HomeMy WebLinkAbout02-04-2020 Planning Commission Packet
Planning Commission Meeting
February 4, 2020 6:00 p.m.
Columbia Heights City Hall
590 40th Avenue NE
Columbia Heights, MN 55421
February 4, 2020 Planning Commission Agenda
1. Call to Order and Roll Call
2. Approve Minutes
a. Approval of December 3, 2019 Planning Commission Meeting Minutes
3. Public Hearings
a. Planning Case #: 2020-0201 Conditional Use Permits for a Brew Pub
Applicant: Rail Werks Brewing Depot; and Columbia Heights Center, LLC
Subject Property: 4001 Central Ave NE
b. Planning Case #: 2020-0202 Conditional Use Permits for an Arcade
Applicant: Starcade, LLC; and Columbia Heights Center, LLC
Subject Property: 4001 Central Ave NE
c. Planning Case #: 2020-0203 Preliminary Plat / Final Plat, and Site Plan Review for
Assisted Living Facility
Applicant: Contractors Capital, LLC; Columbia Heights Leased Housing Associates II, LLLP
Subject Property: (unassigned address) PID: 35-30-24-43-0125
d. Planning Case #: 2020-0204 Preliminary / Final Plat; Planned Unit
Development/Rezoning; and Easement Vacations; for a vertical mixed use development
including a new city hall, commercial space, and multi-family apartments
Applicant: Columbia Heights Economic Development Authority; and Alatus, LLC
Subject Property: 3989 Central Ave NE; 3889 Central Ave NE; 950 40th Ave NE; 961
Gould Ave NE
4. Other Business
a. Update from Community Development Director
b. Reminder: Planning Commission meeting Tuesday, March 3, 2020, 6:00 p.m.
7. Adjourn
MINUTES OF
PLANNING COMMISSION
DECEMBER 3, 2019
6:00 PM
The meeting was called to order at 6:00 pm by Chair Szurek.
Commission Members present- Sahnow, Hoium, Schill, Kaiser, and Szurek.
Members Absent: Fiorendino and Novitsky
Also present were Aaron Chirpich (Community Development Director), Shelley Hanson (Secretary), and John
Murzyn (Council Liaison).
APPROVAL OF MINUTES
Motion by Schill, seconded by Sahnow, to approve the minutes from the meeting of October 1, 2019. All ayes.
MOTION PASSED.
OTHER BUSINESS
A. Acquisition of 230 40th Avenue NE-Resolution 2019-PZ05
Chirpich explained that in July 2017, the Columbia Heights Economic Development Authority (the “EDA”)
initiated the Commercial Revitalization Program (the “Program”) with the approval of EDA Resolution 2017-
18, a program which was created to revitalize the commercial corridors throughout the City of Columbia
Heights (the “City”), specifically through the acquisition of properties identified as nonconforming under the
current zoning code of the City. Nonconforming properties acquired through the Program are held for the
purposes of eventual redevelopment. However, pursuant to State Statue, Section 462.356, Subdivision 2, the
Planning and Zoning Commission (the “Planning Commission”) in and for the City is required to review and
ultimately determine that the proposed acquisition of real property conforms to the Comprehensive Plan of the
City.
Therefore, the EDA has requested that the Planning Commission review the acquisition of 230 40th Avenue NE,
Columbia Heights, MN 55421 (the “Subject Property”) to determine if its acquisition conforms to the
Comprehensive Plan of the City.
COMPREHENSIVE PLAN
The proposed acquisition of the Subject Property responds to several goals and policies adopted in the
Comprehensive Plan of the City, specifically in Chapter 2: Land Use and Chapter 4: Economic Development.
Below are the specific goals and policies from the Comprehensive Plan that directly and indirectly correlate to
the conformity of the proposed acquisition.
LAND USE AND REDEVELOPMENT
Goal: Preserve and enhance the existing viable commercial and industrial areas within the community.
Goal: Provide mechanisms for successful redevelopment of vacant lands and targeted areas within the
community.
Planning Commission
Page 2
Dec. 3, 2019
ECONOMIC DEVELOPMENT
Goal: Enhance the economic viability of the community.
1. Encourage the continuation and enhancement of existing industries within the community.
2. Rehabilitate, or where necessary, redevelop substandard and/or functionally obsolete commercial
development through private means or, if necessary, public means.
Goal: Promote reinvestment in properties by the commercial and industrial sectors.
2. Encourage existing industries and businesses to expand within the community.
4. Promote high quality development and redevelopment opportunities within the community.
Staff recommends the Planning Commission find the acquisition of 230 40th Avenue consistent with the Comp
Plan.
Questions from members:
Hoium asked if we will recoup our money on this property. Chirpich said eventually it should work out, but
probably not for a while. He said the EDA paid a little over market value for this property after months of
negotiations. But once it is combined with the other parcels that the City already owns adjacent to this piece, it
will provide a good sized parcel for future redevelopment. This area is targeted in our new Comp Plan.
Chirpich told members that the Fire Dept. will probably use this as another training opportunity and burn it
down in the spring and then the City will have the remaining debris removed and re-grade it.
Motion by Kaiser , seconded by Schill, to adopt Resolution 2019-PZ05, a resolution finding that the proposed
acquisition of certain land for redevelopment purposes by the Columbia Heights Economic Development
Authority is consistent with the City of Columbia Heights’ Comprehensive Plan. All ayes. MOTION PASSED.
RESOLUTION NO. 2019-PZ05
A RESOLUTION FINDING THAT THE PROPOSED ACQUISITION OF CERTAIN LAND FOR
REDEVELOPMENT PURPOSES BY THE COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT
AUTHORITY IS CONSISTENT WITH THE CITY OF COLUMBIA HEIGHTS’ COMPREHENSIVE
PLAN.
WHEREAS, the Columbia Heights Economic Development Authority (the “Authority”) proposes to purchase
certain property (the “Property”) located at 230 40th Avenue NE in the City of Columbia Heights (the “City”)
and described on the attached Exhibit A, for the purposes of eventual redevelopment; and
Planning Commission
Page 3
Dec. 3, 2019
WHEREAS, Minnesota Statutes, Section 462.356, subd. 2 requires the City Planning and Zoning Commission
to review the proposed acquisition or disposal of publicly-owned real property within the City prior to its
acquisition or disposal, to determine whether in the opinion of the Planning and Zoning Commission, such
acquisition or disposal is consistent with the comprehensive municipal plan; and
WHEREAS, the Planning and Zoning Commission has reviewed the proposed acquisition of the Property, and
has determined that the Property is located in an area of the City designated for transitional development within
the City’s comprehensive plan, that the Authority’s purpose is to redevelop the Property consistent with this
use, and that the proposed acquisition is therefore consistent with the City’s comprehensive plan.
NOW, THEREFORE BE IT RESOLVED by the Planning and Zoning Commission of the City of Columbia
Heights, that the acquisition of the Property by the Authority is consistent with the City’s comprehensive
municipal plan, and will promote the correction of a nonconforming property and redevelopment consistent
with the transitional development designation of the Property.
BE IT FURTHER RESOLVED that this resolution be communicated to the Board of Commissioners of the
Authority.
ORDER OF THE PLANNING AND ZONING COMMISSION
Passed this 3rd day of December, 2019
Offered by: Kaiser
Seconded by: Schill
Roll Call: All ayes
Marlaine Szurek, Chair
Attest:
Shelley Hanson, Secretary
EXHIBIT A
Description of Property
Lot Seventeen (17), Rearrangement of Block “E”, Columbia Heights Annex to Minneapolis, according to the
duly recorded plat thereof in the County of Anoka and State of Minnesota.
Planning Commission
Page 4
Dec. 3, 2019
The next regular meeting will be Tuesday, January 7, 2020. We do have one item for this meeting—a lot split
with a variance for lot size.
Chirpich told members the Site Plan Review for 3989 Central Ave will probably be ready for the February
meeting with construction planned to start in the spring. Prodeo will also be starting soon. He then told
members that the developer working on the remnant site at 39th and Huset Pkwy will have to bring revised plans
back to the commission for consideration. They ran into soil problems so they re-negotiated the terms with
Dominium for the site, and plan to move the location of the building on the site and down size it so they avoid
huge expenses for soil corrections.
Motion by Schmitt, seconded by Sahnow, to adjourn the meeting at 6:17 pm.
Respectfully submitted,
Shelley Hanson
Secretary
CITY OF COLUMBIA HEIGHTS
PLANNING AND ZONING COMMISSION
PLANNING REPORT
PLEASE NOTE: SITE PLAN FOR BREW PUB ALSO INCLUDES SITE PLAN FOR THE ARCADE
CASE NUMBER: 2020-0201
DATE: January 31, 2020
TO: Columbia Heights Planning and Zoning Commission
APPLICANT: Rail Werks Brewing Depot / Columbia Heights Center, LLC
DEVELOPMENT: Brew Pub at Columbia Heights Mall
LOCATION: Columbia Heights Mall – 4001 Central Avenue NE
REQUEST: Conditional Use Permit to Operate a Brew Pub
PREPARED BY: Aaron Chirpich - Community Development Director / Ryan Grittman –
Consultant Planner
INTRODUCTION
Rail Werks Brewing Depot and the Columbia Heights Center, LLC have applied for conditional
use permit to allow a brew pub at 4001 Central Avenue NE, known as the Columbia Heights
Mall. The brew pub will be located to the north of the existing NAPA auto parts store. The site
is a multi-tenant commercial building that includes, retail, restaurants, a child care center, and a
transit hub. The site is zoned CBD, Central Business District; by code, a brew pub requires a
conditional use permit to operate in this district. The brew pub will offer beer brewed onsite,
craft beers from other breweries, smokehouse bar-b-que, iceless curling, and bag toss.
The tenant bay that the applicant intends to occupy is currently vacant. Previously, a charter
school had occupied this site. The charter school has since moved out of the City.
ZONING ORDINANCE
The Zoning Ordinance allows brew pubs by conditional use permit in the Central Business
District. The conditional use permit requirements, licensing requirements, and applicable
zoning ordinance requirements are discussed in this report. It should be noted that the
requirements for a brew pub are the same as a brewer taproom.
COMPREHENSIVE PLAN
The Comprehensive Plan guides this area for Transit Oriented Development. Transit Oriented
Development seeks to promote a variety of uses including retail businesses. The proposed
conditional use permit is consistent with the Comprehensive Plan’s goals.
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 2
SITE PLAN
The following numbered items are an analysis of the site plan against the City Code and Zoning
Ordinance. Since the applicants intend to occupy an existing building, some of the conditions
are existing conditions.
1. Setbacks
The existing shopping center on this site was constructed in the early 1980s. At the time, four
variances were granted to construct the building:
A five (5) foot variance on the length of 40 parking stalls.
A thirty (30) foot variance on the setback of loading zones from residential property.
A variance waiving the twenty (20) foot wide green buffer zone.
A variance permitting two (2) free-standing signs on the retail site.
In review of the current setbacks for the subject site, the following table shows compliance for this
site:
Setback Required Actual Compliant
Front (west) 0 feet 180 feet (approx.) Yes
Side (north) 1 foot 78 feet (approx.) Yes
Side (south) 1 foot 8 feet (approx.) Yes
Rear (east) 10 feet 30 feet (approx.) Yes
The existing setbacks at this site are compliant with the current zoning ordinance.
2. Parking
The existing shopping center contains numerous parking spaces that serve the tenants of the
site. The site is located in the Central Business District, which does not require parking. It
should be noted that the performance standards for a brew pub do not contain specific
requirements for off-street parking; only confirmation that the site complies with parking
requirements for the district where the site is located. In this regard, the site is compliant with
its parking standard.
3. Existing Land Uses
Currently, the existing site is a multi-tenant building that serves retail, restaurants, a transit
hub, and a child care center. A brew pub does not have a specific distance requirement in
proximity to the child care center. It should be noted that “bars” have a required distance;
however, the applicant is seeking a conditional use permit for a “brew pub”, which does not
have a distance requirement.
The site is adjacent to commercial zoning to the north, west, and south; and multi-family zoning
to the east. A brew pub will be compatible with existing land uses in the area.
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 3
4. Access
The site is currently served by access from Central Avenue NE, 40th Avenue NE, and 41st Avenue
NE. The site has a service road on the rear of the building for trash handling service and
deliveries. No changes to site access are proposed.
5. Landscaping
The existing site has plantings around the building and parking lot area; no changes to the
landscaping are proposed.
6. Signage
The applicants have not submitted drawings for signage onsite. Signs are required to have a
building permit and are subject to review for compliance by City Staff. As a condition of
approval, all signage shall be reviewed by the City for approval.
7. Trash Container / Trash Service
The City Engineer has recommended the use of poly trash containers to help mitigate noise
from trash handling services. This will be a condition of approval. The site has trash service on
the rear of the building that serves all the tenants of the site. Trash enclosure requirements are
discussed later in this report.
8. Utility Connections
The site currently contains all necessary utility connections. This is subject to further review by
the Public Works Department. As a condition of approval, the applicant shall adhere to any and
all recommendations from the Public Works Department.
9. Fire Access
The area in front of the building is marked with yellow curb paint and signage that states “no
parking – fire lane”. As a condition of approval, this will be required to remain.
10. Pedestrian Access and Bicycle Access
The site has pedestrian access to connect the parking area to the building. The parking area is
connected to the City’s sidewalk system so pedestrians can access the site. An inspection of the
site and review of the site plan shows no bicycle access or parking. The 2040 Comprehensive
Plan land use goals states that sites should have pedestrian and bicycle amenities. While the
pedestrian access appears to be satisfied, the site should incorporate a bicycle parking area to
satisfy this goal. Staff is recommending that a bicycle rack capable of accommodating four (4)
bicycles be a condition of approval. It should be noted that the site also contains a transit hub.
11. Patio / Outdoor Dining Area
The applicants are not proposing any outdoor patio areas at this time. If an outdoor patio and
dining area is proposed in the future, the applicants shall submit an updated site plan for
review. Said plan may require an amendment to the existing conditional use permit, or a new
conditional use permit.
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 4
12. Loading Area
The applicants are proposing to use an eight foot by eight foot overhead door on the rear of the
building. The door gives access to the brewing area of the site by way of hallway and an
additional eight foot by eight foot overhead door. As a condition of approval, supplies can only
be delivered through this rear loading area. No loading or deliveries shall be allowed from the
front of the building.
13. Neighborhood Notification
Neighbor notifications went out to property owners within 350 feet of the subject property.
City Staff received phone calls, emails and mail from residents both supporting the project and
expressing concerns related to noise, smells, smoke, and chemicals. The emails and mail sent
are attached to this report. Staff is recommending the following conditions of approval to
address the concern of noise:
No alcoholic beverages are allowed outside of the enclosed building.
No customers are allowed outside of the rear (east side) of the building.
The establishment complies with all local, State, and Federal laws pertaining to alcohol
sales and service.
14. Staff Review
The Public Works Department, Police Department, and Fire Department were provided a copy
of the application and site plan. The Public Works Department provided a memo to planning
staff (attached to this report). No other concerns with the site plan were conveyed to Planning
Staff regarding this application.
CONDITIONAL USE PERMIT REQUIREMENTS
The zoning ordinance outlines nine requirements that all conditional use permits must meet in
order to be considered for approval. The following is an analysis of those requirements:
(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.
Staff Comment: The use is specifically listed as a conditional use in the Central Business
District under Section 9.110-(F)-(3)-(k). This requirement is met.
(b) The use is in harmony with the general purpose and intent of the comprehensive plan.
Staff Comment: The comprehensive plan guides this area for retail, office, and multi-
family residential. As a brew pub, the use will be in harmony with the general purpose
and intent of the 2040 Comprehensive Plan.
(c) The use will not impose hazards or disturbing influences on neighboring properties.
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 5
Staff Comment: In review of the applicant’s site plan and narrative, Staff does not feel
this will be an issue at this site. Staff has added conditions related to noise and crowd
control that are outlined earlier in this report.
(d) The use will not substantially diminish the use of property in the immediate vicinity.
Staff Comment: The site is located in a shopping center that contains restaurants, retail,
a transit hub, and a child care center. These uses are not expected to be impacted by
the brew pub.
(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.
Staff Comment: The use will be occupying an existing building as part of a larger
shopping center. No significant changes to the design are proposed.
(f) The use and property upon which the use is located are adequately served by essential
public facilities and services.
Staff Comment: The site has all existing utilities and services. No changes to public
services or facilities are proposed.
(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.
Staff Comment: The site is served by existing traffic circulation. The site can be accessed
from the north, west, or south; this is an existing condition. Staff is not recommending
any changes to the onsite traffic circulation. Traffic congestion on the public streets is
not expected to be a concern. The site and area have been designed to accommodate
traffic at this location.
(h) The use will not cause a negative cumulative effect, when considered in conjunction
with the cumulative effect of other uses in the immediate vicinity.
Staff Comment: Other uses at this site include retail, a restaurant, a transit hub, and a
child care center. A brew pub is not expected to have a negative cumulative effect on
the area.
(i) The use complies with all other applicable regulations for the district in which it is
located.
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 6
Staff Comment: In review of the site plan (outlined earlier in this report), Staff feels that
the use complies with all other applicable regulations for the district it’s located in.
FINDINGS OF FACT
Section 9.107-(C)-(53) of the zoning ordinance outlines eight specific requirements for a brew
pub. These requirements are reviewed below:
(a) All malt liquor production shall be within a completely enclosed structure.
Staff Comment: In review of the applicant’s site plan, they are compliant with this
requirement.
(b) Mechanical equipment shall be placed and/or screened so as to minimize the visual
impact on adjacent properties and from public streets.
Staff Comment: The applicants are not proposing to locate any new mechanical
equipment on the outside of the building at this time. As a condition of approval, any
new mechanical equipment that is installed at a later date will have to adhere to the
screening requirements of the District.
(c) In zoning districts where off-street parking is required, a transportation management
plan shall be submitted to address off-street parking, bus and freight loading, and traffic
control.
Staff Comment: No parking requirement is needed at this site. The existing site has
many parking spaces and a bus stop at this location; however, these are not technically
required.
(d) Loading areas shall not be oriented toward a public street, nor shall loading docks be
located on the side of any building facing an adjacent lot that is zoned residential.
Where these districts or streets abut all sides of the property, the loading areas shall be
screened by a solid wall or opaque fence with a minimum height of six feet, in addition
to any required landscape buffer.
Staff Comment: The loading area for this site is on the east side of the building. This is
an existing condition from the original site plans and predates the residential uses to the
east. The applicants are proposing to continue to use this side of the building for
deliveries.
(e) Trash and/or recycling collection areas shall be enclosed on at least three sides by an
opaque screening wall or fence no less than six feet in height. The open side of the
enclosure shall not face any public street or the front yard of any adjacent property.
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 7
Staff Comment: As a condition of approval, the applicants shall meet this requirement.
The applicants shall submit drawings of the trash enclosure for City Staff review.
(f) By-products and waste from the production of malt liquor shall be properly disposed of
off the property.
Staff Comment: As a condition of approval, the applicants shall submit a narrative on
how they plan to dispose of the by-products from the malt liquor production.
(g) The premises, all adjacent streets, sidewalks and alleys, and all sidewalks and alleys
within 100 feet of the use shall be inspected regularly for the purposes of removing
litter found thereon.
Staff Comment: This will be a condition of approval.
(h) The facility shall meet all applicable building and fire codes, and shall be licensed as
required by the state or county.
Staff Comment: This will be condition of approval.
MALT LIQUOR LICENSE
As part of the process, the applicant will be required to apply for a malt liquor license under
Section 5.503 of the City Code. The process for applying for a malt liquor license will be
completed separately from the conditional use permit application. By Code, the malt liquor
license must be obtained before the business will be allowed to serve alcohol.
SUMMARY / RECOMMENDATION
The applicants are proposing to open a brew pub at 4001 Central Avenue NE that will serve
beer produced onsite, craft beers from other breweries, and smokehouse bar-b-que. In review
of the applicant’s site plan, application, and other relevant materials, staff finds the request to
be a reasonable request that will not negatively impact the health, safety, or welfare of the
City, its residents, and property owners. Staff recommends that the Planning Commission
recommend that the City Council approval of the conditional use permit as presented subject to
the conditions outlined below.
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 8
Motion: Motion to recommend that the City Council approve the conditional use permit as
presented, subject to the following conditions:
1. All exterior signage shall be reviewed by the City for approval and have the proper
permits in place before signage is constructed onsite.
2. Poly trash containers will be required to help mitigate noise from trash handling
services.
3. The applicant shall adhere to any and all recommendations from the Public Works
Department.
4. The area in front of the building must remain marked as a fire lane with yellow paint on
the curb and signage stating “no parking – fire lane”.
5. The applicant shall provide a bicycle rack capable of accommodating a minimum of four
(4) bicycles.
6. Any new exterior mechanical equipment that is installed to serve the brew pub will be
required to meet all code requirements for screening.
7. If an outdoor patio and dining area is proposed at a later date, the applicant shall submit
an updated site plan for review. Said plans may require an amendment to the existing
conditional use permit, or a new conditional use permit.
8. Supplies for the brewery can only be delivered through the overhead door at the rear of
the building. No loading or deliveries shall be allowed from the front of the building.
9. No alcoholic beverages are allowed outside of the enclosed building.
10. No customers are allowed outside of the rear (east) of the building.
11. The establishment complies with all local, state, and Federal laws pertaining to alcohol
sales and service.
12. The applicants shall submit drawings for a trash enclosure for City Staff review. The
trash and recycling collection areas shall be enclosed on at least three sides by an
opaque screening wall or fence no less than six feet in height.
13. The applicants shall submit a narrative on how they plan to dispose of the by-products
from the malt liquor production.
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 9
14. The premises, all adjacent streets, sidewalks and alleys, and all sidewalks and alleys
within 100 feet of the use shall be inspected regularly for the purposes of removing
litter found thereon.
15. The facility shall meet all applicable building and fire codes, and shall be licensed as
required by the state or county.
16. All required state and local codes, permits, licenses and inspections will be met and in
full compliance.
ATTACHMENTS
Resolution No. 2020-______
Applications / Narrative
Public Works Memo
Neighbor Correspondence
RESOLUTION NO. 2020-______
A resolution of the City Council for the City of Columbia Heights, Minnesota, approving a Conditional Use
Permit for a brew pub located at 4001 Central Avenue NE
Whereas, a proposal (Case #2020-0201) has been submitted by Rail Werks Brewing Depot and the Columbia
Heights Center, LLC to the City Council requesting a Conditional Use Permit from the City of Columbia Heights
at the following site:
ADDRESS: 4001 Central Avenue NE
LEGAL DESCRIPTION: On file at City Hall.
THE APPLICANT SEEKS THE FOLLOWING: A Conditional Use Permit per Code Section 9.110-(F)-(3)-(k), to allow
a brew pub to be located in the Central Business Zoning District.
Whereas, the Planning and Zoning Commission held a public hearing as required by the City Zoning Code on
February 4, 2020;
Whereas, the City Council has considered the advice and recommendations of the Planning and Zoning
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;
Now, therefore, in accordance with the foregoing, and all ordinances and regulations of the City of Columbia
Heights, the City Council of the City of Columbia Heights makes the following:
FINDINGS OF FACT
(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.
(b) The use is in harmony with the general purpose and intent of the Comprehensive Plan.
(c) The use will not impose hazards or disturbing influences on neighboring properties.
(d) The use will not substantially diminish the use of the property 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.
(f) The use and property upon which the use is located are adequately served by essential public facilities
and services.
(g) Adequate measures have been or will be taken to minimize traffic congestion on the public streets and
to provide for appropriate on-site circulation of traffic.
City of Columbia Heights - Council Resolution Page 2
(h) The use will not cause a negative cumulative effect, when considered in conjunction with the
cumulative effect of other uses in the immediate vicinity.
(i) The use complies with all other applicable regulations for the districts in which it is located.
Further, be it resolved, that the attached plans, maps, and other information shall become part of this
Conditional Use Permit and approval; and in granting this Conditional Use 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. The Conditional Use
Permit is 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:
CONDITIONS
1. All exterior signage shall be reviewed by the City for approval and have the proper permits in place
before signage is constructed onsite.
2. Poly trash containers will be required to help mitigate noise from trash handling services.
3. The applicant shall adhere to any and all recommendations from the Public Works Department.
4. The area in front of the building must remain marked as a fire lane with yellow paint on the curb and
signage stating “no parking – fire lane”.
5. The applicant shall provide a bicycle rack capable of accommodating a minimum of four (4) bicycles.
6. Any new exterior mechanical equipment that is installed to serve the brew pub will be required to
meet all code requirements for screening.
7. If an outdoor patio and dining area is proposed at a later date, the applicant shall submit an updated
site plan for review. Said plans may require an amendment to the existing conditional use permit, or a
new conditional use permit.
8. Supplies for the brewery can only be delivered through the overhead door at the rear of the building.
No loading or deliveries shall be allowed from the front of the building.
9. No alcoholic beverages are allowed outside of the enclosed building.
10. No customers are allowed outside of the rear (east) of the building.
11. The establishment complies with all local, state, and Federal laws pertaining to alcohol sales and
service.
City of Columbia Heights - Council Resolution Page 3
12. The applicants shall submit drawings for a trash enclosure for City Staff review. The trash and recycling
collection areas shall be enclosed on at least three sides by an opaque screening wall or fence no less
than six feet in height.
13. The applicants shall submit a narrative on how they plan to dispose of the by-products from the malt
liquor production.
14. The premises, all adjacent streets, sidewalks and alleys, and all sidewalks and alleys within 100 feet of
the use shall be inspected regularly for the purposes of removing litter found thereon.
15. The facility shall meet all applicable building and fire codes, and shall be licensed as required by the
state or county.
16. All required state and local codes, permits, licenses and inspections will be met and in full compliance.
ORDER OF COUNCIL
Passed this 10th day of February, 2020.
Offered by:
Seconded by:
Roll Call:
Donna Schmitt, Mayor
Attest:
Nicole Tingley, City Clerk/Council Secretary
CITY OF COLUMBIA HEIGHTS
Public Works Department
TO: AARON CHIRPICH
COMMUNITY DEVELOPMENT DIRECTOR
FROM: KEVIN HANSEN
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE: January 24, 2020
SUBJECT: Columbia Heights Center – Brewery and Arcade
I have reviewed the site plan and storm water calculations submittal packet dated 1/2/2020, and
have the following requirements/comments for final approval by PW/Engineering:
General
Will there be a patio with any outdoor seating? We have received noise complaints from the
multi-family to the east of the strip mall and should consider noise generation with this
application. Could we limit patio hours of operation?
I would recommend requiring poly dumpsters serving both operations due to the noise
complaints.
If you have any questions or need further information, please contact me at (763) 706-3705.
C: Kathy Young, Assistant City Engineer
KH:kh
G: \Users\Public Works\plan reviews\2020\Brewery and Arcade_01242020.doc
1
NAC
From:MaryLou <mlkley@yahoo.com>
Sent:Thursday, January 23, 2020 10:25 AM
To:NAC
Subject:Public Hearing Notice - Conditional Use Permit - Brewer Taproom and Arcade
This message originated from outside the City of Columbia Heights email system. Use caution when clicking hyperlinks, downloading
pictures or opening attachments. If necessary, contact sender by phone. WHEN IN DOUBT, THROW IT OUT!
We want to express our strong OPPOSITION to the proposed Brewer Taproom and Arcade at 4001
Central Avenue NE in Columbia Heights, MN 55421. We are unable to attend the public hearing on
February 4, 2020 regarding this and want to ensure that our voices are heard.
When we purchased our condo at 1011 41st Avenue NE in Columbia Heights in 2016, we wanted to
have a safe, quiet condo in an area that was safe, quiet and with little traffic. We have found that to
be the case. We would like that to remain the same. There are several elderly residents and young
families in our condo, as well as many in the area. We, as well as many others like to take walks
outside and on the trail behind our condo. Children play in the park. We want it to remain a safe and
quiet area to reside and enjoy.
We are concerned that an arcade and beer taproom would change all of that, especially with the
possibility of having a combined capacity of nearly 1,000 patrons. There would be traffic and noise
day, night and weekends. Bars and arcades tend to attract noise and people lingering outside. 41st
Avenue NE that goes to the condos from Central Avenue is now a dead end, but with the traffic from
the arcade and beer taproom, vehicles would be driving on the street and turning around, not to
mention the parking situation with nearly 1,000 patrons.
We are pleading that the proposed Brewer Taproom and Arcade permits be denied and that the
space at 4001 Central Avenue NE be filled with a business that is more accomodating to those who
live nearby. The Global Academy was a great asset to the neighborhood and we hated to see it
leave.
Thank you for notifying us of the Public Hearing and we hope that our strong Opposition to this
proposal is seriously considered.
Please keep us updated on the status of this project. Thanks.
Mary Lou and Thomas Kley
1011 41st Avenue NE
1
NAC
From:Gene Sauers <little_zit@yahoo.com>
Sent:Thursday, January 16, 2020 6:15 PM
To:NAC
Subject:Public Hearing on Tuesday, February 4,2020
This message originated from outside the City of Columbia Heights email system. Use caution when clicking hyperlinks, downloading
pictures or opening attachments. If necessary, contact sender by phone. WHEN IN DOUBT, THROW IT OUT!
I am more than in favor of the brewer taproom and arcade at 4001 Central Ave NE. I think it will
improve the shopping center and bring in some much needed "life" to the area. Long overdue. I
have a condo at LaBelle and how nice it would be to have a place to go eat and have a beer. AND
walk home. I am also 80 years old.
Thank you,
Jean Sauers
CITY OF COLUMBIA HEIGHTS
PLANNING AND ZONING COMMISSION
PLANNING REPORT
CASE NUMBER: 2020-0202
DATE: January 31, 2020
TO: Columbia Heights Planning and Zoning Commission
APPLICANT: Starcade, LLC / Columbia Heights Center, LLC
DEVELOPMENT: Arcade at Columbia Heights Mall
LOCATION: Columbia Heights Mall – 4001 Central Avenue NE
REQUEST: Conditional Use Permit to Allow the Operation of an Arcade
PREPARED BY: Aaron Chirpich - Community Development Director / Ryan Grittman –
Consultant Planner
INTRODUCTION
Starcade, LLC and the Columbia Heights Center, LLC have applied for conditional use permit to
allow an arcade at 4001 Central Avenue NE, known as the Columbia Heights Mall. The arcade
will be located to the north of the existing NAPA auto parts store. The site is a multi-tenant
commercial building that includes, retail, restaurants, a transit hub, and a child care center. The
site is zoned CBD, Central Business District, by code, an arcade requires a conditional use permit
to operate.
The tenant bay that the applicant intends to occupy is currently vacant. Previously, a charter
school had occupied this site. The charter school has since moved out of the City.
ZONING ORDINANCE
The zoning ordinance requires arcades to obtain a conditional use permit to operate. An
arcade is defined as:
Any room, place or space available for public patronage, operated as a business,
which utilizes in its operation nine or more games of skill/amusement devices,
including, but not limited to, pool tables, billiard tables, table tennis tables,
foosball tables, pinball machines, or any mechanical or electronic amusement
device, and which derives its principle source of revenue from the use and
operation of such equipment and games (devices). An arcade or amusement
center as defined in this section shall not include bowling alleys.
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 2
The arcade is planning on having over 200 arcade games. The site plan includes private party
rooms, a pinball room, limited beverages (non-alcoholic), and snacks.
It should be noted that the City requires different licensing for pool / billiards, and “games of
skill”. A “games of skill” license is limited to eight or less machines. These types of licenses are
active at other businesses in the City; however, the applicant is seeking a conditional use permit
for an arcade. An arcade also requires a license as well; this is discussed later in this report.
COMPREHENSIVE PLAN
The Comprehensive Plan guides this area for Transit Oriented Development. Transit Oriented
Development seeks to promote a variety of uses including retail businesses. The proposed
conditional use permit is consistent with the Comprehensive Plan’s goals.
SITE PLAN
The subject property is located in the Central Business District. The following numbered items
are an analysis of the site plan against the City Code and the City’s Zoning Ordinance:
1. Setbacks
The existing shopping center on this site was constructed in the early 1980s. At the time, four
variances were granted to construct the building:
A five (5) foot variance on the length of 40 parking stalls.
A thirty (30) foot variance on the setback of loading zones from residential property.
A variance waiving the twenty (20) foot wide green buffer zone.
A variance permitting two (2) free-standing signs on the retail site.
In review of the current setbacks for the subject site, the following table shows compliance for this
site:
Setback Required Actual Compliant
Front (west) 0 feet 180 feet (approx.) Yes
Side (north) 1 foot 78 feet (approx.) Yes
Side (south) 1 foot 8 feet (approx.) Yes
Rear (east) 10 feet 30 feet (approx.) Yes
The existing setbacks at this site are compliant with the current zoning ordinance.
2. Parking
The existing shopping center contains numerous parking spaces that serve the tenants of the
site. The site is located in the Central Business District, which does not require parking. It
should be noted that the performance standards for an arcade do not contain specific
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 3
requirements for off-street parking; only confirmation that the site complies with parking
requirements for the district where the site is located. In this regard, the site is compliant with
its parking standard.
3. Access
The site is currently served by access from Central Avenue NE, 40th Avenue NE, and 41st Avenue
NE. The site has a service road on the rear of the building for trash handling service and
deliveries. No changes to site access are proposed.
4. Landscaping
The existing site has plantings around the building and parking lot; no changes to the
landscaping are proposed.
5. Signage
The applicants have not submitted drawings for signage onsite. Signs are required to have a
building permit and are subject to review for compliance by City Staff. As a condition of
approval, all signage shall be reviewed by the City for approval.
6. Trash Handling
The City Engineer has recommended the use of poly trash containers to help mitigate noise
from trash handling. This will be a condition of approval. The site has trash service on the rear
of the building that serves all the tenants of the site. No changes are proposed to the trash
handling area of the site.
7. Utility Connections
The site currently contains all necessary utility connections. This is subject to further review by
the City’s Public Works department as well as the Fire Department.
8. Fire Access
The area in front of the building is marked with yellow curb paint and signage that states “no
parking – fire lane”. As a condition of approval, this will be required to remain.
9. Pedestrian Access and Bicycle Access
The site has pedestrian access to connect the parking area to the building. The parking area is
connected to the City’s sidewalk system so pedestrians can access the site. An inspection of the
site and review of the site plan shows no bicycle access or parking. The 2040 Comprehensive
Plan land use goals states that sites should have pedestrian and bicycle amenities. While the
pedestrian access appears to be satisfied, the site should incorporate a bicycle parking area
capable of accommodating a minimum of four (4) bicycles should be required to satisfy this
goal. This will be a condition of approval. It should be noted that the site also contains a transit
hub.
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 4
10. Loading Area
The site plan does not show a loading area for the arcade. The floor plan has a double door
access on the rear of the building. As a condition of approval, all loading shall be conducted
from the rear of the building through this double door area. No loading or deliveries shall be
allowed at the front of the building.
11. Neighborhood Notifications
Neighbor notifications went out to property owners within 350 feet of the subject property.
City Staff received phone calls, emails and mail from residents both supporting the project and
expressing concerns related to noise. Staff is recommending the following conditions of
approval to address the concern of noise:
No sounds from the arcade may be audible at the property line of the subject site.
No customers are allowed outside of the rear (east) of the building.
It should be noted that under the license requirements for an arcade license, the arcade cannot
operate between the hours of midnight and 7:00am.
12. Staff Review
The Public Works Department, Police Department, and the Fire Department were provided a
copy of the application and site plan. The public works department recommended that poly
trash containers be used to mitigate noise from trash handling services. This is noted earlier in
this report.
CONDITIONAL USE PERMIT REQUIREMENTS
The City Code outlines nine requirements that all conditional use permits must meet in order to
be considered for approval:
(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.
Staff Comment: The proposed arcade is allowed by conditional use permit under Section
9.110-(F)-(3)-(a)
(b) The use is in harmony with the general purpose and intent of the comprehensive plan.
Staff Comment: The comprehensive plan guides this site for commercial uses. The
proposed use is in harmony with the general purpose and intent of the comprehensive
plan.
(c) The use will not impose hazards or disturbing influences on neighboring properties.
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 5
Staff Comment: Staff does not believe this will be an issue.
(d) The use will not substantially diminish the use of property in the immediate vicinity.
Staff Comment: The immediate area is a mix of other commercial and residential sites.
The use will be going into an existing building and is not expected to diminish the use of
property 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.
Staff Comment: The use will be occupying an existing building. The existing building will
not alter the appearance or the character of the surrounding area.
(f) The use and property upon which the use is located are adequately served by essential
public facilities and services.
Staff Comment: This requirement has been met by the existing building.
(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.
Staff Comment: The site is located in the Central Business District; this district does not
require parking or onsite traffic circulation.
(h) The use will not cause a negative cumulative effect, when considered in conjunction
with the cumulative effect of other uses in the immediate vicinity.
Staff Comment: Staff does not feel this will be an issue.
(i) The use complies with all other applicable regulations for the district in which it is
located.
Staff Comment: Staff believes this requirement has been met.
ARCADE LICENSE / FINDINGS OF FACT
As part of the process, the applicant will be required to apply for an arcade license under
Section 5.404 of the City Code. The process for applying for an arcade license will be completed
separately from the conditional use permit application. By Code, the arcade license must be
obtained before the business may open to the public.
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 6
(1) Only premises which are within commercial districts of the city may be licensed. An
arcade/amusement center that is a primary use of the parcel on which it is located may
not be within 150 feet of any residential district or within 300 feet of any school or
church.
Staff Comment: The site is a multi-tenant building in a commercial zoning district. The
applicant is compliant with this part of the requirement. Since the site is a multi-tenant
shopping center, the arcade is not the primary use of this parcel; therefore, the second
part of the requirement does not apply to this application.
(2) No premises may be licensed unless sufficient visibility exists from outside the entrance
to the premises for a person of average stature to visually survey the entire premises
and all possible locations of patrons therein.
Staff Comment: The site plan includes several private party rooms, and a pinball room.
To satisfy this requirement, staff is recommending a condition of approval that any
member of City Staff, the Columbia Heights Fire Department, or the Columbia Heights
Police Department be allowed to inspect the premises at any time during business
hours. Staff feels that the requirement as it’s written is not feasible and stems from an
outdated requirement that was aimed at preventing truancy from school.
(3) The consumption of alcoholic beverages, whether classified as intoxicating or non-
intoxicating, or the use of any controlled substance upon any part of the licensed
premises is prohibited.
Staff Comment: This will be a requirement for the licensing. Staff has been working with
the applicant to ensure they are well aware of this requirement. The applicant is
content with this prohibition and has indicated that they may pursue a change in the
requirements at a future date; however, for now, the arcade will not permit alcohol.
(4) The licensee and his employees and agents shall adhere to the provisions of the city
code relating to minors. No licensee, nor his employees or agents, shall knowingly
permit a minor to be present on the premises in violation of curfew laws, nor knowingly
permit a person under the age of 17 years to be present on the premises when school is
in session unless on a valid excused absence. Curfew law must be posted on-site in a
conspicuous place about the business.
Staff Comment: This will be a requirement to receive a license.
(5) No person under the age of 14 years shall be permitted to enter or remain upon any
part of the licensed premises unless accompanied by his parent or legal guardian.
Staff Comment: This will be a requirement to receive a license.
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 7
(6) Adequate off-street parking for automobiles must be provided in compliance with the
current city zoning ordinance requirements.
Staff Comment: Currently, this site does not require off-street parking.
(7) The licensed premises shall fully comply with all applicable state and local regulations
dealing with health, zoning, building and fire requirements and that the place to be
licensed will not become a public nuisance or detrimental to public safety, morals or
welfare. The building or fire inspector may enter said premises at any time during
normal business hours, for the purpose of inspecting said premises for fire or building
code hazards. All law enforcement personnel of the City of Columbia Heights shall have
the right to enter said premises at any time during normal business hours, for the
purpose of enforcement of the terms of this section.
Staff Comment: Staff is recommending that this be included as a condition of approval.
(8) The licensee shall be responsible for maintaining order on all parts of the licensed
premises.
Staff Comment: Staff is recommending that this be included as a condition of approval.
(9) Only amusement devices with a current, valid Columbia Heights license may be offered
for use or kept on the licensed premises.
Staff Comment: This will be a requirement to receive a license.
(10) No wagering or betting for a consideration or any other gambling shall be permitted on
the licensed premises.
Staff Comment: This will be a requirement to receive a license.
(11) The applicant or manager, 21 years or older, and as designated in the license application
shall be present on the premises during all times the premises are open. No new
manager may be placed in supervision of the premises until he has been approved by
the City Council.
Staff Comment: This will be a requirement to receive a license.
(12) No amusement devices shall be operated between the hours of 12:00 midnight and 7:00
a.m.
Staff Comment: As a condition of approval, the applicant shall submit the hours of
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 8
operation to the City as part of their conditional use permit. If the hours change, the
applicant shall be responsible for submitting updated hours in a timely manner.
SUMMARY / RECOMMENDATION
The applicants are proposing to open an arcade at 4001 Central Avenue NE. In review of the
applicant’s site plan, application, and other relevant materials, staff finds the request to be
reasonable and will not negatively impact the health, safety, or welfare of the City, its residents,
and property owners. Staff recommends that the Planning Commission recommend that the
City Council approve the conditional use permit as presented subject to certain conditions.
Motion: Move to waive the reading of Resolution No 2020-____, there being ample copies
available to the public.
Motion: Motion to recommend that the City Council approve the conditional use permit as
presented, subject to the following conditions:
1. All required state and local codes, permits, licenses and inspections will be met and in
full compliance.
2. All exterior signage shall be reviewed by the City for approval and have the proper
permits in place before signage is constructed onsite.
3. Poly trash containers will be required to help mitigate noise from trash handling.
4. The area in front of the building must remain marked as a fire lane with yellow paint on
the curb and signage stating “no parking – fire lane”.
5. The applicant shall provide a bicycle rack capable of accommodating a minimum of four
(4) bicycles.
6. Supplies for the arcade can only be delivered through the double doors at the rear of
the building. No loading or deliveries shall be allowed from the front of the building.
7. No sounds from the arcade may be audible at the property line of the subject site.
8. No customers are allowed outside of the rear (east) of the building.
9. The licensed premises shall fully comply with all applicable state and local regulations
dealing with health, zoning, building and fire requirements and that the place to be
licensed will not become a public nuisance or detrimental to public safety, morals or
welfare. The building or fire inspector may enter said premises at any time during
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 9
normal business hours, for the purpose of inspecting said premises for fire or building
code hazards. All law enforcement personnel of the City of Columbia Heights shall have
the right to enter said premises at any time during normal business hours, for the
purpose of enforcement or inspection.
10. The licensee shall be responsible for maintaining order on all parts of the licensed
premises.
11. The applicant shall submit the hours of operation to the City as part of their arcade
license. If the hours change, the applicant shall be responsible for submitting updated
hours in a timely manner.
12. The applicant shall receive and adhere to all licensing requirements as may be amended
from time to time.
ATTACHMENTS
Resolution No. 2020-______
Applications / Narrative
RESOLUTION NO. 2020-______
A resolution of the City Council for the City of Columbia Heights, Minnesota, approving a Conditional Use
Permit for an arcade located at 4001 Central Avenue NE
Whereas, a proposal (Case #2020-0202) has been submitted by Starcade, LLC and the Columbia Heights
Center, LLC to the City Council requesting a Conditional Use Permit from the City of Columbia Heights at the
following site:
ADDRESS: 4001 Central Avenue NE
LEGAL DESCRIPTION: On file at City Hall.
THE APPLICANT SEEKS THE FOLLOWING: A Conditional Use Permit per Code Section 9.110-(F)-(3)-(a), to allow
an arcade to be located in the Central Business Zoning District.
Whereas, the Planning and Zoning Commission held a public hearing as required by the City Zoning Code on
February 4, 2020;
Whereas, the City Council has considered the advice and recommendations of the Planning and Zoning
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;
Now, therefore, in accordance with the foregoing, and all ordinances and regulations of the City of Columbia
Heights, the City Council of the City of Columbia Heights makes the following:
FINDINGS OF FACT
(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.
(b) The use is in harmony with the general purpose and intent of the Comprehensive Plan.
(c) The use will not impose hazards or disturbing influences on neighboring properties.
(d) The use will not substantially diminish the use of the property 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.
(f) The use and property upon which the use is located are adequately served by essential public facilities
and services.
(g) Adequate measures have been or will be taken to minimize traffic congestion on the public streets and
to provide for appropriate on-site circulation of traffic.
City of Columbia Heights - Council Resolution Page 2
(h) The use will not cause a negative cumulative effect, when considered in conjunction with the
cumulative effect of other uses in the immediate vicinity.
(i) The use complies with all other applicable regulations for the districts in which it is located.
Further, be it resolved, that the attached plans, maps, and other information shall become part of this
Conditional Use Permit and approval; and in granting this Conditional Use 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. The Conditional Use
Permit is 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:
CONDITIONS
1. All required state and local codes, permits, licenses and inspections will be met and in full compliance.
2. All exterior signage shall be reviewed by the City for approval and have the proper permits in place
before signage is constructed onsite.
3. Poly trash containers will be required to help mitigate noise from trash handling.
4. The area in front of the building must remain marked as a fire lane with yellow paint on the curb and
signage stating “no parking – fire lane”.
5. The applicant shall provide a bicycle rack capable of accommodating a minimum of four (4) bicycles.
6. Supplies for the arcade can only be delivered through the double doors at the rear of the building. No
loading or deliveries shall be allowed from the front of the building.
7. No sounds from the arcade may be audible at the property line of the subject site.
8. No customers are allowed outside of the rear (east) of the building.
9. The licensed premises shall fully comply with all applicable state and local regulations dealing with
health, zoning, building and fire requirements and that the place to be licensed will not become a
public nuisance or detrimental to public safety, morals or welfare. The building or fire inspector may
enter said premises at any time during normal business hours, for the purpose of inspecting said
premises for fire or building code hazards. All law enforcement personnel of the City of Columbia
Heights shall have the right to enter said premises at any time during normal business hours, for the
purpose of enforcement or inspection.
10. The licensee shall be responsible for maintaining order on all parts of the licensed premises.
City of Columbia Heights - Council Resolution Page 3
11. The applicant shall submit the hours of operation to the City as part of their arcade license. If the
hours change, the applicant shall be responsible for submitting updated hours in a timely manner.
12. The applicant shall receive and adhere to all licensing requirements as may be amended from time to
time.
ORDER OF COUNCIL
Passed this 10th day of February, 2020.
Offered by:
Seconded by:
Roll Call:
Donna Schmitt, Mayor
Attest:
Nicole Tingley, City Clerk/Council Secretary
CITY OF COLUMBIA HEIGHTS
PLANNING AND ZONING COMMISSION
PLANNING REPORT
CASE NUMBER: 2020-0203
DATE: January 31, 2020
TO: Columbia Heights Planning and Zoning Commission
APPLICANT: Contractors Capital Company, LLC
DEVELOPMENT: Columbia Heights Assisted Living Facility
LOCATION: 35-30-24-43-0125 (unassigned address) known as Huset Park Outlot B
REQUEST: Preliminary Plat / Final Plat; and Site Plan Review
PREPARED BY: Aaron Chirpich - Community Development Director / Ryan Grittman –
Consultant Planner
INTRODUCTION
Contractors Capital Company has applied for Preliminary Plat / Final Plat Review and Site Plan
Review for Huset Park Outlot B (unassigned address). The site is located south of Huset Park at
the corner of Jefferson Street and Huset Parkway. The property has been vacant since the
larger development that included the Huset Park Townhomes and the Legends of Columbia
Heights was constructed, starting in 2005. The subject parcel was never included during the
initial construction project that resulted in the adjacent townhomes. Shortly after the
townhomes were mostly completed, the recession occurred which resulted in this parcel being
left vacant for a number of years.
Most recently in 2016, the site adjacent to University Avenue was redeveloped into what is now
the Legends of Columbia Heights, an active living senior apartment building. Outlot B, is the
final remaining vacant parcel of the previous industrial area and redevelopment site.
The applicant had previously received approval of a three story assisted living facility in 2019.
However, after soil testing was completed, it was determined that the site could not
accommodate a three story building. The applicant is now proposing a one story facility
without the underground parking that was originally part of the project. The site will include
assisted living units and memory care units. It should be noted that the plat that was approved
in 2019, was not recorded with Anoka County.
ZONING ORDINANCE
The site is currently platted as an Outlot from the adjacent townhomes. As part of this
application, the subject site being platted to “Columbia Heights Senior Living” and the property
owner will be dedicating land back to the City to accommodate for the right of way (where the
roundabout is located). The applicant will also be dedicating full perimeter easements for
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 2
drainage and utility. Once the Final Plat is approved, a new address will be issued for the
property.
The property is located in the Mixed Use Zoning District, along with the properties to the south
and west. Properties to the north are located in the Public and Open Space District, and the
properties to the east are located in the Light Industrial District.
COMPREHENSIVE PLAN
The Comprehensive Plan guides this area for high density residential development. The
Comprehensive Plan aims to ensure housing for the projected aging population is
accommodated throughout the City. Constructing a senior living community designed for aging
in place, with graduated care options is consistent with the City’s Comprehensive Plan.
SITE PLAN
The subject property is located in the Mixed Use Zoning District and does not have specific lot
size and setback requirements. The City can be flexible in this area to facilitate a successful
development. Staff believes that the proposed building location and height is consistent with
the surrounding development in terms of size and scale, and should fit in well with the
neighborhood. Specific site improvements will be outlined in a Development Contract, and
approved by the City Council at a later date and prior to construction.
1. Zoning
The subject site is zoned MXD - Mixed Use Development. Within the Mixed Use Development
District, uses that are similar to those found in other zoning districts are allowed. A senior living
facility would meet this definition; therefore, the proposed senior living facility is an allowed
use within the Mixed Use Zoning District.
2. Existing Adjacent Uses
The site is adjacent to a City park to the north (Huset Park); Industrial uses to the east; and
multi-family to the south and west. A senior living facility will provide a visual buffer between
the industrial uses and the multi-family uses in this area. Further, the adjacent City Park will
serve as a desirable amenity for the senior living facility.
3. Setbacks
As a mixed use development, there are no specific setbacks that the site must follow. Instead,
the applicant and the City shall work together to develop setbacks that are reasonable for the
site and the surrounding area. In review of the proposed setbacks at this site, City Staff feels
that the proposed building location will fit well on the parcel and blend well with surrounding
uses. It should be noted that the building location and setbacks have changed from the original
site plan that was approved in 2019.
4. Lot Area, Width, and Length.
The subject site is approximately 1.31 acres in area; has a lot width of approximately 140 feet
(at its most narrow point); and a length of approximately 320 feet. As with other standards in
the Mixed Use Development District, the site does not have strict requirements for lot size, only
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 3
a standard that states the site shall be large enough to accommodate the proposed use on the
site. Staff feels that the proposed use on this site will work with the lot size.
5. Parking
The building plan is proposing 11 memory care units and 18 assisted living units for a total of 29
units. City Code requires one parking space for every two units of senior housing/assisted living.
By this standard, the City would require that 15 parking spaces be provided. The proposed
development exceeds this requirement, by providing 18 spaces and 2 handicapped parking
spaces. It should be noted that the site no longer includes the underground parking that was in
the original approval from 2019.
6. Access
The site will be served by one main entrance off McKenna Street on the north side. This is a
private street. The site contains a turnaround area near the front of the building. The site does
not have an access from Jefferson Street NE. The applicants have provided documents that
show they have permission to access the site from McKenna Street. This is subject to further
review by the City Attorney.
7. Landscaping
The proposed landscaping plan shows a total of 25 trees will be planted including a mix of
deciduous trees and conifer trees. The tree sizes and diameters meet the City’s requirements
for sizes at the time of planting. The remaining area on the site will be covered with sod. This
is consistent with the City’s requirements for landscaping. As a condition of approval, the
applicant shall enter into a development contract that includes a landscaping guarantee.
It should be noted that the project site has no existing trees. The existing boulevard area has
trees and grass that were previously planted. The existing boulevard area is outside of the
project site and is not included in the landscaping plan.
8. Loading and Delivery Area.
The site plan does not show a designated loading and delivery area. As a condition of approval,
there shall be no deliveries, loading or unloading of goods and materials between the hours of
10:00 pm and 6:00 am. This is a carryover from the previous approval.
9. Easement Dedication
The proposed plat will include a fifteen foot drainage and utility easement on the north side of
the property. The remaining sides around the perimeter of the property will include a five foot
drainage and utility easement. The City Engineer has reviewed the plans and has provided
comment in the attached memo.
The City has also requested an easement over the drainage system under the parking lot. The
applicant has agreed to this and will provide proper documentation when the project is
finished. This will be a condition of approval.
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 4
10. Right-of-Way Dedication
According to the survey that was submitted with the application, a portion of the site protrudes
into Jefferson Street NE and the roundabout. The applicants have proposed to reconfigure the
property lines to eliminate this issue. Staff recommends that the City accept the land donation
from the applicant to correct this error. It should be noted that the road does not currently
have proper easements in place; the realignment of the parcel will fix this mistake.
11. Maximum Site Coverage.
Within the Mixed Use Development District, no maximum site coverage limit exists. However,
the applicant is required to provide a stormwater management plan that complies with the
City’s requirements. This is discussed later in this report.
12. Park Dedication
The proposed plat will not include a park dedication. Instead, the applicants will make a
financial contribution to satisfy this requirement. This will be included in the development
contract.
13. Site Lighting.
The architectural drawings show lights will be attached to the building near the entryways on
the north, east, and south sides of the building. The north and south lighting will be installed
under an overhang in a recessed light fixture. This will mitigate light pollution to residencies to
the south of the project site. The front entry area (east side) will have light fixtures attached to
the sides of the main entryway. This side of the building faces industrial zoning and will not be
an issue with light pollution. It should be noted that no lights are proposed for the west (rear)
side of the building.
The applicants have submitted a separate lighting plan and photometric sheet. The applicants
are proposing to add ten new lights on the site. The lighting includes pole lights over the
parking lot area, and lights around the entrances to the building. The photometric plan that
was submitted shows lumens up to 1.0 on the west side of the building (adjacent to residential
uses). The area on the south side of the building shows lumens up to 7.5.
The site has existing street lights at the intersection of Lomianki Lane and Jefferson Street NE;
and the intersection of Huset Parkway and McKenna Street. As a condition of approval, any
changes to the lighting location or brightness will require review by City staff and shall meet the
City’s requirements for lighting.
14. Signage
The site has a variety of proposed directional signage onsite to direct traffic flow. The area also
has existing signage to direct traffic and on-street parking. The proposed plans show that the
existing signs will remain in place. The plans dated January 27, 2020 show a detached
identification sign (monument sign) on the northwest corner of the property. The monument
sign will be required to meet the standards of the City’s sign code and other applicable
regulations.
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 5
The architectural drawing of the building shows signage attached to the building on all four
sides. The Mixed Use District does not have specific requirements for signage. The applicant
has stated that the signs are conceptual at this time. The applicant intends on providing
detailed drawings in a final submittal. Detailed drawings of all the signage onsite will be a
condition of approval.
15. Trash Enclosure
The site plan shows a trash enclosure on the southeast side of the property that faces north.
The enclosure measures fifteen feet wide by ten feet deep. The enclosure will be seven feet in
height. The proposed trash enclosure meets the City’s requirements.
16. Mechanical Screening
The site plan shows mechanical equipment on the southeast part of the property (near the
trash enclosure). Mechanical equipment shall be screened from adjacent properties and the
public right-of-way. As a condition of approval, this requirement shall be met. In working with
the applicants, they are aware of this requirement.
17. Utility Connections
The site currently contains existing street lights around the property. The applicants are
proposing to keep these in place. The water connection to the site will take place in the
southeast corner of the site; with sanitary sewer connecting to the northwest area of the site.
18. Drainage
Onsite stormwater drainage will collect in a series of stormwater drains and move water to the
northeast area of the site. This is subject to further review by the City Engineer.
19. Public Works Comments
The Public Works Department has provided a memo dated January 24, 2020. As a condition of
approval, the applicants shall adhere to all recommendations outlined in the memo.
20. Mississippi Watershed Management Organization
Copies of the plans were sent to the Mississippi Watershed Management Organization for
comment. As a condition of approval, the site shall comply with all the requirements of the
MWMO.
21. Fire Department Connection
The site is served by a fire hydrant on the west side of the property, as well as a fire department
connection in the same area. The location of the FDC was at the request of the fire
department. The applicant is compliant in this regard.
22. Snow Storage
The site contains very little space for snow storage. Staff recommends that a condition of
approval include designating five parking spaces on the site for snow storage. Alternatively, the
site plan could be revised to show snow storage on the site.
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 6
23. Pedestrian Access
A public sidewalk exists along Jefferson Street NE and Huset Parkway. These sidewalks will not
be removed during construction. The site plan shows paved walkways around the building that
will connect to the City’s sidewalk along Jefferson Street NE. The pedestrian access is compliant
with the goals of the 2040 Comprehensive Plan which seeks to encourage pedestrian access to
sites in the City.
24. Building Design and Materials
The exterior of the building will consist of glass, LP shake siding, LP strip siding, stone, and metal
fascia. The roof will be sloped and contain asphalt shingles. These materials are of high
architectural quality and will add to the value of the neighborhood.
25. Neighbor Notifications
As required, property owners within 350 feet were notified of the proposed project. City Staff
did not receive any correspondence related to the project as of the date on this report.
FINDINGS OF FACT
Section 9.104 (L) of the Zoning Ordinance outlines three conditions that must be met in order
for the City to grant a Preliminary Plat. They are as follows:
(a) The proposed Preliminary Plat conforms to the requirements of City Code Section 9.116
[Subdivision Ordinance].
Staff Comment: As a mixed use development site, the City can offer flexibility with the
requirements of the zoning ordinance. Staff feels that the proposed plan is a reasonable
request that will maximize the site, and provide a buffer between the residential land uses and
industrial land uses.
(b) The proposed subdivision is consistent with the Comprehensive Plan.
Staff Comment: The Comprehensive Plan guides this area for high density residential
development. The Comprehensive Plan aims to ensure housing for the projected aging
population. The proposed senior living facility is consistent with the comprehensive plan goals.
(c) The proposed subdivision contains parcel and land subdivision layout that is consistent
with good planning and site engineering design principles.
Staff Comment: Staff feels that the site design, traffic flow, and building location use this site in
a way that will be attractive to the area. Staff feels this requirement has been met.
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 7
FINDINGS OF FACT
Section 9.104 (M) of the Zoning Ordinance outlines two conditions that must be met in order
for the City to grant a Final Plat, they are as follows:
(a) The final plat substantially conforms to the approved preliminary plat.
Staff Comment: The applicants are seeking approval for a preliminary plat and final plat in
consecutive meetings. In review of the plans submitted, the preliminary plat and final plat are
consistent with each other.
(b) The final plat conforms with the requirements of Section 9.116 [Subdivision Ordinance].
Staff Comment: In review of Section 9.116 (the City’s Subdivision Ordinance), Staff feels that
the final plat conforms to the City’s subdivision requirements.
FINDINGS OF FACT
Section 9.104 (N) 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.
Staff Comment: In review of the City’s Site Plan Review Ordinance, Staff feels that the
applicants have met this requirement.
(b) The Site Plan is consistent with the applicable provisions of the City’s Comprehensive
Plan.
Staff Comment: The City’s Comprehensive Plan supports mixed use development for this site.
The application is consistent with the provisions of the City’s Comprehensive Plan.
(c) The Site Plan is consistent with any applicable area plan.
Staff Comment: The area that this site is in is zoned for mixed use. The surrounding area
contains multi-family housing; an industrial area; and a City park. The senior living site plan will
be consistent with the overall area plan.
(d) The Site Plan minimizes any adverse impacts on property in the immediate vicinity and
the public right-of-way.
Staff Comment: The site plan will have a minimal impact on traffic, and right-of-ways in the
area. At the same time, the building location, and parking lot location are designed to minimize
light pollution to adjacent sites.
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 8
SUMMARY AND RECOMMENDATION
The applicant is seeking approval of a 29 unit assisted living facility on a parcel of land that’s
currently an outlot. The building will be one story and have a sloped roof. The application
includes a site plan approval, preliminary plat, and final plat. The Planning Commission
approves site plans based on the findings of Staff and its compliance with the zoning ordinance.
The preliminary plat and final plat will require Planning Commission recommendation and City
Council approval. Below is Staff’s recommendation:
Preliminary Plat / Final Plat.
Staff recommends that the Planning Commission recommend that the City Council approve the
Preliminary Plat / Final Plat as presented subject to the conditions outline below:
Motion: Move to waive the reading of Resolution No 2020-_____, there being ample copies
available to the public.
Motion: Motion to recommend that the City Council approve the Preliminary Plat / Final Plat as
presented, subject to the following conditions:
1. The City Attorney reviews the site access documents that show the site can be accessed
from McKenna Street (a private street). The applicants shall adhere to any
recommendations from the City Attorney.
2. The property owner and the City shall enter into a development contract governing site
improvements and shall be executed by the property owner and the City prior to the
issuance of a building permit.
3. The applicant shall be responsible for the cost of filing and recording written easements
with the Anoka County Recorder’s Office. Once the recording has taken place, the
applicant shall demonstrate to the City that this has been completed.
4. An approved Preliminary Plat and Final Plat shall be valid for a period of one (1) year
from the date of the City Council approval and must be recorded within that timeframe.
In the event that a Final Plat is not recorded within this time period, the Plat will
become void.
Site Plan
Staff recommends that the Planning Commission approve the Site Plan for the property located
at PID: 35-30-24-43-0125 (unassigned address, known as Huset Park Outlot B); subject to the
conditions outline below.
Motion: Move to waive the reading of Resolution No. 2020-PZ_____, there being ample copies
available to the public.
Motion: Move to adopt Resolution No. 2020-PZ_____, being a resolution approving a Site Plan,
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 9
for Contractors Capital Company, LLC for the proposed senior living development, subject to
the following conditions:
1. There shall be no deliveries, loading or unloading of goods and materials between the
hours of 10:00 pm and 6:00 am.
2. The applicant shall provide documentation for an easement dedication over the
drainage system in the parking lot area. Said documentation shall be provided upon
completion of the project.
3. The applicants shall adhere to all requirements from the Public Works Department
outlined in the memo dated January 24, 2020.
4. The installation of signage shall require review by City Staff and a building permit.
5. Mechanical equipment shall be screened so as to minimize the visual impact on
adjacent residential properties and from public streets. Screening of the equipment
shall meet the requirements of the City’s Zoning Ordinance.
6. All City Storm Water Management requirements and Mississippi Watershed
Management Organization requirements shall be achieved for this property.
7. The developer shall enter into a storm water maintenance and management agreement
with the City, to be prepared by the City Attorney.
8. The applicant shall designate five parking spaces on the site for snow storage.
Alternatively, the site plan could be revised to show snow storage on the site in a
different location.
9. All required state and local codes, permits, licenses and inspections will be met and in
full compliance.
10. The applicant shall meet the requirements outlined in the attached memo from the
Public Works Department dated January 24, 2020.
11. Site and elevation plans included in this submittal, shall be considered the approved
plans.
12. Any changes to the lighting fixture location or brightness will require review by City staff
for compliance with the City’s ordinances related to lighting. This includes the light
fixtures on the building, and parking lot lighting.
13. The site utility and grading plans shall be subject to review and final approval by the City
Engineer, and Fire Chief.
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 10
14. Developer shall pay park dedication fees as outlined in the City Code.
15. Developer shall provide financial guarantee in the form of an irrevocable letter of credit
for landscaping and public improvements. The guarantee amount is to be determined by
the City Engineer.
16. Developer will provide record plans or as-built drawings to the City following project
completion.
ATTACHMENTS
Resolution No. 2020-PZ____
Resolution No. 2020-____
Application
Narrative
Public Works Department Review Memo dated January 24, 2020
Engineer Response Memo
Street Access Document
Site Plan
Architectural Drawings
RESOLUTION NO. 2020 – PZ_____
A Resolution of the Planning Commission approving a Site Plan for the proposed senior living
community located at the corner of Jefferson Street and Huset Parkway (address unassigned),
Columbia Heights, MN 55421 (PID 35-30-24-43-0125)
Whereas, a proposal (Case 2020-0203) has been submitted by contractors Capital Company,
LLC to the Planning Commission, requesting Site Plan Review from the City of Columbia Heights
at the following site:
LOCATION: (PID 35-30-24-43-0125)
LEGAL DESCRIPTION: On file at City Hall.
THE APPLICANT SEEKS THE FOLLOWING: Site Plan Review for a 29 Unit Senior Living Facility
Whereas, the Planning Commission held a public hearing as required by the City Zoning Code
on February 4, 2020;
Whereas, the Planning Commission has considered the advice and recommendations of 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;
Now, therefore, be it resolved, the Planning Commission of the City of Columbia Heights after
reviewing the proposal, accepts and adopts the following findings:
1. 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 approval; and in granting this approval the City and the applicant agree that
this approval 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.2020-PZ_____ Page 2
CONDITIONS:
1. There shall be no deliveries, loading or unloading of goods and materials between the
hours of 10:00 pm and 6:00 am.
2. The applicant shall provide documentation for an easement dedication over the
drainage system in the parking lot area. Said documentation shall be provided upon
completion of the project.
3. The applicants shall adhere to all requirements from the Public Works Department
outlined in the memo dated January 24, 2020.
4. The installation of signage shall require review by City Staff and a building permit.
5. Mechanical equipment shall be screened so as to minimize the visual impact on
adjacent residential properties and from public streets. Screening of the equipment
shall meet the requirements of the City’s Zoning Ordinance.
6. All City Storm Water Management requirements and Mississippi Watershed
Management Organization requirements shall be achieved for this property.
7. The developer shall enter into a storm water maintenance and management agreement
with the City, to be prepared by the City Attorney.
8. The applicant shall designate five parking spaces on the site for snow storage.
Alternatively, the site plan could be revised to show snow storage on the site in a
different location.
9. All required state and local codes, permits, licenses and inspections will be met and in
full compliance.
10. The applicant shall meet the requirements outlined in the attached memo from the
Public Works Department dated January 24, 2020.
11. Site and elevation plans included in this submittal, shall be considered the approved
plans.
12. Any changes to the lighting fixture location or brightness will require review by City staff
for compliance with the City’s ordinances related to lighting. This includes the light
fixtures on the building, and parking lot lighting.
Resolution No.2020-PZ_____ Page 3
13. The site utility and grading plans shall be subject to review and final approval by the City
Engineer, and Fire Chief.
14. Developer shall pay park dedication fees as outlined in the City Code.
15. Developer shall provide financial guarantee in the form of an irrevocable letter of credit
for landscaping and public improvements. The guarantee amount is to be determined by
the City Engineer.
16. Developer will provide record plans or as-built drawings to the City following project
completion.
Passed this 4th day of February, 2020
Offered by: ______________________________
Seconded by: Marlaine Szurek, Chair
Roll Call:
Ayes:
Abstain:
____________________________________
Shelley Hanson, Secretary
RESOLUTION NO. 2020-_____
A resolution of the City Council for the City of Columbia Heights, Minnesota, approving a Preliminary Plat and
Final Plat for Contractor Capital Company, LLC.
Whereas, a proposal (Case # 2020-0203) has been submitted by Contractors Capital Company, LLC to the City
Council requesting Preliminary Plat and Final Plat Approval from the City of Columbia Heights at the following
site:
ADDRESS: 35-30-24-43-0125 (unassigned address) known as remnant parcel
LEGAL DESCRIPTION: Outlot B, Huset Park, Anoka County, Minnesota
THE APPLICANT SEEKS THE FOLLOWING: Preliminary Plat Approval per Code Section 9.104 (L). Final Plat
Approval per Code Section 9.104 (M)
Whereas, the Planning and Zoning Commission held a public hearing as required by the City Zoning Code on
February 4, 2020;
Whereas, the City Council has considered the advice and recommendations of the Planning and Zoning
Commission regarding the effect of the proposed Preliminary Plat and Final Plat 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;
Now, therefore, in accordance with the foregoing, and all ordinances and regulations of the City of Columbia
Heights, the City Council of the City of Columbia Heights makes the following:
FINDINGS OF FACT
Section 9.104 (L) of the Zoning Ordinance outlines conditions that must be met in order for the City to grant a
Preliminary Plat. They are as follows:
(a) The proposed Preliminary Plat conforms to the requirements of City Code Section 9.116.
(b) The proposed Subdivision is consistent with the Comprehensive Plan.
(c) The proposed Subdivision contains parcel and land subdivision layout that is consistent with good
planning and site engineering design principles.
Section 9.104 (M) of the Zoning Ordinance outlines conditions that must be met in order for the City to grant a
Final Plat. They are as follows:
(a) The final plat substantially conforms to the approved preliminary plat.
(b) The final plat conforms with the requirements of Section 9.116.
City of Columbia Heights - Council Resolution Page 2
Further, be it resolved, that the attached plans, maps, and other information shall become part of this
Preliminary Plat and Final Plat; and in granting approval the City and the applicant agree that the Plat shall
become null and void if a Final Plat is not recorded with Anoka County within one (1) calendar year after the
approval date, subject to petition for renewal.
CONDITIONS
1. The City Attorney reviews the site access documents that show the site can be accessed from McKenna
Street (a private street). The applicants shall adhere to any recommendations from the City Attorney.
2. The property owner and the City shall enter into a development contract governing site improvements
and shall be executed by the property owner and the City prior to the issuance of a building permit.
3. The applicant shall be responsible for the cost of filing and recording written easements with the
Anoka County Recorder’s Office. Once the recording has taken place, the applicant shall demonstrate
to the City that this has been completed.
4. An approved Preliminary Plat and Final Plat shall be valid for a period of one (1) year from the date of
the City Council approval and must be recorded within that timeframe. In the event that a Final Plat is
not recorded within this time period, the Plat will become void.
ORDER OF COUNCIL
Passed this 10th day of February, 2020
Offered by:
Seconded by:
Roll Call:
Donna Schmitt, Mayor
Attest:
Nicole Tingley, City Clerk/Council Secretary
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Contractors Capital Company
1428 5th Ave
Anoka, MN 55303
612-804-9988 | 612-867-4141
January 4, 2020
Wade Tollefson, Contractors Capital Company
1428 5th Ave, Anoka, MN 55303
763-205-2037
wade@noberghomes.com
Columbia Heights Senior Living
Site Plan / Preliminary Plat / Final Plat Submission Narrative
Tollberg Homes is proposing a 29-unit senior living community located along the SE corner of Huset Parkway and
Jefferson Street. The building is 1 story rambler design. The building includes a mix of assisted living and memory care
suites, along with a wide variety of common area amenity spaces available to the residents to help promote their
independence and enhance their social interaction. In addition, specialty support areas are designed throughout the
building to help staff deliver exceptional care to the residents. This development provides services to Columbia Heights
residents who can no longer safely remain in their homes.
Exterior Design:
The building will boast with many upgrade exterior features. The roof will have architectural dimensional shingles along
with many attractive roof pitches. The siding will be an upgrade LP lap siding with multiple color and stylistic changes. The
building will also be accented with gorgeous brick or stone.
Prelim/Final Plat Submission
Narrative
The 1.53-acre property is zoned MXD (Mixed-Use Development District) under applicable zoning regulations per the City
of Columbia Heights zoning map.
The purpose of the Mixed-Use District is to promote development and redevelopment that facilitates linkages and
interaction of transit services, housing and neighborhood services. The focus of land use within this district is to ensure a
pedestrian friendly environment and pedestrian connections to and from residential development and transit facilities.
The mix of land use shall be flexible to help facilitate a successful development.
Comparing Land Use to Zoning; Transit Oriented Development-Allows a mix of commercial, office, and high density
residential near transit, walkable and 10+ units/acre, apply to the Mix-Use District.
This area of opportunity represents the primary locations of growth and new development in the city, and provide
opportunities for Columbia Heights to accommodate new development that enhances the character of the community,
and provides additional housing and commercial opportunities to serve the changing population.
Onsite Parking:
Our facility provides memory care and assisted living sleeping units, with a total of 29 units. Rooms are considered sleeping
rooms by Minnesota Building Code definition. This facility most closely relates to:
Convalescent & Nursing Homes (Most similar)
- 1 space per four (4) beds
- 32 units / 4 units = 8 parking spaces would be required
Boarding & Lodging (Somewhat similar)
- three (3) + (32 units / 3 units = 10.7) = 14 parking spaces would be required.
Our project is providing 24 parking spaces, and an additional HC parking space and stripped area. Traffic will be minimal as
most residents do not drive. There will only be a few staff members on site at one time and periodic visitors. Onsite
parking will exceed daily usage of the building.
Project Team:
Wade Tollefson & Jerry Tollefson
Developers - Contractors Capital Company
Wade and Jerry have over 60 years of combined experience in the real estate industry including managing properties, land
development as well as constructing residential and commercials properties.
Joel Larson
Care Provider - Suite Living
Suite Living is a Minnesota-based company specializing in care for seniors in need of Assisted Living and Memory Care.
Suite Living manages multiple buildings around the Twin Cities providing excellent and compassionate care for their
residents. Suite Living will be hired as the building’s care provider.
Russ Rosa
Architect - Rosa Architectural Group, Inc.
Russ has over 40 years in the field of architectural, drafting and design. Russ has developed multiple plans including many
senior buildings.
Joey Diederichs
Civil Engineering & Landscape Design - Civil Site Group
Civil Site Group provides professional civil engineering, landscape architectural and site development consulting services.
Their portfolio of projects includes sites both large and small. “Some people dream of success. We design and engineer it”
Wade Tollefson, President
Contractors Capital Company
CITY OF COLUMBIA HEIGHTS
Public Works Department
TO: AARON CHIRPICH
COMMUNITY DEVELOPMENT DIRECTOR
FROM: KEVIN HANSEN
PUBLIC WORKS DIRECTOR/CITY ENGINEER
LAUREN LETSCHE
STORMWATER SPECIALIST
DATE: January 24, 2020
SUBJECT: Westgate Senior Living
I have reviewed the site plan and storm water calculations submittal packet dated 1/6/2020, and
have the following requirements/comments for final approval by PW/Engineering:
General / Plat
The City shall require a pre-construction conference prior to any land alteration activities
beginning.
The maintenance of the storm sewer BMP shall be defined in a separate planning document
and will require an easement per City and MWMO requirements.
As an Outlot, the property should be platted. We would recommend a perimeter easements
for drainage and utilities of 5 feet, except on the north property boundary, where 15 feet is
recommended.
Comments herein are based on the City submittal plans. Final review comments will be based
on from the final or construction plan set.
Grading
The plan set will require an erosion control plan and SWPPP, meeting City and MWMO
requirements.
Prior to any site disturbance activities, please provide the City with a copy of Site NPDES
Construction Permit.
Perimeter and entrance erosion control measures shall be installed and inspected by the
Engineering department prior to site grading activities beginning. Coordinate erosion control
measures with the Engineering department if building construction is initiated prior general
site grading.
Site access during construction shall be limited to McKenna Street or Lomianki Lane.
All slopes greater than 4:1 shall be provided erosion control blanket.
Catch basin inlet protection, such as Wimco’s or equivalent shall be provided on catch basins
until restoration is completed. The low point CB’s immediately adjacent to the roundabout
shall also be protected.
ROW / Utilities / Paving
All utilities and storm water features serving the Development shall be privately owned and
maintained. All utilities shall meet the City of Columbia Heights specifications for materials
and installation.
Site/Civil work shall be inspected by the City Engineering Department (connection to existing
utility system). 24-hour advance notice of an inspection is required.
The Storm Water Plan generally meets the requirements of the City for rate control and
MWMO for infiltration (filtration).
Provide a set of as-built drawings meeting City requirements at the completion of site/civil
construction in both hardcopy and electronic (pdf) format.
All stormwater best management practices (BMP’s) need to be placed in designated drainage
and utility easements and recorded at Anoka County.
As previously indicated, flooding occurring on Jefferson Street and Huset Parkway all the way
to the point where the road widens. Staff recommends a minimum elevation of 906 for the
nearest building opening or entrance.
How will the roof drains be connected into the storm sewer (rate control)?
Utility disconnects must be made at the main and inspected by the utility department for the
salvaged hydrant and valve. Please verify that the salvaged hydrant will be reinstalled on
McKenna per Fire department requirements.
Location of tree installations (landscape plan) and utility locations should be coordinated to
maintain 10’ separation from all utilities: Please relocate the gate valve near the trash
enclosure so it is accessible. Please coordinate with the engineering department during
construction.
Retaining wall heights in excess of 4 vertical feet should have protective delineation such as
fencing or landscaping at the top of the wall.
Interior roads are private roads (McKenna & Lomianki), but have utility and drainage
easements.
Please provide one full size and one 11x17 set of Final or Construction Plans to the Engineering
department prior to construction. If you have any questions or need further information, please
contact me at (763) 706-3705.
C: Kathy Young, Assistant City Engineer
Lauren Letsche, Storm Water Specialist
KH:kh
G: \Users\Public Works\plan reviews\2020\Westgate Senior Living_01242020.doc
www.CivilSiteGroup.com 4931 West 35th Street • Suite 200 • St. Louis Park • Minnesota • 55416 (612) 615-0060
Memorandum
TO: Aaron Chirpich
Community Development Director
City of Columbia Heights
590 40th avenue NE
Columbia Heights, MN 55421
FROM: Joey Diederichs
Civil Site Group
DATE: January 27, 2020
RE: Westgate Senior Living – City Comments
Dear Aaron,
Below are the written comments regarding the Westgate Senior Living project dated January
17th, 2020. We have included our response below each question in bold red. Please feel free to
contact me if you have any questions.
Joey Diederichs
Civil Site Group
jdiederichs@civilsitegroup.com
612-719-1781
4931 West 35th Street • Suite 200 • St. Louis Park • Minnesota •55416 • www.civilsitegroup.com
Matt Pavek, PE • 763-213-3944 Patrick Sarver, PLA • 952-250-2003
· The door threshold on the north end of the building has an elevation of 905.5. The city engineer
recommends raising this elevation to a minimum of 906 due to flooding concerns on the north end of
the property that have been observed over the years.
CSG RESPONSE: NOTED, THE NEW FFE OF THE BUILDING WILL BE 906.0. REVISIONS ARE BEING MADE
AND THE FINAL PLANS WILL BE SUBMITTED ONCE FULL ENGINEERING COMMENTS HAVE BEEN
ADDRESSED.
· The parking stall depths are indicated at 18 feet on the site plan. Code requires a 20 foot minimum stall
depth.
CSG RESPONSE: NOTED, SEE REVISED SITE PLAN WITH STALL DIMENSIONS AT 20’ DEPTH
· The project is accessed from a private street. You will need to demonstrate right of access for the
project.
CSG RESPONSE: NOTED, SEE REVISED SURVEY SHOWING ACCESS IS AVAILABLE TO MCKENNA
· Mechanical equipment is not referenced on the site plan. Please note that all mechanical equipment will
need to be screened to minimize the visual impact on adjacent residential properties and from public
streets.
CSG RESPONSE: NOTED, SEE REVISED SITE PLAN WITH MECH’L EQUIPMENT SHOWN
· The plans show a gate value located very close to the trash enclosure. This valve should be moved into
the landscaped area to the west of the enclosure.
CSG RESPONSE: NOTED, SEE REVISED UTILITY PLAN WITH UPDATED GV LOCATION
· The Fire Chief would like to see the FDC moved to the McKenna side of the building, preferably straight
in line with the hydrant that is relocated on the McKenna side.
CSG RESPONSE: NOTED, SEE REVISED UTILITY PLAN
· McKenna Street will need to be signed no parking on the east side of the street along the project site.
CSG RESPONSE: NOTED, SEE REVISED SITE PLAN
· We will need an easement in favor of the City over the underground storm water system. This easement
does not need to be platted, but it will need to be recorded. A maintenance and operations agreement
will also be required for the system.
CSG RESPONSE: NOTED, AN EASEMENT WILL BE RECORED ONCE THE UNDERGROUND SYSTEM IS
FINALIZED
· The project will require a park dedication fee. City ordinance calls for the following: A cash equivalent
shall be a sum mutually agreed upon representing 10% of the market value of the tract in an
underdeveloped state on the date the preliminary plat is presented to the city. The County has a
valuation of $471,500 for the property, but we know that you are purchasing the property for
less than that amount. If you can provide a copy of the purchase agreement, we can use your
purchase price for the valuation.
CSG RESPONSE: NOTED, TO BE HANDLED BY OTHERS
4931 West 35th Street • Suite 200 • St. Louis Park • Minnesota •55416 • www.civilsitegroup.com
Matt Pavek, PE • 763-213-3944 Patrick Sarver, PLA • 952-250-2003
· There are no light poles indicated on the site plan for the parking area(s) If you plan to have lighting for
the parking lots, you will need to submit a photometric plan demonstrating compliant light levels and
fixtures; one-half (.5) foot-candles at adjacent residential property lines, and 3 foot-candles at the
closest street curb-line. Down cast fixtures, flat lens, 90 degree cut-off.
CSG RESPONSE: NOTED, A PHOTOMETRIC PLAN IS BEING PREPARED AND WILL BE SUBMITTED WITH
THE NEXT SUBMITTAL
· Can you clarify if the signs indicated on the elevation plans are conceptual?
CSG RESPONSE: YES, THOSE SIGNS ARE CONCEPTUAL AT THIS POINT OF THE PROJECT. UPDATED
ARCHITECTURE WILL REVISE
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DEVELOPER / PROPERTY OWNER:TOLLBERG HOMES1428 5TH AVENUEANOKA, MN 55303763-205-2037ENGINEER / LANDSCAPE ARCHITECTSURVEYOR:CIVIL SITE GROUP4931 W 35TH STREETSUITE 200ST LOUIS PARK, MN 55416612-615-0060GEOTECHNICAL ENGINEER:NORTHERN TECHNOLOGIES, LLC6160 CARMEN AVE. EASTINVER GROVE HEIGHTS, MN 55076651-389-4191 ARCHITECT:ROSA ARCHITECTURAL GROUP, INC.1084 STERLING STREETST. PAUL, MN 55119651-739-7988
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3.
TH
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4.
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7.
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8.
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9.
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N
1.
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T
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A
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2.
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3.
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A
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A
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c WESTGATE SENIOR LIVING
HUSET PKWY & JEFFERSON ST NE, COLUMBIA HEIGHTS, MN 55421
1428 5TH AVE, ANOKA, MN 55303
TOLLBERG HOMES
PROJECT
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c WESTGATE SENIOR LIVING
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THE CONTRACTOR AND ALL SUBCONTRACTORS INVOLVED WITH A CONSTRUCTION ACTIVITY THAT DISTURBS SITE SOIL OR WHOIMPLEMENT A POLLUTANT CONTROL MEASURE IDENTIFIED IN THE STORM WATER POLLUTION PREVENTION PLAN (SWPPP) MUSTCOMPLY WITH THE REQUIREMENTS OF THE NATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM (NPDES) GENERAL PERMIT (DATEDAUGUST 1, 2018 # MNR100001) AND ANY LOCAL GOVERNING AGENCY HAVING JURISDICTION CONCERNING EROSION AND SEDIMENTATIONCONTROL.STORMWATER DISCHARGE DESIGN REQUIREMENTSSWPPPTHE NATURE OF THIS PROJECT WILL BE CONSISTENT WITH WHAT IS REPRESENTED IN THIS SET OF CONSTRUCTION PLANS ANDSPECIFICATIONS. SEE THE SWPPP PLAN SHEETS AND SWPPP NARRATIVE (ATTACHMENT A: CONSTRUCTION SWPPP TEMPLATE) FORADDITIONAL SITE SPECIFIC SWPPP INFORMATION. THE PLANS SHOW LOCATIONS AND TYPES OF ALL TEMPORARY AND PERMANENTEROSION PREVENTION AND SEDIMENT CONTROL BMP'S. STANDARD DETAILS ARE ATTACHED TO THIS SWPPP DOCUMENT.THE INTENDED SEQUENCING OF MAJOR CONSTRUCTION ACTIVITIES IS AS FOLLOWS:1. INSTALL STABILIZED ROCK CONSTRUCTION ENTRANCE2. INSTALLATION OF SILT FENCE AROUND SITE3. INSTALL ORANGE CONSTRUCTION FENCING AROUND INFILTRATION AREAS.4. CLEAR AND GRUB FOR TEMPORARY SEDIMENT BASIN / POND INSTALL5. CONSTRUCT TEMPORARY SEDIMENT BASIN / POND (SECTION 14)6. CLEAR AND GRUB REMAINDER OF SITE7. STRIP AND STOCKPILE TOPSOIL8. ROUGH GRADING OF SITE9. STABILIZE DENUDED AREAS AND STOCKPILES10. INSTALL SANITARY SEWER, WATER MAIN STORM SEWER AND SERVICES11. INSTALL SILT FENCE / INLET PROTECTION AROUND CB'S12. INSTALL STREET SECTION13. INSTALL CURB AND GUTTER14. BITUMINOUS ON STREETS15. FINAL GRADE BOULEVARD, INSTALL SEED AND MULCH16. REMOVE ACCUMULATED SEDIMENT FROM BASIN / POND17. FINAL GRADE POND / INFILTRATION BASINS (DO NOT COMPACT SOILS IN INFILTRATION AREAS.)18. WHEN ALL CONSTRUCTION ACTIVITY IS COMPLETE AND THE SITE IS STABILIZED BY EITHER SEED OR SOD/LANDSCAPING, REMOVESILT FENCE AND RESEED ANY AREAS DISTURBED BY THE REMOVAL.RECORDS RETENTION:THE SWPPP (ORIGINAL OR COPIES) INCLUDING, ALL CHANGES TO IT, AND INSPECTIONS AND MAINTENANCE RECORDS MUST BE KEPT ATTHE SITE DURING CONSTRUCTION BY THE PERMITTEE WHO HAS OPERATIONAL CONTROL OF THAT PORTION OF THE SITE. THE SWPPPCAN BE KEPT IN EITHER THE FIELD OFFICE OR IN AN ON SITE VEHICLE DURING NORMAL WORKING HOURS.ALL OWNER(S) MUST KEEP THE SWPPP, ALONG WITH THE FOLLOWING ADDITIONAL RECORDS, ON FILE FOR THREE (3) YEARS AFTERSUBMITTAL OF THE NOT AS OUTLINED IN SECTION 4. THIS DOES NOT INCLUDE ANY RECORDS AFTER SUBMITTAL OF THE NOT.1.THE FINAL SWPPP;2.ANY OTHER STORMWATER RELATED PERMITS REQUIRED FOR THE PROJECT;3.RECORDS OF ALL INSPECTION AND MAINTENANCE CONDUCTED DURING CONSTRUCTION (SEE SECTION 11, INSPECTIONS ANDMAINTENANCE);4.ALL PERMANENT OPERATION AND MAINTENANCE AGREEMENTS THAT HAVE BEEN IMPLEMENTED, INCLUDING ALL RIGHT OF WAY,CONTRACTS, COVENANTS AND OTHER BINDING REQUIREMENTS REGARDING PERPETUAL MAINTENANCE; AND5.ALL REQUIRED CALCULATIONS FOR DESIGN OF THE TEMPORARY AND PERMANENT STORMWATER MANAGEMENT SYSTEMS.SWPPP IMPLEMENTATION RESPONSIBILITIES:1.THE OWNER AND CONTRACTOR ARE PERMITTEE(S) AS IDENTIFIED BY THE NPDES PERMIT.2.CONTRACTOR SHALL BE RESPONSIBLE FOR ALL ON-SITE IMPLEMENTATION OF THE SWPPP, INCLUDING THE ACTIVITIES OF ALL OFTHE CONTRACTOR'S SUBCONTRACTORS.3.CONTRACTOR SHALL PROVIDE A PERSON(S) KNOWLEDGEABLE AND EXPERIENCED IN THE APPLICATION OF EROSION PREVENTIONAND SEDIMENT CONTROL BMPS TO OVERSEE ALL INSTALLATION AND MAINTENANCE OF BMPS AND IMPLEMENTATION OF THESWPPP.4.CONTRACTOR SHALL PROVIDE PERSON(S) MEETING THE TRAINING REQUIREMENTS OF THE NPDES PERMIT TO CONDUCTINSPECTION AND MAINTENANCE OF ALL EROSION PREVENTION AND SEDIMENT CONTROL BMPS IN ACCORDANCE WITH THEREQUIREMENTS OF THE PERMIT. ONE OF THESE INDIVIDUAL(S) MUST BE AVAILABLE FOR AN ONSITE INSPECTION WITHIN 72 HOURSUPON REQUEST BY MPCA. CONTRACTOR SHALL PROVIDE TRAINING DOCUMENTATION FOR THESE INDIVIDUAL(S) AS REQUIRED BYTHE NPDES PERMIT. THIS TRAINING DOCUMENTATION SHALL BE RECORDED IN OR WITH THE SWPPP BEFORE THE START OFCONSTRUCTION OR AS SOON AS THE PERSONNEL FOR THE PROJECT HAVE BEEN DETERMINED. DOCUMENTATION SHALL INCLUDE:4.1.NAMES OF THE PERSONNEL ASSOCIATED WITH THE PROJECT THAT ARE REQUIRED TO BE TRAINED PER SECTION 21 OFTHE PERMIT.4.2.DATES OF TRAINING AND NAME OF INSTRUCTOR AND ENTITY PROVIDING TRAINING.4.3.CONTENT OF TRAINING COURSE OR WORKSHOP INCLUDING THE NUMBER OF HOURS OF TRAINING.5.FOLLOWING FINAL STABILIZATION AND THE TERMINATION OF COVERAGE FOR THE NPDES PERMIT, THE OWNER IS EXPECTED TOFURNISH LONG TERM OPERATION AND MAINTENANCE (O & M) OF THE PERMANENT STORM WATER MANAGEMENT SYSTEM.CONSTRUCTION ACTIVITY REQUIREMENTSSWPPP AMENDMENTS (SECTION 6):1.ONE OF THE INDIVIDUALS DESCRIBED IN ITEM 21.2.A OR ITEM 21.2.B OR ANOTHER QUALIFIED INDIVIDUAL MUST COMPLETE ALLSWPPP CHANGES. CHANGES INVOLVING THE USE OF A LESS STRINGENT BMP MUST INCLUDE A JUSTIFICATION DESCRIBING HOWTHE REPLACEMENT BMP IS EFFECTIVE FOR THE SITE CHARACTERISTICS.2.PERMITTEES MUST AMEND THE SWPPP TO INCLUDE ADDITIONAL OR MODIFIED BMPS AS NECESSARY TO CORRECT PROBLEMSIDENTIFIED OR ADDRESS SITUATIONS WHENEVER THERE IS A CHANGE IN DESIGN, CONSTRUCTION, OPERATION, MAINTENANCE,WEATHER OR SEASONAL CONDITIONS HAVING A SIGNIFICANT EFFECT ON THE DISCHARGE OF POLLUTANTS TO SURFACE WATERSOR GROUNDWATER.3.PERMITTEES MUST AMEND THE SWPPP TO INCLUDE ADDITIONAL OR MODIFIED BMPS AS NECESSARY TO CORRECT PROBLEMSIDENTIFIED OR ADDRESS SITUATIONS WHENEVER INSPECTIONS OR INVESTIGATIONS BY THE SITE OWNER OR OPERATOR, USEPAOR MPCA OFFICIALS INDICATE THE SWPPP IS NOT EFFECTIVE IN ELIMINATING OR SIGNIFICANTLY MINIMIZING THE DISCHARGE OFPOLLUTANTS TO SURFACE WATERS OR GROUNDWATER OR THE DISCHARGES ARE CAUSING WATER QUALITY STANDARDEXCEEDANCES (E.G., NUISANCE CONDITIONS AS DEFINED IN MINN. R. 7050.0210, SUBP. 2) OR THE SWPPP IS NOT CONSISTENT WITHTHE OBJECTIVES OF A USEPA APPROVED TMDL.BMP SELECTION AND INSTALLATION (SECTION 7):1.PERMITTEES MUST SELECT, INSTALL, AND MAINTAIN THE BMPS IDENTIFIED IN THE SWPPP AND IN THIS PERMIT IN AN APPROPRIATEAND FUNCTIONAL MANNER AND IN ACCORDANCE WITH RELEVANT MANUFACTURER SPECIFICATIONS AND ACCEPTED ENGINEERINGPRACTICES.EROSION PREVENTION (SECTION 8):1.BEFORE WORK BEGINS, PERMITTEES MUST DELINEATE THE LOCATION OF AREAS NOT TO BE DISTURBED.2.PERMITTEES MUST MINIMIZE THE NEED FOR DISTURBANCE OF PORTIONS OF THE PROJECT WITH STEEP SLOPES. WHEN STEEPSLOPES MUST BE DISTURBED, PERMITTEES MUST USE TECHNIQUES SUCH AS PHASING AND STABILIZATION PRACTICES DESIGNEDFOR STEEP SLOPES (E.G., SLOPE DRAINING AND TERRACING).3.PERMITTEES MUST STABILIZE ALL EXPOSED SOIL AREAS, INCLUDING STOCKPILES. STABILIZATION MUST BE INITIATED IMMEDIATELYTO LIMIT SOIL EROSION WHEN CONSTRUCTION ACTIVITY HAS PERMANENTLY OR TEMPORARILY CEASED ON ANY PORTION OF THESITE AND WILL NOT RESUME FOR A PERIOD EXCEEDING 14 CALENDAR DAYS. STABILIZATION MUST BE COMPLETED NO LATER THAN14 CALENDAR DAYS AFTER THE CONSTRUCTION ACTIVITY HAS CEASED. STABILIZATION IS NOT REQUIRED ON CONSTRUCTED BASECOMPONENTS OF ROADS, PARKING LOTS AND SIMILAR SURFACES. STABILIZATION IS NOT REQUIRED ON TEMPORARY STOCKPILESWITHOUT SIGNIFICANT SILT, CLAY OR ORGANIC COMPONENTS (E.G., CLEAN AGGREGATE STOCKPILES, DEMOLITION CONCRETESTOCKPILES, SAND STOCKPILES) BUT PERMITTEES MUST PROVIDE SEDIMENT CONTROLS AT THE BASE OF THE STOCKPILE.4.FOR PUBLIC WATERS THAT THE MINNESOTA DNR HAS PROMULGATED "WORK IN WATER RESTRICTIONS" DURING SPECIFIED FISHSPAWNING TIME FRAMES, PERMITTEES MUST COMPLETE STABILIZATION OF ALL EXPOSED SOIL AREAS WITHIN 200 FEET OF THEWATER'S EDGE, AND THAT DRAIN TO THESE WATERS, WITHIN 24 HOURS DURING THE RESTRICTION PERIOD.5.PERMITTEES MUST STABILIZE THE NORMAL WETTED PERIMETER OF THE LAST 200 LINEAR FEET OF TEMPORARY OR PERMANENTDRAINAGE DITCHES OR SWALES THAT DRAIN WATER FROM THE SITE WITHIN 24 HOURS AFTER CONNECTING TO A SURFACE WATEROR PROPERTY EDGE. PERMITTEES MUST COMPLETE STABILIZATION OF REMAINING PORTIONS OF TEMPORARY OR PERMANENTDITCHES OR SWALES WITHIN 14 CALENDAR DAYS AFTER CONNECTING TO A SURFACE WATER OR PROPERTY EDGE ANDCONSTRUCTION IN THAT PORTION OF THE DITCH TEMPORARILY OR PERMANENTLY CEASES.6.TEMPORARY OR PERMANENT DITCHES OR SWALES BEING USED AS A SEDIMENT CONTAINMENT SYSTEM DURING CONSTRUCTION(WITH PROPERLY DESIGNED ROCK-DITCH CHECKS, BIO ROLLS, SILT DIKES, ETC.) DO NOT NEED TO BE STABILIZED. PERMITTEESMUST STABILIZE THESE AREAS WITHIN 24 HOURS AFTER THEIR USE AS A SEDIMENT CONTAINMENT SYSTEM CEASES7.PERMITTEES MUST NOT USE MULCH, HYDROMULCH, TACKIFIER, POLYACRYLAMIDE OR SIMILAR EROSION PREVENTION PRACTICESWITHIN ANY PORTION OF THE NORMAL WETTED PERIMETER OF A TEMPORARY OR PERMANENT DRAINAGE DITCH OR SWALESECTION WITH A CONTINUOUS SLOPE OF GREATER THAN 2 PERCENT.8.PERMITTEES MUST PROVIDE TEMPORARY OR PERMANENT ENERGY DISSIPATION AT ALL PIPE OUTLETS WITHIN 24 HOURS AFTERCONNECTION TO A SURFACE WATER OR PERMANENT STORMWATER TREATMENT SYSTEM.9.PERMITTEES MUST NOT DISTURB MORE LAND (I.E., PHASING) THAN CAN BE EFFECTIVELY INSPECTED AND MAINTAINED INACCORDANCE WITH SECTION 11.SEDIMENT CONTROL (SECTION 9):1.PERMITTEES MUST ESTABLISH SEDIMENT CONTROL BMPS ON ALL DOWNGRADIENT PERIMETERS OF THE SITE AND DOWNGRADIENTAREAS OF THE SITE THAT DRAIN TO ANY SURFACE WATER, INCLUDING CURB AND GUTTER SYSTEMS. PERMITTEES MUST LOCATESEDIMENT CONTROL PRACTICES UPGRADIENT OF ANY BUFFER ZONES. PERMITTEES MUST INSTALL SEDIMENT CONTROLPRACTICES BEFORE ANY UPGRADIENT LAND-DISTURBING ACTIVITIES BEGIN AND MUST KEEP THE SEDIMENT CONTROL PRACTICESIN PLACE UNTIL THEY ESTABLISH PERMANENT COVER.2.IF DOWNGRADIENT SEDIMENT CONTROLS ARE OVERLOADED, BASED ON FREQUENT FAILURE OR EXCESSIVE MAINTENANCEREQUIREMENTS, PERMITTEES MUST INSTALL ADDITIONAL UPGRADIENT SEDIMENT CONTROL PRACTICES OR REDUNDANT BMPS TOELIMINATE THE OVERLOADING AND AMEND THE SWPPP TO IDENTIFY THESE ADDITIONAL PRACTICES AS REQUIRED IN ITEM 6.3.3.TEMPORARY OR PERMANENT DRAINAGE DITCHES AND SEDIMENT BASINS DESIGNED AS PART OF A SEDIMENT CONTAINMENT SYSTEM (E.G., DITCHES WITH ROCK-CHEC
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6.PERMITTEES MUST PROTECT ALL STORM D
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10. PERMITTEES MUST INSTALL A VEHICLE TR
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OR ONTO PAVED ROADS WITHIN THE SITE. 11. PERMITTEES MUST USE STREET SWEEPIN
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ONTO THE STREET. 12. PERMITTEES MUST INSTALL TEMPORARY
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14. PERMITTEES MUST PRESERVE TOPSOIL O
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15. PERMITTEES MUST DIRECT DISCHARGES
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16. PERMITTEES MUST PRESERVE A 50 FOOT
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,
P
E
R
M
I
T
T
E
E
S
M
U
S
T
D
O
C
U
M
E
N
T
T
H
E
R
E
A
S
O
N
S
I
N
T
H
E
SWPPP. SHEET PILING IS A REDUNDANT PE
R
I
M
E
T
E
R
C
O
N
T
R
O
L
I
F
I
N
S
T
A
L
L
E
D
I
N
A
M
A
N
N
E
R
T
H
A
T
R
E
T
A
I
N
S
A
L
L
S
T
O
R
M
W
A
T
E
R
.
17. PERMITTEES MUST USE POLYMERS, FLOC
C
U
L
A
N
T
S
,
O
R
O
T
H
E
R
S
E
D
I
M
E
N
T
A
T
I
O
N
T
R
E
A
T
M
E
N
T
C
H
E
M
I
C
A
L
S
I
N
A
C
C
O
R
D
A
N
C
E
W
I
T
H
ACCEPTED ENGINEERING PRACTICES, DO
S
I
N
G
S
P
E
C
I
F
I
C
A
T
I
O
N
S
A
N
D
S
E
D
I
M
E
N
T
R
E
M
O
V
A
L
D
E
S
I
G
N
S
P
E
C
I
F
I
C
A
T
I
O
N
S
P
R
O
V
I
D
E
D
B
Y
THE MANUFACTURER OR SUPPLIER. THE P
E
R
M
I
T
T
E
E
S
M
U
S
T
U
S
E
C
O
N
V
E
N
T
I
O
N
A
L
E
R
O
S
I
O
N
A
N
D
S
E
D
I
M
E
N
T
C
O
N
T
R
O
L
S
P
R
I
O
R
T
O
CHEMICAL ADDITION AND MUST DIRECT TR
E
A
T
E
D
S
T
O
R
M
W
A
T
E
R
T
O
A
S
E
D
I
M
E
N
T
C
O
N
T
R
O
L
S
Y
S
T
E
M
F
O
R
F
I
L
T
R
A
T
I
O
N
O
R
SETTLEMENT OF THE FLOC PRIOR TO DISC
H
A
R
G
E
.
DEWATERING AND BASIN DRAINING
(
S
E
C
T
I
O
N
1
0
)
:
1.PERMITTEES MUST DISCHARGE TURBID OR
S
E
D
I
M
E
N
T
-
L
A
D
E
N
W
A
T
E
R
S
R
E
L
A
T
E
D
T
O
D
E
W
A
T
E
R
I
N
G
O
R
B
A
S
I
N
D
R
A
I
N
I
N
G
(
E
.
G
.
,
PUMPED DISCHARGES, TRENCH/DITCH CU
T
S
F
O
R
D
R
A
I
N
A
G
E
)
T
O
A
T
E
M
P
O
R
A
R
Y
O
R
P
E
R
M
A
N
E
N
T
S
E
D
I
M
E
N
T
B
A
S
I
N
O
N
T
H
E
P
R
O
J
E
C
T
SITE UNLESS INFEASIBLE. PERMITTEES MA
Y
D
E
W
A
T
E
R
T
O
S
U
R
F
A
C
E
W
A
T
E
R
S
I
F
T
H
E
Y
V
I
S
U
A
L
L
Y
C
H
E
C
K
T
O
E
N
S
U
R
E
A
D
E
Q
U
A
T
E
TREATMENT HAS BEEN OBTAINED AND NU
I
S
A
N
C
E
C
O
N
D
I
T
I
O
N
S
(
S
E
E
M
I
N
N
.
R
.
7
0
5
0
.
0
2
1
0
,
S
U
B
P
.
2
)
W
I
L
L
N
O
T
R
E
S
U
L
T
F
R
O
M
T
H
E
DISCHARGE. IF PERMITTEES CANNOT DISC
H
A
R
G
E
T
H
E
W
A
T
E
R
T
O
A
S
E
D
I
M
E
N
T
A
T
I
O
N
B
A
S
I
N
P
R
I
O
R
T
O
E
N
T
E
R
I
N
G
A
S
U
R
F
A
C
E
WATER, PERMITTEES MUST TREAT IT WITH
A
P
P
R
O
P
R
I
A
T
E
B
M
P
S
S
U
C
H
T
H
A
T
T
H
E
D
I
S
C
H
A
R
G
E
D
O
E
S
N
O
T
A
D
V
E
R
S
E
L
Y
A
F
F
E
C
T
T
H
E
SURFACE WATER OR DOWNSTREAM PROP
E
R
T
I
E
S
.
2.IF PERMITTEES MUST DISCHARGE WATER
C
O
N
T
A
I
N
I
N
G
O
I
L
O
R
G
R
E
A
S
E
,
T
H
E
Y
M
U
S
T
U
S
E
A
N
O
I
L
-
W
A
T
E
R
S
E
P
A
R
A
T
O
R
O
R
S
U
I
T
A
B
L
E
FILTRATION DEVICE (E.G., CARTRIDGE FILT
E
R
S
,
A
B
S
O
R
B
E
N
T
S
P
A
D
S
)
P
R
I
O
R
T
O
D
I
S
C
H
A
R
G
E
.
3.PERMITTEES MUST DISCHARGE ALL WATE
R
F
R
O
M
D
E
W
A
T
E
R
I
N
G
O
R
B
A
S
I
N
-
D
R
A
I
N
I
N
G
A
C
T
I
V
I
T
I
E
S
I
N
A
M
A
N
N
E
R
T
H
A
T
D
O
E
S
N
O
T
CAUSE EROSION OR SCOUR IN THE IMMED
I
A
T
E
V
I
C
I
N
I
T
Y
O
F
D
I
S
C
H
A
R
G
E
P
O
I
N
T
S
O
R
I
N
U
N
D
A
T
I
O
N
O
F
W
E
T
L
A
N
D
S
I
N
T
H
E
I
M
M
E
D
I
A
T
E
VICINITY OF DISCHARGE POINTS THAT CAU
S
E
S
S
I
G
N
I
F
I
C
A
N
T
A
D
V
E
R
S
E
I
M
P
A
C
T
T
O
T
H
E
W
E
T
L
A
N
D
.
4.IF PERMITTEES USE FILTERS WITH BACKW
A
S
H
W
A
T
E
R
,
T
H
E
Y
M
U
S
T
H
A
U
L
T
H
E
B
A
C
K
W
A
S
H
W
A
T
E
R
A
W
A
Y
F
O
R
D
I
S
P
O
S
A
L
,
R
E
T
U
R
N
THE BACKWASH WATER TO THE BEGINNIN
G
O
F
T
H
E
T
R
E
A
T
M
E
N
T
P
R
O
C
E
S
S
,
O
R
I
N
C
O
R
P
O
R
A
T
E
T
H
E
B
A
C
K
W
A
S
H
W
A
T
E
R
I
N
T
O
T
H
E
SITE IN A MANNER THAT DOES NOT CAUSE
E
R
O
S
I
O
N
.
INSPECTIONS AND MAINTENANCE (S
E
C
T
I
O
N
1
1
)
:
1.PERMITTEES MUST ENSURE A TRAINED PE
R
S
O
N
,
A
S
I
D
E
N
T
I
F
I
E
D
I
N
I
T
E
M
2
1
.
2
.
B
,
W
I
L
L
I
N
S
P
E
C
T
T
H
E
E
N
T
I
R
E
C
O
N
S
T
R
U
C
T
I
O
N
S
I
T
E
A
T
LEAST ONCE EVERY SEVEN (7) DAYS DURI
N
G
A
C
T
I
V
E
C
O
N
S
T
R
U
C
T
I
O
N
A
N
D
W
I
T
H
I
N
2
4
H
O
U
R
S
A
F
T
E
R
A
R
A
I
N
F
A
L
L
E
V
E
N
T
G
R
E
A
T
E
R
THAN 1/2 INCH IN 24 HOURS.2.PERMITTEES MUST INSPECT AND MAINTAI
N
A
L
L
P
E
R
M
A
N
E
N
T
S
T
O
R
M
W
A
T
E
R
T
R
E
A
T
M
E
N
T
B
M
P
S
.
3.PERMITTEES MUST INSPECT ALL EROSION
P
R
E
V
E
N
T
I
O
N
A
N
D
S
E
D
I
M
E
N
T
C
O
N
T
R
O
L
B
M
P
S
A
N
D
P
O
L
L
U
T
I
O
N
P
R
E
V
E
N
T
I
O
N
MANAGEMENT MEASURES TO ENSURE INT
E
G
R
I
T
Y
A
N
D
E
F
F
E
C
T
I
V
E
N
E
S
S
.
P
E
R
M
I
T
T
E
E
S
M
U
S
T
R
E
P
A
I
R
,
R
E
P
L
A
C
E
O
R
S
U
P
P
L
E
M
E
N
T
ALL NONFUNCTIONAL BMPS WITH FUNCTIO
N
A
L
B
M
P
S
B
Y
T
H
E
E
N
D
O
F
T
H
E
N
E
X
T
B
U
S
I
N
E
S
S
D
A
Y
A
F
T
E
R
D
I
S
C
O
V
E
R
Y
U
N
L
E
S
S
ANOTHER TIME FRAME IS SPECIFIED IN ITE
M
1
1
.
5
O
R
1
1
.
6
.
P
E
R
M
I
T
T
E
E
S
M
A
Y
T
A
K
E
A
D
D
I
T
I
O
N
A
L
T
I
M
E
I
F
F
I
E
L
D
C
O
N
D
I
T
I
O
N
S
P
R
E
V
E
N
T
ACCESS TO THE AREA.4.DURING EACH INSPECTION, PERMITTEES M
U
S
T
I
N
S
P
E
C
T
S
U
R
F
A
C
E
W
A
T
E
R
S
,
I
N
C
L
U
D
I
N
G
D
R
A
I
N
A
G
E
D
I
T
C
H
E
S
A
N
D
C
O
N
V
E
Y
A
N
C
E
SYSTEMS BUT NOT CURB AND GUTTER SY
S
T
E
M
S
,
F
O
R
E
V
I
D
E
N
C
E
O
F
E
R
O
S
I
O
N
A
N
D
S
E
D
I
M
E
N
T
D
E
P
O
S
I
T
I
O
N
.
P
E
R
M
I
T
T
E
E
S
M
U
S
T
REMOVE ALL DELTAS AND SEDIMENT DEPO
S
I
T
E
D
I
N
S
U
R
F
A
C
E
W
A
T
E
R
S
,
I
N
C
L
U
D
I
N
G
D
R
A
I
N
A
G
E
W
A
Y
S
,
C
A
T
C
H
B
A
S
I
N
S
,
A
N
D
O
T
H
E
R
DRAINAGE SYSTEMS AND RESTABILIZE TH
E
A
R
E
A
S
W
H
E
R
E
S
E
D
I
M
E
N
T
R
E
M
O
V
A
L
R
E
S
U
L
T
S
I
N
E
X
P
O
S
E
D
S
O
I
L
.
P
E
R
M
I
T
T
E
E
S
M
U
S
T
COMPLETE REMOVAL AND STABILIZATION
W
I
T
H
I
N
S
E
V
E
N
(
7
)
C
A
L
E
N
D
A
R
D
A
Y
S
O
F
D
I
S
C
O
V
E
R
Y
U
N
L
E
S
S
P
R
E
C
L
U
D
E
D
B
Y
L
E
G
A
L
,
REGULATORY, OR PHYSICAL ACCESS CON
S
T
R
A
I
N
T
S
.
P
E
R
M
I
T
T
E
E
S
M
U
S
T
U
S
E
A
L
L
R
E
A
S
O
N
A
B
L
E
E
F
F
O
R
T
S
T
O
O
B
T
A
I
N
A
C
C
E
S
S
.
I
F
PRECLUDED, REMOVAL AND STABILIZATIO
N
M
U
S
T
T
A
K
E
P
L
A
C
E
W
I
T
H
I
N
S
E
V
E
N
(
7
)
D
A
Y
S
O
F
O
B
T
A
I
N
I
N
G
A
C
C
E
S
S
.
P
E
R
M
I
T
T
E
E
S
A
R
E
RESPONSIBLE FOR CONTACTING ALL LOCA
L
,
R
E
G
I
O
N
A
L
,
S
T
A
T
E
A
N
D
F
E
D
E
R
A
L
A
U
T
H
O
R
I
T
I
E
S
A
N
D
R
E
C
E
I
V
I
N
G
A
N
Y
A
P
P
L
I
C
A
B
L
E
PERMITS, PRIOR TO CONDUCTING ANY WO
R
K
I
N
S
U
R
F
A
C
E
W
A
T
E
R
S
.
5.PERMITTEES MUST INSPECT CONSTRUCTI
O
N
S
I
T
E
V
E
H
I
C
L
E
E
X
I
T
L
O
C
A
T
I
O
N
S
,
S
T
R
E
E
T
S
A
N
D
C
U
R
B
A
N
D
G
U
T
T
E
R
S
Y
S
T
E
M
S
W
I
T
H
I
N
AND ADJACENT TO THE PROJECT FOR SED
I
M
E
N
T
A
T
I
O
N
F
R
O
M
E
R
O
S
I
O
N
O
R
T
R
A
C
K
E
D
S
E
D
I
M
E
N
T
F
R
O
M
V
E
H
I
C
L
E
S
.
P
E
R
M
I
T
T
E
E
S
MUST REMOVE SEDIMENT FROM ALL PAVE
D
S
U
R
F
A
C
E
S
W
I
T
H
I
N
O
N
E
(
1
)
C
A
L
E
N
D
A
R
D
A
Y
O
F
D
I
S
C
O
V
E
R
Y
O
R
,
I
F
A
P
P
L
I
C
A
B
L
E
,
W
I
T
H
I
N
A SHORTER TIME TO AVOID A SAFETY HAZ
A
R
D
T
O
U
S
E
R
S
O
F
P
U
B
L
I
C
S
T
R
E
E
T
S
.
6.PERMITTEES MUST REPAIR, REPLACE OR S
U
P
P
L
E
M
E
N
T
A
L
L
P
E
R
I
M
E
T
E
R
C
O
N
T
R
O
L
D
E
V
I
C
E
S
W
H
E
N
T
H
E
Y
B
E
C
O
M
E
N
O
N
F
U
N
C
T
I
O
N
A
L
OR THE SEDIMENT REACHES 1/2 OF THE H
E
I
G
H
T
O
F
T
H
E
D
E
V
I
C
E
.
7.PERMITTEES MUST DRAIN TEMPORARY AN
D
P
E
R
M
A
N
E
N
T
S
E
D
I
M
E
N
T
A
T
I
O
N
B
A
S
I
N
S
A
N
D
R
E
M
O
V
E
T
H
E
S
E
D
I
M
E
N
T
W
H
E
N
T
H
E
D
E
P
T
H
OF SEDIMENT COLLECTED IN THE BASIN R
E
A
C
H
E
S
1
/
2
T
H
E
S
T
O
R
A
G
E
V
O
L
U
M
E
.
8.PERMITTEES MUST ENSURE THAT AT LEAS
T
O
N
E
I
N
D
I
V
I
D
U
A
L
P
R
E
S
E
N
T
O
N
T
H
E
S
I
T
E
(
O
R
A
V
A
I
L
A
B
L
E
T
O
T
H
E
P
R
O
J
E
C
T
S
I
T
E
I
N
THREE (3) CALENDAR DAYS) IS TRAINED IN
T
H
E
J
O
B
D
U
T
I
E
S
D
E
S
C
R
I
B
E
D
I
N
I
T
E
M
2
1
.
2
.
B
.
9.PERMITTEES MAY ADJUST THE INSPECTIO
N
S
C
H
E
D
U
L
E
D
E
S
C
R
I
B
E
D
I
N
I
T
E
M
1
1
.
2
A
S
F
O
L
L
O
W
S
:
a. INSPECTIONS OF AREAS WITH PERMAN
E
N
T
C
O
V
E
R
C
A
N
B
E
R
E
D
U
C
E
D
T
O
O
N
C
E
P
E
R
M
O
N
T
H
,
E
V
E
N
I
F
C
O
N
S
T
R
U
C
T
I
O
N
A
C
T
I
V
I
T
Y
CONTINUES ON OTHER PORTIONS OF T
H
E
S
I
T
E
;
O
R
b.WHERE SITES HAVE PERMANENT COVE
R
O
N
A
L
L
E
X
P
O
S
E
D
S
O
I
L
A
N
D
N
O
C
O
N
S
T
R
U
C
T
I
O
N
A
C
T
I
V
I
T
Y
I
S
O
C
C
U
R
R
I
N
G
A
N
Y
W
H
E
R
E
ON THE SITE, INSPECTIONS CAN BE RED
U
C
E
D
T
O
O
N
C
E
P
E
R
M
O
N
T
H
A
N
D
,
A
F
T
E
R
1
2
M
O
N
T
H
S
,
M
A
Y
B
E
S
U
S
P
E
N
D
E
D
COMPLETELY UNTIL CONSTRUCTION AC
T
I
V
I
T
Y
R
E
S
U
M
E
S
.
T
H
E
M
P
C
A
M
A
Y
R
E
Q
U
I
R
E
I
N
S
P
E
C
T
I
O
N
S
T
O
R
E
S
U
M
E
I
F
C
O
N
D
I
T
I
O
N
S
WARRANT; ORc.WHERE CONSTRUCTION ACTIVITY HAS
B
E
E
N
S
U
S
P
E
N
D
E
D
D
U
E
T
O
F
R
O
Z
E
N
G
R
O
U
N
D
C
O
N
D
I
T
I
O
N
S
,
I
N
S
P
E
C
T
I
O
N
S
M
A
Y
B
E
SUSPENDED. INSPECTIONS MUST RESU
M
E
W
I
T
H
I
N
2
4
H
O
U
R
S
O
F
R
U
N
O
F
F
O
C
C
U
R
R
I
N
G
,
O
R
U
P
O
N
R
E
S
U
M
I
N
G
C
O
N
S
T
R
U
C
T
I
O
N
,
WHICHEVER COMES FIRST. 10. PERMITTEES MUST RECORD ALL INSPECT
I
O
N
S
A
N
D
M
A
I
N
T
E
N
A
N
C
E
A
C
T
I
V
I
T
I
E
S
W
I
T
H
I
N
2
4
H
O
U
R
S
O
F
B
E
I
N
G
C
O
N
D
U
C
T
E
D
A
N
D
THESE RECORDS MUST BE RETAINED WITH
T
H
E
S
W
P
P
P
.
T
H
E
S
E
R
E
C
O
R
D
S
M
U
S
T
I
N
C
L
U
D
E
:
a.DATE AND TIME OF INSPECTIONS; ANDb.NAME OF PERSONS CONDUCTING INSP
E
C
T
I
O
N
S
;
A
N
D
c.ACCURATE FINDINGS OF INSPECTIONS
,
I
N
C
L
U
D
I
N
G
T
H
E
S
P
E
C
I
F
I
C
L
O
C
A
T
I
O
N
W
H
E
R
E
C
O
R
R
E
C
T
I
V
E
A
C
T
I
O
N
S
A
R
E
N
E
E
D
E
D
;
A
N
D
d.CORRECTIVE ACTIONS TAKEN (INCLUDI
N
G
D
A
T
E
S
,
T
I
M
E
S
,
A
N
D
P
A
R
T
Y
C
O
M
P
L
E
T
I
N
G
M
A
I
N
T
E
N
A
N
C
E
A
C
T
I
V
I
T
I
E
S
)
;
A
N
D
e.DATE OF ALL RAINFALL EVENTS GREAT
E
R
T
H
A
N
1
/
2
I
N
C
H
E
S
I
N
2
4
H
O
U
R
S
,
A
N
D
T
H
E
A
M
O
U
N
T
O
F
R
A
I
N
F
A
L
L
F
O
R
E
A
C
H
E
V
E
N
T
.
PERMITTEES MUST OBTAIN RAINFALL A
M
O
U
N
T
S
B
Y
E
I
T
H
E
R
A
P
R
O
P
E
R
L
Y
M
A
I
N
T
A
I
N
E
D
R
A
I
N
G
A
U
G
E
I
N
S
T
A
L
L
E
D
O
N
S
I
T
E
,
A
WEATHER STATION THAT IS WITHIN ON
E
(
1
)
M
I
L
E
O
F
Y
O
U
R
L
O
C
A
T
I
O
N
,
O
R
A
W
E
A
T
H
E
R
R
E
P
O
R
T
I
N
G
S
Y
S
T
E
M
T
H
A
T
P
R
O
V
I
D
E
S
SITE SPECIFIC RAINFALL DATA FROM R
A
D
A
R
S
U
M
M
A
R
I
E
S
;
A
N
D
f.IF PERMITTEES OBSERVE A DISCHARGE
D
U
R
I
N
G
T
H
E
I
N
S
P
E
C
T
I
O
N
,
T
H
E
Y
M
U
S
T
R
E
C
O
R
D
A
N
D
S
H
O
U
L
D
P
H
O
T
O
G
R
A
P
H
A
N
D
DESCRIBE THE LOCATION OF THE DISC
H
A
R
G
E
(
I
.
E
.
,
C
O
L
O
R
,
O
D
O
R
,
S
E
T
T
L
E
D
O
R
S
U
S
P
E
N
D
E
D
S
O
L
I
D
S
,
O
I
L
S
H
E
E
N
,
A
N
D
O
T
H
E
R
OBVIOUS INDICATORS OF POLLUTANTS
)
;
A
N
D
g.ANY AMENDMENTS TO THE SWPPP PRO
P
O
S
E
D
A
S
A
R
E
S
U
L
T
O
F
T
H
E
I
N
S
P
E
C
T
I
O
N
M
U
S
T
B
E
D
O
C
U
M
E
N
T
E
D
A
S
R
E
Q
U
I
R
E
D
I
N
SECTION 6 WITHIN SEVEN (7) CALENDAR
D
A
Y
S
.
POLLUTION PREVENTION MANAGEM
E
N
T
(
S
E
C
T
I
O
N
1
2
)
:
1.PERMITTEES MUST PLACE BUILDING PROD
U
C
T
S
A
N
D
L
A
N
D
S
C
A
P
E
M
A
T
E
R
I
A
L
S
U
N
D
E
R
C
O
V
E
R
(
E
.
G
.
,
P
L
A
S
T
I
C
S
H
E
E
T
I
N
G
O
R
TEMPORARY ROOFS) OR PROTECT THEM B
Y
S
I
M
I
L
A
R
L
Y
E
F
F
E
C
T
I
V
E
M
E
A
N
S
D
E
S
I
G
N
E
D
T
O
M
I
N
I
M
I
Z
E
C
O
N
T
A
C
T
W
I
T
H
S
T
O
R
M
W
A
T
E
R
.
PERMITTEES ARE NOT REQUIRED TO COVE
R
O
R
P
R
O
T
E
C
T
P
R
O
D
U
C
T
S
W
H
I
C
H
A
R
E
E
I
T
H
E
R
N
O
T
A
S
O
U
R
C
E
O
F
C
O
N
T
A
M
I
N
A
T
I
O
N
T
O
STORMWATER OR ARE DESIGNED TO BE E
X
P
O
S
E
D
T
O
S
T
O
R
M
W
A
T
E
R
.
2.PERMITTEES MUST PLACE PESTICIDES, FE
R
T
I
L
I
Z
E
R
S
A
N
D
T
R
E
A
T
M
E
N
T
C
H
E
M
I
C
A
L
S
U
N
D
E
R
C
O
V
E
R
(
E
.
G
.
,
P
L
A
S
T
I
C
S
H
E
E
T
I
N
G
O
R
TEMPORARY ROOFS) OR PROTECT THEM B
Y
S
I
M
I
L
A
R
L
Y
E
F
F
E
C
T
I
V
E
M
E
A
N
S
D
E
S
I
G
N
E
D
T
O
M
I
N
I
M
I
Z
E
C
O
N
T
A
C
T
W
I
T
H
S
T
O
R
M
W
A
T
E
R
.
3.PERMITTEES MUST STORE HAZARDOUS M
A
T
E
R
I
A
L
S
A
N
D
T
O
X
I
C
W
A
S
T
E
,
(
I
N
C
L
U
D
I
N
G
O
I
L
,
D
I
E
S
E
L
F
U
E
L
,
G
A
S
O
L
I
N
E
,
H
Y
D
R
A
U
L
I
C
FLUIDS, PAINT SOLVENTS, PETROLEUM-BA
S
E
D
P
R
O
D
U
C
T
S
,
W
O
O
D
P
R
E
S
E
R
V
A
T
I
V
E
S
,
A
D
D
I
T
I
V
E
S
,
C
U
R
I
N
G
C
O
M
P
O
U
N
D
S
,
A
N
D
A
C
I
D
S
)
IN SEALED CONTAINERS TO PREVENT SPIL
L
S
,
L
E
A
K
S
O
R
O
T
H
E
R
D
I
S
C
H
A
R
G
E
.
S
T
O
R
A
G
E
A
N
D
D
I
S
P
O
S
A
L
O
F
H
A
Z
A
R
D
O
U
S
W
A
S
T
E
MATERIALS MUST BE IN COMPLIANCE WITH
M
I
N
N
.
R
.
C
H
.
7
0
4
5
I
N
C
L
U
D
I
N
G
S
E
C
O
N
D
A
R
Y
C
O
N
T
A
I
N
M
E
N
T
A
S
A
P
P
L
I
C
A
B
L
E
.
4.PERMITTEES MUST PROPERLY STORE, CO
L
L
E
C
T
A
N
D
D
I
S
P
O
S
E
S
O
L
I
D
W
A
S
T
E
I
N
C
O
M
P
L
I
A
N
C
E
W
I
T
H
M
I
N
N
.
R
.
C
H
.
7
0
3
5
.
5.PERMITTEES MUST POSITION PORTABLE T
O
I
L
E
T
S
S
O
T
H
E
Y
A
R
E
S
E
C
U
R
E
A
N
D
W
I
L
L
N
O
T
T
I
P
O
R
B
E
K
N
O
C
K
E
D
O
V
E
R
.
P
E
R
M
I
T
T
E
E
S
MUST PROPERLY DISPOSE SANITARY WAS
T
E
I
N
A
C
C
O
R
D
A
N
C
E
W
I
T
H
M
I
N
N
.
R
.
C
H
.
7
0
4
1
.
6.PERMITTEES MUST TAKE REASONABLE ST
E
P
S
T
O
P
R
E
V
E
N
T
T
H
E
D
I
S
C
H
A
R
G
E
O
F
S
P
I
L
L
E
D
O
R
L
E
A
K
E
D
C
H
E
M
I
C
A
L
S
,
I
N
C
L
U
D
I
N
G
F
U
E
L
,
FROM ANY AREA WHERE CHEMICALS OR F
U
E
L
W
I
L
L
B
E
L
O
A
D
E
D
O
R
U
N
L
O
A
D
E
D
I
N
C
L
U
D
I
N
G
T
H
E
U
S
E
O
F
D
R
I
P
P
A
N
S
O
R
ABSORBENTS UNLESS INFEASIBLE. PERMI
T
T
E
E
S
M
U
S
T
E
N
S
U
R
E
A
D
E
Q
U
A
T
E
S
U
P
P
L
I
E
S
A
R
E
A
V
A
I
L
A
B
L
E
A
T
A
L
L
T
I
M
E
S
T
O
C
L
E
A
N
U
P
DISCHARGED MATERIALS AND THAT AN AP
P
R
O
P
R
I
A
T
E
D
I
S
P
O
S
A
L
M
E
T
H
O
D
I
S
A
V
A
I
L
A
B
L
E
F
O
R
R
E
C
O
V
E
R
E
D
S
P
I
L
L
E
D
M
A
T
E
R
I
A
L
S
.
PERMITTEES MUST REPORT AND CLEAN U
P
S
P
I
L
L
S
I
M
M
E
D
I
A
T
E
L
Y
A
S
R
E
Q
U
I
R
E
D
B
Y
M
I
N
N
.
S
T
A
T
.
1
1
5
.
0
6
1
,
U
S
I
N
G
D
R
Y
C
L
E
A
N
U
P
MEASURES WHERE POSSIBLE.7.PERMITTEES MUST LIMIT VEHICLE EXTERIO
R
W
A
S
H
I
N
G
A
N
D
E
Q
U
I
P
M
E
N
T
T
O
A
D
E
F
I
N
E
D
A
R
E
A
O
F
T
H
E
S
I
T
E
.
P
E
R
M
I
T
T
E
E
S
M
U
S
T
CONTAIN RUNOFF FROM THE WASHING AR
E
A
I
N
A
S
E
D
I
M
E
N
T
B
A
S
I
N
O
R
O
T
H
E
R
S
I
M
I
L
A
R
L
Y
E
F
F
E
C
T
I
V
E
C
O
N
T
R
O
L
S
A
N
D
M
U
S
T
DI
S
P
O
S
E
W
A
S
T
E
F
R
O
M
T
H
E
W
A
S
H
I
N
G
A
C
T
I
V
I
T
Y
P
R
O
P
E
R
L
Y
.
P
E
R
M
I
T
T
E
E
S
M
U
S
T
P
R
O
P
E
R
L
Y
U
S
E
A
N
D
S
T
O
R
E
S
O
A
P
S
,
D
E
T
E
R
G
E
N
T
S
,
OR
S
O
L
V
E
N
T
S
.
8.
PE
R
M
I
T
T
E
E
S
M
U
S
T
P
R
O
V
I
D
E
E
F
F
E
C
T
I
V
E
C
O
N
T
A
I
N
M
E
N
T
F
O
R
A
L
L
L
I
Q
U
I
D
A
N
D
S
O
L
I
D
W
A
S
T
E
S
G
E
N
E
R
A
T
E
D
B
Y
W
A
S
H
O
U
T
OP
E
R
A
T
I
O
N
S
(
E
.
G
.
,
C
O
N
C
R
E
T
E
,
S
T
U
C
C
O
,
P
A
I
N
T
,
F
O
R
M
R
E
L
E
A
S
E
O
I
L
S
,
C
U
R
I
N
G
C
O
M
P
O
U
N
D
S
A
N
D
O
T
H
E
R
C
O
N
S
T
R
U
C
T
I
O
N
MA
T
E
R
I
A
L
S
)
R
E
L
A
T
E
D
T
O
T
H
E
C
O
N
S
T
R
U
C
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ATTACHMENT A: SITE SPECIFIC SWPPP DOCUMENTGENERAL SITE INFORMATION (III.A)1. DESCRIBE THE LOCATION AND TYPE OF ALL TEMPORARY AND PERMANENT EROSION PREVENTION AND SEDIMENT CONTROL BEST MANAGEMENT PRACTICIES (BMP
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.
I
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USED TO ESTABLISH ADDITIONAL TEMPORARY BMP'S AS NECESSARY. (III.A.4.A)THE PROJECT IS PROTECTED BY TWO (W) MAIN BMP'S, SILT FENCE AND INLET PROTECTION DEVICES. THE SILT FENCE WILL BE INSTALLED AT THE DOWNHILL LOCATI
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PROTECTION DEVIDES WILL BE INSTALLED IN ALL CATCH BASINS ON THE SITE AND ANY OFF SITE THAT WILL RECEIVE STORMWATER RUNOFF FROM THIS SITE. AS TH
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CONTROL BLANKET MAY BE UTILITZED.2. ATTACH TO THIS SWPPP A TABLE WITH THE ANTICIPATED QUANITITIES FOR THE LIFE OF THE PROJECT FOR ALL EROSION PREVENTION AND SEDIMENT CONTROL B
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3. ATTACH TO THIS SWPPP A SITE MAP THAT INCLUDES THE FOLLOWING FEATURES (III.A.3.B-F):EXIST AND FINAL GRADES, INCLUDING DIVIDING LINES AND DIRECTION OF FLOW FOR ALL PRE AND POST-CONSTRUCTION STORMRWATER RUNOFF DRAINAGE AREAS
L
O
C
A
T
E
D
W
I
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H
I
N
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P
R
O
J
E
C
T
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I
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LOCATIONS OF IMPERVIOUS SURFACES AND SOIL TYPES.·EXISTING AND FINAL GRADES, INCLUDING DIVIDING LINES AND DIRECTION OF FLOW FOR ALL PRE AND POST-CONSTRUCTION STORMWATER RUNOFF DRAINAGE
A
R
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·LOCATIONS OF AREAS NOT TO BE DISTRUBED.·LOCATION OF AREAS OF PHASED CONSTRUCTION.·ALL SURFACE WATERS AND EXISTING WETLANDS WITHIN ONE MILE FROM THE PROJECT BOUNDARIES THAT WILL RECEIVE STORMWATER RUNOFF FROM THE SIT
E
(
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QUADRANGLE MAPS OR EQUIVALENT. WHERE SURFACE WATERS RECEIVING RUNOFF ASSOCIATED WITH CONSTRUCTION ACTIVITY WILL NOT FIT ON THE PLAN S
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INDICATING BOTH DIRECTION AND DISTANCE TO THE SURFACE WATER.·METHODS TO BE USED FOR FINAL STABILIZATION OF ALL EXPOSED SOIL AREA4. WERE STORMWATER MITIGATION MEASURES REQUIRED AS THE RESULT OF AN ENVIRONMENTAL, ARCHAEOLOGICAL, OR OTHER REQUIRED LOCAL, STATE OR FED
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IF YES, DESCRIBE HOW THESE MEASURES WERE ADDRESSED IN THE SWPPP. (III.A.6)N/A5. IS THE PROJECT LOCATED IN A KARST AREA SUCH THAT ADDITIONAL MEASURES WOULD BE NECESSARY OT PROJECT DRINKING WATER SUPPLY MANAGEMENT AR
E
A
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IF YES, DESCRIBE THE ADDITIONAL MEASURES TO BE USED. (III.A.7)N/A6. DOES THE SITE DISCHARGE TO A CALCEREOUS FEN LISTED IN MINN. R. 7050.0180, SUBP. 6 B? NOIF YES, A LETTER OF APPROVAL FROM THE MINNESOTA DEPARTMENT OF NATURAL RESOURCES MUST BE OBTAINED PRIOR TO APPLICATION FOR THIS PERMIT. (PAR
T
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B
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6
A
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P
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I
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.
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8
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7. DOES THE SITE DISCHARGE TO A WATER THAT IS LISTED AS IMPARED FOR THE FOLLOWING POLLUTANT(S) OR STRESSOR(S): PHOSPHORUS, TURBIDITY, DISSOLVE
D
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IMPAIRED WATERS SEARCH TOOL AT: WWW.PCA.STATE.MN.US/WATER/STORMWATER/STORMWATER-C.HTMLN/AIF NO, SKIP TO TRAININGDOES THE IMPAIRED WATER HAVE AN APPROVED TOTAL MAXIMUM DAILY LOADS (TMDL) WITH AN APPROVED WASTE LOAD ALLOCATION FOR CONSTRUCTION ACTIVIT
Y
?
NO
IF YES:A. LIST THE RECEIVING WATER, THE AREAS OF THE SITE DISCHARGING TO IT, AND THE POLLUTANT(S) IDENTIFIED IN THE TMDL.B. LIST THE BMP'S AND ANY OTHER SPECIFIC CONSTRUCTION STORMWATER RELATED IMPLEMENTATION ACTIVITIES IDENTIFIED IN THE TMDL.IF THE SITE HAS A DISCHARGE POINT WITHIN ONE MILE OF THE IMPAIRED WATER AND THE WATER FLOWS TO THE IMPAIRED WATER BUT NO SPECIFIC BMPS FOR CON
S
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BMPS IN APPENDIX A (C.1, C.2, C.3 & (C.4-TROUT STREAM)) MUST BE ADDED TO THE SWPPP AND IMPLEMENTED. (III.A.7). THE ADDITIONAL BMPS ONLY APPLY TO THOS
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IDENTIFIED DISCHARGE POINTS.N/A8. IDENTIFY ADJACENT PUBLIC WATERS WHERE THE MINNESOTA DEPARTMENT OF NATURAL RESOURCES (DNR) HAS DECLARED “WORK IN WATER RESTRICTIONS” DU
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N/ASELECTION OF A PERMANENT STORMWATER MANAGEMENT SYSTEM (III.D.)1. WILL THE PROJECT CREATE A NEW CUMULATIVE IMPERVIOUS SURFACE GREATER THAN OR EQUAL TO ONE ACRE? YESIF YES, A WATER QUALITY VOLUME OF ONE INCH OF RUNOFF FROM THE CUMULATIVE NEW IMPERVIOUS SURFACES MUST BE RETAINED ON SITE (SEE PART III.D OF T
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TO ONE OF THE REASONS IN PART III.D.1.J. IF INFILTRATION IS PROHIBITED IDENTIFY OTHER METHOD OF OTHER VOLUME REDUCTION (E.G., FILTRATION SYSTEM, WE
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METHOD2. DESCRIBE WHICH METHOD WILL BE USED TO TREAT RUNOFF FROM THE NEW IMPERVIOUS SURFACES CREATED BY THE PROJECT (III.D):·WET SEDIMENTATION BASIN·INFILTRATION/FILTRATION·REGIONAL PONDS·COMBINATION OF PRACTICESINCLUDE ALL CALCULATIONS AND DESIGN INFORMATION FOR THE METHOD SELECTED. SEE PART III.D OF THE PERMIT FOR SPECIFIC REQUIREMENTS ASSOCIATED W
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INFILTRATION / FILTRATION / REGIONAL PONDINGCALCULATIONS ARE WITHIN THE SITE STORM WATER MANAGEMENT REPORT AND PART OF THIS SWPPP AS ATTACHMENT D.3. IF IT IS NOT FEASIBLE TO MEET THE TREATMENT REQUIREMENT FOR THE WATER QUALITY VOLUME, DESCRIBE WHY. THIS CAN INCLUDE PROXIMITY TO BEDROCK O
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PRECLUDES THE INSTALLATION OF ANY PERMANENT STORMWATER MANAGEMENT PRACTICES. DESCRIBE WHAT OTHER TREATMENT, SUCH AS GRASSES SWALES, S
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NO
2.
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3.
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4.
D
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C
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B
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N/
A
5.
D
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D
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·
ON
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(
7
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PROJECT NAME: COLUMBIA HEIGHTS SENIOR LIVINGPROJECT LOCATION (BRIEFLY DESCRIBE WHERE CONSTRUCTION ACTIVITY OCCURS. INCLUDE ADDRESS IF AVAILABLE.)ADDRESS: SW CORNER OF HUSET PKWY & JEFFERSON ST NECITY OR TOWNSHIP: COLUMBIA HEIGHTSSTATE: MNZIP CODE: 55421LATITUDE/LOGITUDE OF APPROXIMATE CENTROID OF PROJECT: 45.037890 N, -93.255753 EMETHOD OF LAT/LONG COLLECTION (CIRCLE ONE): GPS ONLINE TOOL USGS TOPOGRAPHICALL CITIES WHERE CONSTRUCTION WILL OCCUR: COLUMBIA HEIGHTSALL COUNTIES WHERE CONSTRUCTION WILL OCCUR: ANOKA COUNTYALL TOWNSHIPS WHERE CONSTRUCTION WILL OCCUR: NAPROJECT SIZE (NUMBER OF ACRES TO BE DISTURBED): 1.4PROJECT TYPE (CIRCLE ONE): RESIDENTIAL COMMERCIAL/INDUSTRIAL ROAD CONSTRUCTION RESIDENTIAL & RD CONSTRUCTION OTHER (DESCRIBE): XXXXXCUMULATIVE IMPERVIOUS SURFACE (TO THE NEAREST TENTH ACRE)EXISTING AREA OF IMPERVIOUS SURFACE : 0.1POST CONSTRUCTION AREA OF IMPERVIOUS SURFACE: 1.1TOTAL NEW AREA OF IMPERVIOUS SURFACE: 1.0RECEIVING WATERSWATER BODY IDNAME OF WATER BODY WATER BODY TYPE SPECIAL WATER? (Y/N) IMPARIED WATER (Y/N)07010206-805...MISSISSIPPI RIVER...RIVER...NO...YES...DATES OF CONSTRUCTIONCONSTRUCTION START DATE: 6/21ESTIMATED COMPLETION DATE: 10/22GENERAL CONSTRUCTION PROJECT INFORMATIONDESCRIBE THE CONSTRUCTION ACTIVITY (WHAT WILL BE BUILT, GENERAL TIMELINE, ETC): AN EMPTY GREEN AREA WILL BE DEVELOPED INTO A SENIOR HOUSING FAC
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MISCELLANEOUS SITE FEATURES, INCLUDING PARKING, WALKWAYS, LANDSCAPING, ETC.DESCRIBE SOIL TYPES FOUND AT THE PROJECT: OUTWASH PLAINS, MORAINES, STREAM TERRACES, VARIABLE LOAMY SOIL MATERIAL.SITE LOCATION MAP - ATTACH MAPS (U.S. GEOLOGIC SURVEY 7.5 MINUTE QUADRANGLE, NATIONAL WETLAND INVENTORY MAPS OR EQUIVALENT) SHOWING THE LOC
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ATTACHMENT B: SWPPP INSPECTION FORM
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NOTE: THIS INSPECTION REPORT DOES NOT ADDRESS ALL ASPECTS OF THE NATIONAL APOLLUTANT DISCHARGE ELIMINATION SYSTEM/STATE DISPOSAL SYSTEM
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2013. THE COMPLETION OF THIS CHECKLIST DOES NOT GUARANTEE THAT ALL PERMIT REQUIREMENTS ARE IN COMPLIANCE; IT IS THE RESPONSIBILITY OF THE PE
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FACILITY INFORMATIONSITE NAME: FACILITY ADDRESS: PERMIT NUMBER:CITY: STATE: ZIP CODE:INSPECTION INFORMATIONINSPECTOR NAME: _______________________ PHONE NUMBER: _________________________DATE (MM/DD/YYYY): _____________________TIME: ____________ AM / PMIS THE INSPECTOR CERTIFIED IN SEDIMENT AND EROSION CONTROL AND IS IT DOCUMENTED IN THE STORMWATER POLLUTION PREVENTION PLAN (SWPPP)?IS THIS INSPECTION ROUTINE OR IN RESPONSE TO A STORM EVENT:RAINFALL AMOUNT (IF APPLICABLE): ____________IS THE SITE WITHIN ONE AERIAL MILE OF A SPECIAL OR IMPARED WATER?IF YES, FOLLOW APPENDIX A AND OTHER APPLICABLE PERMIT REQUIREMENTSNOTE: IF N/A IS SELECTED AT ANY TIME, SPECIFY WHY IN THE COMMENT AREA FOR THAT SECTION.EROSION CONTROL REQUIREMENT (PART IV.B)1.SOIL STABILIZATION WHERE NO CONSTRUCTION ACTIVITY FOR 14 DAYS? (7 DAYS WHERE APPLICABLE)2.HAS THE NEED TO DISTURB STEEP SLOPES BEEN MINIMIZED?3.ALL DITCHES STABILIZED 200; BACK FROM POINT OF DISCHARGE WITHIN 24 HOURS? (NOT MULCH)4.ARE THERE BMP'S FOR ONSITE STOCKPILES?5.ARE APPROPRIATE BMP'S INSTALLED PROTECTING INLETS/OUTLETS?6.DO PIPE OUTLETS HAVE ENERGY DISSIPATION?COMMENTS:SEDIMENT CONTROL REQUIREMENT (PART IV.C)1.PERIMETER CONTROL INSTALLED ON ALL DOWN GRADIENT PERIMETERS?2.PERIMETER CONTROL TRENCHED IN WHERE APPROPRIATE?3.50 FOOT NATURAL BUFFER MAINTAINED AROUND ALL SURFACE WATERS?3.1.IF NO, HAVE REDUNDANT SEDIMENT CONTROLS BEEN INSTALLED?4.INLET PROTECTION ON ALL CATCH BASINS AND CULVERT INLETS?5.VEHICLE TRACKING BEST MANAGEMENT PRACTICES (BMP'S) AT ALL SITE EXITS?6.ALL TRACKED SEDIMENT REMOVED WITHIN 24 HOURS?7.ARE ALL INFILTRATION SYSTEMS STAKED AND MARKED TO AVOID COMPACTION?8.ARE ALL INFILTRATION AREAS PROTECTED WITH A PRETREATMENT DEVICE?9.DO ALL STOCKPILES HAVE PERIMETER CONTROLS?COMMENTS:MAINTENANCE-EROSION AND SEDIMENT CONTROL BMP'S (PART IV.E.)1.ARE ALL PREVIOUSLY STABILIZED AREAS MAINTAINING 90% GROUND COVER?2.ANY DITCH EROSION OBSERVED?3.PERIMETER CONTROL--HAS SEDIMENT REACHED ONE HALF THE HEIGHT OF THE DEVICE?4.ARE INLET PROTECTION DEVICES MAINTAINED AND FUNCTIONING PROPERLY?COMMENTS:OTHER1.ARE ALL MATERIALS THAT CAN LEACH POLLUTANTS UNDER COVER?2.HAS ACCESS BEEN RESTRICTED TO ONSITE HAZARDOUS MATERIALS?3.DOES ON-SITE FUELING ONLY OCCUR IN A CONTAINED AREA?4.ARE ALL SOLID WASTES BEING PROPERLY DISPOSED OF?5.IS THE CONCRETE WASHOUT AREA COMPLETELY CONTAINED?6.IS THE CONCRETE WASHOUT AREA MARKED WITH SIGN?COMMENTS:7.WERE ANY DISCHARGES SEEN DURING THIS INSPECTION, SEDIMENT, WATER, OR OTHERWISE?7.1.IF YES, STATE THE EXACT LOCATION OF ALL POINTS OF DISCHARGE. PHOTOGRAPH THE DISCHARGE AND DESCRIBE THE DISCHARGE (COLOR, ODOR, FO
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16.PROPOSED AMENDMENTS TO THE SWPPP:17.POTENTIAL AREAS OF FUTURE CONCERN:18.ADDITIONAL COMMENTSDISCLOSURES:·AFTER DISCOVERY, THE PERMIT REQUIRES MANY OF THE DEFICIENCIES THAT MAY BE FOUND IN THIS CHECKLIST BE CORRECTED WITHIN A SPECIFIED PERIO
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·THIS INSPECTION CHECKLIST IS AN OPTION FOR SMALL CONSTRUCTION SITES. LARGE CONSTRUCTION SITES AND LINEAR PROJECTS REQUIRE MORE EXTEN
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STROH ENGINEERING consulting structural engineers PO 792140 Paia, HI 96779 strohengineering@hotmail.com PRELIMINARY N O T F O R CONSTRUCTION DRAWN BY:CHECKED BY:REVISIONS:PROJECT #:cCOPYRIGHT 2020DATE:RR ROSA ARCHITECTURAL GROUPSHEET1084 Sterling Street St. Paul, MN 55119 tel: 651-739-7988 fax: 651-739-3165RosaArchitecturalGroupInc.PREPARED BY ME OR UNDER MY DIRECT SPECIFICATION, OR REPORT WASI HEREBY CERTIFY THAT THIS PLAN,SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA.REG. NO.SIGNED:PRINT NAME:DATE:PREPARED BY ME OR UNDER MY DIRECTSPECIFICATION, OR REPORT WASI HEREBY CERTIFY THAT THIS PLAN,SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA.REG. NO.SIGNED:PRINT NAME:DATE:22001 JAN. 3, 2020 JL A4.1COLORELEVATIONS
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CITY OF COLUMBIA HEIGHTS
PLANNING AND ZONING COMMISSION
PLANNING REPORT
CASE NUMBER: 2020.0204
DATE: January 31, 2020
TO: Columbia Heights Planning and Zoning Commission
APPLICANT: Alatus, LLC; Columbia Heights Economic Development Authority
DEVELOPMENT: Columbia Heights City Hall; Planning Unit Development; Preliminary / Final
Plat; Mixed Use Development
LOCATION: 3989 Central Avenue NE (formerly the Northwest Bank Building)
REQUEST: Preliminary Plat / Final Plat; Planned Unit Development; Mixed Use
Development; and Easement Vacations
PREPARED BY: Aaron Chirpich - Community Development Director / Ryan Grittman –
Consultant Planner
INTRODUCTION
Alatus, LLC, along with the Columbia Heights Economic Development Authority have applied for
a Preliminary Plat / Final Plat; Mixed Use Development; Planned Unit Development; and
Easement Vacations for the property located at 3989 Central Avenue NE.
The property was previously used by Northeast Bank, but has been vacant for several years.
The City purchased the property in 2019 with the intent of redeveloping the site. The site
contains a vacant office building, a small parking ramp, a small parking lot, and a City owned
parking ramp. The overall site contains five different parcels of land.
The site is zoned MXD, Mixed Use Development. The site is adjacent to CBD Central Business
District to the north, west, and south of the site; as well as R-3 Multiple Residential District to
the east.
The applicants are proposing to demolish the exist ing office building, parking ramps, and
parking lot and construct a new City Hall, retail space, an underground parking ramp, and a 265
unit apartment complex with amenities.
ZONING ORDINANCE
The site is currently zoned MXD, Mixed Use Development District. The applicants are proposing
to rezone the site to Planned Unit Development (PUD). The Planned Unit Development District
will allow the applicants flexibility with setbacks, building height, building design, parking stall
design, and the use of the property. The Planned Unit Development rezoning is discussed later
in this report.
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 2
COMPREHENSIVE PLAN
The Comprehensive Plan guides this area for Transit Oriented Development. Transit Oriented
Development seeks to develop properties to have a mix of residential, retail, and office. Transit
Oriented Development also seeks to include pedestrian friendly access and design.
In review of the site and building plans for this project, the site contains sidewalks on three
sides of the site, has outdoor seating and table areas, trees and boulevard areas, and planters.
The design of the site is consistent with the goals of the 2040 Comprehensive Plan.
SITE PLAN
1. Setbacks
The subject property is currently located in the Mixed Use District. The proposed plan is to
rezone the site to Planned Unit Development District. Neither district has a setback standard,
only Staff review and Council approval of the site’s proposed setbacks. In review of the
proposed setbacks, Staff finds the site plan is acceptable as presented.
2. Parking
The proposed site plan has 265 market rate apartment units; a 20,650 square foot City Hall; and
a 3,920 square foot commercial area (intended to be a coffee shop). The applicants are
proposing 354 parking spaces to accommodate the uses onsite. 30 spaces will be available for
public use related to City Hall and the coffee shop; the remaining spaces will be resident
parking and shared parking with the Staff at City Hall. The applicants have indicated that they
expect up to eight spaces being needed at a time for coffee shop customers. It is expected that
a majority of coffee shop customers driving to the location will park on Gould Avenue. Gould
Avenue is wide enough to accommodate on-street parking on one side of the street. The north
side of Gould Avenue along the project site is currently signed no-parking. Staff plans to request
a removal of this parking restriction from the Traffic Commission.
The parking spaces vary in size from nine feet by twenty feet to compact size of nine feet by
eighteen feet and eight feet six inches by eighteen feet. All of the public spaces available for
City Hall are nine feet by twenty feet. Most of the spaces for residents are undersized. As part
of the PUD, the City can accept the undersized parking for resident spots. The resident parking
spots also include some “tandem” parking spaces that are thirty feet in depth.
Drive aisle depths are noted on the plans at 24 feet in width. This is consistent with the City’s
requirements for drive aisle depths. The public parking area that will serve City Hall guests will
have electronic signage outside the parking area that will notify motorists if parking is available
in the garage area.
3. Multi-Family Parking Standard
Multi-Family Districts require one parking stall for each bedroom unit, and two parking stalls for
each two-bedroom or larger unit. Under this equation, the total required number of resident
parking stalls equals 325. The site plan provides 324 resident parking stalls. The zoning
ordinance allows for a reduction of up to 30% of the required parking if the site contains
bicycle, transit or pedestrian access; or shared parking agreements between uses. Since the
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 3
proposed site has these features, the required parking at this site could be as low as 227
resident parking stalls. This is significantly less than the proposed parking stall amount of 324
resident parking stalls.
The site plan shows a total of 226 compact parking stalls for resident parking. In parking lots
with more than 300 spaces, up to 40% of such spaces may be designated and clearly marked as
compact. The site plan proposes 69% of the spaces to be designed as compact. The developer
has indicated that the proposed arrangement is representative of their similar projects recently
completed in the area. Staff is supportive of providing the increased percentage of compact
spaces as PUD flexibility.
4. Municipal Parking Ramp
As part of the project, the municipal parking ramp onsite will be demolished. This ramp was
primarily intended to be used by the abutting office building. The office building is currently
vacant and is scheduled for demolition with this project. While Staff acknowledges the loss of
municipal parking spaces, it should be noted that the spaces are largely unused as a result of
the vacant office building. The City has taken measures to ensure additional parking stalls at
the public library will be added to alleviate the reduction in parking.
5. Loading Area
By Code, all non-residential uses under 5,000 square feet do not require a loading area. The
retail space (coffee shop) will still need a loading area for the delivery of goods. The applicant
shall describe how deliveries will work for the coffee shop. It should be noted that the
residential area has a specific loading and unloading area for residents moving in or out.
6. Vehicle Access
The City Hall site will be served by one main entrance from 40th Street NE on the north side.
The apartment complex will have a separate access for residents on 40th Avenue NE and an
access on Gould Avenue NE. The Gould Avenue NE access will be for pick/up drop-off of
residents and guests, as well as limited parking for future guests.
7. Pedestrian Access and Bicycle Access
The residential parking garage will have bicycle storage areas and bicycle maintenance areas.
The site will be accessible by bicycle from Gould Avenue NE and 40 th Avenue NE. The site will
have excellent access for residents and guests that arrive or depart by bicycle. The proposed
pedestrian and bicycle layout is consistent with the goals of the Comprehensive Plan. The
Metropolitan Council has also identified this area as a potential north/south bicycle route, but
has not identified a specific route or road right -of-way that will be used.
Pedestrians can access the commercial areas of the site from Central Avenue NE. The area also
has sidewalks along Gould Avenue NE and 40th Avenue NE. No significant changes are proposed
for pedestrian access. The site is consistent with the goals of the comprehensive plan relating
to pedestrian and bicycle access.
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 4
8. Landscaping
The proposed landscaping plan shows a total of 11 trees including a mix of deciduous trees and
conifer trees. The tree sizes and diameters meet the City’s requirements for sizes at the time
of planting. The remaining area on the site will be covered with grass, shrubs, and perennials.
It should be noted that the project site has several existing trees around the parking lot area
and parking ramp area. These trees were planted as part of the original site plan in the 1980s.
In addition, some of the trees on the site appear to be “weed trees”. Staff has no concerns
about the tree removals from the site.
9. Easement Dedication / Vacation
The existing site has two separate easements that will need to be vacated as part of this
project. One easement runs along Central Avenue / State Highway 65. This easement will be
rewritten to accommodate the underground water-main that is proposed to be rebuilt through
this area. This is the only new easement that’s proposed as part of this project.
The second easement that’s proposed to be vacated is the existing alleyway between the office
building and the municipal parking ramp. The new structure will be placed over this alley, thus
the easement needs to be vacated to accommodate the project.
The applicants have provided legal descriptions of the easement vacations. As a condition of
approval, the applicants shall provide recordable documents of the easement vacations to be
recorded at the County Recorder’s Office. Said legal descriptions a re subject to review by the
City Attorney.
10. Park Dedication
The proposed plat will not include a park dedication. Instead, the applicants will make a
financial contribution to satisfy this requirement. This will be included in the development
contract.
11. Signage
The architectural drawings show that the building will have signage attached to it to identify
City Hall, the coffee shop, and the apartment building. Section 9.106 (sign ordinance) does not
have specific regulations for the Mixed Use District. In review of the ordinance’s general
standards for signs, the signs appear to be compliant. As a condition of approval, the signage
on the building shall comply with the standards of Section 9.106 of the Zoning Ordinance. No
monument signs or dynamic LED signs are proposed as part of this application.
12. Trash Handling Area
The site has a trash handling area located in the underground parking. The plans call for waste
handling vehicles to enter the underground parking area to collect waste from the ap artment
complex and the commercial tenants.
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 5
13. Mechanical Screening
The applicants have not indicated any mechanical equipment on the roof top of the building.
Most mechanical equipment will be on the lower level of the structure (underground parking
area). If mechanical screening is to be placed on the roof, it shall comply with the City’s
requirements for screening. This will be a condition of approval.
14. Utility Connections
The utility plan shows a new water-main that will run along Central Avenue NE to serve the
building. The water-main will connect to the existing water-main near the northwest corner of
the site and southwest corner of the site.
The site plan shows the electrical lines are on the south side of the property . The utility plan
does not show how these will be connected to the building; detailed plans will be required once
a building permit has been applied for. The telephone line at the site will not be reconnected
according to the utility plan.
15. Drainage
The utility plan also shows stormwater grates, catch basins, and piping to collect stormwater
and direct to water around the building and eventually connect to the City’s system on the
northeast corner of the property and the southwest corner of the proper ty. The Public Works
Department is reviewing these plans and will provide comment.
16. Fire Department Connection and Fire Hydrants
The site does not have any existing fire hydrants onsite. The site plan does not show a fire
department connection. As a condition of approval, the applicants shall indicate where the fire
department connection is intended to connect to the building. This is subject to further review
by the Fire Department.
17. Building Design and Materials
The exterior of the building will consist of glass, brick, cast stone, fiber cement, and metal.
These materials are of high architectural quality and will add to the value of the neighborhood.
18. Usable Open Space
The site will include a public park on the west side of the property (labeled a “pocket park” on
the plans). This will be public space with benches, tables, and plantings. The residential area of
the site will include private open spaces including a swimming pool, patio area, outdoor grilling
area, a party deck, and a dog run area. In review of the site plan, the applicants are proposing
many outdoor amenities for residents and their guests.
19. Floor Area Ratio
The applicants are proposing a Floor Area Ratio (FAR) of 2.605. This is a unit of measurement
used to measure the amount of square footage in a building compared to the overall site. The
Comprehensive Plan recommends a FAR between 1.00 and 3.00 for transit oriented design
areas in the City. A floor area ratio of 2.605 is consistent with the Comprehensive Plan Goals.
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 6
20. Lighting
The applicants have not submitted a light plan or photometric sheet. Any proposed exterior
lighting shall be reviewed by City Staff before installation. This will be a condition of approval.
21. Neighborhood Notification
Notifications went out to surrounding property owners within 350 feet of the subject site. The
notice was also posted in “Life” Newspaper, and posted on the City’s website. The City received
one letter stating that the project is a bad match for the neighborhood , and that the area
should be improved upon, not made worse. No other correspondence was received for this
project.
22. Anoka County Highway Department
The site is abutting County Road 2 on the north side of the site (40th Avenue NE); therefore the
project is subject to review by the Anoka County Highway Department. The Anoka County
Highway Department was provided a set of site and architectural plans for review. As of the
date on this report, the review is pending. As a condition of approval, the applicants sha ll
adhere to any requirements from the Anoka County Highway Department.
23. Minnesota Department of Transportation
The site is also abutting State Highway 65 on the west side of the site (Central Avenue NE);
therefore the project is subject to review by the Minnesota Department of Transportation. The
Minnesota Department of Transportation (MNDot) was provided a set of site and architectural
plans for review. A copy of their summary review is attached to this report. As a condition of
approval, the applicants shall adhere to any requirements made by the Minnesota Department
of Transportation.
MIXED USE DEVELOPMENT
The purpose of the MXD Mixed Use Development 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 intent of this district is to encourage a flexible high-quality design strategy for
development and/or redevelopment of specific areas within the community.
The applicants are proposing to rezone the site to Planned Unit Development (PUD). The site
will still use the MXD standards as a guideline; however, the PUD may vary in some of the
requirements.
PLANNED UNIT DEVELOPMENT
In order to accommodate the mixed use development and the high density at this site, the
applicants are proposing to rezone the property to a Planned Unit Development (PUD). The
PUD will allow flexibility with the City’s strict zoning requirements, while also requiring a high
standard of building quality and site design. The PUD ordinance requires the Planning
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 7
Commission to hold an informal public hearing and a formal hearing at the City Council
Meeting.
1. Density / Units-per-Acre.
The following table shows the units per acre for this project and the different ty pes of units
available for rent. It should be noted that units-per-acre is a different measurement than floor
area ratio (discussed earlier in this report).
Table Representing Number of Rental Units
At 3989 Central Ave NE
and Units Per Acre
Level 1 Level 4
Townhome 2 Studio 8
Total 2 Alcove 14
1 Bedroom 19
Level 2 2 Bedroom 8
Studio 9 3 Bedroom 3
Alcove 12 4 Bedroom 2
1 Bedroom 18 Total 54
2 Bedroom 5
3 Bedroom 2 Level 5
4 Bedroom 2 Studio 8
Total 48 Alcove 14
1 Bedroom 19
Level 3 2 Bedroom 8
Studio 8 3 Bedroom 3
Alcove 14 4 Bedroom 2
1 Bedroom 19 Total 54
2 Bedroom 8
3 Bedroom 3 Level 6
4 Bedroom 2 Studio 8
Total 54 Alcove 14
1 Bedroom 19
2 Bedroom 8
3 Bedroom 2
4 Bedroom 2
Total 53
Total Number of Rental
Units:
265
Subject Site Acreage
(approx.)
2.3
Units Per Acre 116
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 8
116 units per acre would be higher than other projects in the area, but not necessarily out of
proportion. The following table is an analysis of the apartment complex at 965 40 th Avenue NE
known as Parkview Villas:
965 40th Ave NE – Units Per Acre Analysis
Parkview Villas
Units 146
Site Acreage 1.81
Units Per Acre 81
Parkview Villas has a lower density, but is also an age restricted complex on a smaller site. By
this comparison, the units per acre with the two sites are consistent with one another.
The Mixed Use Development District allows for up to 30 units per acre if certain conditions can
be met. Therefore, 66 units can be accommodated on this site. The applicants are proposing to
rezone the property to Planned Unit Development to allow for a higher density of the property.
Staff feels that up to 30 units per acre is an unusually strict standard for a mun icipality like
Columbia Heights and out of alignment with development patterns in the immediate area.
Staff has also completed a bedroom analysis of the site since the apartment complex will offer
seven different types of rental units.
3989 Central Avenue NE
Bedroom Analysis
Level 1
Unit Times number
of bedrooms
Total
Bedrooms
Townhome 2 2 4
Total Units: 2 Total Bedrooms: 4
Level 2
Studio 9 1 9
Alcove 12 1 12
1 Bedroom 18 1 18
2 Bedroom 5 2 10
3 Bedroom 2 3 6
4 Bedroom 2 4 8
Total Units: 48 Total Bedrooms: 63
Level 3
Unit Times number
of bedrooms
Total
bedrooms
Studio 8 1 8
Alcove 14 1 14
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 9
1 Bedroom 19 1 19
2 Bedroom 8 2 16
3 Bedroom 3 3 9
4 Bedroom 2 4 8
Total Units: 54 Total Bedrooms: 74
Level 4
Unit Times number
of bedrooms
Total
Bedrooms
Studio 8 1 8
Alcove 14 1 14
1 Bedroom 19 1 19
2 Bedroom 8 2 16
3 Bedroom 3 3 9
4 Bedroom 2 4 8
Total Units: 54 Total Bedrooms: 74
Level 5
Unit Times number
of bedrooms
Total
Bedrooms
Studio 8 1 8
Alcove 14 1 14
1 Bedroom 19 1 19
2 Bedroom 8 2 16
3 Bedroom 3 3 9
4 Bedroom 2 4 8
Total Units: 54 Total Bedrooms: 74
Level 6
Unit Times number
of Bedrooms
Total
Bedrooms
Studio 8 1 8
Alcove 14 1 14
1 bedroom 19 1 19
2 Bedroom 8 2 16
3 Bedroom 2 3 6
4 Bedroom 2 4 8
Total Units: 53 Total Bedrooms: 71
Total Number
of Units:
265 Total Number of
Bedrooms:
360
2. Parking Stalls per Bedroom.
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 10
The site will have a total of 360 bedrooms. As noted earlier in this report, the site will have 32 4
parking spaces for residents. This equates to 0.9 parking spaces per bedroom. Staff feels that
this is an acceptable amount of parking for the residents as some of the larger units will not
need one parking space per bedroom. For example, a three bedroom apartment may include
two adults, and two children; thus only two parking spaces are needed.
3. Neighborhood Meeting.
As part of the PUD approval, a neighborhood meeting is required as part of the process. The
City hosted the neighborhood meeting on January 22, 2020 at the Public Library in Columbia
Heights. Staff heard concerns related to the municipal parking ramp tha t’s scheduled to be
removed as part of this process. Staff noted that the City is p lanning on adding parking stalls at
the library to mitigate some of the lost parking spaces. Staff also noted that public parking is
available in other areas of downtown.
A concern was also raised about the lack of customer parking at City Hall. Staff noted that the
amount of customer parking is proportionate to an average night meeting. Over flow parking is
available at the library and other public parking areas around downtown if needed.
FINDINGS OF FACT
Preliminary Plat
Section 9.104 (L) of the Zoning Ordinance outlines three conditions that must be met in order
for the City to grant a Preliminary Plat. They are as follows:
(a) The proposed Preliminary Plat conforms to the requirements of City Code Section 9.116
[Subdivision Ordinance].
Staff Comment: In review of the preliminary plat that was submitted, Staff finds that the
preliminary plat generally conforms to the City’s Subdivision Ordinance for a Mixed Use
Development and a Planned Unit Development. The applicant is compliant in this regard.
(b) The proposed subdivision is consistent with the Comprehensive Plan.
Staff Comment: The Comprehensive Plan supports the redevelopment of this site. In addition,
the Comprehensive Plan supports a mixed use development. The proposed Subdivision is
consistent with the Comprehensive Plan’s goals.
(c) The proposed subdivision contains parcel and land subdivision layout that is consistent
with good planning and site engineering design principles.
Staff Comment: Staff has reviewed the proposed subdivision plan and feels that the parcel and
land layout are consistent with these principles. Further, the site plan reduces the number of
parcels on this site, as well as removing old easements.
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 11
Final Plat
Section 9.104 (M) of the Zoning Ordinance outlines two conditions that must be met in order
for the City to grant a Final Plat, they are as follows:
(a) The final plat substantially conforms to the approved preliminary plat.
Staff Comment: The applicants are seeking approval of a final plat at the same hearing as the
preliminary plat. The final plat is consistent with the proposed preliminary plat. It should be
noted that the Planned Unit Development rezoning will have a formal hearing at a City Council
Meeting.
(b) The final plat conforms with the requirements of Section 9.116 [Subdivision Ordinance].
Staff Comment: In review of the City’s Subdivision Ordinance, the proposed plat conforms to
the City’s requirements.
Planned Unit Development District Plan
The zoning ordinance contains the following four findings that must be satisfied before the City
Council can approve the PUD District Plan at a City Council Meeting:
(a) The PUD District plan conforms to all applicab le requirements of this article [Section
9.113, PUD District].
Staff Comment: In review of Section 9.113, Staff finds that the application is consistent with the
City’s requirements.
(b) The PUD District plan is consistent with the applicable provisions of the comprehensive
plan.
Staff Comment: The Comprehensive Plan has this area targeted for redevelopment to a mixed
use project. The proposed PUD is consistent with the Comprehensive Plan’s goals.
(c) The PUD District plan is consistent with any applicable area plan.
Staff Comment: The area plan (as noted in the Comprehensive Plan) marks this area and other
sites in the area for redevelopment. The PUD is consistent with the area plan.
(d) The PUD District plan minimizes any adverse impacts on property in the immediate
vicinity and the public right-of-way.
Staff Comment: The site will utilize underground parking to prevent on -street parking. Public
parking will also be available at the public library, and a municipal ramp in the area. The PUD
District Plan minimizes any adverse impacts on property in the immediate vicinity and the
public right-of-way.
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 12
Rezoning to PUD, Planned Unit Development District
The zoning ordinance contains the following four findings that must be satisfied bef ore the City
Council can approve rezoning to PUD, Planned Unit Development District at a City Council
meeting:
(a) The amendment is consistent with the Comprehensive Plan.
Staff comment: The amendment is consistent with the applicable provisions of the
Comprehensive Plan.
(b) The amendment is in the public interest and is not solely for the benefit of a single
property owner.
Staff comment: The amendment is in the public interest and not sol ely for the benefit of a
single property owner.
(c) Where the amendment is to change the zoning classification of a particular property,
the existing use of the property and the zoning classification of the property within the
general area of the property in question are compatible with the proposed zoning
classification.
Staff comment: The amendment is compatible with existing land uses and zoning
classifications in the general area.
(d) Where the amendment is to change the zoning classification of a particula r property,
there has been a change in the character or trend of development in the general area of
the property in question, which has taken place since such property was placed in its
current zoning classification.
Staff comment: The amendment reflects changes in development trends in the general
area.
SUMMARY AND RECOMMENDATION
The applicants are seeking approval of a preliminary / final plat; easement vacations; and a
rezoning to PUD, Planned Unit Development District to construct a new City Hall, retail space,
and an apartment building. The project will include the demolition of a vacant office building
and a municipal parking ramp to accommodate the project. The applicants are proposing to
construct 265 new apartment units that range from efficiency to four bedrooms that will be
located above the new City Hall space and additional retail space. The site will utilize
underground parking almost exclusively to accommodate users of City Hall, and the residencies
above. Staff is recommending approval of the project with the conditions outlined below:
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 13
Preliminary Plat.
Staff recommends that the Planning Commission recommend approval of the Preliminary Plat
as presented subject to the conditions outline below:
Motion: Move to waive the reading of draft Resolution No 2020-_____, Preliminary and final
Plat Approval, there being ample copies available to the public.
Motion: Motion to recommend that the Planning Commission recommend to the City Council
approval of the Preliminary Plat as presented, subject to the following conditions:
1. All required state and local codes, permits, licenses and inspections will be met and in
full compliance.
2. The applicant shall be responsible for the cost of filing and recording written eas ements
with the Anoka County Recorder’s Office.
3. An approved Preliminary Plat shall be valid for a period of one year from the date of the
approval. In the event that a Final Plat is not presented for approval within this time
period, the Preliminary Plat will become void.
4. The applicant shall enter into a Developer’s Agreement with the City. Said
documentation shall be reviewed by the City Attorney.
Vacation of Easements.
The applicants are proposing to vacate two easements on the property. The e asement
vacations are necessary in order accommodate the project. The applicants have provided legal
descriptions of the easements to be vacated. Staff recommends that the Planning Commission
recommend to the City Council approval of the easement vacations with the following
conditions:
Motion: Move to waive the reading of draft Resolutions No 2020-____ and No 2020-____,
Easement Vacations, there being ample copies available to the public.
Motion: Motion to recommend that the Planning Commission recommend to the City Council
approval of the Easement Vacations as presented, subject to the following conditions:
1. The applicant shall be responsible for providing legal descriptions of all easements that
are subject to be created. Said descriptions are subject to review by the City Attorney.
2. The applicant shall be responsible for recording the easement vacations with the Anoka
County Recorder’s Office.
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 14
PUD, Planned Unit Development District Plan
By Code, the Planning Commission shall hold an informal hearing related to the Planned Unit
Development. The Planning Commission shall make a recommendation to the City Council.
The City Council will hold the formal hearing for approval of the PUD. Staff recommends
approval of the PUD with the following conditions.
Motion: Move to waive the reading of draft Resolution No. 2020-____, PUD, Planned Unit
Development District Plan, there being ample copies available to the public.
Motion: Motion to recommend that the Planning Commission recommend to the City Council
approval of the PUD, Planned Unit Development District Plan as presented, subject to the
following conditions:
1. The building and site shall be meet all requirements found in th e Fire Code and the
Building Code.
2. The signage on the building shall comply with the standards of Section 9.106 of the
Zoning Ordinance.
3. Any proposed exterior lighting shall be reviewed and approved by City Staff before
installation.
4. The applicant shall provide a narrative that describes how deliveries shall work for the
coffee shop.
5. All other applicable local, state, and federal requirements shall be met at all times.
6. The property owner and the City will enter in to a development contract governing site
improvements and shall be executed by the property owner and the City prior to the
issuance of a building permit.
7. Developer shall provide financial guarantee in the form of an irrevocable letter of credit
for landscaping and public improvements. The guarantee amount is to be determined by
the City Engineer.
8. If mechanical screening is to be placed on the roof, it shall comply with the City’s
requirements for screening.
9. The applicants shall provide recordable documents of the ease ment vacations to be
recorded at the County Recorder’s Office.
10. The applicants shall indicate where the fire department connection is intended to
connect to the building.
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 15
11. The applicants shall adhere to any requirements made by the Anoka County Highway
Department.
12. The applicants shall adhere to any requirements made by Minnesota Department of
Transportation.
13. The City Engineer, Watershed District, and MnDot shall review and approve the site
grading and storm water management plans.
14. The developer shall enter into a storm water maintenance and management agreement
with the City, to be prepared by the City Attorney.
15. The site utility plans shall be subject to review and final approval by the City Engineer,
and Fire Chief.
16. Developer shall pay park dedication fees as outlined in the City Code.
17. Developer will provide record plans or as-built drawings to the City following project
completion.
Rezoning / Ordinance Amendment
Attached to this report is a draft ordinance amendment to allow the site to be rezoned to
planned unit development. The applicants are seeking the following flexibilities from the
zoning ordinance in order to complete this project:
1. Parking. The City Council approves the parking stall dimensions, quantity of compact
stalls, and total number of stalls as shown on the plans.
2. Units-per-Acre. The City Council approves the units per acre of up to 120.
Staff is recommending that the Planning Commission recom mends approval of the ordinance:
Motion: Move to waive the reading of draft Ordinance No. 1660, PUD District #2020-01,
Rezoning of Property, there being ample copies available to the public.
Motion: Motion to recommend that the Planning Commission recommend to the City Council
approval of the Ordinance Amendment.
ATTACHMENTS
Resolution No. 2020-_____, Preliminary Plat and Final Plat
Resolution No. 2020-_____, Easement Vacation (1 of 2)
Resolution No. 2020-_____, Easement Vacation (2 of 2)
Resolution No. 2020-_____, PUD, Planned Unit Development District Plan
Ordinance No. 1660, PUD District #2020-01
City of Columbia Heights Planning and Zoning Commission January 31, 2020
Planning Report Page 16
MnDot Review
Neighbor Correspondence
Applications
Applicant Narrative
Architectural Plans
Site Plans
RESOLUTION NO. 2020-_____
A resolution of the City Council for the City of Columbia Heights, Minnesota, approving a Preliminary Plat and
Final Plat for Alatus, LLC; and the Columbia Heights Economic Development Authority
Whereas, a proposal (Case # 2020.0204) has been submitted by Alatus, LLC to the City Council requesting
Preliminary Plat and Final Plat Approval from the City of Columbia Heights at the following site:
ADDRESSES: 3989 Central Avenue NE
Columbia Heights, MN 55421
3889 Central Avenue NE
Columbia Heights, MN 55421
961 Gould Avenue NE
Columbia Heights, MN 55421
950 40th Avenue NE
Columbia Heights, MN 55421
LEGAL DESCRIPTION: On file at City Hall.
THE APPLICANT SEEKS THE FOLLOWING: Preliminary Plat Approval per Code Section 9.104 (L). Final Plat
Approval per Code Section 9.104 (M)
Whereas, the Planning and Zoning Commission held a public hearing as required by the City Zoning Code on
February 4, 2020;
Whereas, the City Council has considered the advice and recommendations of the Planning and Zoning
Commission regarding the effect of the proposed Preliminary Plat and Final Plat 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 surrou nding areas;
Now, therefore, in accordance with the foregoing, and all ordinances and regulations of the City of Columbia
Heights, the City Council of the City of Columbia Heights makes the following:
FINDINGS OF FACT
Section 9.104 (L) of the Zoning Ordinance outlines conditions that must be met in order for the City to grant a
Preliminary Plat. They are as follows:
(a) The proposed Preliminary Plat conforms to the requirements of City Code Section 9.116.
(b) The proposed Subdivision is consistent with the Comprehensive Plan.
(c) The proposed Subdivision contains parcel and land subdivision layout that is consistent with good
planning and site engineering design principles.
City of Columbia Heights - Council Resolution Page 2
Section 9.104 (M) of the Zoning Ordinance outlines conditions that must be met in order for the City to grant a
Final Plat. They are as follows:
(a) The final plat substantially conforms to the approved preliminary plat.
(b) The final plat conforms with the requirements of Section 9.116.
Further, be it resolved, that the attached plans, maps, and other information shall become part of this
Preliminary Plat and Final Plat; and in granting approval the City and the applicant agree that the Plat shall
become null and void if a Final Plat is not recorded with Anoka County within one (1) calendar year after the
approval date, subject to petition for renewal.
CONDITIONS
1. All required state and local codes, permits, licenses and inspections will be met and in full compliance.
2. The applicant shall be responsible for the cost of filing and recording written easements with the
Anoka County Recorder’s Office.
3. An approved Preliminary Plat shall be valid for a period of one year from the date of the approval. In
the event that a Final Plat is not presented for approval within this time period, the Preliminary Plat
will become void.
4. The applicant shall enter into a Developer’s Agreement with the City. Said documentation shall be
reviewed by the City Attorney.
ORDER OF COUNCIL
Passed this 10th day of February, 2020
Offered by:
Seconded by:
Roll Call:
Donna Schmitt, Mayor
Attest:
Nicole Tingley, City Clerk/Council Secretary
RESOLUTION NO. 2020-
A resolution of the City Council for the City of Columbia Heights, Minnesota, approving an easement vacation
for property located in the City of Columbia Heights, MN, legally described as:
The east 15.00 feet of the west 22.00 feet of Lot 27, Block 6, Reservoir Hills, and the east 15.00
feet of the west 22.00 feet of Lot 23, Block 1, Walton’s Rearrangement of Lots 33 and 34, Block
6, Reservoir Hills, and that part of the vacated alley abutting Block 1, “Walton’s Rearrangement
of Lots 33 and 34, Block 6, Reservoir Hills” as dedicated in said plat, which lies between the
northerly extension of the east and west lines of Lot 23, said Block 1.
Whereas, a proposal (Case # 2020.0204) has been submitted by Alatus, LLC to the City Council requesting an
easement vacation at the following sites:
ADDRESSES: 3989 Central Avenue NE
Columbia Heights, MN 55421
3889 Central Avenue NE
Columbia Heights, MN 55421
961 Gould Avenue NE
Columbia Heights, MN 55421
950 40th Avenue NE
Columbia Heights, MN 55421
THE APPLICANT SEEKS THE FOLLOWING: Easement vacation per Code Section 9.104.-(J), of the above legally
described easement.
Whereas, the Planning and Zoning Commission held an informal public hearing as required by the City Zoning
Code on February 4, 2020;
Whereas, the City Council held a formal public hearing as required by the City Zoning Code on February 10,
2020;
Whereas, the City Council has considered the advice and recommendations of the Planning and Zoning
Commission regarding the effect of the proposed easement vacation upon the health, safety, and welfare of
the community and its Comprehensive Plan, as well as any c oncerns related to compatibility of uses, traffic,
property values, light, air, danger of fire, and risk to public safety in the surrou nding areas;
Now, therefore, in accordance with the foregoing, and all ordinances and regulations of the City of Columbi a
Heights, the City Council of the City of Columbia Heights makes the following:
FINDINGS OF FACT
1. No private rights will be injured or endangered as a result of the vacation.
City of Columbia Heights - Council Resolution Page 2
2. The public will not suffer loss or inconvenience as a result of the vacation.
Further, be it resolved, that the attached plans, maps, and other information shall become part of this
easement vacation; and in granting approval the City and the applicant agree that the easement vacation shall
become null and void if the resolution is not recorded with Anoka County within one (1) calendar year after
the approval date, subject to petition for renewal.
CONDITIONS
1. The applicant shall be responsible for providing legal descriptions of all easements that are subject to
be created. Said descriptions are subject to review by the City Attorney.
2. The applicant shall be responsible for recording the easement vacations with the Anoka County
Recorder’s Office.
ORDER OF COUNCIL
Passed this 10th day of February, 2020
Offered by:
Seconded by:
Roll Call:
Donna Schmitt, Mayor
Attest:
Nicole Tingley, City Clerk/Council Secretary
RESOLUTION NO. 2020-
A resolution of the City Council for the City of Columbia Heights, Minnesota, approving an easement vacation
for property located in the City of Columbia Heights, MN, legally described as:
The east 15.00 feet of the west 27.00 feet of Lots 30, 31, and 32, Block 6, Reservoir Hills, and
the east 15.00 feet of the west 27.00 feet of Lots 26, 27, and 28, Block 1, Walton’s
Rearrangement of Lots 33, 34, Block 6, Reservoir Hills, according to the recor ded plats thereof,
Anoka County, Minnesota.
Whereas, a proposal (Case # 2020.0204) has been submitted by Alatus, LLC to the City Council requesting an
easement vacation at the following sites:
ADDRESSES: 3989 Central Avenue NE
Columbia Heights, MN 55421
3889 Central Avenue NE
Columbia Heights, MN 55421
961 Gould Avenue NE
Columbia Heights, MN 55421
950 40th Avenue NE
Columbia Heights, MN 55421
THE APPLICANT SEEKS THE FOLLOWING: Easement vacation per Code Section 9.104.-(J), of the above legally
described easement.
Whereas, the Planning and Zoning Commission held an informal public hearing as required by the City Zoning
Code on February 4, 2020;
Whereas, the City Council held a formal public hearing as required by the City Zoning Code on February 10,
2020;
Whereas, the City Council has considered the advice and recommendations of the Planning and Zoning
Commission regarding the effect of the proposed easement vacation 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 surrou nding areas;
Now, therefore, in accordance with the foregoing, and all ordinances and regulations of the City of Columbia
Heights, the City Council of the City of Columbia Heights makes the following:
FINDINGS OF FACT
1. No private rights will be injured or endangered as a result of the vacation.
2. The public will not suffer loss or inconvenience as a result of the vacation.
City of Columbia Heights - Council Resolution Page 2
Further, be it resolved, that the attached plans, maps, and other information shall become part of this
easement vacation; and in granting approval the City and the applicant agree that the easement vacation shall
become null and void if the resolution is not recorded with Anoka County within one (1) calendar year after
the approval date, subject to petition for renewal.
CONDITIONS
1. The applicant shall be responsible for providing legal descriptions of all easements that are subject to
be created. Said descriptions are subject to review by the City Attorney.
2. The applicant shall be responsible for recording the easement vacations with the Anoka County
Recorder’s Office.
ORDER OF COUNCIL
Passed this 10th day of February, 2020
Offered by:
Seconded by:
Roll Call:
Donna Schmitt, Mayor
Attest:
Nicole Tingley, City Clerk/Council Secretary
RESOLUTION NO. 2020-
A resolution of the City Council for the City of Columbia Heights, Minnesota, approving PUD, Planned Unit
Development District Plan for property located in the City of Columbia Heights, MN
Whereas, a proposal (Case # 2020.0204) has been submitted by Alatus, LLC to the City Council requesting
approval of a PUD, Planned Unit Development District Plan at the following sites:
ADDRESSES: 3989 Central Avenue NE
Columbia Heights, MN 55421
3889 Central Avenue NE
Columbia Heights, MN 55421
961 Gould Avenue NE
Columbia Heights, MN 55421
950 40th Avenue NE
Columbia Heights, MN 55421
LEGAL DESCRIPTION: On file at City Hall.
THE APPLICANT SEEKS THE FOLLOWING: PUD, Planned Unit Development District Plan per Code Section
9.113.
Whereas, the Planning and Zoning Commission held an informal public hearing as required by the City Zoning
Code on February 4, 2020;
Whereas, the City Council held a formal public hearing as required by the City Zoning Code on February 24,
2020;
Whereas, the City Council has considered the advice and recommendations of the Planning and Zoning
Commission regarding the effect of the proposed PUD, Planned Unit Development District 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;
Now, therefore, in accordance with the foregoing, and all ordinances and regulations of the City of Columbia
Heights, the City Council of the City of Columbia Heights makes the following:
FINDINGS OF FACT
1. The PUD District Plan conforms to all applicable requirements of the city code;
2. The PUD District Plan is consistent with the applicable provisions of the comprehensive plan;
3. The PUD District Plan is consistent with any applicable area plan;
City of Columbia Heights - Council Resolution Page 2
4. The PUD District Plan minimizes any adverse impacts on property in the immediate vicinity and the
public right-of-way.
Further, be it resolved, that the attached plans, maps, and other information sh all become part of this PUD,
Planned Unit Development District Plan; and in granting approval the City and the applicant agree that the
PUD, Planned Unit Development District Plan shall become null and void if the resolution is not recorded with
Anoka County within one (1) calendar year after the approval date, subject to petition for renewal.
CONDITIONS
1. The building and site shall be meet all requirements found in the Fire Code and the Building Code.
2. The signage on the building shall comply with the standards of Section 9.106 of the Zoning Ordinance.
3. Any proposed exterior lighting shall be reviewed and approved by City Staff before installation.
4. The applicant shall provide a narrative that describes how deliveries shall work for the coffee shop.
5. All other applicable local, state, and federal requirements shall be met at all times.
6. The property owner and the City will enter in to a development contract governing site improvements
and shall be executed by the property owner and the City prior to the issuance of a building permit.
7. Developer shall provide financial guarantee in the form of an irrevocable letter of credit for
landscaping and public improvements. The guarantee amount is to be determined by the City
Engineer.
8. If mechanical screening is to be placed on the roof, it shall comply with the City’s requirements for
screening.
9. The applicants shall provide recordable documents of the easement vacations to be recorded at the
County Recorder’s Office.
10. The applicants shall indicate where the fire department connection is intended to connect to the
building.
11. The applicants shall adhere to any requirements made by the Anoka County Highway Department .
12. The applicants shall adhere to any requirements made by Minnesota Department of Transportation .
13. The City Engineer, Watershed District, and MnDot shall review and approve the site grading and storm
water management plans.
14. The developer shall enter into a storm water maintenance and management agreement with the City,
to be prepared by the City Attorney.
City of Columbia Heights - Council Resolution Page 3
15. The site utility plans shall be subject to review and final approval by the City Engineer, and Fire Chief.
16. Developer shall pay park dedication fees as outlined in the City Code.
17. Developer will provide record plans or as-built drawings to the City following project completion.
ORDER OF COUNCIL
Passed this 10th day of February, 2020
Offered by:
Seconded by:
Roll Call:
Donna Schmitt, Mayor
Attest:
Nicole Tingley, City Clerk/Council Secretary
ORDINANCE 1660
CITY OF COLUMBIA HEIGHTS, MINNESOTA
BEING AN ORDINANCE AMENDING THE ZONING MAP OF THE CITY OF COLUMBIA
HEIGHTS AND CITY ORDINANCE RELATING TO ZONING AND DEVELOPMENT
PERTAINING TO THE REZONING OF A CERTAIN PROPERTY LOCATED AT 3989
CENTRAL AVENUE NE, 3889 CENTRAL AVENUE NE, 950 40TH AVENUE NE, AND 961
GOULD AVENUE NE FROM MIXED-USE DEVELOPMENT DISTRICT TO PUD, PLANNED
UNIT DEVELOPMENT DISTRICT NUMBER 2020 -01
SECTION 1: The “Zoning map” of the Columbia Heights Zoning and Development Ordinance is hereby
amended by rezoning or changing the zoning district designation of the following described properties having
property addresses of 3989 Central Avenue NE, 3889 Central Avenue NE, 950 40 th Avenue NE, and 961
Gould Avenue NE, Columbia Heights MN, 55421, and legally described below from Mixed-use Development
District to PUD, Planned Unit Development District 2020-01:
Legal description: On file at City Hall
Address Property Tax I.D. Nos.
3989 Central Avenue 36-30-24-32-0110
3889 Central Avenue 36-30-24-32-0261
950 40th Avenue 36-30-24-32-0262
961 Gould Avenue 36-30-24-32-0078
(the “Property”)
SECTION 2: The property is rezoned to PUD, Planned Unit Development District 2020-01 and the allowed
uses shall be market-rate apartments, office, and commercial/retail.
SECTION 3: Pursuant to Chapter 9, Article I of the Columbia Heights Zoning and Land Development
Ordinance, the approval of any development or redevelopment within Planned Unit Development District
2020-01 shall be subject to the requirements set forth in Columbia Heights Code Section 9.113 including, but
not limited to, the following performance and design standards and site and building approval:
1. The Property shall be developed or redeveloped in accordance with the final PUD District Plan
approved by the City (“Final Plans”), which include site plans, grading, drainage and storm water
management plans, utility plans, lighting and photometric plans, landscape plans, floor plans, and
building elevations. The Final Plans outline all of the performance standards for development of the
Property, including, at a minimum the following design standards for the Property as set forth below:
Lot Area 2.3 acres
Maximum Number of Residential Units 265 units
Maximum Residential Density Allow ed 120 units per acre
Building Height Not to exceed 6 stories
Minimum Number of Parking Stalls 340
Maximum Number of Compact Parking Stalls 230
Maximum Commercial/Retail Area 4500 square feet
Maximum Office Area 21,500 square feet
2. Any applicant for an approval of a development plan or building permit within Planned Unit
Development District 2020-01 shall submit development plans for City review and approval. The City
reserves the right to adjust any performance standards set forth in this ordinance if deemed necessary
to improve the site and building design for the purpose of compatibility, public health, or public
safety.
3. Any development or redevelopment plans for the Property including, but not limited to the Final
Plans, that fail to meet the design and performance standards set forth herein shall require a PUD
amendment approved by the City.
4. All conditions of approval set forth in City Council Resolution No. 2020-_______ shall be
incorporated herein.
SECTION 4: The Planning Commission held a public hearing as required by the City’s Zoning Ordinance on
February 4, 2020 and the Commission recommends approval of the proposed rezoning from Mixed-use
Development District to PUD, Planned Unit Development District.
SECTION 5:
WHERAS, the amendment is consistent with the applicable provisions of the comprehensive plan;
WHERAS, the amendment is in the public interest and not solely for the benefit of a single property owner;
WHERAS, the amendment is compatible with existing land uses and zoning classifications in the general area;
WHERAS, the amendment reflects changes in development trends in the general area.
SECTION 6:
This ordinance shall be in full force and effect from and after 30 days after its passage.
First Reading: February 10, 2020
Second Reading: February 24, 2020
Date of Passage:
Offered by:
Seconded by:
Roll Call:
_____________________________
Donna Schmitt, Mayor
________________________________
Nicole Tingley, City Clerk
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Exhibit B: Legal Description of Property
EXISTING RAILWAY
PUD PLAN: JANUARY 6th, 2020
Sheet Index
SHEET
NUMBER SHEET NAME
Site MapProject Team
Architect:
Doran Architects, LLC
7803 Glenroy Road
Bloomington, MN 55349
PH: 952-288-2000
Surveyor / Landscape / Civil:
Alliant Engineering, Inc.
733 Marquette Ave
Suite 700
Minneapolis, MN 55402
PH: 612-758-3080
Contractor:
Doran Construction, LLC
7803 Glenroy Road
Bloomington, MN 55349
PH: 952-288-2000
Developer:
Alatus, LLC
800 Nicollet Mall
Suite 2850
Minneapolis, MN 55402
PH: 612-455-0700
Alatus Columbia Heights LLC
800 Nicollet Mall
Suite 2850
Minneapolis, MN 55402
PH: 612-455-0700
Project Narrative
LEVEL 1
TOWN HOME 2
2
LEVEL 2
STUDIO 9
ALCOVE 12
1 BED 18
2 BED 5
3 BED 2
4 BED 2
48
LEVEL 3
STUDIO 8
ALCOVE 14
1 BED 19
2 BED 8
3 BED 3
4 BED 2
54
RESIDENCE AND AMENITY AREA
CITY HALL AND COFFEE SHOP
CITY HALL:20,700 GSF
COFFEE SHOP: 3,900 GSF
24,600 GSF
RESIDENCE + AMENITIES
LEVEL 1: 8,300 GSF
LEVEL 1.5: 8,400 GSF
LEVEL 2:47,100 GSF
LEVEL 3:46,100 GSF
LEVEL 4:46,100 GSF
LEVEL 5:46,100 GSF
LEVEL 6:45,400 GSF
247,500 GSF
AREA (NON-PARKING) TOTAL
272,000 GSF
PARKING
PARKING GARAGE AREA
LEVEL P1: 79,600 GSF
LEVEL 1: 47,400 GSF
127,000 GSF
PARKING TOTAL
LEVEL P1 RESIDENCE:237 SPACES
LEVEL 1 PUBLIC: 30 SPACES
LEVEL 1 RESIDENCE: 87 SPACES
354 SPACES
PARKING SP TO UNIT RATIOS
RESIDENCE. ONLY: 324 / 265 = 1.22
WITH CITY OVERNIGHT:354 / 265 = 1.34
40TH AVE NE
AREA (NON-PARKING) TOTAL 272,000 GSF / TOTAL PROPERTY AREA 104,414 SF = 2.605 F.A.R.
Unit Size Range
STUDIO:419 TO 495 SF
ALCOVE: 444 TO 578 SF
1 BED:658 TO 712 SF N
T 1.0 COVER SHEET
A 1.1 SITE PHOTOS
A 2.0 LEVEL P1 FLOOR PLAN
A 2.1 LEVEL 1 FLOOR PLAN
A 2.2 LEVEL 1.5 FLOOR PLAN
A 2.3 LEVEL 2 FLOOR PLAN
A 2.4 LEVEL 3, 4, & 5 FLOOR PLAN
A 2.5 LEVEL 6 FLOOR PLAN
A 3.1 EXTERIOR ELEVATIONS
A 3.2 EXTERIOR ELEVATIONS
A 3.3 EXTERIOR RENDERING
A 3.4 EXTERIOR RENDERING
A 3.5 EXTERIOR RENDERING
C 1.0 EXISTING CONDITIONS SURVEY
C 2.0 PRELIMINARY PLAT
C 3.0 DEMOLITION PLAN
C 4.0 SITE PLAN
C 5.0 GRADING, DRAINAGE AND EROSION CONTROL PLAN
C 5.1 STORMWATER POLLUTION PREVENTION PLAN (SWPPP)
C 5.2 SWPPP NOTES
C 6.0 UTILITY PLAN
L 1.0 LANDSCAPE PLAN
L 1.1 LANDSCAPE DETAILS
CENTRAL AVE NE
CENTRAL AVE NE
PID: 36-30-24-32-0110
0.90 Acres
PID: 36-30-24-32-0261
0.34 Acres
PID: 36-30-24-32-0262
0.84 Acres
CENTRAL AVE NE & 40th AVE NE
COLUMBIA HEIGHTS
40TH AVE NE
HEIGHTS THEATRE
LIBRARY
LEVEL 4
STUDIO 8
ALCOVE 14
1 BED 19
2 BED 8
3 BED 3
4 BED 2
54
LEVEL 5
STUDIO 8
ALCOVE 14
1 BED 19
2 BED 8
3 BED 3
4 BED 2
54
LEVEL 6
STUDIO 8
ALCOVE 14
1 BED 19
2 BED 8
3 BED 3
4 BED 2
53
RESIDENCE TOTAL
265 UNITS
The 40th & Central Multi-Family Development (the “Property”) is a 6-story mixed-use
development located along the Columbia Heights (the “City”) central business corridor in
the SE quadrant of the intersection at 40th Avenue NE and Central Avenue NE. Upon
completion, the Property will consist of approximately 265 market rate residential units,
best-in-class amenities, a new 20,650 sq. ft. City Hall, a 3,920 sq. ft. coffee shop/café,
and approximately 354 indoor parking spaces for resident, City Hall employee, and on-
site transient/public use. The Project will offer a wide range of unit types at varying price
points, from efficient studios (approx. 400 - 500 sq. ft.) to 4BR co-living suites (1,250 -
1,650 sq. ft.). There are 117 parking stalls on level 1 (ground floor) and 237 underground
parking stalls on level P1. Upon construction completion and certificate of occupancy,
Alatus LLC (the “Developer”) will turn over the fee simple ownership interest and rights of
the new City Hall to the City and condominium documents will be drawn up to establish
bylaws that govern the new ownership arrangement.
The Property is in an ideal location for apartment development, providing quick
access to employment via car, bike, and/or bus; and a walkable environment with several
popular restaurants, pubs, galleries, parks, and other recreational amenities and
attractions within a short distance. The Northeast Arts District, with several popular pubs,
taprooms, and galleries can be accessed within a 5-minute drive. Downtown Minneapolis
can be accessed within 12-15 minutes by car. Major corporate headquarters such as
Medtronic, Land O’Lakes, and other north-metro employment nodes can be accessed
along the I-694 corridor within 5-15 minutes by car. In fact, it is estimated that more
than 40% of metro area jobs are based within a 20-minute drive from the Property.
RESIDENCE UNIT COUNT PROJECT AREA TOTALS
2 BED:826 TO 1038 SF
3 BED:1436 SF
4 BED:1672 TO 1686 SF
Attorney:
Winthrop & Weinstine
225 S. 6th Street
Suite 3500
Minneapolis, MN 55402
PH: 612-604-6400
PID: 36-30-24-32-0078
0.11 Acres
PID: 36-30-24-32-0258
0.02 Acres
PID: 36-30-24-32-0259
0.01 Acres
ISSUE RECORD
No.Description Date
7803 Glenroy Road, Suite 200
Bloomington, MN 55439
952-288-2000
952-288-2031 fax
DATE
PROJECT NUMBER
LOCATION
SHEET TITLE
SHEET NUMBER
PREPARED FOR
NOT FOR CONSTRUCTION
18-097
01/06/2020
CE
BL
JF
PROJECT
Central Ave NE
& 40th Ave NE
Columbia Heights, MN
Central Ave NE
& 40th Ave NE
DATE
PROJECT MANAGER
DRAWN BY
CHECKED BY
01/06/2020
Alatus, LLC
800 Nicollet Mall
Suite 2850
Minneapolis, MN 55402
PH: 612-455-0700
COVER SHEET
T.0
1 PHOTOS ALONG 40TH AVE NE
2 PHOTOS ALONG 40TH AVE NE
ISSUE RECORD
No.Description Date
7803 Glenroy Road, Suite 200
Bloomington, MN 55439
952-288-2000
952-288-2031 fax
DATE
PROJECT NUMBER
LOCATION
SHEET TITLE
SHEET NUMBER
PREPARED FOR
NOT FOR CONSTRUCTION
18-097
01/06/2020
CE
BL
JF
PROJECT
Central Ave NE
& 40th Ave NE
Columbia Heights, MN
Central Ave NE
& 40th Ave NE
DATE
PROJECT MANAGER
DRAWN BY
CHECKED BY
01/06/2020
Alatus, LLC
800 Nicollet Mall
Suite 2850
Minneapolis, MN 55402
PH: 612-455-0700
SITE PHOTOS
A 1.1
SCALE: 1/16" = 1'-0"
COLOR KEY
AMENITY/LOBBY/L
EASING
STUDIO
ALCOVE
1 BED
2 BED
3 & 4 BED
STAIR / ELEV.
RETAIL SHELL
COMMON
ISSUE RECORD
No.Description Date
7803 Glenroy Road, Suite 200
Bloomington, MN 55439
952-288-2000
952-288-2031 fax
DATE
PROJECT NUMBER
LOCATION
SHEET TITLE
SHEET NUMBER
PREPARED FOR
NOT FOR CONSTRUCTION
18-097
01/06/2020
CE
BL
JF
PROJECT
Central Ave NE
& 40th Ave NE
Columbia Heights, MN
Central Ave NE
& 40th Ave NE
DATE
PROJECT MANAGER
DRAWN BY
CHECKED BY
01/06/2020
Alatus, LLC
800 Nicollet Mall
Suite 2850
Minneapolis, MN 55402
PH: 612-455-0700
RAMP UP
MEP
MEP
UNEXCAVATED EARTH
TANDUM SP
N
PROPERTY LINE
CORNER EASEMENT
TANDUM SP
TANDUM SP
MEP
MEP
MEP
PERIMETER BIKE STORAGE
PERIMETER BIKE STORAGE
PERIMETER BIKE STORAGEPERIMETER BIKE STORAGE
MEP
24'-0"
9'-0"
18'-0"
8'-6"
24'-0"
30'-1"
RESIDENCE PARKING
237 SPACES
ELEV LOBBY
ELEV LOBBY
ELEV LOBBYCART CORRAL
MEP
EXISTING CURB ABOVE SHOWN FOR REFERENCE
EXISTING CURB ABOVE SHOWN FOR REFERENCE
CART CORRAL
LEVEL P1 FLOOR
PLAN
A 2.0
STAFFF GARAGE ACCESS
SCALE: 1/16" = 1'-0"
MOVE IN LOADING ZONE
20'-0"9'-0"
TOWN HOME PATIOS
SECURE DOOR FOR MOVE IN TRUCK EXIT
EXIT PASSAGEWAY
ONE WAY
MOVE IN
TRUCK PATH
ONE WAY
MOVE IN
TRUCK PATH
9'-0"
18'-0"
LEVEL 1.5 ABOVE
COLOR KEY
AMENITY/LOBBY/L
EASING
STUDIO
ALCOVE
1 BED
2 BED
3 & 4 BED
STAIR / ELEV.
RETAIL SHELL
COMMON
ISSUE RECORD
No.Description Date
7803 Glenroy Road, Suite 200
Bloomington, MN 55439
952-288-2000
952-288-2031 fax
DATE
PROJECT NUMBER
LOCATION
SHEET TITLE
SHEET NUMBER
PREPARED FOR
NOT FOR CONSTRUCTION
18-097
01/06/2020
CE
BL
JF
PROJECT
Central Ave NE
& 40th Ave NE
Columbia Heights, MN
Central Ave NE
& 40th Ave NE
DATE
PROJECT MANAGER
DRAWN BY
CHECKED BY
01/06/2020
Alatus, LLC
800 Nicollet Mall
Suite 2850
Minneapolis, MN 55402
PH: 612-455-0700
COLUMBIA HEIGHTS CITY HALL
30 SPACES
PARKING
ENTRANCE
FLOOR ELEV. 930.83
ELEV. 930.0
LINE OF RESIDENCE
ABOVE SHOWN DASHED
TOWN HOME
AUTO OPEN DOOR
W/ SENSOR FOR HEATED
CITY PUBLIC PARKING
ELEV. 930.0
ELEV. 930.0
SECURITY WALL
HOT MOP LID OVER LEVEL P1 BELOW
RAMP DN
BICYCLE
WORK SHOP
MEP
UNEXCAVATED EARTH
N
COFFEE SHOP
MEP
PERIMETER BIKE STORAGE
PERIMETER BIKE STORAGE
24'-0"
87 SPACES
ELEV LOBBY
ELEV LOBBY ELEV LOBBY
CITY HALL PUBLIC ENTRANCE
TRASH
40TH
AVE NE
LOBBY
PET SPA
& DIY SHOP
MAINT.
TOWN HOME
POOL ABOVE / 8' CEILING HEIGHT BELOW HERE
CITY STAFF PATH
TO SECURE SHARED PARKING
PERIMETER BIKE STORAGE
POCKET PARK
COFFEE PATIO
COFFEE SHOP ENTRANCE
MEP
PROPERTY LINE
CORNER EASEMENT
LEVEL 1 FLOOR PLAN
A 2.1
STAIR FOR VRF MEZZ &
DOG RUN ACCESS
MOVE IN &
PARKING
ENTRANCE
SCALE: 1/16" = 1'-0"
CANOPY ABOVE
COLOR KEY
AMENITY/LOBBY/L
EASING
STUDIO
ALCOVE
1 BED
2 BED
3 & 4 BED
STAIR / ELEV.
RETAIL SHELL
COMMON
ISSUE RECORD
No.Description Date
7803 Glenroy Road, Suite 200
Bloomington, MN 55439
952-288-2000
952-288-2031 fax
DATE
PROJECT NUMBER
LOCATION
SHEET TITLE
SHEET NUMBER
PREPARED FOR
NOT FOR CONSTRUCTION
18-097
01/06/2020
CE
BL
JF
PROJECT
Central Ave NE
& 40th Ave NE
Columbia Heights, MN
Central Ave NE
& 40th Ave NE
DATE
PROJECT MANAGER
DRAWN BY
CHECKED BY
01/06/2020
Alatus, LLC
800 Nicollet Mall
Suite 2850
Minneapolis, MN 55402
PH: 612-455-0700
SEATING
VRF MEZZANINE FLOOR
ELEV. 939.0
LEVEL 1.5 BUILDING FLOOR
ELEV. 940.83
CONCIERGE
RESIDENCE DROP OFF AND PICK UP
& FUTURE RESIDENT PARKING
VISITOR ON STREET PARKING
MONUMENTAL
STAIRS 4' UP TO
RESIDENCE LEVEL 2
WHEEL CHAIR LIFT
FOR ACCESS BETWEEN
LEVELS 2 AND 1.5
LEASING MAIL AND
SECURE PACKAGEVEST.
LINE OF RESIDENCE
ABOVE SHOWN DASHED
MEP
UNEXCAVATED EARTH
N
24'-0"
PERIMETER BIKE STORAGE
POCKET PARK
PROPERTY LINE
CORNER EASEMENT
CANOPY STRUCTURE IN CITY R.O.W.
A 2.2
LEVEL1.5 FLOOR
PLAN
SCALE: 1/16" = 1'-0"
CANOPY ABOVE TOWN HOME PATIO
AND STEPS
ROOF TOP PATIOS
ROOF TOP PATIOS
COLOR KEY
AMENITY/LOBBY/L
EASING
STUDIO
ALCOVE
1 BED
2 BED
3 & 4 BED
STAIR / ELEV.
RETAIL SHELL
COMMON
ISSUE RECORD
No.Description Date
7803 Glenroy Road, Suite 200
Bloomington, MN 55439
952-288-2000
952-288-2031 fax
DATE
PROJECT NUMBER
LOCATION
SHEET TITLE
SHEET NUMBER
PREPARED FOR
NOT FOR CONSTRUCTION
18-097
01/06/2020
CE
BL
JF
PROJECT
Central Ave NE
& 40th Ave NE
Columbia Heights, MN
Central Ave NE
& 40th Ave NE
DATE
PROJECT MANAGER
DRAWN BY
CHECKED BY
01/06/2020
Alatus, LLC
800 Nicollet Mall
Suite 2850
Minneapolis, MN 55402
PH: 612-455-0700
SEATING
LEVEL 1.5 BELOW
CONCIERGE
RESIDENCE DROP OFF AND PICK UP
& FUTURE RESIDENT PARKING
VISITOR ON STREET PARKING
MONUMENTAL
STAIRS 4' DN TO
RESIDENCE LEVEL 1.5
WHEEL CHAIR LIFT
FOR ACCESS BETWEEN
LEVELS 2 AND 1.5
LEASING MAIL AND
SECURE PACKAGEVEST.
N
24'-0"
PERIMETER BIKE STORAGE
POCKET PARK
PROPERTY LINE
CORNER EASEMENT
CANOPY STRUCTURE IN CITY R.O.W.
A 2.3
LEVEL 2 FLOOR PLAN
FITNESS
GAMES
CLUB ROOM
VEST
/VEND
GRILL
STATION
ROOF
PLANTER
ROOF
BUILDING LEVEL 2
AND AMENITY DECK
FLOOR ELEV: 946.83'
POOL
CO WORK
ENT
SUITE
SEATING
W/ FIRE PIT
3 HR FIRE SEPERATION
CANTINA T.
CO WORK PATIO T.
ROOF
CO WORK
ROOF
ROOF
GRILL
STATION
GRILL
STATION
3 HR FIRE SEPERATION
1 BED PLUS
1 BED PLUS
DOG RUN
STORAGE
& MEP
MEP MEP
TRASH
STORAGE
& MEP
PATIO
PATIO
PATIO
SCALE: 1/16" = 1'-0"
COLOR KEY
AMENITY/LOBBY/L
EASING
STUDIO
ALCOVE
1 BED
2 BED
3 & 4 BED
STAIR / ELEV.
RETAIL SHELL
COMMON
ISSUE RECORD
No.Description Date
7803 Glenroy Road, Suite 200
Bloomington, MN 55439
952-288-2000
952-288-2031 fax
DATE
PROJECT NUMBER
LOCATION
SHEET TITLE
SHEET NUMBER
PREPARED FOR
NOT FOR CONSTRUCTION
18-097
01/06/2020
CE
BL
JF
PROJECT
Central Ave NE
& 40th Ave NE
Columbia Heights, MN
Central Ave NE
& 40th Ave NE
DATE
PROJECT MANAGER
DRAWN BY
CHECKED BY
01/06/2020
Alatus, LLC
800 Nicollet Mall
Suite 2850
Minneapolis, MN 55402
PH: 612-455-0700
N
POCKET PARK
PROPERTY LINE
CORNER EASEMENT
A 2.4
LEVEL 3, 4, & 5
FLOOR PLANS
ROOF ROOF ROOF
STORAGE
& MEP
MEP MEP
TRASH
STORAGE
& MEP
1 BED PLUS
SCALE: 1/16" = 1'-0"
COLOR KEY
AMENITY/LOBBY/L
EASING
STUDIO
ALCOVE
1 BED
2 BED
3 & 4 BED
STAIR / ELEV.
RETAIL SHELL
COMMON
ISSUE RECORD
No.Description Date
7803 Glenroy Road, Suite 200
Bloomington, MN 55439
952-288-2000
952-288-2031 fax
DATE
PROJECT NUMBER
LOCATION
SHEET TITLE
SHEET NUMBER
PREPARED FOR
NOT FOR CONSTRUCTION
18-097
01/06/2020
CE
BL
JF
PROJECT
Central Ave NE
& 40th Ave NE
Columbia Heights, MN
Central Ave NE
& 40th Ave NE
DATE
PROJECT MANAGER
DRAWN BY
CHECKED BY
01/06/2020
Alatus, LLC
800 Nicollet Mall
Suite 2850
Minneapolis, MN 55402
PH: 612-455-0700
N
POCKET PARK
PROPERTY LINE
CORNER EASEMENT
A 2.5
LEVEL 6 FLOOR PLAN
ENTERTAINMENT
SUITE
STORAGE
& MEP
MEP MEP
TRASH
STORAGE
& MEP
1 BED PLUS
ENTERTAINMENT
SUITE
ROOF TOP
PATIO
VIEW TO DOWNTOWN
MINNEAPOLIS SKYLINE
RESIDENCE
ENTRY CANOPY
ISSUE RECORD
No.Description Date
7803 Glenroy Road, Suite 200
Bloomington, MN 55439
952-288-2000
952-288-2031 fax
DATE
PROJECT NUMBER
LOCATION
SHEET TITLE
SHEET NUMBER
PREPARED FOR
NOT FOR CONSTRUCTION
18-097
01/06/2020
CE
BL
JF
PROJECT
Central Ave NE
& 40th Ave NE
Columbia Heights, MN
Central Ave NE
& 40th Ave NE
DATE
PROJECT MANAGER
DRAWN BY
CHECKED BY
01/06/2020
Alatus, LLC
800 Nicollet Mall
Suite 2850
Minneapolis, MN 55402
PH: 612-455-0700
3/32" = 1' - 0"2 WEST EXTERIOR ELEVATION ON CENTRAL AVE NE
A 3.1
EXTERIOR
ELEVATIONS
1 FACE BRICK 1 (TAN BLEND TBD)
FACE BRICK 2 (DARK BLEND TBD)
CMU, SPLIT FACED (DARK TBD)
CAST STONE, POLISHED (DARK TBD)
CAST STONE, HONED (DARK TBD)
FIBER CEMENT SIDING- WHITE MIX
FIBER CEMENT SIDING- TAN MIX
FIBER CEMENT SIDING - DARK MIX
METAL PANEL 1, FLUSH (DARK TBD)
METAL PANEL 2, FLUSH (TAN MIX)
METAL PANEL 3, FLUSH (SILVER)
METAL PANEL 4, ACM (SILVER)
METAL COPING / FLASHING (SILVER)
METAL COPING / FLASHING (DARK)
WINDOW (DARK)
ALUMINUM STORE FRONT (DARK)
SLIDING DOOR
ALUM STORE FRONT (DARK)
METAL DOOR - PAINT (DARK)
METAL RAILING (DARK)
GLASS RAILING
LIGHT FEATURE
SIGNAGE
MECHANICAL LOUVER (DARK)
2
3
4
5
6
7
8
9
10
25
11
12
13
14
15
16
18
19
20
EXTERIOR MATERIAL LEDGEND
21
22
23
24
HUNG METAL BALCONY
AUTOMATIC SLIDING DOOR (DARK)
GARAGE DOOR
MULTI SLIDE DOOR
17
73'-6"
12'-0"
71'-6"
71'-6"
3'-4"
70'-6"
12'-0"
13 17 8 25 21
26
1571316 25 21 1715 6 138 12 151113
27
27
11 15 11 11 1131911
81
27 3 4 535
MOVE IN &
PARKING
ENTRANCE
PARKING
ENTRANCE
15 15 10 11 12
ALLEYWAY RESIDENCE
LOBBY
CITY HALL OFFICE CENTRAL AVE NE
1510 11 124
CITY HALL OFFICE
CITY HALL
PUBLIC ENTRANCE POCKET PARK GOULD AVE NE40TH AVE NE
13 17 8 25 211571523
12
23 23 23
CAFE
PATIO
7 15
4 1616 16 1141
23
12
11119
8
25
21
6 21
22
22
28
26
16'-0"
11'-6"
10'-6"
10'-6"
10'-6"
LEVEL 1
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
ROOF
LEVEL 6
10'-6"
16'-0"
11'-6"
10'-6"
10'-6"
10'-6"
LEVEL 1
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
ROOF
LEVEL 6
10'-6"
ISSUE RECORD
No.Description Date
7803 Glenroy Road, Suite 200
Bloomington, MN 55439
952-288-2000
952-288-2031 fax
DATE
PROJECT NUMBER
LOCATION
SHEET TITLE
SHEET NUMBER
PREPARED FOR
NOT FOR CONSTRUCTION
18-097
01/06/2020
CE
BL
JF
PROJECT
Central Ave NE
& 40th Ave NE
Columbia Heights, MN
Central Ave NE
& 40th Ave NE
DATE
PROJECT MANAGER
DRAWN BY
CHECKED BY
01/06/2020
Alatus, LLC
800 Nicollet Mall
Suite 2850
Minneapolis, MN 55402
PH: 612-455-0700
3/32" = 1' - 0"2 EAST EXTERIOR ELEVATION ON ALLEYWAY
3/32" = 1' - 0"1 SOUTH EXTERIOR ELEVATION ON GOULD AVE NE
A 3.2
EXTERIOR
ELEVATOINS
69'-8"
12'-0"
55'-10"
21'-6"
BUILDING 140' BEYOND
58'-11"
14'-11"
72'-6"
3'-4"
56'-8"
15 11104
13 17 8 25 21157
CENTRAL AVE NE COFFEE SHOP
RESIDENT ENTRY
AND DROP OFF
TOWN HOMES
12
25
21
22
22
11
8 13
15 41110 26
14 7281 1
31823 18 3 13
8 15 13 13 61 7 13
23
12
1
24 14 3 3
RESIDENT ENTRY
AND DROP OFF
ALLEY WAY 40TH AVE NE
GOULD AVE NE
15
16'-0"
11'-6"
10'-6"
10'-6"
10'-6"
LEVEL 1
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
ROOF
LEVEL 6
10'-6"
16'-0"
11'-6"
10'-6"
10'-6"
10'-6"
LEVEL 1
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
ROOF
LEVEL 6
10'-6"
1 FACE BRICK 1 (TAN BLEND TBD)
FACE BRICK 2 (DARK BLEND TBD)
CMU, SPLIT FACED (DARK TBD)
CAST STONE, POLISHED (DARK TBD)
CAST STONE, HONED (DARK TBD)
FIBER CEMENT SIDING- WHITE MIX
FIBER CEMENT SIDING- TAN MIX
FIBER CEMENT SIDING - DARK MIX
METAL PANEL 1, FLUSH (DARK TBD)
METAL PANEL 2, FLUSH (TAN MIX)
METAL PANEL 3, FLUSH (SILVER)
METAL PANEL 4, ACM (SILVER)
METAL COPING / FLASHING (SILVER)
METAL COPING / FLASHING (DARK)
WINDOW (DARK)
ALUMINUM STORE FRONT (DARK)
SLIDING DOOR
ALUM STORE FRONT (DARK)
METAL DOOR - PAINT (DARK)
METAL RAILING (DARK)
GLASS RAILING
LIGHT FEATURE
SIGNAGE
MECHANICAL LOUVER (DARK)
2
3
4
5
6
7
8
9
10
25
11
12
13
14
15
16
18
19
20
EXTERIOR MATERIAL LEDGEND
21
22
23
24
HUNG METAL BALCONY
AUTOMATIC SLIDING DOOR (DARK)
GARAGE DOOR
MULTI SLIDE DOOR
17
26
27
28
ISSUE RECORD
No.Description Date
7803 Glenroy Road, Suite 200
Bloomington, MN 55439
952-288-2000
952-288-2031 fax
DATE
PROJECT NUMBER
LOCATION
SHEET TITLE
SHEET NUMBER
PREPARED FOR
NOT FOR CONSTRUCTION
18-097
01/06/2020
CE
BL
JF
PROJECT
Central Ave NE
& 40th Ave NE
Columbia Heights, MN
Central Ave NE
& 40th Ave NE
DATE
PROJECT MANAGER
DRAWN BY
CHECKED BY
01/06/2020
Alatus, LLC
800 Nicollet Mall
Suite 2850
Minneapolis, MN 55402
PH: 612-455-0700
DAIRY QUEEN
HEIGHTS THEATRE
CITY LIBRARY
ENTERTAINMENT SUITE
OUTDOOR PATIO
CO WORK
OUTDOOR PATIO
CITY HALL ENTRANCE
COFFEE SHOP OUTDOOR
PATIO AND ENTRANCETOWN HOME PATIOS
CENTRAL AVE NE
CENTRAL AVE NE 4OTH AVE NE
4OTH AVE NE
POCKET PARK
A 3.3
EXTERIOR
RENDERING
PEDESTRIAN VIEW AT CENTRAL AVE NE AND 40TH AVE NE
ISSUE RECORD
No.Description Date
7803 Glenroy Road, Suite 200
Bloomington, MN 55439
952-288-2000
952-288-2031 fax
DATE
PROJECT NUMBER
LOCATION
SHEET TITLE
SHEET NUMBER
PREPARED FOR
NOT FOR CONSTRUCTION
18-097
01/06/2020
CE
BL
JF
PROJECT
Central Ave NE
& 40th Ave NE
Columbia Heights, MN
Central Ave NE
& 40th Ave NE
DATE
PROJECT MANAGER
DRAWN BY
CHECKED BY
01/06/2020
Alatus, LLC
800 Nicollet Mall
Suite 2850
Minneapolis, MN 55402
PH: 612-455-0700
DAIRY QUEEN
ENTERTAINMENT SUITE
OUTDOOR PATIO
COFFEE SHOP OUTDOOR
PATIO AND ENTRANCE
CENTRAL AVE NE
CENTRAL AVE NE
GOULD AVE NE
POCKET PARK
A 3.4
EXTERIOR
RENDERING
PEDESTRIAN VIEW AT CENTRAL AVE NE AND GOULD AVE NE
CITY HALL ENTRANCE
RESIDENCE
ENTRANCE
AND DROP OFF
CO WORK
OUTDOOR PATIO
ISSUE RECORD
No.Description Date
7803 Glenroy Road, Suite 200
Bloomington, MN 55439
952-288-2000
952-288-2031 fax
DATE
PROJECT NUMBER
LOCATION
SHEET TITLE
SHEET NUMBER
PREPARED FOR
NOT FOR CONSTRUCTION
18-097
01/06/2020
CE
BL
JF
PROJECT
Central Ave NE
& 40th Ave NE
Columbia Heights, MN
Central Ave NE
& 40th Ave NE
DATE
PROJECT MANAGER
DRAWN BY
CHECKED BY
01/06/2020
Alatus, LLC
800 Nicollet Mall
Suite 2850
Minneapolis, MN 55402
PH: 612-455-0700
DAIRY QUEEN
HEIGHTS THEATRE
ENTERTAINMENT SUITE
OUTDOOR PATIO
CO WORK
OUTDOOR PATIO
CITY HALL ENTRANCE
COFFEE SHOP OUTDOOR
PATIO AND ENTRANCE
A 3.5
COMMUNITY
METHODIST
CHURCH
POCKET PARK
RESIDENCE
ENTRANCE
AND DROP OFF
TOWN HOME PATIOS
CENTRAL AVE NE
GOULD AVE NE
AERIAL VIEW AT CENTRAL AVE NE AND GOULD AVE NE
N8
9
°
3
9
'
2
5
"
E
3
6
7
.
4
0
S00°14'54"E 142.22
S00°18'12"E 127.95
S8
9
°
3
6
'
4
3
"
W
4
0
7
.
0
6
N00°20'51"W 270.55
N8
9
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4
5
'
0
6
"
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40
.
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STATE TRUNK HIGHWAY NO. 65(CENTRAL AVENUE NE)(PUBLIC)
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CITY HALLCANTILEVER ACCENT CITY HALLCANTILEVER ACCENTSUPPORT COLUMNCITY HALL ACCENTSUPPORT COLUMNSEATING SET INTORETAINING WALLDRYSTACK LANNONSTONE RETAININGWALLCENTRAL TREE PLANT
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LIMIT OF PAVEMENT REMOVALMATCH EXISTING PAVEMENTSCORING WHENEVERPOSSIBLEINSTALL EXPANSION JOIN BETWEENPAVEMENT ADDITION AN EXISTINGCONCRETE SIDEWALK / CURBING, TYP.LANDSCAPE AREAS EDGE OF EXISTINGSIDEWALK PROPERTY LINE
PR
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DRYSTACK LANNONSTONE RETAININGWALL TABLES AND CHAIRS PLACEDAROUND PATIOBOULEVARD
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MA
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S
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3989 CENTRAL AVE
SITE PLAN
73
3
M
a
r
q
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e
t
t
e
A
v
e
S
t
e
.
7
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CITY HALLENTRYCOFFEE SHOP
R
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A
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4
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(
P
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B
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)
STATE TRUNK HIGHWAY NO. 65(CENTRAL AVENUE NE)(PUBLIC)
A
L
L
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Y
(
P
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B
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C
)
IN
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3989 CENTRAL AVE
GRADING PLAN
73
3
M
a
r
q
u
e
t
t
e
A
v
e
S
t
e
.
7
0
0
Mi
n
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p
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s
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M
N
5
5
4
0
2
61
2
.
7
5
8
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3
0
8
0
61
2
.
7
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8
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3
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9
9
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.
a
l
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c
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MA
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AC
T
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NO
T
T
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C
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4
IN
L
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T
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C
T
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T
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S
A
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K
NO
T
T
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S
C
A
L
E
2
NOT TO SCALE 1 GEOTEXTILE FILTER AT STREETINLET WITH CURB BOX (SILT SACK)
NO
T
T
O
S
C
A
L
E
3
TE
M
P
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R
A
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C
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C
K
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T
L
O
G
USGS TOPOGRAPHICAL MAP
WE
B
S
O
I
L
S
U
R
V
E
Y
M
A
P
WE
B
S
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L
S
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L
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N
D
NO
T
T
O
S
C
A
L
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1 M
I
L
E
R
A
D
I
U
S
NO
T
T
O
S
C
A
L
E
(P
E
R
P
L
A
N
)
:
SW
P
P
P
B
M
P
Q
U
A
N
T
I
T
I
E
S
CO
N
T
R
A
C
T
O
R
:
PR
O
P
E
R
T
Y
O
W
N
E
R
:
ER
O
S
I
O
N
C
O
N
T
R
O
L
R
E
S
P
O
N
S
I
B
L
E
P
A
R
T
I
E
S
:
SW
P
P
P
I
N
S
P
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C
T
I
O
N
:
EN
G
I
N
E
E
R
:
SW
P
P
P
B
M
P
'
S
RECEIVING WATERS TABLE
3989 CENTRAL AVE
STORMWATER POLLUTION PREVENTION PLAN (SWPPP)
73
3
M
a
r
q
u
e
t
t
e
A
v
e
S
t
e
.
7
0
0
Mi
n
n
e
a
p
o
l
i
s
,
M
N
5
5
4
0
2
61
2
.
7
5
8
.
3
0
8
0
61
2
.
7
5
8
.
3
0
9
9
ww
w
.
a
l
l
i
a
n
t
-
i
n
c
.
c
o
m
MA
I
N
FA
X
EROSION CONTROL SCHEDULE:
EROSION CONTROL GENERAL NOTES:
”
WI
N
T
E
R
S
T
A
B
L
I
Z
A
T
I
O
N
:
DEWATERING:
SE
D
I
M
E
N
T
C
O
N
T
R
O
L
P
R
A
C
T
I
C
E
S
‐
‐
‐
‐
‐
‐
‐
‐
‐
IN
S
P
E
C
T
I
O
N
S
A
N
D
M
A
I
N
T
E
N
A
N
C
E
‐
‐
‐
‐
‐
‐
‐
PO
L
L
U
T
I
O
N
P
R
E
V
E
N
T
I
O
N
‐
FI
N
A
L
S
T
A
B
L
I
Z
A
T
I
O
N
‐
MA
N
A
G
E
M
E
N
T
M
E
A
S
U
R
E
S
CO
N
S
T
R
U
C
T
I
O
N
S
E
Q
U
E
N
C
E
3989 CENTRAL AVE
SWPPP NOTES
73
3
M
a
r
q
u
e
t
t
e
A
v
e
S
t
e
.
7
0
0
Mi
n
n
e
a
p
o
l
i
s
,
M
N
5
5
4
0
2
61
2
.
7
5
8
.
3
0
8
0
61
2
.
7
5
8
.
3
0
9
9
ww
w
.
a
l
l
i
a
n
t
-
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n
c
.
c
o
m
MA
I
N
FA
X
4
0
T
H
A
V
E
N
U
E
N
E
(
P
U
B
L
I
C
)
G
O
U
L
D
A
V
E
N
U
E
N
E
(
P
U
B
L
I
C
)
STATE TRUNK HIGHWAY NO. 65(CENTRAL AVENUE NE)(PUBLIC)
A
L
L
E
Y
(
P
U
B
L
I
C
)
G
A
R
A
G
E
E
N
T
R
Y
L
O
B
B
Y
T
O
W
N
H
O
U
S
E
S
G
A
R
A
G
E
E
N
T
R
Y
CITY HALLENTRYCOFFEE SHOP
R
E
S
I
D
E
N
T
L
O
B
B
Y
/
L
E
A
S
I
N
G
UT
I
L
I
T
Y
N
O
T
E
S
:
UT
I
L
I
T
Y
L
E
G
E
N
D
:
3989 CENTRAL AVE
UTILITY PLAN
73
3
M
a
r
q
u
e
t
t
e
A
v
e
S
t
e
.
7
0
0
Mi
n
n
e
a
p
o
l
i
s
,
M
N
5
5
4
0
2
61
2
.
7
5
8
.
3
0
8
0
61
2
.
7
5
8
.
3
0
9
9
ww
w
.
a
l
l
i
a
n
t
-
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n
c
.
c
o
m
MA
I
N
FA
X
4
0
T
H
A
V
E
N
U
E
N
E
(
P
U
B
L
I
C
)
G
O
U
L
D
A
V
E
N
U
E
N
E
(
P
U
B
L
I
C
)
STATE TRUNK HIGHWAY NO. 65(CENTRAL AVENUE NE)(PUBLIC)
A
L
L
E
Y
(
P
U
B
L
I
C
)
LA
N
D
S
C
A
P
E
L
E
G
E
N
D
LA
N
D
S
C
A
P
E
S
C
H
E
D
U
L
E
:
PL
A
N
T
I
N
G
N
O
T
E
S
:
3989 CENTRAL AVE
LANDSCAPE PLAN
73
3
M
a
r
q
u
e
t
t
e
A
v
e
S
t
e
.
7
0
0
Mi
n
n
e
a
p
o
l
i
s
,
M
N
5
5
4
0
2
61
2
.
7
5
8
.
3
0
8
0
61
2
.
7
5
8
.
3
0
9
9
ww
w
.
a
l
l
i
a
n
t
-
i
n
c
.
c
o
m
MA
I
N
FA
X
SE
E
D
P
L
A
N
T
I
N
G
N
O
T
E
S
:
····
SO
I
L
P
R
E
P
A
R
A
T
I
O
N
:
MU
L
C
H
A
T
S
O
D
D
E
T
A
I
L
NO
T
T
O
S
C
A
L
E
5
MULCH AT SIDEWALK DETAILNOT TO SCALE 4
3
PE
R
E
N
N
I
A
L
P
L
A
N
T
I
N
G
S
NO
T
T
O
S
C
A
L
E
SH
R
U
B
P
L
A
N
T
I
N
G
NO
T
T
O
S
C
A
L
E
2
TREE PLANTINGNOT TO SCALE 1
3989 CENTRAL AVE
LANDSCAPE DETAILS
73
3
M
a
r
q
u
e
t
t
e
A
v
e
S
t
e
.
7
0
0
Mi
n
n
e
a
p
o
l
i
s
,
M
N
5
5
4
0
2
61
2
.
7
5
8
.
3
0
8
0
61
2
.
7
5
8
.
3
0
9
9
ww
w
.
a
l
l
i
a
n
t
-
i
n
c
.
c
o
m
MA
I
N
FA
X