HomeMy WebLinkAbout10-01-2019 Planning Commission Packet
Planning Commission Meeting
October 1, 2019
6:00 pm
Columbia Heights City Hall
590 40th Avenue NE
Columbia Heights, MN 55421
1. Call to order
2. Roll Call
3. Approval of September 4, 2019, Planning Commission Meeting Minutes
4. Public Hearing
a. Case: 2019-1001, Zoning Amendment (rezoning)
Location: 4230 Central Avenue NE, Columbia Heights, MN 55421
Applicant: Tapia Investments, LLC
b. Case: 2019-1002, Site Plan Review
Location: 4435 Central Avenue NE, Columbia Heights, MN 55421
Applicant: We Fix Everything
c. Case: 2019-1003, Conditional Use Permit
(Application has been withdrawn)
Location: 1601 37th Avenue NE, Columbia Heights, MN 55421
Applicant: Mike Zipper LLC
5. Other Business
a. Next regularly scheduled meeting: November 5, 2019, 6:00 pm
b. 2020 Planning Commission Schedule
6. Adjourn
MINUTES OF
PLANNING COMMISSION
SEPTEMBER 4, 2019
6:00 PM
The meeting was called to order at 6:00 pm by Chair Szurek.
Commission Members present- Sahnow, Novitsky, Fiorendino, Hoium, Schill, Kaiser, and Szurek.
Also present were Elizabeth Hammond (Planner), Aaron Chirpich (Community Development Director), Shelley
Hanson (Secretary), and John Murzyn (Council Liaison).
APPROVAL OF MINUTES
Motion by Fiorendino, seconded by Schill, to approve the minutes from the meeting of August 7, 2019. All ayes.
MOTION PASSED.
CASE #: 2019-0901
APPLICANT: Hamilton Sign
LOCATION: 3836 Stinson Blvd NE
REQUEST: Conditional Use Permit (CUP)
Hammond explained that Hamilton Sign is requesting a Conditional Use Permit on behalf of Minnesota Family
Church per Code Section 9.106 (P) (11) (C) (2) to allow a dynamic light emitting diode (LED) sign for the
property located at 3836 Stinson Blvd. NE. A dynamic LED sign would include any components of a sign that
appear to have movement or that appear to change, caused by a method other than physically removing and
replacing the sign or its components. This also includes any moving, flashing, blinking or animated display and
any display that incorporates LED lights manipulated through digital input, “digital ink” or any other method or
technology that allows the sign face to present a series of images or displays.
Dynamic LED signs are permitted in the Limited Business Zoning District as a conditional use in conjunction
with a religious facility. The proposed sign meets the City’s zoning code requirements for Dynamic LED
Signage. A rendering of the proposed sign and the proposed location is attached.
ZONING
Hammond explained that the property located at 3836 Stinson Blvd. NE is zoned LB, limited business, as are
the properties to the north and south. Properties to the west are located in the public and open space district, and
the properties to the east are located in the City of St. Anthony.
FINDINGS OF FACT
Section 9.104 (H) of the Zoning Ordinance outlines nine conditions that must be met in order for the City
Council to grant a Conditional Use Permit. They are as follows:
(a) The use is one of the conditional uses listed for the zoning district in which the property is located, or is
a substantially similar use as determined by the Zoning Administrator.
Dynamic LED signs are specifically listed as a Conditional Use in the Limited Business Zoning District in
conjunction with a religious facility.
(b) The use is in harmony with the general purpose and intent of the Comprehensive Plan.
This is correct.
Planning Minutes
Page 2
Sept 4, 2019
(c) The use will not impose hazards or disturbing influences on neighboring properties.
The proposed use will not result in any additional noise and should not disrupt neighboring properties. In order
to mitigate any potential disturbances, the City’s zoning code outlines specific development standards that
address the operation of dynamic LED signs. Staff has added a condition of approval, that a site inspection will
be conducted once the sign is completed and landscaping is installed to observe impact on the adjacent
residential apartment building to the south. If needed, additional screening will be installed along southern
property line.
(d) The use will not substantially diminish the use of the property in the immediate vicinity.
This is correct.
(e) The use will be designed, constructed, operated, and maintained in a manner that is compatible with the
appearance of the existing or intended character of the surrounding area.
The applicant will abide by specific development standards as they relate to LED signs. These standards help
ensure compatibility with the appearance of the existing surrounding area.
(f) The use and property upon which the use is located are adequately served by essential public facilities
and services.
This is correct.
(g) Adequate measures have been or will be taken to minimize traffic congestion on the public streets and to
provide for appropriate on-site circulation of traffic.
The use of a dynamic LED sign at this location is not anticipated to affect traffic.
(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.
The dynamic LED sign adheres to specific development standards and the zoning code. The use will not cause a
negative cumulative effect.
(i) The use complies with all other applicable regulations for the districts in which it is located.
This is correct.
Staff recommends that the Planning and Zoning Commission recommend approval of the Conditional Use
Permit for the proposed dynamic LED sign proposed to be located at 3836 Stinson Blvd. NE.
Questions/comments from members:
Hoium questioned the 60% limit for the changing graphics portion of the sign. He wanted to verify the name on
the top of the sign is not part of the LED signage area. Hammond told him that is correct.
Szurek asked if staff had considered the impact on the residents of the apartment buildings adjacent to this
property. Hammond stated the sign will be installed per the requirements of the code and will comply with the
allowable brightness limits. The sign cannot change more often than every 10 minutes. If there are complaints,
they will be addressed with the Church Board. Hoium brought up the fact that when the school installed their
sign it was a condition of approval that the sign be shut off overnight so it didn’t bother nearby residences.
Hammond told members they could add that as a condition if they wanted to.
Planning Minutes
Page 3
Sept 4, 2019
Hoium asked if Hammond remembered what hours the school had to have the sign off. She said she thought it
10 pm – 6 or 7 am.
Public Hearing Opened.
Jim from Hamilton Signs and Keith Anderson from MN Family Church, were both present to answer questions.
Anderson said the church is willing to limit the time it is operational, if need be. He said to begin with they will
put the sign on a timer and it will automatically dim at night. They want to be good neighbors and have already
adjusted their parking lot lighting as they thought it was too bright for the neighborhood.
No one else was present to speak on this issue.
Public Hearing Closed.
Motion by Fiorendino, seconded by Sahnow, to close the public hearing and waive the reading of Resolution
2019-70, there being ample copies available to the public. All ayes. MOTION PASSED.
Motion by Fiorendino, seconded by Hoium, that the Planning and Zoning Commission recommends the City
Council approve Resolution No. 2019-70, approving a Conditional Use Permit for a proposed dynamic LED
sign for the property located at 3836 Stinson Blvd. NE., subject to certain conditions of approval that have been
found to be necessary to protect the public interest and ensure compliance with the provisions of the Zoning and
Development Ordinance, including:
1. Dynamic LED signs are allowed only on monument signs for conditionally permitted uses in all zoning
districts, with the exception of the PO, Public District, in which LED signage may be utilized in existing
pylon signs. All dynamic LED signs may occupy no more than 60% of the actual copy and graphic area.
The remainder of the sign must not have the capability to have dynamic LED signs, even if not used.
Only one, contiguous dynamic display area is allowed on a sign face.
2. A dynamic LED sign may not change or move more often than once every ten seconds for commercial,
industrial uses, or public uses, and no more than once every ten minutes for religious and/or
educational institution uses, except one for which changes are necessary to correct hour-and-minute,
date, or temperature information.
3. A display of time, date or temperature information may change as frequently as once every five seconds,
however information displayed not relating to the date, time or temperature must not change or move
more often than once every ten seconds for commercial, industrial uses, or public uses, and no more
than once every ten minutes for religious and/or educational institution uses.
4. The images and messages displayed must be static, and the transition from one state display to another
must be instantaneous without any special effects. Motion, animation and video images are prohibited
on dynamic LED sign displays.
Planning Minutes
Page 4
Sept 4, 2019
5. The images and messages displayed must be complete in themselves, without continuation in content to
the next image or message or to any other sign.
6. Dynamic LED signs must be designed and equipped to freeze the device in one position if a malfunction
shall occur. The displays must also be equipped with a means to immediately discontinue the display if it
malfunctions, and the sign owner must immediately stop the dynamic display when notified by the city
that it is not complying with the standards of this section.
7. Dynamic LED signs may not exceed a maximum illumination of 5,000 nits (candelas per square meter)
during daylight hours and a maximum illumination of 500 nits (candelas per square meter) between
dusk to dawn as measured from the sign's face at maximum brightness. Dynamic LED signs must have
an automatic dimmer control to produce a distinct illumination change from a higher illumination level
to a lower level for the time period between one-half hour before sunset and one half-hour after sunrise.
8. Dynamic LED signs existing on the effective date of Ordinance 1593, passed April 25, 2011, must
comply with the operational standards listed above. An existing dynamic LED sign that does not meet
the structural requirements may continue as a non-conforming sign subject to § 9.105(E).
9. The area around the base of the sign shall be landscaped and mulched.
10. A sign permit is required to be reviewed and issued prior to installation. Once the sign and landscaping
are installed, a site inspection must be scheduled with the City Planner. Contact the Community
Development Department to obtain a sign permit, and schedule the site inspection.
All ayes. MOTION PASSED.
The following Resolution will go to the City Council September 9, 2019.
RESOLUTION NO. 2019-70
A Resolution of the City Council for the City of Columbia Heights, Minnesota, approving a Conditional
Use Permit for a dynamic LED sign for Hamilton Sign located at 3836 Stinson Blvd. NE
Whereas, a proposal (Case #2019-0901) has been submitted by Hamilton Sign on behalf of Minnesota Family
Church to the City Council requesting a Conditional Use Permit from the City of Columbia Heights at the
following site:
ADDRESS: 3836 Stinson Blvd. NE
LEGAL DESCRIPTION: On file at City Hall.
THE APPLICANT SEEKS THE FOLLOWING: A Conditional Use Permit per Code Section 9.106 (P) (11) (c)
(2), to allow a dynamic LED sign to be located in the Limited Business Zoning District.
Whereas, the Planning and Zoning Commission held a public hearing as required by the City Zoning Code on
September 4, 2019;
Planning Minutes
Page 5
Sept 4, 2019
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.
(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. Dynamic LED signs are allowed only on monument signs for conditionally permitted uses in all zoning
districts, with the exception of the PO, Public District, in which LED signage may be utilized in existing
pylon signs. All dynamic LED signs may occupy no more than 60% of the actual copy and graphic area.
The remainder of the sign must not have the capability to have dynamic LED signs, even if not used.
Only one, contiguous dynamic display area is allowed on a sign face.
2. A dynamic LED sign may not change or move more often than once every ten seconds for commercial,
industrial uses, or public uses, and no more than once every ten minutes for religious and/or educational
institution uses, except one for which changes are necessary to correct hour-and-minute, date, or
temperature information.
Planning Minutes
Page 6
Sept. 4, 2019
3. A display of time, date or temperature information may change as frequently as once every five seconds,
however information displayed not relating to the date, time or temperature must not change or move
more often than once every ten seconds for commercial, industrial uses, or public uses, and no more than
once every ten minutes for religious and/or educational institution uses.
4. The images and messages displayed must be static, and the transition from one state display to another
must be instantaneous without any special effects. Motion, animation and video images are prohibited
on dynamic LED sign displays.
5. The images and messages displayed must be complete in themselves, without continuation in content to
the next image or message or to any other sign.
6. Dynamic LED signs must be designed and equipped to freeze the device in one position if a malfunction
shall occur. The displays must also be equipped with a means to immediately discontinue the display if
it malfunctions, and the sign owner must immediately stop the dynamic display when notified by the
city that it is not complying with the standards of this section.
7. Dynamic LED signs may not exceed a maximum illumination of 5,000 nits (candelas per square meter)
during daylight hours and a maximum illumination of 500 nits (candelas per square meter) between dusk
to dawn as measured from the sign's face at maximum brightness. Dynamic LED signs must have an
automatic dimmer control to produce a distinct illumination change from a higher illumination level to a
lower level for the time period between one-half hour before sunset and one half-hour after sunrise.
8. Dynamic LED signs existing on the effective date of Ordinance 1593, passed April 25, 2011, must
comply with the operational standards listed above. An existing dynamic LED sign that does not meet
the structural requirements may continue as a non-conforming sign subject to § 9.105(E).
9. The area around the base of the sign shall be landscaped and mulched.
10. A sign permit is required to be reviewed and issued prior to installation. Once the sign and landscaping
are installed, a site inspection must be scheduled with the City Planner. Contact the Community
Development Department to obtain a sign permit, and schedule the site inspection.
CASE #: 2019-0902
APPLICANT: Friends of Prodeo
LOCATION: 4141 University Ave NE
REQUEST: Conditional Use Permit (CUP), Site Plan Review, Variances
Hammond told members that Friends of Prodeo has applied for a Conditional Use Permit, Site Plan Review and
Variances for the property located at 4141 University Ave NE. The applicant wishes to establish a K-8 school
on the property, and by City Code, a Conditional Use Permit is required for all K-12 schools, public or private.
In addition, the applicant is proposing to tear down the existing buildings on the property and build a new
educational facility, which requires a Site Plan to be reviewed. As part of the proposed Site Plan, the applicant
is requesting a Variance to the building height, lot coverage, and parking setback requirement.
Planning Minutes
Page 7
Sept 4, 2019
According to City record the property was originally developed as Oakwood School in the early half of the 20th
century, and used solely as a school until around 1975, when a chapel was added on to the building. Since that
time it has been known as Oak Hill Church, and at times had few smaller schools operating in the building over
the years alongside the church. The existing building is in need of various repairs and is in poor condition, and
due to the fact that the church’s congregation size has reduced over the years, the representatives from the
church had been looking at selling the property to find a smaller up to date location.
Prodeo Academy, once operated in First Lutheran Church on 40th Ave NE in Columbia Heights, where they
rented space starting 2013, up until a couple years ago when they outgrew the space. They have been renting
space in Minneapolis and looking for a permanent location. They have purchased the property with the intent of
removing the existing building and constructing a new school, with landscaping improvements and storm water
management improvements on site. The Site Plan drawings detailed the proposed location of the building and
where the site improvements will be located.
ZONING ORDINANCE
The subject property is located in the R-3, multiple-family residential zoning district as are the surrounding
properties to the north, south, east and west. K-12 Schools, public or private are a permitted conditional use,
(meaning a conditional use permit is required), in this zoning district.
COMPREHENSIVE PLAN
The Comprehensive Plan guides this property for institutional development, which includes religious facilities,
public and private educational facilities, fire stations, libraries, water system facilities, and any other City,
County, or State use. Removing the aging building and rebuilding a new educational facility with landscaping
and storm water improvements meets the intent of the Comprehensive Plan.
SITE PLAN
1. Parking
The proposed plan identifies 67 parking stalls. For a school serving elementary and junior high students, the
Zoning Code requires 10 parking stalls plus 1 parking stall for every classroom in the building. In this case there
are 43 classrooms, so by that standard the applicant is required to provide 53 parking stalls. The proposed site
plan exceeds the requirement by providing an additional 14 stalls.
2. Access
The site will be served by two entry points, one that will be a one way entry to the site and another that will be a
two way entry point (entry and exit) on the site, and an additional one way exit as outlined on the site plan.
3. Landscape
The proposed landscaping materials are shown on the attached landscape plan. The applicant is proposing to
plant trees, shrubs and grasses which will complement the layout of the development. The plan meets the City’s
landscape requirements. Staff has added a requirement that extra screening be installed along the southern
property line to provide additional visual screening and minimize noise for the adjacent residential property to
the south.
Planning Minutes
Page 8
Sept 4, 2019
4. Lot Dimension, Height and Setback Requirements
Hammond said the property meets the city’s code requirements for lot size for the proposed use. The building is
articulated and attractive, and staff believes will fit well in the neighborhood in terms of size and appearance.
The applicant has requested a variance to the height requirement for a portion of the building on the south end
of the property. This part of the building will be three floors (as shown on the attached plan) and is proposed to
be 41 feet at the highest point, exceeding the code allotment of 35 feet. The applicant argues that the need for
the variance came from their best attempt to meet other code requirements for lot coverage and wanting to
provide ample green space on site. Also, the property has significant grade changes on all three sides of the
property, limiting the area that the building can be located and creating limits to grading activities, and a need to
reduce the building footprint.
The building meets setback requirements; however the applicant is requesting a variance for the parking
setback, reducing the setback from 30 feet from the property line to 15 feet. In order to provide adequate
parking, on site circulation for drop off and pick, and appropriate locations for the bus lane, the parking lot is
proposed to encroach into the required parking setback. This is a unique parcel, in that it has three street
frontages, which by ordinances are considered front yards for setback purposes. The setback otherwise would
be three feet. Staff believes that this request is reasonable as the proposed parking lot layout makes good use of
the available space and still provides adequate screening and a distance of 15 feet to the property line.
The final Variance request is in regards to a specific standard that the City’s zoning code outlines for K-12
schools, specifically a requirement that the parcel area must be four times the size of the building footprint. In
this case, the applicant is requesting a variance of 2,518 sq. ft. for the building footprint. The code would allow
for the applicant to have up to 32,840 sq. ft. of building footprint, whereas the applicant is proposing a building
footprint of 35,358 sq. ft. Staff believes this is a reasonable request for the site, and does not anticipate that it
will make a significant difference in the function of the pedestrian and vehicular movement on site.
5. Other
Signage will be addressed administratively, through the sign permit process.
FINDINGS OF FACT--CUP
Section 9.104 (H) of the Zoning Ordinance outlines findings of fact that must be met in order for the City to
approve a Conditional Use Permit. They are as follows:
(a) The use is one of the conditional uses listed for the zoning district in which the property is located, or is
a substantially similar use as determined by the Zoning Administrator.
This is correct. K-12 schools, public or private, are specifically listed as a permitted conditional use in the
zoning district.
(b) The use is in harmony with the general purpose and intent of the Comprehensive Plan.
The Comprehensive Plan guides this property for institutional use. The property is proposed to be used as it has
been historically, and as guided in the Comprehensive Plan, for an institutional use; therefore the proposed use
is in harmony with the purpose and intent of the Comprehensive Plan.
Planning Minutes
Page 9
Sept 4, 2019
(c) The use will not impose hazards or disturbing influences on neighboring properties.
This is correct. The applicant will adhere to specific development standards as it relates to K-12 schools, which
are meant for unique characteristics of certain land uses. The standards are meant to protect the neighboring
properties from any hazardous or disturbing influences. Also, due to the fact that the property has historically
been used for a religious and educational facility, hazards or disturbing influences are not anticipated.
(d) The use will not substantially diminish the use of property in the immediate vicinity.
Staff does not anticipate that the K-8 school operation will substantially diminish the use of the property in the
surrounding area.
(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.
Since the property has been used for institutional purposes since the neighborhood was developed, staff believes
that the proposed development will be compatible with the appearance of the surrounding area and that the
school will fit in with the character of the neighborhood.
(f) The use and property upon which the use is located are adequately served by essential public facilities
and services.
This is correct.
(g) Adequate measures have been or will be taken to minimize traffic congestion on the public streets and to
provide for appropriate on-site circulation of traffic.
The on-site circulation of traffic has been detailed in a traffic management plan. Staff believes the site plan
minimizes traffic congestion on local roads. Staff has added a condition that if the school’s drop off and pick up
routing results in delay on the surrounding local streets or has a negative traffic impact, a new traffic
management plan will be required to be submitted for review to address operational deficiencies.
(h) The use will not cause a negative cumulative effect, when considered in conjunction with the cumulative
effect of other uses is the immediate vicinity.
This is correct.
(i) The use complies with all other applicable regulations for the district in which it is located.
This is correct
FINDINGS OF FACT—Site Plan
Section 9.104 (N) of the Zoning Ordinance outlines findings of fact that must be met in order for the City to
approve a Site Plan. They are as follows:
a. The Site Plan conforms to all applicable requirements of this article.
The Site Plan meets the City’s requirements with the exception of the requested variance for a portion of the
building height, lot coverage and parking setback. Staff believes that the applicant is proposing to use the
property in a manner that is reasonable, and that the requested variances are unique to this property, and that
the variances will not change the character of the area. The proposed building will be shorter than what is
currently on the parcel, and the paved area will be reduced, improving storm water runoff conditions with
proper storage, and overall site appearance with the additional landscaping.
Planning Minutes
Page 10
Sept 4, 2019
b. The Site Plan is consistent with the applicable provisions of the City’s Comprehensive Plan.
This is correct. The Comprehensive Plan guides this area for institutional use. The proposed building is for an
institutional use.
c. The Site Plan is consistent with any applicable area plan.
There is no area plan for this parcel.
d. The Site Plan minimizes any adverse impacts on property in the immediate vicinity and the public right-
of-way.
This is correct.
FINDINGS OF FACT--Variance
Section 9.104 (G) of the Zoning Ordinance outlines five conditions that must be met in order for the City
Council to grant a Variance. They are as follows:
(a) Because of the particular physical surroundings, or the shape, configuration, topography, or other
conditions of the specific parcel of land involved, strict adherence to the provisions of this article would cause
practical difficulties in conforming to the zoning ordinance. The applicant, however, is proposing to use the
property in a reasonable manner not permitted by the zoning ordinance.
This is correct. Due to the elevation changes, desire to preserve green space and multiple street frontages, the
most logical and practical place for the building and parking area is as proposed. It appears that the provisions
of the code would cause a practical difficulty for the applicant.
(b) The conditions upon which the variance is based are unique to the specific parcel of land involved and are
generally not applicable to other properties within the same zoning classification.
This is correct. The conditions are unique to this property due to the provision in the zoning code, the fact that
the parcel has street frontage on three sides, and that there are grade changes on all side of the property. Also,
it is important to note that there are not many parcels this size in this zoning district that would accommodate
for a new school, without significant land acquisition, thus the likelihood of other properties in the same zoning
classification requesting these variances for a school is unlikely.
(c) The practical difficulties are caused by the provisions of this article and have not been created by any
person currently having a legal interest in the property.
This is correct.
(d) The granting of the variance is in harmony with the general purpose and intent of the Comprehensive Plan.
This is correct. The proposed use of the property is consistent with the Comprehensive Plan.
(e) The granting of the variance will not be materially detrimental to the public welfare or materially injurious
to the enjoyment, use, development or value of property or improvements in the vicinity.
This is correct.
Staff recommends that the Planning Commission recommend that the City Council approves the request for a
Conditional Use Permit, Site Plan Review and Variances for the property located at 4141 University Ave NE.
subject to the conditions listed in the motion provided in the packet. She said the Site Plan is usually approved
by the Planning Commission, but because there are variances and a CUP involved, all three will go to the City
Council.
Planning Minutes
Page 11
Sept 4, 2019
Questions/Comments from members:
Kaiser asked if there were any bike lanes on the adjacent streets. Hammond didn’t think so.
Fiorendino asked about the footprint of the existing building versus the new one. Hammond stated even though
the new structure will be larger they do meet the building setbacks and impervious surface coverage
requirements.
Hoium asked if the playground had to be a specific size. Hammond said the size is not specified, but it is
supposed to be enclosed or fenced. Hoium then asked why a CUP is needed since it was used previously as a
school. Hammond said when the original school was built, a CUP was not a requirement. Since a new building
will be constructed to replace the old one, we are going through the process to ensure it is on record going
forward.
Hammond told members that they are seeking a variance to the height requirement as there is significant
elevation change from one end of the lot to the other and that they wish to construct a three story portion on the
south end for classrooms which will bring the height to 41.5 ft. Sahnow asked the height of the existing school
and of the apartment buildings nearby. Hammond said the existing school is 42.5 ft in height. She pointed out
the height at the north end will be 28 ft high, the center will be 18 ft high and only the south end is proposed to
be 41.5 ft high. She said the apartment buildings are three stories also but she is unaware of the actual height of
the buildings. Sahnow then asked if mechanical units are put on the roof, if they will have to be screened.
Hammond said the code requires they be screened.
Fiorendino asked what the reason was for the height variance. Hammond said they want to meet setbacks and
reduce the footprint as much as possible. They need one portion to be three stories in order to accommodate the
amount of classrooms they will need.
Hoium asked if the Commission is also approving the colors and exterior as presented in these drawings.
Hammond said, yes, that is part of the Site Plan approval process.
Public Hearing Opened:
Rick Campion from Prodeo, Randy Wagner-Architect, Shawn Ehler-Development Consultant, and Ben Ford-
Civil Engineer & Surveyor were present to answer questions.
Szurek asked where the mechanical equipment would be placed. The Developer said it is still under design but
that he expects rooftop units to be placed on the central part of the building and they would be screened.
Sahnow asked how the majority of the students get to the school. He noted that accessibility for pedestrians is
limited on the north and west sides. Campion stated that 95% of them are bussed, and some are dropped off by
parents. Campion said parents don’t generally let their kids walk or bike to schools anymore for safety reasons.
Planning Minutes
Page 12
Sept 4, 2019
Hoium asked how water run off will be handled. Ford said that plans for that have been submitted to the Public
Works Director and approved. He said the proposed plan will be greatly improved and there will actually be
more green space than they have on site now. Kaiser asked if there has been flooding on this site lately.
Chirpich said he is not aware of any and it never came up as a concern in the pre-construction meetings by the
City Engineer or the Watershed District. He will make sure it is addressed during the plan review process.
Ford said the school is seeking a grant from the watershed district to manage storm waters as they’d like to see
done, so they have been working closely with them.
Campion stated that all transportation will be handled on site and not on City streets. He said the site will
accommodate all the busses and vehicles that come and go from the school.
David Briley from 3931 Tyler St is the Pastor for Oakhill Church. They are the current occupants of the
building. He said he has checked out this school, and the Board viewed their presentation and they are in favor
of the project. He thinks they have a good reputation and it would be a nice use of the site.
Jasmine Sims McCallister of 4540 Tyler St has a child that attends Prodeo and is in her 5th year at the school.
She feels the new building will revitalize the site and provide quality education options, therefore, she supports
the project.
Jada Fehn of 349 42nd Ave has lived across the street from this church for 13 years on the north side of 42nd
Ave. She said there is no pedestrian sidewalk along 42nd Ave and that pedestrians must now walk through the
parking lot. She thinks now would be a good time to add sidewalks along that street from the pedestrian bridge
to 4th Street.
Hoium agrees it would be a good time to add a sidewalk. Hammond said that could be added as a condition of
approval of the Site Plan.
Chirpich stated that we should have Engineering check on the feasibility of doing that. He noted that 42nd
Avenue is a narrow street and there is a retaining wall located in the right of way that may prohibit that.
Campion said there is also a steep grade change from University Ave to 4th Street. Hammond suggested the
Commission can make a recommendation and then Engineering can decide if it is possible. Sahnow and Hoium
agreed that would be the way to proceed.
Public Hearing Closed.
Planning Minutes
Page 13
Sept 4, 2019
Motion by Sahnow, seconded by Fiorendino, to waive the reading of Resolution No. 2019-71, there being
ample copies available to the public. All ayes.
Motion by Sahnow, seconded by Fiorendino, to recommend that the City Council approve the conditional use
permit and proposed site plans for a K-8 school to be located on the property at 4141 University Ave NE.,
subject to certain conditions of approval.
1. The building and site shall be meet all requirements found in the Fire Code and the Building Code.
2. All on-site mechanical equipment shall be placed and/or screened so as to minimize the visual impact on
adjacent residential properties and from public streets. Screening may be accomplished through the use of
walls or other design features that are architecturally compatible with the principal structure, screening
vegetation, landscaping and integrated parapet walls of sufficient height, or other means as approved by
the Zoning Administrator.
3. 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.
4. The applicant will install stop signs on the two driveway exits.
5. The applicant will install additional screening along the southern property boundary to minimize visual
and noise impact to the adjacent residential property. The screening will consist of landscaping and can
include fencing as approved by the Zoning Administrator. A plan detailing additional screening along
this boundary shall be submitted and approved prior to the issuance of a building permit.
6. A fence no less than 4 feet shall run around the full perimeter of the southern end of the property and
include the area south of the building and wrap around to include the playground area on the east side of
the building.
7. If the school’s drop off and pick up routing results in delay on the surrounding local streets or has a
negative traffic impact, a new traffic management plan will be required to be submitted for review to
address operational deficiencies.
8. The applicant will install at minimum, two bike racks on the property adjacent to the building entrances,
or near the playground and/or where practical.
9. 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.
10. The applicant shall meet requirements outlined in the Public Works Department Review Letter, dated
August 26, 2019.
11. All City storm water management requirements and Mississippi Watershed Management Organization
requirements shall be achieved for this property.
12. The applicant shall meet requirements outlined in the Fire Department Review Letter, dated August 27,
2019.
13. Site and elevation plans included in this submittal, shall become part of this approval.
14. All other applicable local, state, and federal requirements shall be met at all times.
15. To add a pedestrian sidewalk along 42nd Avenue if Engineering deems it possible.
All Ayes. MOTION PASSED.
The following Resolution will go to the City Council Sept 9, 2019.
Page 14
RESOLUTION NO. 2019-71
A Resolution of the City Council for the City of Columbia Heights, Minnesota, approving a Conditional
Use Permit, and a Site Plan with Variances for 4141 University Ave NE. Columbia Heights, MN 55421,
(PID 35-30-24-24-0191).
Whereas, a proposal (Case #2019-0902) has been submitted by Friends of Prodeo to the City Council
requesting a Conditional Use Permit, and Site Plan Review with Variances to allow for the construction and
operation of a K-8 school at the following site:
ADDRESS: 4141 University Ave NE. Columbia Heights, MN 55421
LEGAL DESCRIPTION: On file at City Hall.
THE APPLICANT SEEKS THE FOLLOWING: A Conditional Use Permit, and Site Plan Review with
Variances
Whereas, the Planning and Zoning Commission held a public hearing as required by the City Zoning Code on
September 4, 2019;
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, Site Plan and Variances 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
Conditional Use
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.
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.
Site Plan
a. The site plan conforms to all applicable requirements of this article.
b. The site plan is consistent with the applicable provisions of the City’s Comprehensive Plan.
c. The site plan is consistent with any applicable area plan.
d. The site plan minimizes any adverse impacts on property in the immediate vicinity and the
public right-of-way.
Planning Minutes
Page 15
Sept 4, 2019
Variance
(a) Because of the particular physical surroundings, or the shape, configuration, topography, or other
conditions of the specific parcel of land involved, strict adherence to the provisions of this article
would cause practical difficulties in conforming to the zoning ordinance. The applicant, however, is
proposing to use the property in a reasonable manner not permitted by the zoning ordinance.
(b) The conditions upon which the variance is based are unique to the specific parcel of land involved
and are generally not applicable to other properties within the same zoning classification.
(c) The practical difficulties are caused by the provisions of this article and have not been created by
any person currently having a legal interest in the property.
(d) The granting of the variance is in harmony with the general purpose and intent of the
Comprehensive Plan.
(e) The granting of the variance will not be materially detrimental to the public welfare or materially
injurious to the enjoyment, use, development or value of property or improvements in the vicinity.
Further, be it resolved, that the attached plans, maps, and other information shall become part of this
Conditional Use Permit, and Site Plan approval; and in granting this Conditional Use Permit and Site Plan
approval with variances, 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. This approval is subject to certain conditions 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. The building and site shall be meet all requirements found in the Fire Code and the Building Code.
2. All on-site mechanical equipment shall be placed and/or screened so as to minimize the visual impact on
adjacent residential properties and from public streets. Screening may be accomplished through the use
of walls or other design features that are architecturally compatible with the principal structure,
screening vegetation, landscaping and integrated parapet walls of sufficient height, or other means as
approved by the Zoning Administrator.
3. 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.
4. The applicant will install stop signs on the two driveway exits.
5. The applicant will install additional screening along the southern property boundary to minimize visual
and noise impact to the adjacent residential property. The screening will consist of landscaping and can
include fencing as approved by the Zoning Administrator. A plan detailing additional screening along
this boundary shall be submitted and approved prior to the issuance of a building permit.
6. A fence no less than 4 feet shall run around the full perimeter of the southern end of the property and
include the area south of the building and wrap around to include the playground area on the east side of
the building.
7. If the school’s drop off and pick up routing results in delay on the surrounding local streets or has a
negative traffic impact, a new traffic management plan will be required to be submitted for review to
address operational deficiencies.
8. The applicant will install at minimum, two bike racks on the property adjacent to the building entrances,
or near the playground and/or where practical.
Planning Minutes
Page 16
Sept 4, 2019
9. 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.
10. The applicant shall meet requirements outlined in the Public Works Department Review Letter, dated
August 26, 2019.
11. All City storm water management requirements and Mississippi Watershed Management Organization
requirements shall be achieved for this property.
12. The applicant shall meet requirements outlined in the Fire Department Review Letter, dated August 27,
2019.
13. Site and elevation plans included in this submittal, shall become part of this approval.
14. All other applicable local, state, and federal requirements shall be met at all times.
15. To add a pedestrian sidewalk along 42nd Avenue if Engineering deems it possible.
CASE #: 2019-0903
APPLICANT: Contractors Capital Company
LOCATION: Remnant Parcel at Huset Pkwy and Jefferson St. Round About
REQUEST: Preliminary Plat and Site Plan Review
Hammond explained that Contractors Capital Company has applied for Preliminary Plat Review and Site Plan
Review for the vacant property (unassigned address) known as the remnant parcel, and located south of Huset
Park at the corner of Jefferson Street and Huset Parkway. The property has been vacant since the larger
development site, encompassing the Huset Park Townhomes and the Legends of Columbia Heights was
constructed, starting in 2005. This 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 as well as the area adjacent to University Avenue 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. The remnant parcel as it is known is the final
remaining vacant parcel of the previous industrial area and redevelopment site.
Contractors Capital Company is proposing to construct a three story, 77 unit senior living community. The
building would have a mix of independent living (50 units), assisted living (12 units), and memory care units
(15 units). The building would provide ample underground parking as well as surface parking, with storage
areas and landscaping and storm water improvement throughout the site. The building would also contain
amenities such as common lounge areas, meeting rooms, a hair salon and outdoor patios.
ZONING ORDINANCE
The site is currently platted as an Outlot from the previous plat and development for the adjacent townhomes.
As part of this application it is being re-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),
and also dedicating full perimeter easements for 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, as are 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. Hammond stated that originally they hoped the
site would be developed for light commercial or retail space. She said technically since it provides employment
opportunities for the staff at the facility it meets the intent of the zoning district and the Comp Plan.
Planning Minutes
Page 17
Sept 4, 2019
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 for 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.
Parking
The proposed site plan is for 77 total units consisting of independent senior living, assisted living, and memory
care units. City Code requires one parking space for every two units of senior housing/assisted living. By this
standard, the City would require that 38.5 parking spaces be provided. The proposed development exceeds this
requirement, by providing 55 spaces underground, and 35 surface parking spaces.
Access
The site will be served by one main entrance off McKenna St.
Landscaping
The proposed landscaping materials are shown on the attached Landscape Plan. The applicant is proposing to
plant trees, shrubs and grasses which will complement the layout of the development. The landscape plan calls
for native perennial and deciduous plantings in combination with shrubs and perennials to be planted along the
periphery of the building. The development will be within close proximity to Huset Park and Murzyn Hall.
Huset Park will provide additional outdoor opportunities for more active residents, and the Senior Center at
Murzyn Hall is adjacent to Huset Park.
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 9.115.
This is correct.
(b) The proposed subdivision is consistent with the Comprehensive Plan.
This is correct.
(c) The proposed subdivision contains parcel and land subdivision layout that is consistent with good
planning and site engineering design principles.
This is correct.
Planning Minutes
Page 18
Sept 4, 2019
FINDINGS OF FACT—Site Plan
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.
The applicable Zoning Code requirements are achieved.
b. The Site Plan is consistent with the applicable provisions of the City’s Comprehensive Plan.
This is correct.
c. The Site Plan is consistent with any applicable area plan.
This is correct. There is a development contract between the property owner and the City that calls for
approximately 80 units of senior housing. The proposal for 77 units of graduated care senior living is
consentient with this plan for the parcel.
d. The Site Plan minimizes any adverse impacts on property in the immediate vicinity and the public right-
of-way.
This is correct.
Staff recommends that the Planning Commission recommend that the City Council approve the Preliminary Plat
as presented subject to certain conditions, and that the Planning Commission approve the Site Plan for the
property located at PID: 35-30-24-43-0125 (unassigned address, known as the remnant parcel, south of Huset
Park).
Questions by members:
Hoium asked if we are approving the colors and exterior façade of the building. Hammond said yes. He noted
there wasn’t much green space. Hammond said staff felt it will fit in with the other townhouses in the area, and
that patios will be provided for the residents to sit in and that Huset Park is located right across the street for
those residents that may be more active.
Hammond was asked if Park Dedication fees would be paid. She told members that before a permit is issued
Park Dedication fees would be paid as part of the Final Plat Approval process.
Sahnow asked if the Commission recommended changes to the Site Plan, if that would automatically send it to
the City Council. Hammond said they can make changes and approve it or they can recommend the changes
and let the City Council make the decision. He also was concerned about the lack of green space and that there
is more parking than required. Maybe some of that parking space should be used for green space.
Fiorendino said this would make the entire development residential in some capacity or another. He wanted to
know staff’s thoughts on that since the original vision was to have some retail business there. Hammond said it
isn’t the best location for commercial or retail use. With the downturn in the market the original developer lost
interest in the site. Future land use has re-guided it to high density residential in the new Comp Plan, as it is in
higher demand. The only developers who have been interested in the site have been those seeking to construct
low income apartments there and this facility will be less intensive than those projects.
Planning Minutes
Page 19
Sept 4, 2019
Chirpich addressed the parking issue. He said neighbors have expressed their desire to see that all the parking
for the facility be provided on site so that it does not overflow into the surrounding streets. The Legends Apts.
And Grand Central Lofts have both experienced an insufficient number of parking stalls.
Fiorendino asked if there are concerns about this facility being located across the street to the east from
businesses. Chirpich said he didn’t think it would be an issue for this type of facility. Single family homes
wouldn’t be a good fit next to these businesses, but memory care and assisted living residents should be ok.
Hammond noted that landscaping will be added along the east side of the building which will be considered the
back of the building to help screen the view from the apartments as much as possible.
Public Hearing Opened.
Jerry and Wade Tollefson from Contractors Capital Co. and Joe Diedrichs-Civil Engineer were present to
answer questions.
Szurek asked him to address the parking and green space issue. Tollefson said there will be 50 units in the
building—some of which will be independent living, some assisted living and some for memory care. He said
some of the residents will have cars so the spaces underground will be for them. The surface parking will be for
staff, caregivers, and visitors. Providing enough parking for them is important as visitors must come to these
residents versus them being able to go out. Tollefson said various patio areas will be created for the residents to
sit outside and visit. A fenced in one will be constructed for the memory care patients so they also can go sit
outside on occasion. He said the residents that showed up at the neighborhood informational meeting were more
concerned about sufficient parking than they were about green space. The townhouses in the area have very
little green space of their own and must also rely on the nearby park.
Kaiser asked how the storm water will be handled. Diedrichs said it has an underground filtration basin and
meets the State’s requirements. The water is captured on site and is directed to the basin.
Public Hearing Closed.
Motion by Fiorendino, seconded by Novitsky, to waive the reading of Resolution No 2019-72, there being ample
copies available to the public. All ayes. MOTION PASSED.
Motion by Fiorendino, seconded by Sahnow, to recommend that the City Council approve 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 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 City Council
approval. In the event that a Final Plat is not submitted within this time period, the Preliminary Plat will
become void.
All ayes. MOTION PASSED.
Planning Minutes
Page 20
Sept 4, 2019
Motion by Fiorendino, seconded by Novitsky, to waive the reading of Resolution No. 2019-PZ03, there being
ample copies available to the public. All ayes. MOTION PASSED.
Motion by Fiorendino, seconded by Novitsky, to adopt Resolution No. 2019-PZ03, being a resolution approving
a Site Plan, for Contractors Capital for the proposed senior living development, subject to the following
conditions:
1. The building and site shall be meet all requirements found in the Fire Code and the Building Code.
2. 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.
3. There shall be no deliveries, loading or unloading of goods and materials between the hours of 10:00 pm and
6:00 am.
4. All exterior lighting shall be downcast as not to adversely impact neighboring residential properties. The
applicant must submit a detailed lighting plan for review by the Building Official, prior to construction.
5. Mechanical equipment shall be placed and/or screened so as to minimize the visual impact on adjacent
residential properties and from public streets. Plans detailing how any rooftop units are to be screened must be
submitted with the building permit.
6. The applicant shall meet the requirements outlined in the attached report from the Public Works Department
dated, August 26, 2019.
7. The applicant shall meet the requirements outlined in the attached report from the Fire Department dated,
August 27, 2019.
8. All City Storm Water Management requirements and Mississippi Watershed Management Organization
requirements shall be achieved for this property.
9. Site and elevation plans included in this submittal, shall become part of this approval.
10. All other applicable local, state, and federal requirements shall be met at all times.
11. 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.
All ayes. MOTION PASSED.
Resolution 2019-72 will go to the City Council Sept 9, 2019 for the Preliminary Plat.
RESOLUTION NO. 2019-72
A Resolution of the City Council for the City of Columbia Heights, Minnesota, approving a Preliminary
Plat for Contractor Capital Company.
Whereas, a proposal (Case # 2019-0903) has been submitted by Contractors Capital Company to the City
Council requesting Preliminary 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: On file at City Hall.
THE APPLICANT SEEKS THE FOLLOWING: Preliminary Plat Approval per Code Section 9.104 (L).
Planning Minutes
Page 21
Sept 4, 2019
Whereas, the Planning and Zoning Commission held a public hearing as required by the City Zoning Code on
September 4, 2019;
Whereas, the City Council has considered the advice and recommendations of the Planning and Zoning
Commission regarding the effect of the proposed Preliminary 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 9.115.
(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.
Further, be it resolved, that the attached plans, maps, and other information shall become part of this
Preliminary 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 submitted to the City Council 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 City Council
approval. In the event that a Final Plat is not submitted within this time period, the Preliminary Plat will
become void.
RESOLUTION NO. 2019 – PZ03
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 2019-0903) has been submitted by contractors Capital Company 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 77 unit senior living community
Planning Minutes
Page 22
Sept 4, 2019
Whereas, the Planning Commission held a public hearing as required by the City Zoning Code on September 4,
2019;
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.
CONDITIONS:
1. The building and site shall be meet all requirements found in the Fire Code and the Building Code.
2. 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.
3. There shall be no deliveries, loading or unloading of goods and materials between the hours of 10:00 pm and
6:00 am.
4. All exterior lighting shall be downcast as not to adversely impact neighboring residential properties. The
applicant must submit a detailed lighting plan for review by the Building Official, prior to construction.
5. Mechanical equipment shall be placed and/or screened so as to minimize the visual impact on adjacent
residential properties and from public streets. Plans detailing how any rooftop units are to be screened must
be submitted with the building permit.
6. The applicant shall meet the requirements outlined in the attached report from the Public Works Department
dated, August 26, 2019.
7. The applicant shall meet the requirements outlined in the attached report from the Fire Department dated,
August 27, 2019.
8. All City Storm Water Management requirements and Mississippi Watershed Management Organization
requirements shall be achieved for this property.
9. Site and elevation plans included in this submittal, shall become part of this approval.
10. All other applicable local, state, and federal requirements shall be met at all times.
11. 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.
Planning Minutes
Page 23
Sept 4, 2019
Passed this 4th day of September, 2019
Offered by: Fiorendino ______________________________
Seconded by: Novitsky Marlaine Szurek, Chair
Roll Call: All ayes
Ayes:
Abstain:
____________________________________
Shelley Hanson, Secretary
OTHER BUSINESS
Chirpich updated members on the case from last month for 4320 Stinson Blvd for a height variance that was
denied. He told members that shortly after the meeting they came in with plans that complied with the Zoning
Code and the new home is currently under construction.
The next regular meeting will be Tuesday, October 1, 2019.
Motion by Fiorendino, seconded by Hoium, to adjourn the meeting at 7:30 pm.
Respectfully submitted,
Shelley Hanson
Secretary
CITY OF COLUMBIA HEIGHTS
PLANNING AND ZONING COMMISSION
PLANNING REPORT
CASE NUMBER: 2019-1001
DATE: October 1, 2019
TO: Columbia Heights Planning Commission
APPLICANT: Tapia Investments, LLC
DEVELOPMENT: Rezoning property from Limited Business to General Business
LOCATION: 4230 Central Avenue NE, Columbia Heights, MN 55421
REQUEST: Zoning Amendment (Rezoning)
PREPARED BY: Elizabeth Hammond, City Planner
INTRODUCTION
Pedro and Amanda Tapia, of Tapia Investments, LLC are requesting to rezone their property
located at 4230 Central Avenue NE. The property is currently zoned Limited Business
Commercial, and the property owners are requesting to change the designation to General
Business Commercial. This zoning change would allow the property to accommodate additional
types of uses in the future. Currently with the Limited Business classification, the owners are
limited to certain types of uses for the site, whereas changing this designation would open up
the property to additional types of businesses, and be beneficial for the owners in keeping the
space fully leased. Attached for your consideration is the list of permitted and conditional uses
for the limited and general business zoning districts.
ZONING ORDINANCE
The subject property is located in the Limited Business Zoning District, as are the properties to
the north. The properties to the south and east are located in the General Business District. The
properties to the west are located in the R2A Residential District.
COMPREHENSIVE PLAN
The Comprehensive Plan guides this property for commercial uses. The rezoning request would
open the property up to additional commercial uses in the future. The request is in line with the
overall future land use designation for the corridor and is consistent with the City’s
Comprehensive Plan.
FINDINGS OF FACT
Section 9.104(F) (5) requires four findings of fact to be made when a zoning amendment
petition is made. The findings of fact are as follows:
City of Columbia Heights Planning Commission October 1, 2019
Planning Report Page 2
(a) The amendment is consistent with the Comprehensive Plan
This is correct. The property is guided for commercial uses.
(a) The amendment is in the public interest and is not solely for the benefit of a single
property owner.
This is correct. The proposed rezoning would allow for a wider variety of business to be located
on the property, strengthening the commercial corridor and vitality along Central Avenue.
(b) Where the amendment is to change the zoning classification of a particular property,
the existing use of the property and the zoning classification of property within the
general area of the property in question are compatible with the proposed zoning
classification.
This is correct. The majority of the surrounding property is already zoned General Business. The
exception is the properties on the block to the west, which are zoned R2A Residential, and the
properties to the north which are zoned Limited Business.
(c) Where the amendment is to change the zoning classification of a particular 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.
In 2014, the Planning Commission and City Council approved the rezoning of the property
immediately to the south, to General Business. The applicant has included the meeting minutes
for your reference. This property shares a boundary with the subject property and the structure
itself is actually built over the property line, where the two properties share a wall. It makes
sense to rezone this parcel as well, to be consistent with the types of uses allowed in the
southern portion of the building.
Additionally, the trend of development and redevelopment along Central Avenue has historically
promoted Central Avenue as the main commercial corridor for Columbia Heights. The Limited
Business zoning classification is can be restrictive, whereas, the General Business district would
allow the types of uses that are compatible with the majority of Central Avenue.
RECOMMENDATION
Staff recommends that the Planning Commission recommend approval of the proposed
rezoning of the property located at 4230 Central Avenue NE.
Motion: Move to waive the reading of Resolution No. 2019-75, there being ample copies
available to the public.
City of Columbia Heights Planning Commission October 1, 2019
Planning Report Page 3
Motion: That the Planning and Zoning Commission recommends that the City Council approve
Resolution No. 2019-75, rezoning the property located at 4230 Central Avenue NE from
‘Limited Business’ to ‘General Business’.
ATTACHMENTS
Resolution No. 2019-75
Application and Narrative
Current and Proposed Permitted/Conditional Uses
Planned Future Land Use Map
Zoning Map
RESOLUTION NO. 2019-75
A resolution of the City Council for the City of Columbia Heights, Minnesota, approving a Zoning Amendment
for the property located at 4230 Central Avenue NE.
Whereas, a proposal (Case # 2019-1001) has been submitted by Tapia Investments, LLC to the City Council
requesting a Zoning Amendment from the City of Columbia Heights at the following site:
ADDRESS: 4230 Central Avenue NE, Columbia Heights, MN 55421 (PID: 35-30-24-14-0075)
LEGAL DESCRIPTION: On file at City Hall.
REQUEST: Zoning Amendment (Rezoning)
Whereas, the Planning Commission held a public hearing as required by the City’s Zoning Code on October 1,
2019;
Whereas, the City Council has considered the advice and recommendations of the Planning Commission
regarding the effect of the proposed Rezoning 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 amendment is consistent with the Comprehensive Plan
(b) The amendment is in the public interest and is not solely 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 property within the general area of the property in
question are compatible with the proposed zoning classification.
(d) Where the amendment is to change the zoning classification of a particular 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.
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 hereby rezones the property at 4230 Central Avenue
NE to “General Business”.
City of Columbia Heights - Council Resolution Page 2
ORDER OF THE COUNCIL
Passed this 14th day of October, 2019.
Offered by:
Seconded by:
Roll Call:
Donna Schmitt, Mayor
Attest:
Nicole Tingley, City Clerk/Council Secretary
(D) LB, Limited Business District.
(1) Purpose. The purpose of the LB, Limited Business District is to provide appropriate locations for
limited retail sales and services for the convenience of adjacent residential neighborhoods. These areas
are located along collector or arterial roadways in close proximity to residential neighborhoods,
arranged and designed to be a functional and harmonious part of the neighborhood, and accessible by
public sidewalks or trails as well as by roadways.
(2) Permitted uses. Except as specifically limited herein, the following uses are permitted within the
LB, Limited Business District:
(a) Multiple-family dwelling.
(b) Government office.
(c) Government protective service facility.
(d) Public park and/or playground.
(e) Clinic, medical or dental.
(f) Clinic, veterinary.
(g) Funeral home.
(h) Office, not exceeding 4,000 square feet in area.
(i) Studio, professional.
(j) Service, professional.
(3) Conditional uses. Except as specifically limited herein, the following uses may be allowed in the
LB, Limited Business District, subject to the regulations set forth for conditional uses in § 9.104,
Administration and Enforcement, and the regulations for specific uses set forth in § 9.107, Specific
Development Standards:
(a) School, vocational or business.
(b) School, performing/visual/martial arts.
(c) Licensed day care facility, child or adult.
(d) Government maintenance facility.
(e) State licensed residential care facility.
(f) Congregate living facility, including rooming houses, group living quarters, nursing homes,
senior housing, assisted living facility, traditional housing and emergency housing.
(g) Bed and breakfast home, when accessory to a single-family dwelling.
(h) Community center.
(i) Recreational facility, indoor.
(j) Recreational facility, outdoor.
(k) Single-family dwelling, when accessory to a commercial use.
(l) Food service, limited (coffee shop/deli).
(m) Hospital.
(n) Museum/gallery.
(o) Retail sales, not exceeding 2,500 square feet in area.
(p) Hotel or motel.
(q) Fences greater than six feet in height.
(r) Brewer taproom, not exceeding 2,000 barrels of malt liquor a year.
(s) Brew pub, not exceeding 2,000 barrels of malt liquor a year.
(4) Permitted accessory uses. Except as specifically limited herein, the following accessory uses
shall be permitted in the LB, Limited Business District:
(a) Private garages, parking spaces and loading areas.
(b) Accessory buildings.
(c) Private swimming pools, tennis courts and other recreational facilities operated for the sole
use and convenience of the residents of the principal use and their guests.
(d) Landscaping and other horticultural uses.
(e) Temporary construction buildings.
(f) Signs as regulated by § 9.106.
(E) GB, General Business District.
(1) Purpose. The purpose of the GB General Business District is to provide appropriate locations for
general retail sales, services and other commercial developments that benefit from their proximity to
other commercial uses. These areas are located away from residential neighborhoods, along arterial
roadways and are accessible primarily by automobile.
(2) Permitted uses. Except as specifically limited herein, the following uses are permitted within the
GB, General Business District:
(a) Government office.
(b) Government protective service facility.
(c) Public park and/or playground.
(d) School, vocational or business.
(e) School, performing/visual/martial arts.
(f) Auditorium/place of assembly.
(g) Automobile convenience facility.
(h) Automobile and motorcycle repair, minor.
(i) Billiards hall.
(j) Bowling alley.
(k) Car wash.
(l) Clinic, medical or dental.
(m) Clinic, veterinary.
(n) Day care facility, adult or child.
(o) Financial institution.
(p) Food service, convenience (fast food).
(q) Food service, limited (coffee shop/deli).
(r) Food service, full service (restaurant/nightclub).
(s) Funeral home.
(t) Greenhouse/garden center.
(u) Health or fitness club.
(v) Hotel/motel.
(w) Laboratory, medical.
(x) Liquor store, off-sale.
(y) Museum or gallery.
(z) Office.
(aa) Retail sales.
(bb) Service, professional.
(cc) Shopping center.
(dd) Studio, professional.
(ee) Studio, radio and television.
(ff) Theater, live performance.
(gg) Theater, movie.
(hh) Motor vehicle parts store.
(ii) Brewer taproom.
(jj) Brew pub.
(3) Conditional uses. Except as specifically limited herein, the following uses may be allowed in the
GB, General Business District, subject to the regulations set forth for conditional uses in § 9.104,
Administration and Enforcement, and the regulations for specific uses set forth in § 9.107, Specific
Development Standards:
(a) Community center.
(b) Recreational facility (indoor and outdoor).
(c) Banquet hall.
(d) Government maintenance facility.
(e) Arcade.
(f) Automobile and motorcycle sales/rental, new.
(g) Automobile and motorcycle sales, used (in building).
(h) Recreational vehicle sales, new.
(i) Recreational vehicle sales, used (in building).
(j) Firearms dealer/shooting range.
(k) Hospital.
(l) Outdoor sales or display.
(m) Outdoor storage.
(n) Parking ramp.
(o) Assembly, manufacturing and/or processing.
(p) Printing and/or publishing.
(q) Consignment/secondhand store.
(r) Club or lodge.
(s) Currency exchange.
(t) Pawnshop.
(u) Drop-in facility.
(v) Fences greater than six feet in height.
(w) Animal kennel and/or shelter.
(x) Precious metal dealerships.
(4) Interim uses. Except as specifically limited herein, the following uses may be allowed in the GB,
General Business District, subject to the regulations set forth for interim uses in § 9.104, Administration
and Enforcement, and the regulations for specific uses set forth in § 9.107, Specific Development
Standards:
(a) Fireworks tents.
(b) Outdoor agricultural/produce sales.
(c) Outdoor Christmas tree sales.
(5) Permitted accessory uses. Except as specifically limited herein, the following accessory uses
shall be permitted in the GB, General Business District:
(a) Private garages, parking spaces and loading areas.
(b) Accessory buildings.
(c) Landscaping and other horticultural uses.
(d) Incidental repair or processing necessary to conduct the permitted principal use, provided the
accessory use does not exceed 30% of the floor area.
(e) Temporary construction buildings.
(f) Signs as regulated by § 9.106.
SULLIVAN LAKE(SANDY LAKE)
CLOV ER POND
HIGHLAND LAKE
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UNIT S:101-103&201-203
UNIT S:101-103&201-203
UNIT S:101-103&201-203
UNIT S:101-103&201-203
UNIT S:101 - 103&201 - 204
UNIT S:101-104&201-204
GARAGES:1-10
UNIT S:101-106&201-206UNITS:101-103&201-202
UNIT S:101-106&201-204
UNIT S:100 - 119, 200 - 209,300 - 320, 400 - 415
UNIT S:101-106&201-206
UNIT S:101-103&201-203
UNIT S:101-103&201-203
UNIT S:1-20
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PUBLICSAFETYBUILDING
MEDTRONIC
MURZYNHALL
POSTOFFICE
CITYOFFICES
CENTRAL PLAZA
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COLUMBIAHEIGHTSMALL
COLUMBIA ACADEMY
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OF
CITY
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NAEGELE AVE BAKKEN BLVDVETERANS WAYST3RDPR OFT PL 5THLOOKOUT PL GRANDVIEW CTSULLIVANDRProject Path: Q:\GIS\GISDATA\PLANNING\PROJECTS\ZONING 36x58.MXD
Map Update Date: October 2015
Z O N I N G M A P
City ofC O L U M B I A H E I G H T SC O M M U N I T Y D E V E L O P M E N T
68.34
L E G E N D
Commercial:
Public:
Industrial:
2364.34 100.00%
Non-City Land:
TOT ALS:
Zoning Designations:
Mixed:
Acres:% of Total:Residential:
363.06 15.36%R-1 - Single Family Residential District
629.94 26.64%
69.35 2.93%
157.15 6.65%
22.0 0.93%
R-2A - O ne and Two Family Residential District
R-2B - Built as Duplexes
R-3 - Multiple Family Residential District
R-4 - Multiple Family Residential District
24.7 1.04%
23.18 .98%
90.42 3.82%
LB - L imited Business District
CBD - Central Business District
GB - G eneral Business District
57.34 2.43%
9.7 0.41%
I - Industrial District
I-2 - Industrial District
168.54 7.13%
503.21 21.28%
PO - Public and Open Space
Right-of-Way
145.05 6.13%City of Hilltop and Mpls Water Works
32.36 1.37%MXD - Mixed Use District
Water Features
Revision Date: 1/30/1991
Revision Date: 2/2001 - Engineering Department Review
Ordinance Date: August 12, 1974
Revision Date: 3/2001 - New Parcel Coverage
Revision Date: 2/2003 - Community Development Department Review
Disclaimer:
The Zoning Designations found on this map are a graphical representationof the contents of the City of Columbia Heights Zoning Ordinance. Thisedition of this map is designed for the purposes of editing and correction.All questions concerning the Zoning Map should be directed to theCommunity Development Department.
Sources:City of Columbia Heights -Community Development DepartmentEngineering Department(G.I.S. Division)
Revision Date: 3/2000 - Community Development Department Review
Revision Date: 10/2015 - Community Development Department Review
Map Compilation D ate: March 3, 1998·0 1,400 2,800700
Feet
0 0.2 0.40.1
Miles
1 inch = 300 feet1:3,600RF:
2.89%
CITY OF COLUMBIA HEIGHTS
PLANNING AND ZONING COMMISSION
PLANNING REPORT
CASE NUMBER: 2019-1002
DATE: October 1, 2019
TO: Columbia Heights Planning Commission
APPLICANT: We Fix Everything
DEVELOPMENT: Pepe’s Multiservicios, construct an attached accessory structure
LOCATION: 4435 Central Avenue NE, Columbia Heights, MN 55421
REQUEST: Site Plan Review
PREPARED BY: Elizabeth Hammond, City Planner
INTRODUCTION
We Fix Everything has submitted plans on behalf of Pepe’s Multiservicios for a proposed
attached accessory structure (garage) to be located on the subject property. The proposed
garage is 912 square feet. The site plan indicates that the proposed accessory structure will be
accessed off the existing entry point to the parcel, which is on Central Avenue NE. The garage
meets the City’s Zoning Code requirements for setbacks and height. The Section 9.104 (N) of
the Zoning Ordinance requires that all new plans for development other than one and two
family residences, be reviewed and approved by the Planning Commission prior to the issuance
of a building permit.
ZONING ORDINANCE
The subject property is located in the General Business Zoning District, as are the properties to
the north and south. The properties to the west are located in the R2A Residential Zoning
District. The properties to the east are located in the R2A Residential and R2B Residential
Zoning District.
COMPREHENSIVE PLAN
The Comprehensive Plan guides this area for commercial uses. The proposal for a new garage
associated with the commercial business is consistent with the goals and intent of the
Comprehensive Plan.
DESIGN GUIDELINES
The subject property is located within the Design Guideline Overlay District, and is governed by
the “Central Avenue, Highway District” standards within the Design Guidelines. The intent of
the Design Guidelines is to make the City more aesthetically appealing, by requiring a set of
minimum standards for new construction along Central Avenue and 40th Avenue.
City of Columbia Heights Planning and Zoning Commission October 1, 2019
Planning Report Page 2
Much of the guidelines do not apply to this proposal as the guidelines are intended for the
principal structure and use on the property. In this case the applicant is simply proposing to
build the garage on the property for storage associated with the business which is operated out
of the primary structure and existing detached garage on the parcel. The proposal will allow for
the vehicles currently parked in this location to be enclosed.
The building is proposed to have steel siding with a pitched asphalt roof. The applicant is
proposing two windows on the south elevation of the building. There are no proposed changes
to the site’s parking layout, landscaping or signage. Due to the property being located in the
Design Guidelines and the visibility off Central Avenue, staff has added a condition that the
materials of the siding be changed to match the existing structures on the property, which are
stucco. Additionally, staff added conditions that two trees be planted on the southwestern
corner of the property and that signage complies with City Sign Code regulations.
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.
This is correct. The applicable Zoning Code requirements are achieved.
b. The Site Plan is consistent with the applicable provisions of the City’s Comprehensive
Plan.
The Comprehensive Plan guides this area for Commercial Uses. Staff believes the proposed Site
Plan for the property is consistent with the intent of the Comprehensive Plan.
c. The Site Plan is consistent with any applicable area plan.
This is correct.
d. The Site Plan minimizes any adverse impacts on property in the immediate vicinity and
the public right-of-way.
The proposed Site Plan meets all the development standards outlined in the Zoning Code and
will be required to meet Design Guidelines outlined previously. The applicant isn’t proposing to
use the parcel in a different manner than used previously; therefore, the properties in the
immediate vicinity of the proposed garage should not be adversely impacted. The loading and
unloading of product will now be screened from adjacent properties, minimizing further any
impact on adjacent property.
RECOMMENDATION
Staff recommends approval of the Site Plan for the proposed attached accessory structure to be
located at 4435 Central Avenue NE, subject to certain conditions of approval.
City of Columbia Heights Planning and Zoning Commission October 1, 2019
Planning Report Page 3
Motion: Move to waive the reading of Resolution No. 2019-PZ04, there being ample copies
available to the public.
Motion: Move to approve Resolution No. 2019- PZ04, being a resolution approving a Site Plan
for the proposed accessory structure to be located at 4435 Central Avenue and subject to the
following conditions:
1. The building and site shall be meet all requirements found in the Fire Code and the
Building Code.
2. Storm water runoff from the new garage must be directed to street. Storm water runoff
cannot be directed onto adjacent properties.
3. The proposed steel siding is not permitted and shall be changed to stucco to match
existing structures on the property. The elevation plans must be updated to show stucco
as the siding materials, prior to the issuance of a building permit.
4. The Building Plans need to be signed by a licensed design professional and approved by
the Building Official, prior to the issuance of a Building Permit.
5. All other applicable local, state, and federal requirements shall be met at all times.
6. Signage on the property must comply with City Sign Code regulations. The signage on
the balcony fencing shall be removed.
7. Two trees shall be planted on the southwestern corner of the property. The trees shall
be at least 5 feet from the western and southern property line. The applicant will see
the City Forester to determine what kind of tree will be planted. The tree will be planted
within six (6) months of the project being complete.
ATTACHMENTS
Resolution No. 2019-PZ04
Application/Narrative
Location Map
Site Plan/Elevations
RESOLUTION NO. 2019 – PZ04
A Resolution of the Planning Commission approving a Site Plan for the construction of a n
attached accessory structure on the property located at 4435 Central Avenue NE.
Whereas, a proposal (Case #2019-1002) has been submitted by We Fix Everything to the Planning
Commission, requesting Site Plan approval from the City of Columbia Heights at the following site:
LOCATION: 4435 Central Avenue NE, Columbia Heights MN 55421 (PID 36-30-24-22-0043)
LEGAL DESCRIPTION: On file at City Hall.
THE APPLICANT SEEKS THE FOLLOWING PERMIT: Site Plan approval for the construction of an
attached accessory structure to be located on the subject property
Whereas, the Planning Commission held a public hearing as required by the City Zoning Code on
October 1, 2019;
Whereas, the Planning Commission has considered the ad vice 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 permi t.
CONDITIONS
1. The building and site shall be meet all requirements found in the Fire Code and the Building
Code.
Resolution No. 2019-PZ04 Page 2
2. Storm water runoff from the new garage must be directed to street. Storm water runoff
cannot be directed onto adjacent properties.
3. The proposed steel siding is not permitted and shall be changed to stucco to match
existing structures on the property. The elevation plans must be updated to show
stucco as the siding materials, prior to the issuance of a building permit.
4. The Building Plans need to be signed by a licensed design professional and approved by
the Building Official, prior to the issuance of a Building Permit.
5. All other applicable local, state, and federal requirements shall be met at all times.
6. Signage on the property must comply with City Sign Code regulations. The signage on
the balcony fencing shall be removed.
7. Two trees shall be planted on the southwestern corner of the property. The trees shall
be at least 5 feet from the western and southern property line. Th e applicant will work
with the City Forester to determine what kind of tree s will be planted. The trees will be
planted within six (6) months of the project being complete.
Passed this 14th day of October, 2019
Offered by: ______________________________
Seconded by: Marlaine Szurek, Chair
Roll Call:
Ayes:
Abstain:
____________________________________
Shelley Hanson, Secretary