Loading...
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Heights, MN 55421 Applicant: We Fix Everything c. Case: 2019-1003, Conditional Use Permit (Application has been withdrawn) Location: 1601 37th Avenue NE, Columbia Heights, MN 55421 Applicant: Mike Zipper LLC 5.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 SECONDARY SILVER HART LABELLEJACKSON PONDPOND POND LAKE LAKE ZUREKPOND 4700 3920 150014601400 800 530 3965 4300 3900 1150 1345 4333 4001 825 721 3839 1555 4301 825 4757 1858 317 637 5100 999 4030 1515 4755 4444 4849 2201 4141 3900 3850 1011 1550 440244044406 434643444342 38103808 4458 4301 3919 965 940 3901 1500 675 4707 4101 4301 5250 455 889 885 4340 4306 3984 UNIT S:1-33&101-151 4612 883 881 879877875873871 8551000 700 637 590 4624 4618 4600 4453 14151235 1070 620 1069 533 3755 5085 5150 950 3801 4729 716 5025 4657 950 3836 1324 UNIT S:101 - 124,201 - 224,301 - 324 UNIT S:101 - 125,201 - 225,301 - 325 UNIT S:101 - 120,201 - 220,301 - 320 4811 682660674 3719 4141 233 900 3930 3701 4111 3813 80 5224 999 5075 4003 3939 3807 3801 4310 4015 4000 3820 4025 3989 3929 4950 4121 1855 4757 4633 4801 230 2300 3905 5055 5280 4605 4326 887 85738063804 4437 4400 4249 3701 4100 4101 3933 3801 650 4163 635 40253817 3825 4111 4205 1675 3900 4215 4409 8618634219 5060 5050 4545 3703 300 18134259 4350 41104315 3829 2007 230141014915 3853 1402 4450 8658598414000 3843 4131 4905 3973 3815 6653940 4555 523 5126 3909 4021 970 4650 4422 3746843845847 174117393806 3816 3826 4200 4900 4160 1945 3915 3828 3928 2105711 627 4141 3925 647 5057 831 5001 84985117314111 81 4237 3911 4127 4239 4331 3949 1915 4920 4229 4201 4920 4217 545 4451 4130 4104410841124116 4134 3947 4359 573 1506 3701 5151 3719 4001 4171 5135 1500 907 5045 5065 19023954 3800 4200 4353 413841424146 4635 19114621 19053923 4916 964 820 215 228625 4420 588 2106 900 5257 841 3955 310 21204225 214 4151 500 43184322 3967 4301 4242 4337 2330 18214423 182921004333 4327 4319 4313 4340 4414 416441684172 4410 4343 1814 965 4141 4446 23302112 4910 4343 950 1091 843 3813 20353825 604 711 4312 21004176 4155 4231 4245 4501 4643 4945 4357 445821055155 5125 971 18241731 10165000 3839 4926 4120 2105 3930 41594163 4860 200 39424430 1923 4457 3901 636 14403841226 4151 3812 1925 4600 3728 4224 4338 12153916 4349 23364633 1255 720 818 4147 3922 3934 3946 3940 3928 3952 4334 4416 1105 20404134 1375 5098 3850 315 14191221 1211 18451275 1000 2005 1200 1610 3841 535 4132 3801 3807 3800 3804 334 8042000 4446 4201 1606 3836 3842 5001 3850 23013715 3707950410714165135 1006 1602 4557 1519 416741714175 68982 4308 1709 4415 202542368001625 3716 940 5111 4044 900 1109 4451 4211 4645 3809 4128 715245 43111087 39324233 4438 3723 3719 2204 1212 1900 1912 4261685 4208 3716 4823 40202200 4010 4129 2492534055 2012 4450 4137 4234 4010 4020 4044 44344441 4413 4448 4423 4433 4449 4440 4455 4707 4126 4253 4130 4157 4133 4141 4151 4210 2115 4221 4216 4203 4217 42264221 4231 4241 4310 42464240 4321 40301420 4303 12321010 1334 1330 349 2005 416910111134 1400 2244912 1705 22218191616 1935 1331 5050 5145 3741 4329 4453 11951450820 413720204457 16558195045 5120 4100 1721 384539363929 4229 2228 2572444101 1725 5055 528 4637 3815 1055250 701 4528 1640 1700 4347 5100 1300 4301 3757 4427670664663 2486693 9 5 0 4041 4928 4050 1001 4446 4440 4434 1125 4320 5130 4324 4639 1601 1311 1436 1135 1745 10404448 3919 4411 4520 1713 4450 44371175 3701 5000 1630 1735 2211683 17171165 1650 111010361622 5003825 4428 4617 4414 3912 4206 1490 81923101468 4417 4401 4212 3930 1301936815819657 411 1701 1621 162012251621 6519004459 4250 4457 3923 3712 4501 1308 39296123951 4330591 3827 4413 18191476 4328 4314 950 5140 1220 4621 615 901 801 1024 2125 815620 22224516 2524261 9731629 5045 2330 600 620 5040 23001600 4529 1121 21241330 4556 4112 4545 1455 4826 4555 2564924 123723144815 4845 160 1440 4546 5020 1615 1617 661 4255 4088668674 4039 1420 1609 1605 13001310 4316 3923 4930 3927 4323 2015 4407 4308 4146 5141 1025 4955 3709 4438 4040 4054 3988 1201 1417 1234 4312 5150 961 9973918 2205 4100240 6772304905 9814133 673 1600 4409 4311 249 4144 2335 6596554312 22304848 4638 1120110011401180116011203860 4205 4511 113512111101117511551180114011954554 4158 3902 3873 395710353835 3944 384738383828 39771207104539123713 4555 4537 1315 5025 4354 4253 4349 4300 4313 4337 4324 4348 222796040304040402412264634 405012274616 9095044 5038 5249 4719 4941 5024 4935 4713 4949 4929 4840 4805 4833 4712 4724 5140 5033 5128 5122 4843 5020 4837 4853 10153956 11374136 10204332 461 6 3818 371949061033 454010374332 114120006614524 4518 4522 500012094714 4720 4824 4836 4830 12281234131512254559 397747564757 39733982 4624 4 9 2 3 3901 4859 4739 2205741 4323 4417 4430 2335 212 5615812225 4025 1385 14164325 5675736096315575834528 4532 1036967 120814984331 4855 4453 4514 4908 9421311 1144 4237 5015 2330 4136 1305 51151388 4628 1505 4234 4248 4242 1410685 4149 4100 4201 2305 11431060 1412 1110 6431146 1460 2210 110022161145 21189569361095 4401142111218514500662656652 4039 4336 411046544653241 1405 39191803 5375051 3854 19086035855775551640 4011 4635 1633 183518434504 5150 183122051170 6824317 2335 320 1295 1916134918281805 22081320 40296514603 3984 4525 9414522 3817 2018 4009818 14994623114519006585001819818 4513 5056 4414 4408 39704611 4134 4080 4072 40621400 7233845 4232 6364262 4528 4423 4300 3800970 3816 38261120 1711 4015 1100 5030 2015 22359763816 165551404441 4230 4452 1100 4910 1085 21033820812676682 500164912603900 52 5 52 9 53 6 5019 19104445 4649 4020 22358128008048081202 1301 22143528121345804800808813805801809 3940 4114937 450 116011808944226 224023401061 4333 5121 5025 5131 5141 1320 41201430 222511355 0 7 5 4241 1827112511055035 3949 4255 4047690 1487 5055 1903 1372 1384 9654925 9464301 14251513150510201406 5045 4304 23006774236 5125 42504911 39734347 221950354603 5101450144298081005 4122 4990 4357 3737 3741 2010955 14194185925625326364003445501380 120012205145 5014 13224656 4305 142514251070 1300 23254925 2200223022111479 3961 222569137221115 23051030 2126685655679661667673430117022200232540542150211520251395685637605203571472414297241651 3809 37471392 5135 4110 1471725 1641 4643 23487153733 98132541407157144110 4211 4708 9649689521430 12401364 154012058094260 1025 222049144905 4915 1290 4922 4943 4111 4923 5027 5023 46564070 1185116011401145118511651493 4320 213521252045210522058081057 22174328 2086162320954166020016555065 3733 5152 21165080 4336 4554 47004656 3801 3755 4326 3720 3712 21174344 4230 4040 4220 4240 4904 4847 48204839 4820 4831 4830 4823 4840 4848 4256 4451 4838 4226 4220 412713161209 4900 120011295110 39601395223010001461 4119815 3840 10351825 4026 2300102010601220104012005010 1360 1350 5015 1340 5005 4995 4220 4975 1060 49551200 12151235105513351085 9661345 500510758048004935718500013557067127181439 5065700 14051415151315051525154515651200 15854833 80580139853979 4830 4818 4824 4840 4812 72471865250257077197157015011 4245 2114435 4510 12701415690382571872467267868471971972572550156426846726606666546786486366511318 1324 11351330 4005 210821242107210021014911 3915 5130 4550 1305 11161365 4332 4320 4657 4326 3959 1150 9519679549639579584115 5120 124013315050 5040 4307 4042 5020 19043818 4411 4211 4117 4311 4609 1310 420019204915 3810 39398264507686 212241288255030826 23004705 2125685649657641 49607128254807 4320 2220705 10304330 8095005 8265030 4905 5100 12208264061 4050 4040 4855 22014800 220740668254916 4918 22105100 4856 5225 5229 5000 5210 4537 4801 8255207 4837 4751 5010 4838 4721 47364741 4751 5101 5016 4702 47094703 4829 4828 4717 4925 4947 4845 4801 4841 5035 4839 4901 4935 4927 4733 4700 5024 4817 4844 5027 678120510379805000 5010 4152 4148 19176653991 1332 45444354 3820 3832 3710 3928 3709 3819 3915 3737 3848 3806 3823 11194304 4038 4420 4242 4439 4655 4041 4340 4045 4142 4245 4141 4309 4216 4156 4154 4345 4335 4438 4420 44444451 4428 3805 3805 22205159 5017 4452 4404 4657 4601 4841 182622253953 4842 4400 3967 5055 5159 4042 4200 4230 4208 4437 3801 4424 3801 4257 4447 838 4433 3847 4419 3935 3922 4432 4445 4219 4205 4410 4204 4439 4043 4233 4032 4220 4137 4056 4209 4157 4148 4243 4239 4256 4031 4032 4210 4206 4223 4312 4401 3700 4301 4133 19204800 5205 2217393922015205 1133 4232 2305104023204457 1051 58913254537 4344 12251305 11051619 4435 4441 4530 4647 3825 400452104806 40124812 4555 5000 4815 4807 6851425 5050 1074 5041 5049 4902 5038 5034 5030 5026 5022 5002 4535 4748 4708 5050 4704 8058011401 4456 5655219 3838 11064455 2064910 12184956 4950 4912 4906 1385 4904 4128 4908 3948 4255 3725 3717 3819 3831 4025 4347 4315 4249 4441 4447 4327 4301 4105 1860 475747554755 4454 1348 1340 13151356 1335 16301325 1445 1453 72580911181090 4611 4832 425016651325 5000 9595020 5028 5010 4930 4936 4940 1370 4950 4417 4212 5010 16114403 14503732 3806 38126094658 4601 2044256 19305060 4347 4321 4325 4337 9653844 4354 4034 44565100 4021 3702 3800 3720 400017251100 191822099711415 21134957 4356 1375 4017 4952 9794558 4016 40174016 4650 102013344756 49594958 1000 4528 4633 4110 1309 9755020 4954 4955 3722372739299539569569664041321945972962964 4417 4945 9503831719 4348 23264531 232814444628 22154645715 23254645 430711301170116011484642 4605 4620 4616 4642 4615 4652 4608 46 1 74346 1630 1 2 7 5 6496376696634157 18487003857706 12084455 16374358 3975 3856 4715 4707 5146 150 1433 133542354157 4455 2320435817355150 4557 1315 13481421 51 5 5140 3801 4855 4315 4607 1345 9479439739693814 1300 1725171516054519 4858 17055075 167511154131 4657 105245283754 4556 4640 4546 4536 3947 3927 3975 3923 3933 3915 4420 3971 3951 3925 3937 3865 3727 3955 3969 38053741 3919 39223918 3930 3809 3869 3926 3908 3815 152537539415001 4655 566555 180513184433 12038018055785721845 22236464612 54538615048 5040 6916816875032 4646 4410 5141 5149 5157 5517207165025 3820 394046071800 4457 4860 4300 4550 4040 1842184238153755 1 3 3 8 3875 563569549120517101720170017304545 3830 3863 4649 4542 133045131740 3979 11314047111111015252 22221822104601 11213744 4605 12553747 3753 382194152 1 4600 113121104305 3828 4901 131911514117 231014394416 23441161187019084235 41004326 3833 3839 3827 38553845 3830 4000117162023194323 4655182046431840 1126113112194655 3966 4300 9553943102818251 3 3 6 4920140113314021 5233 5254 4928 4624 60013281620 1610 1600 17201670170017104101 4534 4949 4959 9434655 4516 17304510 4620 4054 4056 405640554057 4250 4121 3906 4105 4602 102121334838 4828 3813 3833 4206 4420 4209 4227 4517 18014028 39478288004119 4603 54648312005191019141010191242341201 4116 4915 3915 4259 4532 4653 4650 4356 46054617 394610263730 1020397812215060 3910406150 3 50 5 51 0 643425 6752214112911344738 161583619114347 3868 16253849 3810 4036 4651 4000 4023 4008 4015 4001 4007 4016 850 3713 5001 180021205000 40374609 4500 4621 4635 4506 4629 4647 4643 4616 4636 4615 1923163511121853 4335 23152208970 4737 4305 4307 4622 5433900 182514104649 4514 4643 4158 4029 39763972 4154 4156 3970 4120 41401427 4146 4909 4045 4035 4400 3706 4030 4020 3952 3948 3962 4304 4051 46114422 17034544 4600 4344 4606 1039 4356 4349 4355 959131610011000121412264350 42039694617 42602095392015007 4950 5013 5019 5025 5031 5030 5024 5018 5012 5006 4634 3812 380859331741129501033 4109102443311905 588584132922014721 4343 4900 4338 12011825 4239 2 2 2 0 10263133094509 3701 3991 4430 4 5 2 6 3956 453449113969210614345007 5013 5019 5025 5029 51 9 14285001 4251 230118202229130323074544 4512 400223154501 3855 4716 13114007 400011001327233212161218121541001217111411183851 151 4440 4426 21234212 16003879 49314600 155018603900 45354624 4600 4319 4618 2105432 372612401309 184018504439 4449 3960 4041 9384521 4632 12131021102710204300 4337 3756 3910 3934 41166791019 3830802696652656672692640662666648 4609 1850 40644058 4542 3948 3857113011061137 23091415560 4147 4553 4623 1131 4941 707134014004917 4909 6814949 115611584542 4548 1221 4606 4200 4233 4612 4613 4619 4019 4120 4146 4027 4147 4143 1 1 5 5 1 1 5 7 1100112611084901 10415454854 1133 19231929130045291717540550 4324 2184614 13214925 4806 4812 4907 4919 4820 4931 4939 4851 4949 4826 4955 1125110711251122101114154845 4832 4839 5036 4838 4833 5024 4848 4842 4844 5018 5012 5006 4827 4259 3730 4253 3724 4850 4821 50 9 4813 4807 4136 44151101 6154301 212964367960911095854518 22334126 4331 3818 4332 3732 11044 5 2 5 130713234630 40651202420711174920 4622 4258 4355 4336 4343 4325 4301 4318 4252 4319 4241 4246 4331 4307 4240 4312 4330 4306 4259 4342 4247 5050 5032 5000 4 5 3 2 3752 14105033 5045 5039 5051 11144332 4326 39131819 45414628 4020 4540 6704464 4026 4032 4036 4020 5056 4035210821068965057420142312104 3911 4226 4 5 3 1 18165110 5116 1916 1001 3900 4015 4017 4222 4525 4037 4323 4225 3941 4428 170917013962 4235 4150 51 4 4158 4016 4232 4256 4250 3808 4236 4251 4245 4241 17261166116418084943 4925 5013 4949 4937 4909 416614001015103613201032102112211215100310271026102010073800 3 9 1 67261163453613124353 4801 1165180521024811 3732 3936 3960 3948 3966 3942 3972 3930 3952 4118 4119 4211 4116 391239063911 21004709 4913 4943 392418134336 4325 4800 4316 3964 3717 4343 4335 4329 3938 3948 3970 3944 3974 5001 3958 3721 1123110113203915 4 9 0 0 4744 4748 40222105 3982671 132513174705 17254800 46083900 3912 211314004915 14013 9 3 4 3908 3904 18151321131518201309130314001312122712703901 21001814390112225240 5232 122540563909 3842 4900 5218 5224 4708 5241 5219 5235 5255 4825 5215 5243 4834 5027 4849 4809 4734 4846 4917 4715 4732 4809 4906 4740 5153 4716 4925 4827 5132 5005 12011112111411184606 3974 4554 4350 4955 4925 4601 3701 4659 14371271 4017 2201 4009 4348 434212061208120512074625 3912 3918 3906 4619 4801 4935 18254411 113914014713 10385116 11113723 3745 3832 3712 3731 4408 4432 4451 4236 4424 4219 4018 4024 4216 4212 4149 4013 4209 4144 4251 4437 4429 4412 4420 4257 4 5 3 5 4 5 4 5221750545055 44004400 4931 4941 4931 4951 4937 4951 4847 4807 4815 4356 39634936 4852 4820 4950 4930 4806 4854 4950 4930 4940 39594426 4414 4132 4430 4142 4124 4033 44154413 4436 44094410 3708 3728 4448 4435 3821 3716 4414 4441 44504444 3923 4433 4426 4450 4421 441744214421 4437 4425 4440 3815 3931 4443 4413 4432 4409 4245 4427 4408 4148 4156 3914 4436 4442 4431 4241 4233 3906 4426 4440 4429 4102 4124 4141 4044 4717 4340 132621329363917 4036 1605938403 4350 626121010281216102013161201132013204642 4354 4639 3824 3828 4710 4715 4721 4736 4742 4661 4762 4775 4730 4747 4654 4704 4655 4660 4726 4757 4743 39604515 3932 40004532 21144301 4310 4315 121521194534 5256 3842 38303919 212312211215122112253711 3911 4115 3911 4113 4113 44114411 41124117 4117 3957 38263816 3820 3822 4139 50025000 1129 1035 3816 3829 3717 3840 3744 3741 3725 3716 3756 3812 3732 3708 3720 3740 3909 3815 3863 3852 3827 3910 3850 3820 4407 4441 442344264427 4404 4440 44524448 4228 4238 4421 4220 3801 3837 3705 3727 4049 3973 3944 4256 4225 4048 4262 4108 4132 4049 4129 4041 4208 4408 4134 4240 4257 4251 4256 4125 4038 4044 4144 4050 4216 4208 4213 4138 4058 4158 4212 4218 42034200 4338 4236 4401 4228 4536 4301 4627 4538 101114064800 14074401 4713 16359474857 10814800 4856 5261 4514 39044801 4609 4608 4516 4009 4357 4025 4057 4341 122512314140 4347 4039 4017 41441300131412144529 23204615 4614 22274621 4620 4628 46124627 4626 4648 4557 4630 4648 4535 4540 4633 4525 4653 4531 4616 4541 4519 4641 4517 4549 4647 4625 4607 4543 4510 4619 4549 4529 4615 4636 4532 4537 4510 4515 4633 398739834632 39703964 394710341001 4639 4638 38494550 5014645 4644 4607 5000 203640014005 4408 4613 12203958 4308 1221113811305006 5038 5032 4806 4922 4921 4921 111560410144920 3709 41614300 11351104113411281124113111202119112221154313 4319 10834356 14654638 4527 4656 4650 4644 4157 4057 3747 3843 4033 4151 4039 4045 4029 3859 4401 4042 4013 5140 5128 4542111921015228 5216 52405246 4636 4618 385338574704 4622 10044630 3976 3 9 2 6 4624 3923 12214614 4626 4632 4618 4630 65766549273950 4328 4636 5028 4818 46045106 4549 4637 4607 4555 4535 4543 3740 3924 3842 3916 12186884633 1115 4642 3828 3966 3856 5206 5049 4244 4511 3971123011294456 4648 1411 22274522 13063909 5150 4457 1312122511004525 5250 20203701 15084117 4726 11284717 4901 4855 2221221522094247 4243 10121046133110281022101613371009100210081341131710391035102913131319132513121319132510341331102110131038212713371200212313311208131623204732 4014 23036183891 4335 22274343 18155286094639 4232 94910123939 60737233717 12094534 4144 123411076914900 10034712 12094960 22005035 5051 5108 5041 5045 4500 4321 49463706 380850105046 727452150362103 3905 470150205056 423011114416 453915211233131010064552455642004547454345604521 4723 45514546601 4233 4600100849564900493649204500 23233959 3961 4219 3711 5059 4720 3819 4313 1125210912204425 341403407347174517473911 4508 4727 4644 3906 4256 4252 4300 412314164129 4152141019061229 3941 3945 5009 5031 47014812 4104 4051 4059 4827 4821 4445 4022 4021 4408 3805 4414 4224 4021 3968 45574654 4325 1143 4741 6843712330 4742 1121 3936 3932 21054733 4326 4338 4344 4307 4320 4334 4348 4323 4301 10104248 3838 3 9 1 212084500 4548 39313954 39233926 3916 4 6 2 0 4833 3 9 2 2 21144954 4906 4924 4942 4918 4936 4539 4738 4257 10214015 4511 4735 4738 4656 18155030 5052 5036 5042 5046 4627 5111 4319 11024224 383611053901 18174231142114411084600 11293900 4349 401 401 410 4514 181 301215 21004511 4311 4827 4821 3 8 1 3 4619 4613 17094615 4621 4601 4607 50 4 4531 4028 4022 4034 4727 700580 600 4763 4762 4420 1306427395647424743 46384639 104114354644 14334645 10324657 4539 5094775 4218 5111 4853 39115229 4510 5233 4608 5239 4449 4245 4251 5245 4741 5058 11163813 3731 3801 3725 3819 3807 2344 5021 4346 4314 4350 4732 4306 4320 4329 4351 4002 4357 162016144957 16269709609669723824103610429699659614455 4853 5043 50485049 5042 4323 4318 4300 4111 47112120 47464747 4517 47684769 4257 4243 11374951 4945 48534852 48474846 18364500 4224 4624 18424769 4011 4312 4331 4533 5117 3956 14093831 4832 4808 4813 4833 2345 4824 4805 4812 4837 4804 4809 4801 4825 4819 4836 4818 3836 22321041421012202308230812204621 23142302484821264852 4858 3825 4768 4849 4544 4522 4532 4518 4506 4510 4528 4536 45 614538 4558 4532 4512 4527 4539 4533 4528 4504 4516 4505 4521 4554 4541 4522 4517 4547 11104507 4545 4533 4517 4513 4549 4529 4525 4537 50839083969 4530 4557 4553 4359 3905 5112 2221131713131325121522263970 3850 5111 403 5225 4700 40104006 3700 4024 3718 3710 3722 4250 4048 3928 3946 3924 3970 3964 3968 4054 4030 4134065 2 6 4654 483248314838 4808 4837 485248144807 4813 43384180 4150 4160 4130 4100 4120 8098173844 4227 4221 3901 4753 124012154501 4726 4558 3724 475047504753 533 4615 390743044343 4337 4911 5117 47744775 463314304763 4901 500608100 5062119211821144901 9314501 3800 3730 3806 3812 4351 22154900 3711 4762 5256 3711 4601 4326 4546 4552 4701 4756 4763 4769 4727 4700 4720 4753 4737 4746 4705 4768 4752 4774 4714 4731 5255 4116 4110 4110 41164117 4907 4906 3980 4907 3929 21193736 4747 3925 4636 4644 4156 5129 3850 4045 3844 3856 4217 3935 4035 4041 4034 5135 3959 3947 3983 5201 3977 5213 5147 5159 3965 3953 5225 5207 4229 3941 4047 3971 4223 4213 5249 5219 5231 5141 5243 5153 5237 4941 4915 4947 4927 4937 4915 4927 4947 49574957 4746 144814494926 4946 4940 4956 4936 4946 4914 4926 4956 220914401441201914321433432914261427432214201421510014121413 4759 4657 181211001260181659358963762360112084021 5122 5146 5134 5156 182418304756 4410 4416 1 2 2 0 5212 5244 5222 5234 5256 4322 4328 4340 4334 3963 211813375209 5215 5225 5210 5216 5204 5228 5222 13244607 22013845 3841 11104801 4803 5236 5206 5230 5107 5212 5236 4737 5242 5218 5227 4921 5147 5224 5248 4937 4814 5015 5052 5129 4922 4725 5042 4731 4741 5036 5149 4925 5141 4701 4941 4808 4917 4905 5123 5129 4931 5048 5009 51355135 4441 4427 4440 4433 4432 4428 4444 4424 4436 4445 4423 4437 5254 3849144714271405145714191409 221522012133212721392123220922004344 21222208212621082220120922142138210421324334 222114211809211518075020 43054233 1071 3900 4304 3708 3705 3732 3742 3826 3835 3736 3726 3716 3820 3704 3746 4212 4421 4432 4417 4433 4425 4218 4420 4441 4445 4426 4206 4436 212239091214 4509 4501 4606 4526 45204518 4635 4550 4522 4540 4536 4546 4507 4526 2345 4524 4629 4609 450510352335 4530 4520 4510 4504 4514 3945 3812 3865 39523972 39221215 3942 3806 38593862 120139274159 4145 4256 4133 16374200 163116253719 4201 1141 4522 21094833 4345 4858 4859 3929 9424414 4412 3722 3849 4426 4420 44164420 3716 4432 4240 4438 4442 4224 4213 4249 3970 3964 4406 4217 4201 3946 3915 4156 4230 3819 4243 4200 4240 4244 3829 4237 4100 4120 4027 4031 4052 4151 4032 4150 4236 4140 4120 4131 4140 4156 4036 4056 4126 4106 4139 4146 4157 4207 4246 4250 4256 4415 4253 4046 4130 4138 4026 4042 4129 4147 4022 4122 4146 4429 4126 4141 4126 4250 4235 4150 4037 4201 3919 4512 4518 4506 4401 4055 4057 4331 4047 4348 4143 4043 4037 4131 4137 4033 4025 4129 4021 4125 4333 4107 4101 4405 39553909 1414141021393726 3800 4556 12272133212621271420122013034311 38384321 4912 4930 4948 12264613 4726 4732 5200 520 13072132213313004625 4619 3837 3945 3743 3949 4213 4051 4207 4217 4201 4319 4323 4329 4327 4353 4345 4337 4328 13064314 4310 4324 3953213821391356533212713124843 1601160716131067 16192200220113184307 3706 3947 3941 3937 525675132013261314133221231321131513091303220822094303 5200 12274023 808838 3848 70413163712 3852 130012241310103113044627 123612303900 70013424341 4842 221522144300 4307 4509 3915 162522202221140013504341 4312 140622262227141211033837 4046 5118 4559 4856 4850 14184028 14245200 4997 4655 4533 4716 182742444240 4657 1029140210234439 1020101043554341 4345 3866 4311 122139055132 5124 5128 3915 1037 52 2 52 6 53 0 53 8 54 0 54 2 54 4 4441 4111069 4512 4514 3850563 37185614319 4315 4307 4456 4304 4313 5304349 4143 4137 1 2 3 0 4247 4237 4251 4230 4538 4337 4995 3985 3979 3841 12193910 4525 546 4621 5242 4534 4201 16294 1 0 44108 4306 404428628397439703966 5248 440010194720 4537 4531 4541 4404 1262 17084449 3942 3985 38614016 1065 4215 9686719664550 12 3 2 4135 3904 3710121039312202124910 401 120512014132 4212 3712 3847 3851 111211104330 1111 12384356 4053 1256 3053203918 3958 3988 4056 4256 4020 4111 4111 4164 4160 4453 4501 44551529372538003914 4500 110211004221 11184400 111711134018 6276626686506606566546664800 4711 5011 4811 5117 5211 4036 1100316 11113732 3720 37283724 3716 842840 3811 4116 4117 41124113411741184118 4211 4311 4011 4411 41144110411241164115 4411 1236 4040 41144110411041166356756836676736656816334800 13584900 1266 5001 49014900 4211 381111221102 1101 1103110511095103 5001 37013700 4920 4901 5219 1077521552155215 5239 4921 4937 4925 4933 4917 4909 4929 4913 5206 5241 4936 4904 4924 49124908 4928 4948 4920 49444940 4916 4932 3902 52285230 5229 4749 5245 47494753 4946 4817 4720 5253 4940 47234724 4752 4942 5023 48164820 4904 4828 48174819 5249 5024 4914 4948 5125 4720 4820 4915 4712 4721 4728 5152 47334737 4825 4809 4824 4725 4744 4820 4836 5015 4746 4729 4745 48084812 5142 4747 5019 5055 4708 5020 4930 4912 4736 4752 4951 4707 4725 4806 4732 5043 5107 4941 5010 4730 4828 4909 4918 49344936 5029 5046 4832 4816 4705 4729 5034 5047 5009 4813 5014 5104 5033 4833 5004 4748 5023 5041 5233 5005 5038 4829 5015 4808 5121 4804 5049 5028 5258 5051 5005 5030 4922 4932 5045 5144 4807 4905 5054 4916 4950 5109 4917 5050 5032 4926 4740 5148 4703 4716 4840 4824 4813 4741 5006 5027 4832 4908 5008 4812 4944 5017 50395042 5016 4748 4816 5037 5136 4938 4945 5251 3700 5253 4401 13246484401 3811 41134117 4401 4141 4312 4142 4156 3728 3839 3800 4408 4136 3720 3920 3802 3851 3838 3737 3833 3724 3912 3825 3844 3748 3836 3736 3855 3744 3907 3946 3704 3729 3736 3815 3717 3948 3859 3748 3843 3942 3733 3848 3740 38063804 3938 3741 3809 3926 3721 3837 3728 3858 3712 3724 3901 3828 3916 4338 4008 4030 4429 4324 4004 4413 4130 4044 4024 4250 4124 4448 4405 4416 4404 4452 44404436 4440 4022 4040 4445 4048 4012 4120 4322 4425 4421 4429 4409 4016 4312 4445 4254 4334 4428 4316 4450 44164412 4452 4446 4441 4421 4444 434843444340 4417 4432 4436 4420 44404439 4412 4328 4433 4408 432143164321 4301 4344 4045 4300 43004301 4125 4025 4023 4304 4125 4200 4038 41454148 4015 4105 4131 4240 4334 4022 4232 4257 4021 4044 4137 4149 4013 4033 4034 410441094108 4121 4124 41344129 4034 4206 4212 4230 4243 4248 4305 4256 4224 43204324 4353 4044 4237 4354 4244 4333 4017 4107 41524158 4130 4220 4236 4345 40334029 4157 4012 4012 4039 4002 4348 4008 4156 4040 4051 4012 4223 4030 4124 4022 4133 4217 4253 4139 4138 4042 4027 4228 4200 4222 4208 4034 4233 4256 4328 4106 4153 4205 42314232 4250 4325 4337 4320 4026 4241 4344 4245 4328 4349 4018 40474041 4050 4205 4220 4046 4429 4102 4244 4017 4225 4120 4201 4213 4240 4338 4008 4153 4033 4120 41324139 4201 4209 4227 4233 4245 4039 4205 4104 4031 4213 4340 4223 4237 4124 4432 4437 4430 4417 4420 4352 4436 4428 4422 4453 3719 4022 3825 3956 3805 3828 3725 3810 3834 3723 3809 3824 3832 3835 3951 42514244 4055 4212 4052 4140 3918 4446 4449 4430 4105 4025 4057 4204 4033 4103 3962 3948 3719 3934 3837 3830 3820 4229 4324 4342 4204 4236 4128 4208 42174221 4233 43044308 4336 4316 4225 4353 4229 4200 4242 4249 4135 4332 44454441 4448 4101 4031 4025 4026 4405 4317 4452 4018 4257 4236 4254 4129 4149 4108 4038 4100 4252 4141 4030 4030 4224 41204121 4324 4440 4413 4433 4440 4404 4346 4036 4141 4204 4226 4237 4305 43414344 4334 4241 4329 4410 4416 4421 4009 4125 4019 4421 442144134408 4328 4228 4218 4023 4121 4148 4101 4232 4040 4409 44254425 4405 4417 4432 4423 44124412 4128 4349 4253 4048 4105 4320 4133 4337 4244 4408 4444 4404 4436 4429 44414436 4446 4418 4448 44514455 4437 4407 4425 4434 3705 4406 4424 3732 3800 4356 4441 4428 4415 4433 4051 4452 3847 3856 4459 4154 3800 4050 4258 4150 4317 4000 4400 4400 4100 4132 4312 4401 4357 4325 4348 4315 4359 4302 4404 4356 4400 4146 44004400 396744004400 4000 4141 393539393943 39573959 3971 44484452 4404 4436 4150 4248 4232 4408 4218 44404444 4104 4052 4152 4100 4240 4044 4258 4252 4056 4130 4244 4048 4156 4018 4222 4146 4236 3800 3800 4225 4228 4041 4145 4447 3714 3810 3835 3729 3824 4415 4425 3842 3726 3841 38413848 3713 3721 38153818 4053 4425 4416 3907 394739533955 3816 3829 3705 3931 3938 3949 3967 3812 3847 3853 3807 3730 3704 3845 3717 3819 3850 3849 3836 38253823 3839 4038 4213 4131 4257 3930 3935 3963 4445 4431 4153 4434 4232 4030 4121 4049 4157 4219 4225 4024 4217 4445 4216 4026 3934 3917 3829 3952 3710 3812 4448 4416 4436 4431 4450 4420 4227 4141 4235 4151 4429 3723 3731 3713 4018 3930 3943 3720 3840 3838 4432 4453 4057 4157 4247 4106 4156 4039 4039 4109 4101 4029 4145 4043 4049 4152 4249 4201 4105 4130 4239 4144 3921 4240 4424 4417 4028 4101 4047 4205 4243 4237 4148 4059 4229 4200 40444048 41054109 4121 4125 4136 4141 4100 4253 4228 4233 4025 4055 4215 4219 4051 4127 40344036 4135 4032 4221 4136 4237 3725 4419 4452 4149 4135 4222 4236 4250 4221 4206 4252 4407 4433 4224 3851 4045 3959 4024 4244 4201 4040 4101 4250 4220 4057 4213 4131 4238 4129 4209 4144 4205 42214217 4234 4039 4425 4151 4153 4022 4217 4053 4233 4210 3939 4242 4256 4246 4121 4145 4137 4059 4129 4107 4056 4243 4153 4021 4242 4245 4024 4033 4255 4135 4223 4029 4055 4216 4231 4045 4105 4157 4224 4421 4109 4239 4257 4221 4145 4232 42254226 4108 4229 4251 4252 3806 4219 41494153 4201 4209 4237 4215 4222 4248 4224 4247 4456 3806 4540 4045 45024504 4235 4208 4259 4157 4255 4542 4232 4205 4550 4241 4231 4149 4558 4244 3700 45034505 4403 5200 4418 4430 4440 44324436 44124408 4422 4448 2182144456 102910274400 11094457 16264441 4427 4437 1 3 4 3 1301 5208 5240 5200 5134 5216 5152 5128 5228 5252 5248 5232 5140 5146 5130 14095254 5142 5154 5218 101510134509 4505 3701 1216 45074513 3701 4450 39354517 4318 4352 39313929 4521 3927 5056 4141 383039234525 39215156 4527 5257 3912 45294533 3123084515 1268 4537 4612 4518 4605 4606 4649 3720 3914 372337081002 10283919391339373861 3850 3908 3846 3834 3818 3871 3858 3843 3809 39431012393639264217 3940 3819 3864 3831 3851 39043803 3815 3858 382710011036 3932 3851 3916 3842 3960 3835 3822 3850 3737 37041020 39213906 3962 3930 3867 3847 392039303842 3741 3816 390610104207 372537101015 1032102410023936 4516 3714 3956 3932 3912 3875 3823 3839 3854 3838 3865 37101006 39393928 3942 3928 3922 3855 3846 385410161014 3704 39173938 39003855 3839 39354608 4024 4456 4541 101910171031102710131025103710094545 5201 149014884551 14861484148214803906 4457 1244 4457 140814061410140421140214003702 4227 5058 5059 5262 5257 5207 1250 14503959 1448144614443811 144214406154456 4650 13193701 4357 3801 3919 3705 3807 3729 3739 3709 3937 3825 3815 3941 3733 40094013 4333 4147 41294133 4221 4127 4139 4243 4337 44194415 4007 4329 4109 4309 4353 4421 4121 4225 4143 4341 4444 4003 3923 4404 4426 4409 44534449 44314433 4421 4445 6176216156233961 4315 1045 4456 46334625 3728 38103816 3804 3928 3942 3820 3938 3946 3932 420019071 1 2 7 18561260 3977 3975 1043 4624 4626 4444 3819 3737 3741 3803 3815 3807 3733 3713 3727 3853 1254 46244622 4756 47564757 11566294456 4344 43434345 4660 548 4456 4662 13493710 12164243 12144010 4012 4216 13554247 3918 4249 510145014239423742354233 43014303 12111 2 2 6 4908 4914 12031207120912014912 4906 4241 3987 5110 3980123112481242 3830 4201 3922 4203 12134452 4955 1155135114011337 3928 3857 820 13341333 4022 4417 4127 4058 4415 4056 4125 4857 11643938 3926 4219 4213 3906 4207 3920 42094215 4020 4217 3967396914011357116242214223 3929 11531154121446414643 120612044957 121611634031 40104008 4029 5112 4428 44384442 4434 4 1 0 01161 1 2 3 3 3859 4307 3907 4319 4309 1310 1 3 3 2 14031205120345504552 1 3 4 5 3943 1327 4442 4317 1339 3916 123512331325 5115 45334531 1 2 2 4 5109 4004 46344636 1300 5117 1007 103710355111 46124610 1200 50375035 1243 4975 5230 5234 5148 5136 5250 5242 5210 5202 1214121614074057405540514049 1321 4633 46394637 4631 1331 1313 1316 4000 4602 4161 4002 4921 5045 5021 4933 5027 5033 5051 5009 5039 5007 5037 5055 5043 5049 4931 5031 4919 5025 5019 5057 4163 4500 4502 3728 37223720 3726 4600 1005 1309 140351035101 121713061300107545364538 122048174819 47034701 46384636 13081326 4647 140314171253 382714153825 4645464146394635 1263 4633 4506 17114353 4359 4508 130240023824 3806 3812 3818 4429 4435 4514 3810 4433 3822 3804 4427 3816 4357 4351 4516 1307 45184520 44224420 4409 4401 4407 3935 4147 3832 4524 4403 4526 12154544 45334535 4546 12184630 4644 4643 4624 4523 3965 395139613 9594521 39534641 4642 3963 46264628 3933 170345564558 401012091315 460046024606 17151717170117094429 4435 1319 4608 4433 4427 40164014 5116 46104612 1318 5101 5103 11164977 1303 1251 4621 4509 4521 4515 4615 4527 4643 4531 4507 4529 4613 4513 4519 4525 4619 4641 46014603 1223113411321233 1261 48514849 140112071142112611404008 13021118 12141274 1241112447264724 39074514 4520 4532 4526 4536 4518 4534 4530 4512 173316011650 11321134100410063982121245154517 53032854255655857257433658854035134133935233534233734910081010758 629 7307424609 46274625 4607 501672 50345554557 45454547 4603 3809 641 640 1208612613 1 2 3 1 46324630 46524650 4042 4030 4040 4028 5471272 3807 4653 46474651 4645 37333731 4400 46544656 4524 13283801 4657 4659 1308 3803 560 37213719 1 2 0 2 5118 712 5504601 1221659 650 600 608 688683630 655 750699 645 667 660 721741700687720 652 625671 777 797 1206620 638 642 708793 781 789785696 3253244843 4858798 778 241240260300321301301261734621 664 649 633 733634 644 695725675754 668 738716692663 617 648 704691646637679 616 651 604 737729485648544820 4801 4802 4819 48504826 4844 4825 786 782 790 794 3812 38013800 3813335 5 4 6336 5 3 7 5505705645 3 0411 5 4 9412354 5623533333303555 1 0352 8018057667627587547707504179 4151 3867 38513851 3815 3803 3800 3814 3801 3864 3850 3866 3867 3821 3802 3850 3820304317313309305 37223724 3849 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 40841040940740540340134134334534734935132832632433233435034834634434233132932532735134934734534334133033233434434634832635034734534333333132932532738053807380938113813 3823382538273829383138333835 38043806380838103812 3822382438263828383038323834 5566246207103802 3814 3811380938073805 3815 3803 5 1 2 5 1 4 5 1 6 5 1 8 5 2 0 5 2 4 5 3 2 5 2 2 5 3 6 5 3 8 5 4 0 5 4 2 5 4 4 5 3 4 5 3 9 5 4 1 5 4 3 5 4 5 5 4 7 5 5 1 636560558556554552582580578576574572386238603858385638543852 3865386338613859385738553853 3864386238603858385638543852 3865386338613859385738553853 3866 586584582580578576570568566564562560554552550548546544538536534532808834848 85239523952 3948 38233752 725 4956 PUBLICSAFETYBUILDING MEDTRONIC MURZYNHALL POSTOFFICE CITYOFFICES CENTRAL PLAZA VALU CENTER COLUMBIAHEIGHTSMALL COLUMBIA ACADEMY MUNICIPALSERVICECENTER HIGHLANDELEMENTARYSCHOOLCOLUMBIAHEIGHTSHIGHSCHOOL VALLEY VIEW ELEMENTARYSCHOOL LIBRARY Police/Fire PARK LAKE LAKE COURT WARGO BEACH SILVER SILVER HUSET PARK HUSET PARK KEYES PARK LOMANKI PARKHILLTOP PARKEDGEMOOR PARKLABELLE PARK MC KENNA PARK PRESTEMON PARK GAUVITTE PARK OS TRANDER PARK SULLIVANLAKEPARK CURT RAMSDELL PARK ALBERTA. KORDIAKPARK OF CITY FRIDLEY CITY OF HILLTOP MINNEAPOLIS (WATERWORKS)CITY OF FRIDLEYCITY OF FRIDLEY CITY OF ST. ANTHONYCITY OF NEW BRIGHTONAVE47 1/2 CRESTHI G H LAND AVE STINSON5TH4THAVE6THAVE50TH AVE AVE47TH PIERCESTFILLMOREAVE47TH AVE46TH STSTSTSTSTJOHNSONTAYLORPOLKTYLERUPLANDGOLF PL L NMAIDEN AVE45TH AVE44 1/2STST 45 1/2 AVE STSTSTSTSTSTAVE ARTHURPLARTHURBLVDAVE46TH AVE47TH 45TH STSTSTSTSTAVE STSTAVE 45TH A V E7TH MC LEOD43RD44TH LEANDERSTROYCEAVE43 1/2 STAVE AVE 44TH 43RD AVE STINSONLANE42ND B L V D 41STFILLMOREAVE42ND AVE STINSONAVE AVE BLVD5TH3RD2ND6TH4THMAINAVE44TH AVE44TH AVE43RD43RD AVE42ND 42ND STAVE STSTP A S S PLACE TERRACE 51ST COURT PLSTSTSTSTSTSTD RCHALET DRARGONNE BLVDDRRAINIERPASSAVE53RD STSTSTAVE AVE 51ST 52ND 50 1/2 AVE JEFFERSONPKWYINNSBRUCKJOHNSONPIERCE 50TH TYLER49 1/2 AVE STTERRACESTS T FIL L M O R E LINCOLNJACKSONMONROEMADISON7TH P K W Y F O R ESTINNSBRUCKPKWYWEST PL D RFAIRWAY 49TH STC I R C L E AVE40TH 40THHAYES STPOLKTYLERRESERVOIRVAN BURENJACKSONQUINCYMONROEMADISONJEFFERSONWASHINGTON7THSTSTSTSTSTGOULDSTSTSTST STSTSTAVE 39 1/2 BLVDAVE 39TH STSTBLVDAVE39TH STSTSTSTSTSTSTPKW Y HARTCLEVELANDARTHURAVEPETERSAVE 41ST STST6THST4TH5TH3RD40TH STST3RDAVE40TH L O O K O U T STAVE 41ST S U M M I T HUSETST 39TH 38TH AVE MILLPL P LCALIFORNIAEDGEMOOR AVE AVE TERRACEBLVD41STWASHINGTON2 1/2VAN BURENJACKSONQUINCYMONROEMADISONJEFFERSONPOLKBUCHANANINNSBRUCK PL38TH HAYESSTPIERCEJOHNSONRESERVOIRAVE37TH LINCOLNBUCHANANPOLKTYLERVAN BURENJACKSONQUINCY38THST MADISONPLMADISONAVE AVE BLVDSTINSONAVE37TH P L 37T HST MAIN5TH38TH 37TH2 1/23RD2NDAVE37TH MCKINLEYSTSTSTCENTRAL AVE. NEJEFFERSONBENJAMINSTUNIVERSITY AVEMULCAREB UCHANANSTPOLK CIR. I NNS CI R. W.ST. IMER DRBOREALIS LN KHY BE R LN CHE E RY LNWASHINGTONSULLIVANLNSULLIVAN W AY CENTRAL AVE. NEIVANHOE PLRESERVOIR BLVDRESERVOIR BLVDBENJAMIN PLULYSSES STUNIVERSITY AVE. NEVAN BURENJACKSONQUINCYMONROEMADISONJEFFERSONWASHINGTON7THSTSTSTSTSTSTSTSTST6THST4TH5THSTFAIR W AY DRIVE CREST NORTH UPLANDST. MORI TZ DR. M A TTERHORNDRMOLAN TERR. SULLIVAN DR ST4THST5TH48TH 49TH STWASHINGTONJEFFERSONSTST4THST5THSTWASHINGTONSTJEFFERSONAVE46 1/2 PA RKV IEW LN BUCHANAN STTYLER PLTYLER PL45TH C H A T H A M R O A D H EI G H T S D RIV E STSTPIERCEDRPENNINE PLEAST UPLAND CRESTWESTUPLANDCREST6THST6THSTLO MIANKI LNPARKVIEW PL KEYES STLABELLE STMCKENNA STGUAVITTE STMAUREEN LN MAUREEN DRKAREN LN KATHY LN 42 1/2 AVEGRANDAVEPARKSIDE LNJOLLY LN LOGACZ LN OR ENDORFF W AY 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