does not exceed the 60% limit.
9) Rooftop Equipment Objective: To ensure that views of rooftop equipment from public streets or
pedestrian ways are minimized. All rooftop equipment shall be screened from view from adjacent
streets, public rights-of-way and adjacent properties. Preferably, rooftop equipment should be
screened by the building parapet, or should be located out of view from the ground.
The elevations submitted by the applicant do not show rooftop equipment. However, this
does not mean that there will not be any of this kind of equipment. Staff will make sure that
the construction plans comply with this standard.
9)Building Colors Objective: To ensure that building colors are aesthetically pleasing and
compatible with their surroundings. Building colors should accent, blend with, or complement
surroundings. Principal building colors should consist of subtle, neutral or muted colors with
low reflectance. Warm-toned colors are encouraged. No more than two principal colors may be
used on a façade. Bright or primary colors should be used only as accents, occupying a
maximum of 15 percent of building façades.
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It was not known what colors would be used However, Mr. Paul Bera, brought samples of
the materials and colors that will be used on the building to the meeting to show
commissioners.
11)Architectural Detailing Objective: To encourage new building design that echoes the design of the
few iconic buildings that remain in Columbia Heights – notably the Heights Theater – while
enlivening building façades and contributing to a human-scaled environment. Architectural details
such as ornamental cornices, arched windows and warm-toned brick with bands of contrasting color
are encouraged in new construction. The contemporary adaptation of historic and vernacular
residential, institutional and commercial styles found in Columbia Heights and in Northeast
Minneapolis is encouraged.
The extended upper part of the façade containing the sign band is reminiscent of the awnings that used
to protrude from main street types of buildings. The warm-toned brick proposed for the building
meets the requirements of this objective.
12)Awnings Objective: To encourage the use of awnings as a way to shelter customers, reduce glare
and conserve energy, and provide additional accent color to building façades. Where awnings are
desired, canvas or fabric should be used, rather than wood or metal.
The building does not have functional awnings. However, the sign band part of the building
is reminiscent of the awning detail in older buildings.
13) Parking Location Objective: To improve the appearance and convenience of parking lot circulation
for vehicles and pedestrians by breaking the parking area up into smaller units. No more than 50
percent of the off-street parking area for the entire site shall be located between the front façade of
the building and primary abutting street. Internal accessways with landscaping and sidewalks are
encouraged.
The parking location meets this intent. No parking spaces are located between the front
facade and Central Avenue. Although the amount of parking exceeds City Code, the
applicant wants to provide increased parking based upon their market needs. However, this
parking area is buffered with landscaping and a 3-foot ornamental fence. Finally, the
parking lot includes landscaped islands.
14) Parking Area Screening Objective: To soften the appearance of parking areas when viewed from
an abutting street or sidewalk and to screen parking areas from residential yards.
The site plan meets this intent. A 6-foot high wood fence will be constructed on the east side
of the site, screening the residential property to the east from the parking lot and loading
area. Moreover, the parking lot will be soften by the proposed 3-foot high ornamental fence
and landscaping.
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15) Placement and Screening of Service, Loading and Storage Areas Objective: To screen views of
service and loading areas, and to ensure that the noise impacts of these functions are fully contained
and not audible from surrounding streets and properties. Screening must be provided in accordance
with the Zoning Ordinance. Loading docks, truck parking, trash collection and other service
functions shall be incorporated into the design of the building or screened with walls of similar
design and materials to the principal building, combined with landscape material to create a screen
at least six feet in height.
The site plan for the development illustrates that these requirements are met. The loading
area is located in the southeast corner of the site, between the 6-foot fence and the building.
The area will be screened from the residents to the east by the 6-foot wood fence, and the
building will screen the loading area from Central Avenue.
16) Pedestrian and Bicycle Access Objective: To ensure that pedestrians and bicyclists have safe and
convenient access to all business establishments. Walkways should be at least 5 ft. in width and
shall be landscaped for at least 50 percent of their length.
The site plan meets this objective.
17)Signs Objective: Signs should be architecturally compatible with the style, composition, materials,
colors and details of the buildings and with other signs on nearby buildings. Signs should be an
integral part of the building design. Signs should have no more than three colors unless part of an
illustration. Monument signs are encouraged with landscaping around the base of the sign.
The wall signs meet the design guidelines, however they are too large. The pylon sign does not.
There should be a base to the sign that includes the same brick material used on the building. The
brick base should be at least three feet high and as wide as the sign. The site plan should be
modified to show landscaping around the sign base.
18) Lighting Objective: To ensure that safe and attractive lighting levels are provided around all
buildings and parking areas, without excessive glare or brightness. Exterior lighting should be the
minimum necessary for safety and security. Lighting should be designed to coordinate with
building architecture and landscaping. Building mounted fixtures compatible with building façades
are encouraged.
The Developer has submitted a site lighting plan that shows lighting meets the requirements of
City Code for glare.
The building mounted fixtures are compatible with the building façade.
Staff recommends approval with the conditions noted.
Questions/comments:
Peterson commented that since the parking lot layout was changed, the setbacks were also changed
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which allowed for less green space along Central Avenue and 46 Avenue. He was disappointed that
this change had been made, and encouraged them to allow for more greenery.
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Fiorendino asked for details on the fencing along the east side of the property on top of the retaining
wall.
Thompson questioned whether the present sewer line is to be abandoned and what it will be replaced
with. Planner Thorvig stated all of that is addressed by staff during the building permitting process.
There was much discussion regarding the proposed pylon sign. The commission members agreed that
even though it met the requirements, they would prefer to see a monument sign on Central Ave and not
as high as the proposed pylon sign. The developer was also told he had to reduce the wall signage to
200 sf per City requirements. The developer agreed to change the pylon sign to a monument sign no
more than 15 ft high that will be located out of the standard triangle of visibility.
Public Hearing Opened for comments:
No one wished to comment.
Motion by Peterson, seconded by Thompson, That the Planning Commission approve the site plan based
on the following conditions, and that the building permits will not be issued until the changes are
officially submitted:
1.Color detail is submitted that meets the design criteria for the exterior of the building.
2.Sign colors are complimentary with the building colors and Central Avenue.
3.The wall signage will be reduced from 270 sf to 200 sf.
4.The corner sign will be a monument sign no more than 15 ft in height and will not be placed
in the standard site triangle.
5.The sign base be landscaped
6.To minimize vehicle tracking, all construction traffic shall be directed through the vehicle
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tracking pads, as indicated on the plan. Due to the traffic volume on 46 Avenue, frequent
street cleaning may be necessary.
7.All erosion control measures shall be installed and inspected by the City prior to any site
activities beginning.
8.All restoration of turf areas in the Public Right of Way shall be by 4 inches of
topsoil/sodding.
9.All work within the public ROW shall be inspected by the City Engineering Dept. with 24
hour advance notice of said inspection
10.The existing concrete alley shall be restored in-kind, full width, joint to joint, and shall meet
City requirements.
11.Central Avenue is a MNDOT roadway, which will require their review. Please provide a
copy of any MNDOT review comments to the Engineering Dept.
12.Any revisions to the sidewalk in the Public ROW shall meet City requirements for pedestrian
ramps and grade.
13.The City standard for drive entrances is a concrete apron matching the concrete curb and
gutter.
14.If any existing curb and gutter grades are less than one percent at the driveway cuts, provide
a concrete cross gutter.
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All ayes. MOTION PASSED.
NEW BUSINESS
None
MISCELLANEOUS
None
Motion by Peterson, seconded by Fiorendino, to adjourn the meeting at 9:02 pm. All ayes. MOTION
PASSED.
Respectfully submitted,
Shelley Hanson
Secretary