HomeMy WebLinkAbout07-05-2023 Planning Commission Packet
PLANNING COMMISSION
City Hall—Council Chambers, 590 40th Ave NE
Wednesday, July 05, 2023
6:00 PM
AGENDA
ATTENDANCE INFORMATION FOR THE PUBLIC
Members of the public who wish to attend may do so in-person, by calling 1-312-626-6799 and
entering meeting ID 429 831 7754 or by Zoom at https://us02web.zoom.us/j/4298317754. For
questions please call the Community Development Department at 763-706-3670.
CALL TO ORDER/ROLL CALL
APPROVE MINUTES
1. Approve May 2, 2023 Planning Commission Meeting Minutes.
MOTION: Move to approve the Planning Commission Meeting Minutes of May 2, 2023.
PUBLIC HEARINGS
2. Conditional Use Permit to allow a Banquet Hall at 2201 37th Avenue NE.
MOTION: Move to close the public hearing and waive the reading of draft Resolution
attached, there being ample copies available to the public.
MOTION: Move to recommend that the Planning Commission recommend to the City
Council approval of the Conditional Use Permit as presented, subject to the conditions
stated in the draft resolution.
OTHER BUSINESS
3. Review Purchase of 941 44th Avenue NE.
MOTION: Move to waive the reading of Resolution 2023-PZ04, there being ample copies
available to the public.
MOTION: Move to adopt Resolution 2023-PZ04, a resolution finding that the acquisition of
certain land for redevelopment purposes by the Columbia Heights Economic Development
Authority is consistent with the City of Columbia Heights’ Comprehensive Plan.
ADJOURNMENT
Auxiliary aids or other accommodations for individuals with disabilities are available upon request when the request is
made at least 72 hours in advance. Please contact Administration at 763-706-3610 to make arrangements.
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PLANNING COMMISSION
City Hall—Council Chambers, 590 40th Ave NE
Tuesday, May 02, 2023
6:00 PM
MINUTES
CALL TO ORDER/ROLL CALL
The meeting was called to order at 6:00 pm by Acting Chair Vargas
Commissioners Present: John Gianoulis, Mike Novitsky, Mark Vargas, Clara Wolfe
Commissioners Not Present: Laurel Deneen, Tom Kaiser, Eric Sahnow
Council Liaison: Councilmember Connie Buesgens
Staff Present: Aaron Chirpich, Community Development Director; Andrew Boucher, City Planner;
Alicia Howe, Administrative Assistant; Sara Ion, City Clerk
APPROVE MINUTES
1. Approve February 7, 2023 Planning Commission Meeting Minutes
Motion by Novitsky, seconded by Wolfe, to approve the Planning Commission Meeting
Minutes of November 1, 2022. All ayes of present. MOTION PASSED.
INTRODUCTIONS
Andrew Boucher, City Planner
John Gianoulis, Planning Commissioner
Chirpich stated he would like to introduce the new City Planner to the Commission. City Planner
Andrew Boucher introduced himself and mentioned he grew up in the northern Minnesota and went
to University of Minnesota State Morehead, receiving a B.S. in Sustainability with an emphasis on
Environmental policy and economics, and a professional certificate in GIS.
Chirpich asked the newly appointed Planning Commissioner to introduce himself. Planning
Commissioner John Gianoulis stated he has lived in Columbia Heights for 9 years, has a work
background in education, and was a part of the 2040 Comprehensive Plan in 2016. He noted he went
to school to study philosophy but began work in the construction industry about 5 years ago after
meeting and working with a master carpenter. He expressed his excitement to work on the Planning
Commission and his love for the City.
PUBLIC HEARINGS
2. Renaissance Fireworks Interim Use Permit for Seasonal Fireworks Sales Tent
Boucher stated Renaissance Fireworks, Inc. has applied for an interim use permit to allow
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Item 1.
City of Columbia Heights MINUTES May 02, 2023
Planning Commission Page 2
the operation of a seasonal fireworks sales tent at 4001 Central Avenue NE. The set up
would take place over 3 days from June 19, 2023—June 22, 2023 and take down would
occur July 6, 2023—July 10, 2023. Sales would occur June 23, 2023—July 5, 2023 between
the hours of 9 am – 10 pm.
Boucher noted a correction in the packet of the recommended motion to change the date
to June 23, 2023 – July 5, 2023.
Boucher stated the City’s 2040 Comprehensive Plan designates the property for
commercial use. The proposal for seasonal fireworks sales, a retail activity, is consistent
with the intent of the City’s Comprehensive Plan.
Boucher explained the findings of fact. Fireworks tents are specifically listed as an interim
use in the Central Business District, and are considered a retail sales activity, which is
permitted. The Comprehensive Plan designates the property for commercial use, including
retail sales. The proposal is consistent with the intent of the City’s Comprehensive Plan.
The proposed temporary use should not impose hazardous or disturbing influences on
neighboring properties because of its proximity to Central Avenue . The proposed use has
been and will be screened from adjacent residential uses by the surrounding commercial
buildings. The Fire Department will conduct an on-site inspection prior to any temporary
sales. As a condition of interim use permit approval, all State and City requirements
regarding fireworks sales must be met. The traffic generated by the fireworks tent will not
significantly increase the flow of traffic on the public streets. Additionally, the site is large
enough to handle additional on-site traffic. The fireworks tent should not have a negative
impact on other uses in the immediate vicinity, which are all zoned commercial. Boucher
mentioned the fireworks would be stored in a temporary storage container.
Boucher stated Staff recommends that the Planning Commission approve the Interim Use
Permit to allow the operation of a seasonal fireworks sales tent at 4001 Central Avenue,
subject to the following conditions:
1. The fireworks sales tent, display area, access aisles, and surrounding area shall be
reviewed by the Fire Department prior to operation. The applicant must contact the
Fire Department to set up an inspection prior to any sales occurring on the property.
2. The sale of fireworks shall meet all requirements of Chapter 24 of the Fire Code and
NFPA Chapter 1124.
3. The fireworks sales tent shall be accessory to a commercial use.
4. Fireworks sales tents located within the public right-of-way are prohibited.
5. All goods shall be displayed on a designated impervious surface area.
6. All goods shall be displayed in an orderly fashion, with access aisles provided as
needed.
7. Music or amplified sounds shall not be audible from adjacent residential properties.
8. The fireworks sales tent shall not reduce the amount of off-street parking provided on-
site below the level required for the principal use.
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City of Columbia Heights MINUTES May 02, 2023
Planning Commission Page 3
9. An appropriate transition area between the use and adjacent property shall be
provided by landscaping, screening, or other site improvements consistent with the
character of the neighborhood.
10. Signage shall be limited to two (2) professionally made signs, with a combined square
footage not exceeding thirty-two (32) square feet. Signs related to the proposed retail
activity shall be subject to sign permit processing.
11. Fireworks sales tents may be allowed for a maximum of ninety (90) days per calendar
year.
12. Any electrical use associated with the temporary sales will require an electrical permit
and is required to be inspected by the State Electrical Inspector.
Vargas opened the public hearing.
Wolfe asked if this was the same as previous years and if there was anything different.
Boucher stated it was the same as previous years.
Motion by Wolfe, seconded by Vargas to close the public hearing and waive the reading of
Resolution No. 2023-PZ03, there being ample copies available to the public. All ayes of
present. MOTION PASSED.
Motion by Vargas, seconded by Novitsky to adopt Resolution No. 2023-PZ03, being a
resolution approving an Interim Use Permit for a fireworks sales tent at 4001 Central
Avenue NE, from June 24, 2023 to July 5, 2023, subject to the conditions stated in the
resolution. All ayes of present. MOTION PASSED.
Chirpich explained the desire for the proposal to the Planning Commission to consider the
interim use to become an administrative use that would not need to be repeated by the
Planning Commission.
OTHER BUSINESS
Chirpich stated the EDA discussed the plans for the Rainbow site redevelopment and expect to enter
into the entitlements phase and would come to the Planning Commission in the su mmer. The EDA
would like to get the project through the land use process with a hope of breaking ground in spring
2024. There are currently 700 housing units in the design with about 80,000 square feet of commercial
and retail. In addition, there is a grocery partner and space for a restaurant.
Chirpich noted the redevelopment of Medtronic could potentially come before the Planning
Commission. He stated the building is for sale and is a good redevelopment opportunity. He explained
there is currently a multifamily developer that has a letter of intent with the seller and would like to sit
down with the Council in a work session.
ADJOURNMENT
Motion by Vargas, seconded by Wolfe, to adjourn the meeting at 6:20 pm. All ayes. MOTION PASSED.
Respectfully submitted,
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City of Columbia Heights MINUTES May 02, 2023
Planning Commission Page 4
_______________________________
Alicia Howe, Administrative Assistant
Auxiliary aids or other accommodations for individuals with disabilities are available upon request when the request is
made at least 72 hours in advance. Please contact Administration at 763-706-3610 to make arrangements.
5
Item 1.
PLANNING COMMISSION
AGENDA SECTION PUBLIC HEARING
MEETING DATE 07/05/2023
ITEM: Conditional Use Permit to allow a Banquet Hall at 2201 37th Avenue NE
DEPARTMENT: Community Development BY/DATE: Andrew Boucher – 06/28/2023
BACKGROUND:
Mohamed Abdulle and Abdul Salah have requested approval of a conditional use permit to allow a “banquet
hall” within a portion of an existing 42,000 square foot commercial building located at 2201 37th Avenue NE.
The site, located north of 37th Avenue and west of McKinley Street, was previously occupied by the Unique
Thrift Store. The proposed banquet hall is a component of a plan to remodel the former retail building
into five separate uses. In this regard, the remodeling plan calls for the following activities within the
building:
Retail Market: 8,072 square feet
Retail Furniture: 5,238 square feet
Banquet Hall: 12,050 square feet
Office: 10,250 square feet
Storage: 6,575 square feet
According to the applicant, the banquet hall component is intended to provide assembly space for graduation
celebrations, weddings, receptions and similar events.
The subject 3.1-acre site is zoned GB, General Business. While retail sales and office space are listed as
permitted activities in the district, banquet halls are listed as a conditional use and are therefore subject to
conditional use permit processing.
To be noted is that the subject site also lies within the Shoreland Management Overlay District of Hart Lake.
The subject site is adjacent to multiple family residential uses to the north, commercial uses to the south
(within the City of Minneapolis) and multiple family and commercial uses to the east and west.
COMPREHENSIVE PLAN
The City’s 2040 Comprehensive Plan directs commercial use of the subject site. This land use directive is
implemented via the application of the GB, General Business zoning designation to the site (which lists
“banquet halls” as a permitted conditional use). The proposed use of the site is consistent with the land use
goals of the Comprehensive Plan.
ZONING ORDINANCE
Within the applicable GB, General Business District, banquet halls are allowed by conditional use permit. In
this regard, Section 9.107(C)(54) of the Zoning Ordinances imposes the requirements for a “banquet hall”
uses. The following is a listing of the required conditions followed by a Staff comment:
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(a) To the extent practical, new construction or additions to existing buildings shall be complementary and
compatible with the scale and character of the surroundings, and exterior materials shall be compatible with
those used in the immediate neighborhood.
Staff Comment: No exterior modifications to the existing building are proposed and this requirement isn’t
applicable.
(b) An appropriate transition area between the use and adjacent property shall be provided by
landscaping, screening and other site improvements consistent with the character of the community.
Staff Comment: Aside from new site signage expected at some point, no exterior site modifications are
anticipated. Thus, this requirement is not applicable.
(c) The facility shall meet all applicable building and fire codes, and shall be licensed as required by the
state or county.
Staff Comment: As a condition of conditional use permit approval, all applicable building code, fire code and
licensing requirements must be satisfied.
(d) A transportation management plan shall be submitted to address off-street parking, bus loading and
unloading, traffic control, and the impact of the facility on surrounding roadways.
Staff Comment: The applicant has provided a parking study demonstrating that the peak parking demands for
the uses are occurring at different times from the banquet hall’s peak demand and the existing parking supply
is sufficient to accommodate the proposed uses, which staff supports.
(e) The premises, all adjacent streets, sidewalks and alleys, and all sidewalks and alleys within 100 feet of
the use shall be inspected regularly for the purposes of removing any litter found thereon.
Staff Comment: As a condition of conditional use permit approval, the subject site and all adjacent streets and
sidewalks within 100 feet of the use must be inspected regularly for the purposes of removing any litter found
thereon.
(f) Music or amplified sounds shall not be audible from adjacent residential uses and must meet the
requirements of city ordinances, to ensure consistent enforcement by the Polic e Department.
Staff Comment: It is understood that no outdoor music is proposed in conjunction with banquet hall
activities. As a condition of conditional use permit approval, Staff recommends that no music or amplified
sounds which would be audible from adjacent residential uses be allowed on the site and the site is required
to adhere to performance standards.
It is important to note that the scope of this review will encompass all features of the remodeling project
which the banquet hall will share with the retail sales, office, and storage uses (e.g., off-street parking, loading,
trash handling etc.).
OTHER ISSUES
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Item 2.
Page 3
1. Access
The site is currently accessed from the south via a single location along 37 th Place NE and via two locations
from the east via McKinley Street NE. No changes to existing site access locations are proposed.
2. Building Modifications
The proposed building remodeling effort is limited to interior building spaces. In this regard, no exterior site
or building modifications have been proposed at this time.
3. Setbacks
As indicated, no changes to the existing building footprint or parking lot configuration are proposed. For
informational purposes, the following table provides a summary of required and existing building setback s:
Setback Required Existing Compliant
Front (south) 15 feet 170 feet Yes
Side (east) 15 feet 3 feet No
Side (west) none 32 feet Yes
Rear (north) 5 feet 32 feet Yes
Note: Existing setbacks are approximations
While the existing building setback along the east side yard (McKinley Street NE) fails to meet the minimum
15-foot setback for side yards which abut streets, such setback is considered a legally nonconforming
condition and holds grandfather rights.
4. Parking
As calculated below, a total of 161 off-street parking spaces are required of the five proposed uses.
Use Ratio Required Stalls
Retail Sales (11,979
square feet)
1 per 300 gross square
feet
39.9
Event Space / Banquet
Hall (12,050 SF and max
capacity of 311 persons)
1 space per 3.5 seats
based on max capacity
88.9
Office
(9,223 SF)
1 per 300 gross SF
30.7
Warehouse (5,917 SF)
Note: The
storage/warehouse use is
described as a shared
storage space.
1 space per 3,000 GSF 1.9
Total 161 (161.4)
Presently, 150 off-street parking stalls exist upon the subject property which results in a supply deficit of 11
spaces. The applicant has expressed a belief that the existing off -street parking supply will be sufficient to
accommodate the off-street parking supply demand generated by the five proposed uses. According to the
applicant’s narrative, such reasoning is based on the premise that peak demand for banquet hall parking will 8
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Page 4
be weekend evenings (Fridays and Saturdays) when the retail market, furniture store, office, and
warehouse/storage space will have low parking demands.
The plan shows 464 seats/occupants (132.5 stalls) and potential for open floor events to occur; however, the
event space has a maximum occupancy of 311 that may not be exceed and shall be required to be posted
within the venue. The submitted narrative also indicates operating schedules of the uses and peak parking
demands as described:
The retail market will be operational from 8 am to 9 pm on a daily basis with peak parking occurring
from 12 pm to 4 pm.
The furniture store will be operational from 10 am to 7 pm, Monday through Saturday, with peak
parking occurring from 12 pm to 4 pm.
The office space will be operational from 8 am to 6:30 pm, Monday through Saturday, with peak
parking occurring from 12 pm to 6 pm.
The event hall (banquet hall) will be operational from 7 pm to 2 am on weekends with peak parking
occurring from 7 pm to 2 am on Fridays and Saturdays primarily.
As noted previously in the Zoning Ordinance conditions which apply specifically to banquet hall uses, a
transportation plan is required. To ensure that the existing parking supply will adequately serve the proposed
uses (and proposed facility capacities) and will not result in overflow parking along neighboring streets, the
applicant had a parking study prepared by a qualified transportation planner or traffic engineer which includes
city code analysis and specific parking generation data supporting the applicant’s belief that the existing
parking supply (150 spaces) is sufficient.
The parking study concludes that the existing parking supply will accommodate expected parking demand
based upon the uses having different peak demands at different times outside of the peak demand for the
event center, so long as the capacity of the banquet hall does not exceed the occupant load. Staff is in
agreement with the applicant that peak parking demands for the banquet hall will likely coincide with lower
parking demands for the retail and office spaces.
According to the American Disability Act, parking lots having 150 parking stalls must have a minimum of five
stalls which are devoted to the disabled. This supply requirement has been satisfied.
5. Landscaping / Screening
Minimal landscaping presently exists upon the subject site. In this regard, “green areas” on the site are limited
to turf grass within the 37th Place NE and McKinley Street NE boulevards and within a narrow strip of land
along the north property line within which a screen fence exists.
Staff believes that the existing screen fence, pictured below, provides an adequate visual barrier between the
subject site and the abutting multiple family residential use to the north.
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Looking Northwest
Looking Southwest
No new landscaping has been proposed on the site.
6. Signage
The applicants have not submitted drawings which call for new site signage.
Signs are required to have a building permit and are subject to review for compliance by City Staff. As a
condition of approval, all new signage must be reviewed and approved by the City.
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7. Trash Handling and Loading
It is anticipated that trash handling and loading activities will occur on the north side of the building.
To be noted is that the prior building use (the Unique Thrift Store) utilized a drive-up donation lane on the
south side of the building. As a condition of conditional use permit approval, it is recommended that loading
activities take place on the north side of the building and that the former drive-up donation lane not be used
for such activities.
8. Odors
In consideration of the conditional use permit application, it is important to ensure that the waste materials
(likely stored on the north side of the building) do not negatively impact abutting residential uses to the
north.
In regard to odors, Section 9.106(H) of the City Code states the following:
(2) In general. No use or structure shall be operated or occupied so as to constitute a dangerous, injurious
or noxious condition because of noise, odors, glare, heat, vibration, air emissions, electromagnetic disturbance,
fire, explosion or other hazard, water or soil pollution, liquid or solid waste disposal, or any other substance or
condition. No use or structure shall unreasonably interfere with the use or enjoyment of property by any person
of normal sensitivities.
(4) Odor emissions. All uses shall comply with the standards governing the odor emissions as adopted and
enforced by the Minnesota Pollution Control Agency.
As a condition of conditional use permit approval, all uses within the building must comply with the standards
governing the odor emissions as adopted and enforced by the Minnesota Pollution Control Agency.
9. Lighting
A total of six freestanding light fixtures presently exist around the perimeter of the site’s parking lot. No
changes to existing exterior lighting are proposed.
10. Utility Connections
The site currently contains all necessary utility connections. Utility-related issues should be subject to further
review and comment by the Public Works Department. As a condition of approval, the applicant must adhere
to any and all recommendations provided by the Public Works Department.
11. Building and Fire Code Requirements and Licensing
As a condition of conditional use permit approval, the building must meet all applicable building and fire
codes.
12. Neighborhood Notification
As required, neighborhood notification of the conditional use permit application has been p rovided to
property owners within 350 feet of the subject property.
At the time of this report, City Staff has not received any comments from neighboring property owners
regarding the development proposal.
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13. Staff Review
The Public Works Department, Police Department, and Fire Department have been provided copies of the
application materials. An emergency management plan is required and shall provide on -site management;
functioning security cameras with 30 days of digital storage and cover the parking lot, alley, main areas, and
interior spaces; how the ingress/egress will be maintained; and parking lot management to ensure that odors,
noise, and any on-site alcohol consumption does not occur outside of the building.
FINDINGS OF FACT
In addition to the conditions cited earlier which are specific to “banquet hall” uses, the Zoning Ordinance also
outlines certain requirements that all conditional use permits must meet in order to be considered for
approval. The following is a listing of such requirements and related Staff findings:
(a) The use is one of the conditional uses listed for the zoning district in which the property is located, or is
a substantially similar use as determined by the Zoning Administrator.
Staff Comment: The “banquet hall” use is specifically listed as a conditional use in the General Business
District under Section 9.110(E)(3)(c). This requirement has been satisfied.
(b) The use is in harmony with the general purpose and intent of the Comprehensive Plan.
Staff Comment: The City’s 2040 Comprehensive Plan guides the subject site for “commercial use.” All
proposed uses are permitted within the applicable GB, General Business zoning district and will, with
conditions, be in harmony with the general purpose and int ent of the 2040 Comprehensive Plan.
(c) The use will not impose hazards or disturbing influences on neighboring properties.
Staff Comment: Provided conditions related to parking management and the potential mitigation of odors are
satisfied, Staff does not believe the proposed uses will have disturbing influences on neighboring properties.
(d) The use will not substantially diminish the use of property in the immediate vicinity.
Staff Comment: The site is located in an area which includes commercial and multiple family residential
uses. The proposed uses are not expected to negatively impact properties in the immediate vicinity.
(e) The use will be designed, constructed, operated and maintained in a manner that is compatible with
the appearance of the existing or intended character of the surrounding area.
Staff Comment: The proposed uses will occupy an existing building and with the likely exception of new site
signage at some point, no exterior changes to the site and building design are proposed. Thus, the character
of the neighborhood is not expected to change.
(f) The use and property upon which the use is located are adequately served by essential public facilities
and services.
Staff Comment: The site is presently serviced by adequate utilities and services. No changes to public services
or facilities are proposed. 12
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Page 8
(g) Adequate measures have been or will be taken to minimize traffic congestion on the public streets and
to provide for appropriate on-site circulation of traffic.
Staff Comment: Adequate parking supply will be provided upon the subject site as required and described in
the parking study. In this regard, steps are being taken to minimize potential traffic congestion on public
streets which could result from overflow on-street parking.
(h) The use will not cause a negative cumulative effect, when considered in conjunction with the
cumulative effect of other uses in the immediate vicinity.
Staff Comment: The banquet hall, retail spaces and office use are not expected to have a negative cumulative
effect on the area.
(i) The use complies with all other applicable regulations for the district in which it is located.
Staff Comment: In review of the application materials and recognizing that the existing building setback along
McKinley Street NE represents a legal nonconforming condition, the banquet hall and other uses comply (or
will comply) with all other applicable GB, General Business District regulations.
RECOMMENDATION
The applicant has requested approval of a conditional use permit to allow a “banquet hall” within a portion of
an existing 42,000 square foot commercial building located at 2201 37 th Avenue NE. The proposed banquet hall
is a component of a plan to remodel the former retail building into five separate uses (a banquet hall, two retail
spaces, an office space, and a warehouse/storage space).
In review of the conditional use permit application materials, Staff finds the request to be a reasonable use of
the property which, with conditions, will not negatively impact the health, safety, or welfare of the City, its
residents, and property owners. As a result, Staff recommends that the Planning Commission recommend that
the City Council approval of the conditional use permit as presented subject to the conditions outlined below.
1. All new signage shall be subject to City review and approval.
2. Loading activities shall take place on the north side of the building and the former drive-up
donation lane located south of the building shall not be used for loading activities.
3. All uses within the building shall comply with the standards governing the odor emissions as
adopted and enforced by the Minnesota Pollution Control Agency and any applicable
performance standards.
4. The applicant shall adhere to any and all recommendations provided by the Public Works
Department.
5. The building shall meet all applicable building and fire codes.
6. The subject site and all adjacent streets and sidewalks within 100 feet of the site shall be
inspected regularly for the purposes of removing any litter found thereon. 13
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7. No music or amplified sounds which would be audible from adjacent residential uses shall be
allowed on the subject site and the site will comply.
8. All required state and local codes, permits, licenses and inspections shall be met and be in full
compliance; the use of the commercial kitchen is limited to licensed caterers and alcohol
providers.
9. Music performance may be allowed as an accessory use to the banquet hall for a party, banquet,
wedding, reception or other social events; music performances may not be the primary function.
10. Verify exterior lighting is in working order and appropriate for the site.
11. An emergency management plan is required and shall include on-site management; functioning
security cameras with 30 days of digital storage and cover the parking lot, alley, main areas, and
interior spaces; how the ingress/egress will be maintained; and parking lot management to
ensure that odors, noise, and any on-site alcohol consumption does not occur outside of the
building.
RECOMMENDED MOTION(S):
MOTION: Move to close the public hearing and waive the reading of draft Resolution attached, there being
ample copies available to the public.
MOTION: Move to recommend that the Planning Commission recommend to the City Council approval of
the Conditional Use Permit as presented, subject to the conditions stated in the draft resolution.
ATTACHMENT(S):
Draft Resolution
Application
Narrative
Parking Study
Site Location Map
Site Plan
Floor Plan
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Item 2.
DRAFT RESOLUTION
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF COLUMBIA HEIGHTS APPROVING A
CONDITIONAL USE PERMIT TO ALLOW A BANQUET HALL TO OPERATE AT 2201 AVENUE NE, COLUMBIA
HEIGHTS, MN, 55421 (PIN 36-30-24-44-0014)
WHEREAS, a proposal (Planning Case #2023-0508) has been submitted by Mohamed Abdulle and Abdul Salah
to the Planning Commission requesting a Conditional Use Permit from the City of Columbia Heights at the
following site:
LOCATION: 2201 37th Avenue NE (36-30-24-44-0014)
LEGAL DESCRIPTION: On file at City Hall
THE APPLICANT SEEKS THE FOLLOWING: A Conditional Use Permit to allow for the operation of a banquet hall
on the subject property.
WHEREAS, the Planning Commission has held a public hearing as required by the City of Columbia Height’s
Zoning Code on July 5, 2023;
WHEREAS, the Planning Commission has considered the advice and recommendations of City staff regarding
the effect of the proposed Conditional Use upon the health, safety, and welfare of the community and its
Comprehensive Plan, as well as any concerns related to compatibility of uses, traffic, property values, light, air,
danger of fire, and risk to public safety in the surrounding areas; and
NOW, THEREFORE, BE IT RESOLVED, the Planning Commission of the City of Columbia Heights after reviewing
the proposal, accepts and adopts the following findings:
1. The use is one of the interim uses listed for the zoning district in which the property is located, or is a
substantially similar use, as determined by the Zoning Administrator.
2. The use is in harmony with the general purpose and intent of the Comprehensive Plan.
3. The use will not impose hazards or disturbing influences on neighboring properties.
4. The use will not substantially diminish the use of property in the immediate vicinity.
5. The use will be designed, constructed, operated and maintained in a manner that is compatible with
the appearance of the existing or intended character of the surrounding area.
6. Adequate measures have been or will be taken to minimize traffic congestion on the public streets and
to provide for appropriate on-site circulation of traffic.
7. The use will not cause a negative cumulative effect, when considered in conjunction with the
cumulative effect of other uses in the immediate vicinity.
FURTHER, BE IT RESOLVED, that the attached conditions, maps, and other information shall become part of this
permit and approval; and in granting this permit the City and the applicant agree that this permit shall become
null and void if the project has not been completed within one (1) calendar year after the approval date, subject
to petition for renewal of the permit. Further, the 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 Land Development Ordinance, including:
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Item 2.
City of Columbia Heights – Planning Commission Resolution Page 2
CONDITIONS:
1. All new signage shall be subject to City review and approval.
2. Loading activities shall take place on the north side of the building and the former drive-up donation
lane located south of the building shall not be used for loading activities.
3. All uses within the building shall comply with the standards governing the odor emissions as adopted
and enforced by the Minnesota Pollution Control Agency and any applicable performance standards.
4. The applicant shall adhere to any and all recommendations provided by the Public Works Department.
5. The building shall meet all applicable building and fire codes.
6. The subject site and all adjacent streets and sidewalks within 100 feet of the site shall be inspected
regularly for the purposes of removing any litter found thereon.
7. No music or amplified sounds which would be audible from adjacent residential uses shall be allowed on
the subject site and the site will comply.
8. All required state and local codes, permits, licenses and inspections shall be met and be in full
compliance; the use of the commercial kitchen is limited to licensed caterers and alcohol p roviders.
9. Music performance may be allowed as an accessory use to the banquet hall for a party, banquet,
wedding, reception, or other social events; music performances may not be the primary function.
10. Verify exterior lighting is in working order and appropriate for the site.
11. An emergency management plan is required and shall include on-site management; functioning security
cameras with 30 days of digital storage and cover the parking lot, alley, main areas, and interior
spaces; how the ingress/egress will be maintained; and parking lot management to ensure that odors,
noise, and any on-site alcohol consumption does not occur outside of the building.
Passed this 5th day of July 2023.
Offered by:
Seconded by:
Roll Call:
Chair
Alicia Howe, Administrative Assistant II
16
Item 2.
17
Item 2.
18
Item 2.
DRAFT Memorandum
www.srfconsulting.com
3701 Wayzata Boulevard, Suite 100 | Minneapolis, MN 55416-3791 | 763.475.0010 Fax: 1.866.440.6364
An Equal Opportunity Employer
SRF No. 16252.00
To: Mohamed Abdulle
Gateway Business Group, Inc
From: Tom Sachi, PE, Project Manager
Date: June 22, 2023
Subject: Columbia Center Redevelopment Parking Study
Introduction
SRF has completed a parking study for the proposed redevelopment of the Columbia Center located
in the northwest quadrant of the 37th Place NE and McKinley Street NE intersection in Columbia
Heights, MN. The main objectives of this study are to identify expected parking demand of the
redevelopment, determine if the existing parking supply is sufficient to meet the expected future
demand, and identify potential parking opportunities, if necessary. The following sections provide the
assumptions, analysis, and study conclusions offered for consideration.
Proposed Development
The proposed development, shown in the attached Site Plan, includes an approximately 12,505 square
foot (SF) event center (311 max occupancy), 8,072 SF retail store, 5,238 SF furniture store, a 10,248
SF office space, and 6,575 SF of storage space. See below in Table 1 for the gross floor area for each
use.
City Code Parking Review
SRF completed a review of the City Parking Code, shown in Table 1. Based on the City Code, there
is expected to be a deficit of 12 parking stalls on site.
Table 1. City Code Shared Parking
Land Use Size (Gross
Floor Area) Rate City Code
Required
Retail 11,979 SF 1/300 SF 40
Office 9,223 SF 1/300 SF 31
Storage Area 5,917 SF 1/3,000 SF 2
Event Center 311 people 1 per 3.5 seats 89
Total 162
Supply 150
Surplus/(Deficit) (-12)
19
Item 2.
Columbia Center Redevelopment Parking Study June 22, 2023
Page 2
Peak parking characteristics for the site are expected to occur during different time periods for the
various uses, particularly the event center which will peak in the late evenings. Given the non
overlapping peaking times, the actual parking demand on site would not be expected to exceed the
available supply. Given the minimal expected deficit expected and likely non-overlapping peak times,
no mitigation is proposed at this time. On-street parking is available along the west side of McKinley
Street NE which could accommodate this minor deficit. Note, this deficit is only expected if the event
center has a full occupancy event.
ITE Parking Generation Estimate
Parking generation estimates for the proposed land use were also developed using the ITE Parking
Generation Manual, Fifth Edition average peak demand rates for both a weekday and Saturday for various
times throughout the day and shown in Tables 2 and 3, respectively. The expected future demand of
the entire site was compared with the proposed future supply is shown to identify the expected surplus
or deficit.
For the event center space, parking demand was estimated using an average vehicle occupancy of 2.5
people per vehicle. This rate is consistent with other event center studies that SRF has completed in
the Twin Cities metro area. The max attendance of the event center is 311 guests. Note, the event
center is not intended to have staff, rather, guests are expected to set-up/take-down and clean in the
space themselves. It is expected that the event center will primarily be used on Friday and Saturday
evenings after 5:00 p.m. There is potential that events will occur on weekday evenings. It is not
expected that the event center will be used on weekday and weekend afternoons at this time. It is
expected that the proposed development will have a peak parking demand of 135 to 138 spaces during
the weekday and weekend evenings around 8:00 p.m. There would be expected to be a surplus of 12
to 15 stalls during these time periods.
Table 2. Expected Proposed Development Parking Demand (Weekday)
Land Use (ITE Code) Demand by Time of Day
12:00 p.m. 2:00 p.m. 6:00 p.m. 8:00 p.m.
Retail (820) 16 14 13 10
Furniture Store (890) 2 2 1 1
Office (710) 21 23 5 0
Event Center 0 0 93 124
Total 39 39 112 135
Supply 150
Surplus/(Deficit) +111 +111 +38 +15
20
Item 2.
Columbia Center Redevelopment Parking Study June 22, 2023
Page 3
Table 3. Expected Proposed Development Parking Demand (Saturday)
Land Use (ITE Code) Demand by Time of Day
12:00 p.m. 2:00 p.m. 6:00 p.m. 8:00 p.m.
Retail (820) 23 23 16 14
Furniture Store (890) 4 5 3 0
Office (710) 3 0 0 0
Event Center 0 0 93 124
Total 30 28 112 138
Supply 150
Surplus/(Deficit) +120 +122 +38 +12
21
Item 2.
NE
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37TH
P
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N
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37TH AVENUE NE
23 22 19 18 16 15 12 1212
EXISTING 42,184 S.F.
ONE STORY
BUILDING
EXISTING PAVED
DRIVE & PARKING
EXISTING CONC.
WALK
EVENT CENTER
12,050 S.F.
PROPOSED
OFFICE
10,248 S.F.
PROPOSED
RETAIL
8,072 S.F.
300.00' PROPERTY LINE
38
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EXISTING LIGHT
POLE
EXISTING LIGHT
POLE
EXISTING LIGHT
POLE
EXISTING LIGHT
POLE
EXISTING LIGHT
POLE
EXISTING LIGHT
POLE
EXISTING
ACCESSIBLE
PARKING AND
AISLE
EXISTING PAVED
DRIVE & PARKING
EXISTING PAVED
DRIVE & PARKING
EXISTING PAVED
DRIVE & PARKING
EXISTING PAVED
DRIVE & PARKING
EXISTING PAVED
DRIVE & PARKING
EXISTING PAVED
SERVICE DRIVE
EXISTING PAVED
SERVICE DRIVE
TOTAL 150
PARKING SPACES
EXISTING
ACCESSIBLE
PARKING AND
AISLE
NEW ACCESSIBLE
PARKING STRIPING
NEW ACCESSIBLE
PARKING STRIPING
PROPOSED
RETAIL
5,238 S.F.
PROPOSED
STORAGE
6,575 S.F.
PROPERTY INFORMATION
OFF-STREET PARKING:
-RETAIL/ SHOPPING CENTER: 1/300 GSF = 13,310 / 300= 45
-OFFICE / PROFESSIONAL: 1/300 GSF = 10,248 / 300= 35
-EVENT HALL
FULL: 30% OF BLDG. CAPACITY = 342(.30)= 103
183 PARKING SPACES REQ'D
150 PARKING SPACE PROVIDED
PARKING OFF-PEAK SCHEDULE:
-PROPOSED RETAIL MARKET OPERATIONAL 8AM TO 9PM DAILY
WITH OFF PEAK PARKING TIME 4PM TO 6PM
-PROPOSED FURNITURE STORE OPERATIONAL 10AM TO 7PM DAILY
WITH OFF PEAK PARKING TIME 12PM TO 5PM SATURDAY
-PROPOSED EVENT HALL OPERATIONAL 7PM TO 2AM WEEKENDS
WITH PEAK PARKING TIME 9PM TO 11PM FRI - SUN.
-PROPOSED OFFICE OPERATIONAL 8AM TO 6:30PM DAILY
WITH PEAK PARKING TIME 9AM TO 3PM
2201 37TH AVENUE NE.,
COLUMBIA HEIGHTS, MN 55421
LOT 8, BLOCK 2, WALTONS SUNNY ACRES
ZONED - GB- GENERAL BUSINESS DISTRICT
LOT AREA - 133,294 SF (3.06 ACRES)
PARKING REQUIREMENTS
ZONING INFORMATION
COLUMBIA HEIGHTS ZONING CODE: 9.110
(E), (2) PERMITTED USES:
-(f) PLACE OF ASSEMBLY
-(r) FOOD SERVICE RESTAURANT
-(cc) SHOPPING CENTER
(3) CONDITIONAL USES:
-(c) BANQUET HALL
LOT REQUIREMENTS
A001
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Sheet No.
Project No.:
Drawn By:
Checked By:
Date:
TMS
COPYRIGHT:
All plans, specifications, computer files, field data,
notes and other documents and instruments prepared
by TIMOTHY M. STONE, as instruments of service
shall remain the property of TIMOTHY M. STONE
shall retain all common law, statutory and other reserved
rights, including the copyright thereto.
2336
6-1-23
CONTACT:
ATTN: Mohamed Adur
MAIL: -
PHONE : 612-232-3417
EMAIL: awcadur@gmail.com
ATTN: TIMOTHY M. STONE
MAIL: 715 ELM STREET
ANOKA, MN 55303
PHONE : 701.541-9653
EMAIL: tstonearch@gmail.com
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SHEET INDEX, SITE PLAN,
ZONING INFORMATION
HEIGHTS GRAND BALLROOM FIT-UP
&OLUMBIA HEIGHTS MINNESOTA
SHEET INDEX
ARCHITECTURAL
A001 SITE PLAN, ZONING INFO., SHEET INDEX
A002 CODE PLAN, CODE ANALYSIS
A091 DEMOLITION PLANS, NOTES
A101 FLOOR PLAN, WALL TYPES, NOTES
22
Item 2.
E
EVENT AREA'B'
ASSEMBLY:A-2
AREA: 2,470 S.F.
O.L.F.: 15 N.S.F.
OCC.: 165
342 TOTAL OCC.
EXIT #2
114 OCC. X 0.2"
= 22.8"
68" PROVIDED
vestibule
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PLAN LEGEND
EXIT TRAVELEXIT SIGN w/
EMERGENCY LIGHT
F.E.FIRE
EXTINGUISHEREMERGENCY
LIGHT PACK exit sign
F.E.
F.E.
F.E.
N.I.C.EVENT AREA'B'
ASSEMBLY:A-2
AREA: 2,200 S.F.
O.L.F.: 15 N.S.F.
OCC.: 147
women change
AREA: 236 S.F.
O.L.F.: 50 G.S.F.
OCC.: 5
men change
AREA: 177 S.F.
O.L.F.: 50 G.S.F.
OCC.: 4
KITCHEN
AREA: 865 S.F.
O.L.F.: 200 G.S.F.
OCC.: 5
COAT CHECK
AREA: 263 S.F.
O.L.F.: 300 G.S.F.
OCC.: 1
LOBBY / PRE-FUNCTION
MECH
AREA: 218 S.F.
O.L.F.: 300 G.S.F.
OCC.: 1
stage
AREA: 93 S.F.
O.L.F.: 15 N.S.F.
OCC.: 7
stage
AREA: 93 S.F.
O.L.F.: 15 N.S.F.
OCC.: 7
N.I.C.N.I.C.
future furniture storefuture market future office
N.I.C.
future SHARED STORAGE
F.E.
F.E.
F.E.
F.E.
EXIT #1
114 OCC. X 0.2"
= 22.8"
68" PROVIDED
EXIT #3
114 OCC. X 0.2"
= 22.8"
32" PROVIDED
A002
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Sheet No.
Project No.:
Drawn By:
Checked By:
Date:
TMS
COPYRIGHT:
All plans, specifications, computer files, field data,
notes and other documents and instruments prepared
by TIMOTHY M. STONE, as instruments of service
shall remain the property of TIMOTHY M. STONE
shall retain all common law, statutory and other reserved
rights, including the copyright thereto.
2336
6-1-23
CONTACT:
ATTN: Mohamed Adur
MAIL: -
PHONE : 612-232-3417
EMAIL: awcadur@gmail.com
ATTN: TIMOTHY M. STONE
MAIL: 715 ELM STREET
ANOKA, MN 55303
PHONE : 701.541-9653
EMAIL: tstonearch@gmail.com
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CODE INFO, CODE PLAN
2020 MINNESOTA BLDG. CODE INFO.
PROJECT:
HEIGHTS GRAND BALLROOM FIT-UP
2201 37TH AVENUE NE.
COLUMBIA HEIGHTS, MN. 55421
APPLICABLE CODES:
2020 MN CONSERVATION CODE FOR EXISTING BUILDINGS
2020 MN INTERNATIONAL BUILDING CODE
UNIFORM PLUMBING CODE
NATIONAL ELECTRICAL CODE
2020 MN MECHANICAL CODE & FUEL GAS CODE
2020 MN FIRE CODE
AMERICANS WITH DISABILITIES ACT
ORDINANCES OF THE CITY OF COLUMBIA HEIGHTS, MN.
PROJECT NARRATIVE:
REMODEL AND IMPROVEMENTS OF APPROXIMATELY
12,050 S.F. EXISTING SINGLE STORY RETAIL SPACE
INTO EVENT HALL SPACE W/ COMMERCIAL KITCHEN
EXISTING BUILDING IS ASSUMED CLASSIFIED AS TYPE IIB
CONSTRUCTION AND FULLY SPRINKLED
OCCUPANCY GROUPS CHAPTER 3
303.3 ASSEMBLY GROUP A-2
-EVENT HALL
BUILDING AREA CHAPTER 5
SEC. 508.3 NONSEPARATED OCCUPANCIES
NONSPERATED OCCUPANCIES SHALL BE INDIVIDUALLY
CLASSIFIED IN ACCORDANCE WITH SECTION 302.1.
GROUP A-2 MOST RESTRICTIVE OCCUPANCY
SEC. 508.3.3 NO SEPARATION REQUIRED BETWEEN NON-
SEPARATED OCCUPANCIES
SEC. 506.3 FRONTAGE INCREASE
=169'(30) + 263'-0"(30) / 432
=12,960 / 432
=30
=(432 / 985 -.25) 30 / 30
=(.44 -.25) 1
=19% AREA INCREASE ALLOWED
38,000(.19) = 7,220
38,000 + 7,220 = 45,220 S.F. ALLOWABLE AREA:
EVENT HALL = 10,250 S.F.
RESTAURANT = 10,248 S.F.
RETAIL MARKET = 21,607 S.F.
EXISTING BUILDING AREA = APPROXIMATELY 42,105 S.F.
ACCESSORY AND INCIDENTAL USES CHAPTER 5
SEC. 508.2.4 SEPARATION OF OCCUPANCIES NOT REQ'D
BETWEEN ACCESSORY AND MAIN OCCUPANCY
SEC. 509 SHALL COMPLY
CONSTRUCTION TYPE CHAPTER 6 (TABLE 601 & 602)
EXISTING BUILDING CONSTRUCTION IS CLASSIFIED
AS TYPE IIB
FIRE & SMOKE PROTECTION CHAPTER 7
TABLE 601 & 602
FIRE PROTECTION SYSTEMS CHAPTER 9
EXISTING BUILDING IS EQUIPPED THROUGHOUT WITH AN
AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH
NFPA 903.3.1.1
AN AUTOMATIC EXTINGUISHING SYSTEM SHALL BE INSTALLED
IN COMMERCIAL KITCHEN EXHAUST HOOD AND DUCT SYSTEM
OCCUPANCY LOAD FACTORS CHAPTER 10 (TABLE 1004.1.2)
EVENT HALL:
ASSEMBLY AREAS 15 N.S.F. PER OCC. = 3 OCC.
CHANGING ROOM 50 G.S.F. PER OCC. = 200 OCC.
STAGE 15 N.S.F. PER OCC. = 20 OCC.
MECH / STORAGE AREAS 300 G.S.F. PER OCC. = 1 OCC.
TOTAL OCCUPANTS 342
EGRESS REQUIREMENTS CHAPTER 10
- SEC. 1005 EGRESS WIDTH CALC'S
226 OCC(.2) = 45.2" EGRESS WIDTH REQ'D
(SEE PLAN FOR EACH SPACE CALC)
- TABLE 1006.2.1 MAX. COMMON PATH OF TRAVEL 75'-0"
- 1007 EXIT DOORWAY CONFIGURATION
(SEE PLAN FOR EACH SPACE CALC)
- SECTION 1008 MEANS OF EGRESS ILLUMINATION WILL COMPLY
- TABLE 1017.2 MAX. EXIT TRAVEL DISTANCE 250'-0" WITH
A SPRINKLER. (SEE PLAN)
-1020.4 DEAD ENDS EXCEPT. 2
PLUMBING FIXTURES CHAPTER 29
TABLE 2902.1 MINIMUM'S
GROUP A-2 (EVENT HALL): 342 OCCUPANTS / 2 = 171 MEN 171 WOMEN
-WATER CLOSETS: (1 PER 75) 5 REQ'D; 8 PROVIDED
-LAVATORIES: (1 PER 75 ) 5 REQ'D; 6 PROVIDED
-DRINKING FOUNTAIN (1 PER 500) 1 REQ'D; 2 PROVIDED
-SERVICE SINK 1 REQ'D; 1 PROVIDED
23
Item 2.
E
EXIST. MECH.
/ ELEC. RM.
WOMEN
CHANGING
MEN
CHANGING
COAT
CHECK
STAGE
LOBBY / PREFUNCTION
PASSAGE
MEN
TOILET
WOMEN
TOILET
VESTIBULE
N
SCALE:A101
1
1/8"=1'-0"
FLOOR PLAN PLAN LEGEND
EXISTING WALLS
NEW WALLS
NEW DEMISING
WALL
EXIST. DEMISING
WALL
NOTE:
KITCHEN DESIGN IS CONCEPTUAL AND
SUBJECT TO CHANGE. VERIFY FINAL
KITCHEN LAYOUT WITH KITCHEN EQUIPMENT
VENDOR AND OWNER.
KITCHEN /
FOOD PREP
EVENT ROOM 'B'
EVENT ROOM 'B'
DIVIDER WALL
STAGE
76'-4 1/2"6'-10 1/8"16'-2 1/2"
5'
-
2
1
/
2
"
47
'
-
6
1
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2
"
47
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6
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14
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10
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13
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13
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13
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14
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7
1
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98
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2
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42'-10"7'-0"25'-7 1/2"6'-10"17'-1"
A101
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Sheet No.
Project No.:
Drawn By:
Checked By:
Date:
TMS
COPYRIGHT:
All plans, specifications, computer files, field data,
notes and other documents and instruments prepared
by TIMOTHY M. STONE, as instruments of service
shall remain the property of TIMOTHY M. STONE
shall retain all common law, statutory and other reserved
rights, including the copyright thereto.
2336
6-1-23
CONTACT:
ATTN: Mohamed Adur
MAIL: -
PHONE : 612-232-3417
EMAIL: awcadur@gmail.com
ATTN: TIMOTHY M. STONE
MAIL: 715 ELM STREET
ANOKA, MN 55303
PHONE : 701.541-9653
EMAIL: tstonearch@gmail.com
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FLOOR PLAN,
WALL TYPES, NOTES
GENERAL NOTES
1. MATERIAL OR INSTRUCTION NOTES SHALL APPLY
TO ALL OTHER LIKE CONDITIONS.
2. CONTRACTOR SHALL VERIFY ALL DIMENSIONS &
ELEVATIONS.
3. CONTRACTOR SHALL VERIFY ALL ACCESS ROUTES
AND STAGING AREAS WITH THE OWNER PRIOR TO
COMMENCEMENT OF WORK.
4. ALL WORK SHALL BE DONE IN ACCORDANCE WITH
THE APPLICABLE CODES, ORDINANCES &
STANDARDS, SPECIFICATIONS OF ALL STATE &
LOCAL GOVERNING AUTHORITIES HAVING
JURISDICTION IN THIS LOCALITY.
5. WHERE ANY EXISTING WORK IS DAMAGED OR
ALTERED IN ANY WAY, AND IF SAME DID NOT
REQUIRE ALTERATIONS, CONTRACTOR SHALL
REPAIR AND REFINISH SAME AS DIRECTED BY THE
ARCHITECT AT NO ADDITIONAL COST.
6. ALL WORK MUST BE PERFORMED IN SUCH A WAY
AS TO MINIMIZE INTERFERENCE WITH EXISTING
STREETS. CLEAN UP DEBRIS AS IT ACCUMULATES.
ARRANGE AND STORE MATERIALS FOR
CONSTRUCTION IN A NEAT AND ORDERLY MANNER
NOT INTERFERING WITH TRAFFIC ON STREETS,
SIDEWALKS OR CIRCULATION AROUND
CONSTRUCTION AREA.
7. PROVIDE APPROPRIATE FIRE STOPPING SYSTEM
WHERE MECHANICAL & ELECTRICAL PENETRATE
FLOORS, PARTY WALLS, CORRIDOR OR OTHER
RATED WALLS ASSEMBLIES.
8. SEE CIVIL AND STRUCTURAL DRAWINGS FOR
RESPECTIVE WORK.
9.GENERAL CONTRACTOR TO COORDINATE ALL
ELECTRICAL AND MECHANICAL WORK WITH
ELEC. AND MECH. CONTRACTOR(S). VERIFY ANY
DISCREPANCIES WITH OWNER / ARCHITECT
10. ALL INTERIOR WALLS ARE 2X4 STEEL STUD WALL
UNLESS OTHERWISE NOTED ARE DIMENSIONED TO
FACE OF STUD.
12. PROVIDE SOUND BATTS AT BATHROOMS,
CONFERENCE AREAS & MECHANICAL ROOMS.
13. PROVIDE BLOCKING FOR HANDRAILS, GUARDRAILS,
MIRRORS, CASEWORK ETC.
14. VERIFY ALL FINAL CASEWORK DESIGN / LAYOUT
WITH OWNER.
15. TOILET AND CASEWORK ELEVATIONS ARE
DIMENSIONED TO FACE OF FINISH WALL
24
Item 2.
³
An oka County Parcel Viewer
Owner Information:
Disclaimer: Map and parcel data are believ ed to be acc urate, b ut accura cy is not gu aran teed. This is not a legal docume nt and sho uld not besubstituted for a title searc h, apprais al, survey, or for zoning verification.
Date: 6/28/20231:1,200Anoka County GIS
AM BUSINESS C E NTER LLC
2201 37TH AVE
COLUMBIA HEIGH TS
MN
55421
Parce l Information:
36-3 0-24-4 4-0014
2201 37TH AVE NE
MN
COLUMBIA HEIGHTS
55421
MANDY MEISNER
3.06Approx. Acres:
WALTONS SUNNY ACRES 2ND ADDITION
Commissioner:
Plat:
25
Item 2.
2 2 0 1 3 7 T H A V E N U E N E C O L U M B I A H E I G H T S , M N 5 5 4 2 1
M O H A M E D A D U R
M O H A M E D A D U R J U N E 5 T H , 2 0 2 3
M O H A M E D A D U R / A B D U L S A L A H
M N .
7 6 3 -3 5 2 -3 6 0 7
a w c a d u r @ g m a i l .c o m
5 9 5 1 U N I V E R S I T Y A V E N U E N E #2 0 8
F R I D L E Y 5 5 4 3 2
M O H A M E D A B D U L L E
M O H A M E D A B D U L L E
M O H A M E D A B D U L L E J U N E 5 T H , 2 0 2 3
6 1 2 -3 9 6 -3 7 6 2
m a b d u l l e 0 8 @ g m a i l .c o m
M E R C A N T I L E / R E T A I L / O F F I C E
26
Item 2.
7 1 5 E l m S t r e e t , A n o k a, M N 5 5 3 0 3 Ph. 701.541.9653 email:tstonearch@gmail.com Project Narrative - Columbia Center Remodel
Date: June 5th,2023
Overall:
The proposed Heights Grand Ballroom event space fit-up, is approximately 12,050 s.f. fit-up in the existing single story
42,000 s.f. existing vacant retail building and intended to be (1) of (4) separate tenant spaces which the other future
space uses are proposed to be, 8,000s.f. retail (Grocery market), 5,200 s.f. , furniture sales (retail). , and 10,200 s.f. office
space.
The future retail market will provide a deli, groceries, fruits and vegetables, snacks, cleaning supplies etc. and opretae
between 8am and 9pm, 7 days a week.
The proposed event hall with, 900 s.f. kitchen prep area, will provide assembly space for primarily, weddings, receptions,
and similar events. The tenant of the event hall plans to provide private security at all proposed events to help facilitate
and maintain all event space policies and remind guest of all local ordinances and proposes to operate primarily on the
weekends between 7pm - 2am
The proposed furniture store will primarily retail furniture items Monday through Saturday, 10am – 7pm.
The proposed office space is to be used for business commerce and expected use is Monday through Saturday, 8am –
6:30pm.
The existing site and proposed event hall is compliant with all allowed land use requirements with the city of
Columbia Heights, MN.
Site parking:
The required parking for the proposed use is 183 parking spaces, of which the existing site has 150 parking space with no
opportunity for additional parking spaces.
The owner of the proposed property is confident the off-peak parking between the new tenants spaces use will be more
than accommodating for the proposed uses and is in belief of this idea from his previous experience with similar retail
ownership and the idea the event hall peak demand parking will be weekend evenings (Friday and Saturdays), where at
the similar time the retail and office spaces will have low parking demand.
During the weekdays, the retail and offices will have more demand and the event space will have zero to very low
demand.
27
Item 2.
DRAFT Memorandum
www.srfconsulting.com
3701 Wayzata Boulevard, Suite 100 | Minneapolis, MN 55416-3791 | 763.475.0010 Fax: 1.866.440.6364
An Equal Opportunity Employer
SRF No. 16252.00
To: Mohamed Abdulle
Gateway Business Group, Inc
From: Tom Sachi, PE, Project Manager
Date: June 5, 2023
Subject: Columbia Center Redevelopment Parking Study
Introduction
SRF has completed a parking study for the proposed redevelopment of the Columbia Center located
in the northwest quadrant of the 37th Place NE and McKinley Street NE intersection in Columbia
Heights, MN. The main objectives of this study are to identify expected parking demand of the
redevelopment, determine if the existing parking supply is sufficient to meet the expected future
demand, and identify potential parking opportunities, if necessary. The following sections provide the
assumptions, analysis, and study conclusions offered for consideration.
Proposed Development
The proposed development, shown in the attached Site Plan, includes an approximately 12,505 square
foot (SF) event center, 8,072 SF retail store, 5,238 SF furniture store, a 10,248 SF office space, and
6,575 SF of storage space. Parking generation estimates for the proposed land use were developed
using the ITE Parking Generation Manual, Fifth Edition average peak demand rates for both a weekday
and Saturday for various times throughout the day and shown in Table 1 and 2, respectively. The
expected future demand of the entire site was compared with the proposed future supply is shown to
identify the expected surplus or deficit.
For the event center space, parking demand was estimated using an average vehicle occupancy of 2.5
people per vehicle. This rate is consistent with other event center studies that SRF has completed in
the Twin Cities metro area. The max attendance of the event center is 342 guests. Note, the event
center is not intended to have staff, rather, guests are expected to set-up/take-down and clean in the
space themselves. It is expected that the event center will primarily be used on Friday and Saturday
evenings after 5:00 p.m. There is potential that events will occur on weekday evenings . It is not
expected that the event center will be used on weekday and weekend afternoons at this time.
28
Item 2.
Columbia Center Redevelopment Parking Study June 5, 2023
Page 2
Table 1. Expected Proposed Development Parking Demand (Weekday)
Land Use (ITE Code) Demand by Time of Day
12:00 p.m. 2:00 p.m. 6:00 p.m. 8:00 p.m.
Retail (820) 16 14 13 10
Furniture Store (890) 2 2 1 1
Office (710) 21 23 5 0
Event Center 0 0 103 137
Total 39 39 122 148
Supply 150
Surplus/(Deficit) +111 +111 +28 +2
Table 2. Expected Proposed Development Parking Demand (Saturday)
Land Use (ITE Code) Demand by Time of Day
12:00 p.m. 2:00 p.m. 6:00 p.m. 8:00 p.m.
Retail (820) 23 23 16 14
Furniture Store (890) 4 5 3 0
Office (710) 3 0 0 0
Event Center 0 0 103 137
Total 30 28 122 151
Supply 150
Surplus/(Deficit) +120 +122 +28 (-1)
It is expected that the proposed development will have a peak parking demand of 148 to 151 spaces
during the weekday and weekend evenings around 8:00 p.m. On the weekend evening, it is expected
that there would be a parking deficit of one (1) parking stall. During the weekday evenings, it is
expected that there will be a surplus of two (2) parking stalls. During all remaining times of the day
on weekdays and weekends, there is expected to be a surplus between 28 to 122 parking stalls. Given
the minimal expected deficit expected (i.e. one (1) stall), no mitigation is proposed at this time. On-
street parking is available along the west side of McKinley Street NE which could accommodate this
minor deficit. Note, this deficit is only expected if the event center has a full occupancy event.
City Code Parking Review
In addition to reviewing the anticipated parking demand via ITE and historical parking studies, SRF
completed a review of the City Parking Code and used a time of day shared parking reduction estimate
to City Code from the City of Wayzata, MN. The time of day parking code review is shown in
Table 3. Note, the City of Wayzata Parking time of day shared parking information is attached below.
This shared parking approach is included given that the expected land uses are not expected to peak
during the same time of day and can help reduce over building parking. Note, the event center is
expected to peak similar to the restaurant land use. Using the shared time of day parking approach,
there is expected to be a surplus between two (2) to 29 parking stalls on site.
29
Item 2.
Columbia Center Redevelopment Parking Study June 5, 2023
Page 3
Table 3. City Code Shared Parking
Land Use City Code
Required
Shared Demand by Time of Day
Weekday Weekend
12:00 a.m.
to 6:00 p.m.
6:00 p.m. to
12:00 a.m.
12:00 a.m.
to 6:00 p.m.
6:00 p.m. to
12:00 a.m.
Retail 45 41 27 45 27
Office 35 35 18 4 0
Event Center (1) 103 72 103 72 103
Total 183 148 148 121 130
Supply 150
Surplus/(Deficit) (-33) +2 +2 +29 +20
(1) Expected to be similar to a restaurant land use
Wayzata Time of Day Shared Parking Code
30
Item 2.
NE
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37TH
P
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37TH AVENUE NE
23 22 19 18 16 15 12 1212
EXISTING 42,184 S.F.
ONE STORY
BUILDING
EXISTING PAVED
DRIVE & PARKING
EXISTING CONC.
WALK
EVENT CENTER
12,050 S.F.
PROPOSED
OFFICE
10,248 S.F.
PROPOSED
RETAIL
8,072 S.F.
300.00' PROPERTY LINE
38
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EXISTING LIGHT
POLE
EXISTING LIGHT
POLE
EXISTING LIGHT
POLE
EXISTING LIGHT
POLE
EXISTING LIGHT
POLE
EXISTING LIGHT
POLE
EXISTING
ACCESSIBLE
PARKING AND
AISLE
EXISTING PAVED
DRIVE & PARKING
EXISTING PAVED
DRIVE & PARKING
EXISTING PAVED
DRIVE & PARKING
EXISTING PAVED
DRIVE & PARKING
EXISTING PAVED
DRIVE & PARKING
EXISTING PAVED
SERVICE DRIVE
EXISTING PAVED
SERVICE DRIVE
TOTAL 150
PARKING SPACES
EXISTING
ACCESSIBLE
PARKING AND
AISLE
NEW ACCESSIBLE
PARKING STRIPING
NEW ACCESSIBLE
PARKING STRIPING
PROPOSED
RETAIL
5,238 S.F.
PROPOSED
STORAGE
6,575 S.F.
PROPERTY INFORMATION
OFF-STREET PARKING:
-RETAIL/ SHOPPING CENTER: 1/300 GSF = 13,310 / 300= 45
-OFFICE / PROFESSIONAL: 1/300 GSF = 10,248 / 300= 35
-EVENT HALL
FULL: 30% OF BLDG. CAPACITY = 342(.30)= 103
183 PARKING SPACES REQ'D
150 PARKING SPACE PROVIDED
PARKING OFF-PEAK SCHEDULE:
-PROPOSED RETAIL MARKET OPERATIONAL 8AM TO 9PM DAILY
WITH OFF PEAK PARKING TIME 4PM TO 6PM
-PROPOSED FURNITURE STORE OPERATIONAL 10AM TO 7PM DAILY
WITH OFF PEAK PARKING TIME 12PM TO 5PM SATURDAY
-PROPOSED EVENT HALL OPERATIONAL 7PM TO 2AM WEEKENDS
WITH PEAK PARKING TIME 9PM TO 11PM FRI - SUN.
-PROPOSED OFFICE OPERATIONAL 8AM TO 6:30PM DAILY
WITH PEAK PARKING TIME 9AM TO 3PM
2201 37TH AVENUE NE.,
COLUMBIA HEIGHTS, MN 55421
LOT 8, BLOCK 2, WALTONS SUNNY ACRES
ZONED - GB- GENERAL BUSINESS DISTRICT
LOT AREA - 133,294 SF (3.06 ACRES)
PARKING REQUIREMENTS
ZONING INFORMATION
COLUMBIA HEIGHTS ZONING CODE: 9.110
(E), (2) PERMITTED USES:
-(f) PLACE OF ASSEMBLY
-(r) FOOD SERVICE RESTAURANT
-(cc) SHOPPING CENTER
(3) CONDITIONAL USES:
-(c) BANQUET HALL
LOT REQUIREMENTS
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Drawn By:
Checked By:
Date:
TMS
COPYRIGHT:
All plans, specifications, computer files, field data,
notes and other documents and instruments prepared
by TIMOTHY M. STONE, as instruments of service
shall remain the property of TIMOTHY M. STONE
shall retain all common law, statutory and other reserved
rights, including the copyright thereto.
2336
6-1-23
CONTACT:
ATTN: Mohamed Adur
MAIL: -
PHONE : 612-232-3417
EMAIL: awcadur@gmail.com
ATTN: TIMOTHY M. STONE
MAIL: 715 ELM STREET
ANOKA, MN 55303
PHONE : 701.541-9653
EMAIL: tstonearch@gmail.com
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SHEET INDEX, SITE PLAN,
ZONING INFORMATION
HEIGHTS GRAND BALLROOM FIT-UP
&OLUMBIA HEIGHTS MINNESOTA
SHEET INDEX
ARCHITECTURAL
A001 SITE PLAN, ZONING INFO., SHEET INDEX
A002 CODE PLAN, CODE ANALYSIS
A091 DEMOLITION PLANS, NOTES
A101 FLOOR PLAN, WALL TYPES, NOTES
31
Item 2.
E
EVENT AREA'B'
ASSEMBLY:A-2
AREA: 2,470 S.F.
O.L.F.: 15 N.S.F.
OCC.: 165
342 TOTAL OCC.
EXIT #2
114 OCC. X 0.2"
= 22.8"
68" PROVIDED
vestibule
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PLAN LEGEND
EXIT TRAVELEXIT SIGN w/
EMERGENCY LIGHT
F.E.FIRE
EXTINGUISHEREMERGENCY
LIGHT PACK exit sign
F.E.
F.E.
F.E.
N.I.C.EVENT AREA'B'
ASSEMBLY:A-2
AREA: 2,200 S.F.
O.L.F.: 15 N.S.F.
OCC.: 147
women change
AREA: 236 S.F.
O.L.F.: 50 G.S.F.
OCC.: 5
men change
AREA: 177 S.F.
O.L.F.: 50 G.S.F.
OCC.: 4
KITCHEN
AREA: 865 S.F.
O.L.F.: 200 G.S.F.
OCC.: 5
COAT CHECK
AREA: 263 S.F.
O.L.F.: 300 G.S.F.
OCC.: 1
LOBBY / PRE-FUNCTION
MECH
AREA: 218 S.F.
O.L.F.: 300 G.S.F.
OCC.: 1
stage
AREA: 93 S.F.
O.L.F.: 15 N.S.F.
OCC.: 7
stage
AREA: 93 S.F.
O.L.F.: 15 N.S.F.
OCC.: 7
N.I.C.N.I.C.
future furniture storefuture market future office
N.I.C.
future SHARED STORAGE
F.E.
F.E.
F.E.
F.E.
EXIT #1
114 OCC. X 0.2"
= 22.8"
68" PROVIDED
EXIT #3
114 OCC. X 0.2"
= 22.8"
32" PROVIDED
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Sheet No.
Project No.:
Drawn By:
Checked By:
Date:
TMS
COPYRIGHT:
All plans, specifications, computer files, field data,
notes and other documents and instruments prepared
by TIMOTHY M. STONE, as instruments of service
shall remain the property of TIMOTHY M. STONE
shall retain all common law, statutory and other reserved
rights, including the copyright thereto.
2336
6-1-23
CONTACT:
ATTN: Mohamed Adur
MAIL: -
PHONE : 612-232-3417
EMAIL: awcadur@gmail.com
ATTN: TIMOTHY M. STONE
MAIL: 715 ELM STREET
ANOKA, MN 55303
PHONE : 701.541-9653
EMAIL: tstonearch@gmail.com
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CODE INFO, CODE PLAN
2020 MINNESOTA BLDG. CODE INFO.
PROJECT:
HEIGHTS GRAND BALLROOM FIT-UP
2201 37TH AVENUE NE.
COLUMBIA HEIGHTS, MN. 55421
APPLICABLE CODES:
2020 MN CONSERVATION CODE FOR EXISTING BUILDINGS
2020 MN INTERNATIONAL BUILDING CODE
UNIFORM PLUMBING CODE
NATIONAL ELECTRICAL CODE
2020 MN MECHANICAL CODE & FUEL GAS CODE
2020 MN FIRE CODE
AMERICANS WITH DISABILITIES ACT
ORDINANCES OF THE CITY OF COLUMBIA HEIGHTS, MN.
PROJECT NARRATIVE:
REMODEL AND IMPROVEMENTS OF APPROXIMATELY
12,050 S.F. EXISTING SINGLE STORY RETAIL SPACE
INTO EVENT HALL SPACE W/ COMMERCIAL KITCHEN
EXISTING BUILDING IS ASSUMED CLASSIFIED AS TYPE IIB
CONSTRUCTION AND FULLY SPRINKLED
OCCUPANCY GROUPS CHAPTER 3
303.3 ASSEMBLY GROUP A-2
-EVENT HALL
BUILDING AREA CHAPTER 5
SEC. 508.3 NONSEPARATED OCCUPANCIES
NONSPERATED OCCUPANCIES SHALL BE INDIVIDUALLY
CLASSIFIED IN ACCORDANCE WITH SECTION 302.1.
GROUP A-2 MOST RESTRICTIVE OCCUPANCY
SEC. 508.3.3 NO SEPARATION REQUIRED BETWEEN NON-
SEPARATED OCCUPANCIES
SEC. 506.3 FRONTAGE INCREASE
=169'(30) + 263'-0"(30) / 432
=12,960 / 432
=30
=(432 / 985 -.25) 30 / 30
=(.44 -.25) 1
=19% AREA INCREASE ALLOWED
38,000(.19) = 7,220
38,000 + 7,220 = 45,220 S.F. ALLOWABLE AREA:
EVENT HALL = 10,250 S.F.
RESTAURANT = 10,248 S.F.
RETAIL MARKET = 21,607 S.F.
EXISTING BUILDING AREA = APPROXIMATELY 42,105 S.F.
ACCESSORY AND INCIDENTAL USES CHAPTER 5
SEC. 508.2.4 SEPARATION OF OCCUPANCIES NOT REQ'D
BETWEEN ACCESSORY AND MAIN OCCUPANCY
SEC. 509 SHALL COMPLY
CONSTRUCTION TYPE CHAPTER 6 (TABLE 601 & 602)
EXISTING BUILDING CONSTRUCTION IS CLASSIFIED
AS TYPE IIB
FIRE & SMOKE PROTECTION CHAPTER 7
TABLE 601 & 602
FIRE PROTECTION SYSTEMS CHAPTER 9
EXISTING BUILDING IS EQUIPPED THROUGHOUT WITH AN
AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH
NFPA 903.3.1.1
AN AUTOMATIC EXTINGUISHING SYSTEM SHALL BE INSTALLED
IN COMMERCIAL KITCHEN EXHAUST HOOD AND DUCT SYSTEM
OCCUPANCY LOAD FACTORS CHAPTER 10 (TABLE 1004.1.2)
EVENT HALL:
ASSEMBLY AREAS 15 N.S.F. PER OCC. = 3 OCC.
CHANGING ROOM 50 G.S.F. PER OCC. = 200 OCC.
STAGE 15 N.S.F. PER OCC. = 20 OCC.
MECH / STORAGE AREAS 300 G.S.F. PER OCC. = 1 OCC.
TOTAL OCCUPANTS 342
EGRESS REQUIREMENTS CHAPTER 10
- SEC. 1005 EGRESS WIDTH CALC'S
226 OCC(.2) = 45.2" EGRESS WIDTH REQ'D
(SEE PLAN FOR EACH SPACE CALC)
- TABLE 1006.2.1 MAX. COMMON PATH OF TRAVEL 75'-0"
- 1007 EXIT DOORWAY CONFIGURATION
(SEE PLAN FOR EACH SPACE CALC)
- SECTION 1008 MEANS OF EGRESS ILLUMINATION WILL COMPLY
- TABLE 1017.2 MAX. EXIT TRAVEL DISTANCE 250'-0" WITH
A SPRINKLER. (SEE PLAN)
-1020.4 DEAD ENDS EXCEPT. 2
PLUMBING FIXTURES CHAPTER 29
TABLE 2902.1 MINIMUM'S
GROUP A-2 (EVENT HALL): 342 OCCUPANTS / 2 = 171 MEN 171 WOMEN
-WATER CLOSETS: (1 PER 75) 5 REQ'D; 8 PROVIDED
-LAVATORIES: (1 PER 75 ) 5 REQ'D; 6 PROVIDED
-DRINKING FOUNTAIN (1 PER 500) 1 REQ'D; 2 PROVIDED
-SERVICE SINK 1 REQ'D; 1 PROVIDED
32
Item 2.
E
EXIST. MECH.
/ ELEC. RM.
WOMEN
CHANGING
MEN
CHANGING
COAT
CHECK
STAGE
LOBBY / PREFUNCTION
PASSAGE
MEN
TOILET
WOMEN
TOILET
VESTIBULE
N
SCALE:A101
1
1/8"=1'-0"
FLOOR PLAN PLAN LEGEND
EXISTING WALLS
NEW WALLS
NEW DEMISING
WALL
EXIST. DEMISING
WALL
NOTE:
KITCHEN DESIGN IS CONCEPTUAL AND
SUBJECT TO CHANGE. VERIFY FINAL
KITCHEN LAYOUT WITH KITCHEN EQUIPMENT
VENDOR AND OWNER.
KITCHEN /
FOOD PREP
EVENT ROOM 'B'
EVENT ROOM 'B'
DIVIDER WALL
STAGE
76'-4 1/2"6'-10 1/8"16'-2 1/2"
5'
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47
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Sheet No.
Project No.:
Drawn By:
Checked By:
Date:
TMS
COPYRIGHT:
All plans, specifications, computer files, field data,
notes and other documents and instruments prepared
by TIMOTHY M. STONE, as instruments of service
shall remain the property of TIMOTHY M. STONE
shall retain all common law, statutory and other reserved
rights, including the copyright thereto.
2336
6-1-23
CONTACT:
ATTN: Mohamed Adur
MAIL: -
PHONE : 612-232-3417
EMAIL: awcadur@gmail.com
ATTN: TIMOTHY M. STONE
MAIL: 715 ELM STREET
ANOKA, MN 55303
PHONE : 701.541-9653
EMAIL: tstonearch@gmail.com
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TMS
FLOOR PLAN,
WALL TYPES, NOTES
GENERAL NOTES
1. MATERIAL OR INSTRUCTION NOTES SHALL APPLY
TO ALL OTHER LIKE CONDITIONS.
2. CONTRACTOR SHALL VERIFY ALL DIMENSIONS &
ELEVATIONS.
3. CONTRACTOR SHALL VERIFY ALL ACCESS ROUTES
AND STAGING AREAS WITH THE OWNER PRIOR TO
COMMENCEMENT OF WORK.
4. ALL WORK SHALL BE DONE IN ACCORDANCE WITH
THE APPLICABLE CODES, ORDINANCES &
STANDARDS, SPECIFICATIONS OF ALL STATE &
LOCAL GOVERNING AUTHORITIES HAVING
JURISDICTION IN THIS LOCALITY.
5. WHERE ANY EXISTING WORK IS DAMAGED OR
ALTERED IN ANY WAY, AND IF SAME DID NOT
REQUIRE ALTERATIONS, CONTRACTOR SHALL
REPAIR AND REFINISH SAME AS DIRECTED BY THE
ARCHITECT AT NO ADDITIONAL COST.
6. ALL WORK MUST BE PERFORMED IN SUCH A WAY
AS TO MINIMIZE INTERFERENCE WITH EXISTING
STREETS. CLEAN UP DEBRIS AS IT ACCUMULATES.
ARRANGE AND STORE MATERIALS FOR
CONSTRUCTION IN A NEAT AND ORDERLY MANNER
NOT INTERFERING WITH TRAFFIC ON STREETS,
SIDEWALKS OR CIRCULATION AROUND
CONSTRUCTION AREA.
7. PROVIDE APPROPRIATE FIRE STOPPING SYSTEM
WHERE MECHANICAL & ELECTRICAL PENETRATE
FLOORS, PARTY WALLS, CORRIDOR OR OTHER
RATED WALLS ASSEMBLIES.
8. SEE CIVIL AND STRUCTURAL DRAWINGS FOR
RESPECTIVE WORK.
9.GENERAL CONTRACTOR TO COORDINATE ALL
ELECTRICAL AND MECHANICAL WORK WITH
ELEC. AND MECH. CONTRACTOR(S). VERIFY ANY
DISCREPANCIES WITH OWNER / ARCHITECT
10. ALL INTERIOR WALLS ARE 2X4 STEEL STUD WALL
UNLESS OTHERWISE NOTED ARE DIMENSIONED TO
FACE OF STUD.
12. PROVIDE SOUND BATTS AT BATHROOMS,
CONFERENCE AREAS & MECHANICAL ROOMS.
13. PROVIDE BLOCKING FOR HANDRAILS, GUARDRAILS,
MIRRORS, CASEWORK ETC.
14. VERIFY ALL FINAL CASEWORK DESIGN / LAYOUT
WITH OWNER.
15. TOILET AND CASEWORK ELEVATIONS ARE
DIMENSIONED TO FACE OF FINISH WALL
33
Item 2.
PLANNING COMMISSION
AGENDA SECTION OTHER BUSINESS
MEETING DATE JULY 5, 2023
ITEM: Review Purchase of 941 44th Avenue NE
DEPARTMENT: Community Development BY/DATE: Aaron Chirpich, CD Director/Assistant
City Manager – 06-27-23
CASE NUMBER: N/A
APPLICANT: N/A
DEVELOPMENT: N/A
LOCATION: 941 44th Avenue NE
REQUEST: Review the acquisition of 941 44th Avenue NE, and determine if it conforms to the City’s
Comprehensive Plan
PREPARED BY: Aaron Chirpich, Community Development Director/Assistant City Manager
INTRODUCTION:
Pursuant to State Statue, Section 462.356, Subdivision 2, the Planning and Zoning Co mmission (the “Planning
Commission”) in and for the City is required to review and ultimately determine that the proposed acquisition
of real property by the City’s Economic Development Authority (EDA), conforms to the Comprehensive Plan of
the City. Therefore, the EDA has requested that the Planning Commission review the acquisition of 941 44th
Avenue NE, Columbia Heights, MN 55421 (the “Subject Property”) to determine if its acquisition conforms to
the Comprehensive Plan of the City.
COMPREHENSIVE PLAN:
The EDA has a long-standing practice of acquiring blighted single-family homes to facilitate scattered site
redevelopment, and the proposed acquisition of the Subject Property responds to several goals and policies
adopted in the Comprehensive Plan. Specifically, in Chapter 3: Land Use. Below are the specific goals and
policies from the Comprehensive Plan that directly and indirectly correlate to the conformity of the proposed
acquisition.
LAND USE AND REDEVELOPMENT
Goal: Provide mechanisms for successful redevelopment of vacant lands and targeted areas within the
community.
1. Enhance the image and viability of the Central Avenue corridor while protecting and enhancing
adjacent residential areas.
2. Encourage infill development that demonstrates compatibility with existing neighborhood
characteristics in terms of quality, design, building height, placement, scale, and architectural
quality.
34
Item 3.
Page 2
RECOMMENDATION
Motion: Move to adopt Resolution 2023-PZ04, a resolution finding that the proposed acquisition of certain
land for redevelopment purposes by the Columbia Heights Economic Development Authority is consistent
with the City of Columbia Heights’ Comprehensive Plan.
RECOMMENDED MOTION(S):
MOTION: Move to waive the reading of Resolution 2023-PZ04, there being ample copies available to the
public.
MOTION: Move to adopt Resolution 2023-PZ04, a resolution finding that the acquisition of certain land for
redevelopment purposes by the Columbia Heights Economic Development Authority is consistent with the
City of Columbia Heights’ Comprehensive Plan.
ATTACHMENT(S):
Resolution 2023-PZ04
Location Map
35
Item 3.
RESOLUTION NO. 2023-PZ04
A RESOLUTION FINDING THAT THE ACQUISITION OF CERTAIN LAND FOR REDEVELOPMENT PURPOSES BY THE
COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY IS CONSISTENT WITH THE CITY OF COLUMBIA
HEIGHTS’ COMPREHENSIVE PLAN.
WHEREAS, the Columbia Heights Economic Development Authority (the “Authority”) proposes to purchase
certain property (the “Property”) located at 941 44th Avenue NE, (PID 36-30-24-22-0050) in the City of Columbia
Heights (the “City”) and described on the attached Exhibit A, for the purposes of eventual redevelopment; and
WHEREAS, Minnesota Statutes, Section 462.356, subd. 2 requires the City’s Planning Commission to review the
proposed acquisition or disposal of publicly-owned real property within the City prior to its acquisition or
disposal, to determine whether in the opinion of the Planning Commission, such acquisition or disposal is
consistent with the comprehensive municipal plan; and
NOW, THEREFORE BE IT RESOLVED, the Planning Commission has reviewed the proposed acquisition of the
Property, and has determined that the Authority’s purpose is to redevelop the Property, and that the proposed
acquisition is therefore consistent with the City’s comprehensive plan.
BE IT FURTHER RESOLVED that this resolution be communicated to the Board of Commissioners of the
Authority.
ORDER OF THE PLANNING COMMISSION
Passed this 5th day of July, 2023
Offered by:
Seconded by:
Roll Call:
Chairperson
Attest:
Secretary
EXHIBIT A
36
Item 3.
Description of Property
E 52 FT OF W 97 FT OF S1/2 OF LOT 33 BLOCK 1 RESERVOIR HILLS , ANOKA COUNTY, MINNESOTA.
37
Item 3.
³
941 44th Avenu e NE
Owner Information:
Disclaimer: Map and parcel data are believ ed to be acc urate, b ut accura cy is not gu aran teed. This is not a legal docume nt and sho uld not besubstituted for a title searc h, apprais al, survey, or for zoning verification.
Date: 6/27/20231:600Anoka County GIS
SHOLD PAULINE
941 44TH AVE NE
COLUMBIA HGTS
MN
55421
Parce l Information:
36-3 0-24-2 2-0050
941 4 4TH AVE NE
MN
COLUMBIA HEIGHTS
55421
MANDY MEISNER
0.16Approx. Acres:
RESERV OIR HILLS
Commissioner:
Plat:
38
Item 3.