HomeMy WebLinkAbout11-06-2024 Planning Commission Packet
PLANNING COMMISSION
City Hall—Council Chambers, 3989 Central Ave NE
Wednesday, November 06, 2024
6:00 PM
AMENDED AGENDA
AGENDA AMENDED ON 11/06/2024 TO
REMOVE ITEMS 3 AND 4 AFTER
APPLICANT WITHDRAWAL
ATTENDANCE INFORMATION FOR THE PUBLIC
Members of the public who wish to attend may do so in-person, or by using Microsoft Teams Meeting
at columbiaheightsmn.gov/joinameeting: ID 252 586 988 371, Passcode ugquG3. For questions, please
contact Administration at 763-706-3610.
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.
CALL TO ORDER/ROLL CALL
APPROVE MINUTES
1. Accept October 1, 2024 Planning Commission Meeting Minutes
PUBLIC HEARINGS
2. Zoning Ordinance Amendment to amend Chapter 9 – Land Use:
9.104 Administration and Enforcement
MOTION: Move to waive the reading of draft Ordinance amendment No. 1708, there being
ample copies available to the public.
MOTION: Move to recommend City Council to approve draft Zoning Ordinance
Amendment No. 1708 as presented.
3. Site Plan Review for 999 50th Avenue NE
MOTION: Move to waive the reading of draft Resolution No. 2024 -069, a Site Plan Review
for 999 50th Avenue NE, there being ample copies available to the public.
MOTION: Move to recommend approval of draft Resolution No. 2024-069, a Site Plan
Review for 999 50th Avenue NE, as presented and subject to the conditions of approval
listed in the draft resolution.
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City of Columbia Heights AGENDA November 06, 2024
Planning Commission Page 2
4. Conditional Use Permit for Over-Height Sound Barrier (Fence) at 999 50th Avenue NE
MOTION: Move to close the public hearing and waive the reading of Draft Resolution No.
2024-068, there being ample copies available to the public.
MOTION: Move to recommend City Council approve the Conditional Use Permit as
presented, subject to the conditions of approval as presented.
OTHER BUSINESS
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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MINUTES
CITY OF COLUMBIA HEIGHTS
PLANNING COMMISSION MEETING
TUESDAY, OCTOBER 01, 2024
The meeting was called to order at 6:00 pm by Chair Wolfe.
CALL TO ORDER/ROLL CALL
Commissioners present: Eric Sahnow, Tom Kaiser, Paul Moses, Laurel Deneen, Clara Wolfe, Ahmed
Maameri, and John Gianoulis
Also present: Andrew Boucher, City Planner; Sarah LaVoi, Administrative Assistant; Mitch Forney,
Community Development Coordinator; Connie Buesgens, Council Liaison.
APPROVAL OF MINUTES
1. Approval of August 7, 2024 Planning Commission Meeting Minutes
Motion by Sahnow, seconded by Deneen, to approve the minutes from the meeting of August 7,
2024. All ayes. MOTION PASSED.
PUBLIC HEARINGS
2. Site Plan Review for 999 50th Avenue NE
Introduction: Boucher stated Civil Site Group on behalf of Tsunami Express Car Wash has requested
approval of a site plan review proposing the demolition of the existing vacant office building in
preparation for the new construction of a car wash (between the intersection of 50th Avenue NE
and Tyler Street NE off Central Avenue NE). The Site Plan Review only requires Planning
Commission approval.
Boucher mentioned the applicant is proposing to demolish the existing approximately 7,000 sq. ft.
vacant building on the 0.83-acre parcel and construct a new single-story 4,300 sq. ft. building
containing the car wash bay, mechanical room, storage, office, and a restroom as well as two
accessory buildings including a 100 sq. ft. employee sales booth and 100 sq. ft. vacuum pump
house serving 10 vacuums along the parking stalls. The subject site is located towards the northern
end of the municipal boundary along Central Avenue. The surrounding adjacent properties to the
immediate north, west, and south are all zoned for Commercial use through the General Business
District. The property also abuts several residential neighborhoods to the north, east, and sout h
containing multi-family, duplexes, and single-family residential zoning adjacent to Central Avenue.
The subject site is zoned, General Business District, and the use as a car wash is a permitted use in
the district subject to Specific Development Standards 9.107 (10) for a car wash.
Boucher noted the noise impact study that was required has recommended an eight-foot tall sound
barrier which will require the Conditional Use Permit . City Code 9.106E3A specifies that any fence
that is over seven feet high requires a conditional use permit.
Boucher mentioned Section 9.104 (N) of the Zoning Ordinance outlines certain findings of fact that
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must be met in order for the City to approve a site plan review. The findings are as follows:
a) The site plan conforms to all applicable requirements of this article.
Upon approval of the Site Plan Review, as conditioned, the proposed site plan will conform
to all applicable requirements of the General Business (GB) District as well as City Code
9.106 General Development Standards.
b) The site plan is consistent with the applicable provisions of the City’s comprehensive plan.
The use and 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.
With conditions imposed to ensure compatibility, the site plan will be consistent with the
applicable Design Guidelines of the Highway District.
d) The site plan minimizes any adverse impacts on property in the immediate vicinity and the
public right-of-way.
As conditioned, the site plan minimizes any adverse impacts on property in the immediate
vicinity and the public right-of-way.
Boucher stated the building is currently vacant and has not been fully used since 2012. The last
occupants were the Turkish American Society of Minnesota which only occupied a portion of the
building. The applicant is proposing a complete teardown. Many people have been interested in
using the existing building but there are accessibility issues related to installing an elevator, as well
as fire suppression requirements. This has made it expensive for anyone who would want to use
the existing building which is why the applicant is proposing to demolish the building.
Boucher explained the City’s 2040 Comprehensive Plan guides the subject site, as well as properties
to the north and east for “commercial land use” with additional “commercial land use” to the south
as well as “medium density and low density residential” further to the south and east of the
commercial parcels. The Plan describes the “commercial” designation as follows: The Commercial
land use designation is primarily located along major transportation corridors and includes a variety
of retail uses, services, and office uses.
Boucher added the subject site also lies within “Opportunity Area #2B” of the Comprehensive Plan
which overlays the segment of Central Avenue from 37th Avenue NE to the Fridley Border,
specifically between Central Avenue NE and 49th Avenue NE. In this regard, the Plan identifies the
area as having development potential for future commercial use. Some of the guiding principles for
redevelopment include commercial uses with appropriate parking and pedestrian access to Central
Avenue and emphasizing businesses that provide goods or services that appeal to the community
at large as well as the adjacent neighborhoods. This area is described as having an emphasis on
providing sidewalks, four-season landscaping, and lighting.
Boucher stated the applicant is proposing 26 feet for the front yar d setback and 45 feet from the
Aldi side. The rear is 60 feet and the residential side is 35 feet for parking. The proposed setbacks
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meet the standards for the general zoning district. Two accesses to the site are proposed from the
south via 50th Avenue NE, a 60-foot wide public right-of-way with a road width of 35 feet back of
curb to back of curb, through an existing 24-foot wide driveway with directional markings for
vehicles exiting the car wash and entering to use the vacuums with an addition al access point at
the southeastern corner of the property which has directional markings showing an entrance only
for the car wash accommodating the vehicle stacking. As a condition of approval, a 24-foot fire
access lane must be maintained for emergency vehicle access.
Boucher reviewed the parking for the site plan. The submitted site plan illustrates a total of 18 off -
street parking stalls. The Zoning Ordinance requires two spaces per bay plus four stacking spaces
for the one car wash bay including one stacking space at the exit. The Zoning Ordinance also
specifies that that employee parking is only required when the parking requirements are based on
employee counts, as such, the parking requirements for car washes are determined by the number
of service bays and stacking spaces, not employee counts. Appropriately, one off-street parking
space on the site has been designated as a disability stall (in accordance with the American
Disability Act) along with an access aisle striped with “No Parking”. The proposed site plan has
more off-street parking than required and can accommodate any employee parking needs as
presented.
Boucher noted there were a number of concerns from residents regarding parking stacking. A
traffic study was commissioned by the applicant and prepared by a licensed independent
engineering firm which shows the anticipated traffic using trip generation estimates for trips during
weekday a.m. and p.m. peak hours as well as on a daily basis. The Trip Generation Summary
provides estimates demonstrating the in/out traffic for the a.m. and p.m. peak hours as well as the
daily trips between the proposed car wash and the previous office use. Trips were routed to the
adjacent roadway network using the following distribution based on existing area t ravel patterns
and engineering judgment:
Central Avenue (Highway 65) North and South: 35% each
Tyler Street: 15%
50th Avenue West, 50th Avenue East, and Polk Place: 5% each
Boucher explained the traffic study indicates that all applicable intersections will continue to
operate at Level-of-Service C or better and all approaches will continue to operate near the Level -
of-Service D/E threshold or better during the peak hours. Minimal changes in queuing are expected
nor are any impacts to the proposed development driveways expected. The daily traffic volume
changes along Polk Place, 50th Avenue, and Tyler Street are minimal and within a typical daily
variation of most roadways. The provided vehicle stacking distance is adequate and no impacts to
50th Avenue are expected.
Boucher reviewed that some recommendations the traffic study urges the City to consider are
locating signage and landscaping to avoid any sight distance issues, reviewing truck
maneuverability to limit internal circulation conflicts, and adding a stop or yield sign along Tyler
Street at 50th Avenue to better define the right-of-way for motorists and reduce potential conflicts.
As conditioned, the proposed site plan shall meet vehicle access, stacking, and parking
requirements in accordance with the City Code.
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Boucher stated In addition to the building and parking setbacks, car washes have specific
development standards requiring that the vacuum facilities must be located in an enclosed
structure or located 50 feet from any residential property lines, which will be a condition of
approval. The proposed site plan as presented will have building and parking lot setbacks that
conform with 9.110 Commercial Districts (C) Lot dimension, height, and bulk requirements. The lot
area, setback, height, and lot coverage are proposed to satisfy these requirements. The vacuums,
as conditioned, will meet the specific development standard setback of 50 feet from residential
property lines and/or be enclosed. As a condition of approval, two spaces shall be designated for
employee use and an area shall be designated for snow storage if snowfall exceeds the storage of
that area, then it shall be required to be removed from the property. The pro posed site plan, as
presented, meets the parking and stacking requirements. As conditioned, the proposed site plan
shall accommodate vehicle access and stacking in accordance with the City Code.
Boucher mentioned it is understood that the car wash is proposing 7 AM – 8 PM hours of
operation, Monday – Sunday, and any vacuum use shall be limited to hours of operation as a
condition of approval. A trash enclosure is shown on the site plan on the western side of the
property alongside the parking lot and in the architectural renderings as being 6 feet, 11 inches
from the slab and surrounded by at least three sides with screening walls that are similar to the
construction material used on the new building. The open side of the enclosure shall not face any
public street or the front yard of any adjacent property. Garbage pickup is expected to occur
outside of business hours.
Boucher explained the applicant has submitted drawings for on-site signage which will require a
building permit and are subject to review for compliance by City Staff. As a condition of approval,
all signage shall be reviewed by the City for approval. The fire lane shall be marked with yellow
curb paint and signage that states “No Parking – Fire Lane”. As a condition of approval, this will be
required to remain.
Boucher stated the site does not have pedestrian or bicycle access along 50th Avenue NE and that
access ends at the Aldi property in alignment with Central Avenue. The applicant is proposing a
sidewalk from the edge of the western access to the site and connecting the sidewalk to the access
on the eastern side of the property continuing the connection from the Aldi property and ending
before the residential neighborhood. The 2040 Comprehensive Plan land use goals state that sites
should have pedestrian and bicycle access. Pedestrian access is satisfied, but the site should
incorporate a bicycle parking area to satisfy this goal. Staff is recommending that a bicycle rack
capable of accommodating two to four bicycles be a condition of approval.
Boucher noted the applicant has provided a lighting plan and specifications for the proposed
lighting fixtures satisfying the requirements of 9.106 General Development Standards (K) and
addresses potential security concerns from Public Safety. One of the SCM-LED-08L-SC-40 lighting
fixtures shall be relocated so there are no more than 0.5 footcandles along the eastern property
line as a condition of approval.
Boucher mentioned the applicant is not proposing any discernable loading areas and the code
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requirements for off-street loading spaces apply to non-residential uses receiving or distributing
materials or merchandise by trucks or similar vehicles and has a gross floor area of 5,000 sq. ft. or
more are not applicable to this proposal. The loading area requirements are satisfied per 9.106
General Development Standards (L) (12) as there are no deliveries beyond standard commercial
delivery vehicles (UPS, Fed-Ex, and USPS) occurring at the front door. A truck turning diagram has
been provided showing that garbage trucks can make the appropriate turns and maneuvers within
the site.
Boucher stated the applicant meets the Tree Preservation and Replanting Standards in 9.106
General Development Standards (M) and has provided both a tree preservation and landscaping
plan showing the location, size, quantity, and species of all existing and proposed plant materials
subject to design standards and considerations reviewed by the Urban Forester. The Urban
Forester is satisfied with the proposed preservation and landscaping plan but re commends and
encourages the applicant to work with Aldi to remove undesirable weed trees from the north of
the property that leans heavily over the property line. The tree preservation identifies 15 trees to
be removed, one of which is considered a protected tree, and is proposing to preserve four of the
existing trees. The applicant is required to provide one tree for every 50 feet of street frontage and
the property has 224 feet of frontage for a total of four trees, a minimum of four trees per one acre
of lot coverage, and five replacement trees per the replacement standards for a total of 13 trees
proposed. Additionally, the applicant is proposing landscaping containing native plantings and
pollinator-friendly habitats for the majority of the trees, shrubs, and grasses used.
Boucher added as a condition of approval, the applicant is required to provide a letter of credit or
other security as acceptable to the City and shall be deposited with the Zoning Administrator, in an
amount equal to 100% of the estimated cost of landscaping and/or screening. The letter of credit
or other security as acceptable to the City, or portions thereof, shall be forfeited to maintain
and/or replace materials for a period of time to include at least two growing seasons. A port ion of
the letter of credit or other security as acceptable may be released after one growing season as
determined by the Zoning Administrator. The property owner shall be responsible for continued
maintenance of landscaping and screening materials to rema in in compliance with the
requirements of this section. Plant materials that show signs of disease or damage shall be
promptly removed and replaced within the next planting season.
Boucher mentioned the applicant shows a 5-foot retaining wall along the eastern property line as
the site is 5 feet lower in elevation than the residential property adjacent to the site. The applicant
has provided information on the proposed lighting plan showing photo metrics, the reclaim system
and equipment as well as safety data sheets for all chemicals used for operations. As a condition of
approval, the applicant is required to implement the recommendations of a noise impact study to
minimize the impact that the car wash and vacuum operations are going to have on the adjacent
residential properties.
Boucher stated the applicant was required to provide a noise impact study and implement the
recommendations to minimize the impact that the car wash and vacuum operations are going to
have on the adjacent residential properties. The Minnesota Pollution Control Agency defined the
noise limit for Residential zones at the property lines at 60 dB(A), decibels , and A-weighting of the
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sound pressure level for the purpose of determining the human response to sound through MN
Statute § 7030 Noise Pollution Control.
Boucher added the noise study indicates that the carwash-related noise levels will not exceed the
residential limits with the addition of an 8’ tall sound barrier (which requires a Conditional Use
Permit) along the east and north property lines on top of the planned retaining wall with the
combined height extending 2 feet above the top of the car wash entry doors. There are minimum
acoustical requirements for the sound barrier wall: constructed from a material with a minimum
acoustical rating of STC 22 or a mass of no less than 2 pounds per square foot. An example of a
suitable material would be overlapping, 1” (nominal thickness) cedar or pine planks, assembled so
the total, actual thickness of the wall is at least 1 -1/2” along the entire length of the wall. These
need to be screwed together so the natural warping over time does not cause the planks to pull
apart and create gaps; the wall must be constructed tight to the ground and must be inspected,
maintained, and kept up over time. Post-construction sound testing will be required to confirm the
barrier was built to the recommendations specified. Other operational requirements include the
installation of a muffler on the vacuum pump house and the blowers set to turn off when th e exit
doors open.
Boucher explained as required, neighborhood notification of the site plan review applications has
been provided to property owners within 350 feet of the subject property and that list of property
owners is attached. At the time of this report, City Staff has received 15 written comments and one
verbal phone call from a resident as well as a few in -person visits; 6 of the written comments are
from residents within the mailing radius. Staff concern and the public comments that were made
influenced the need for additional review including noise and traffic studies to examine the impact
that the car wash operations would have on the neighboring properties.
Boucher noted Linda Rogers at 1057 Polk Place provided the written comment attached as she is
opposed to the proposed site plan citing concerns with the existing traffic increases from Aldi,
additional cars entering and exiting the car wash, and noise from both the car wash and vacuum
operations. Dana Alexon at 1035 Lincoln Terrace provided the written comments attached and had
initial comments on traffic increasing, how the existing area handles traffic, and concerns over the
sight lines considering the vehicle queuing and topography. Other remarks were made on the
traffic lights and traffic lane arrangement at 50th and Central Avenue regarding marking, striping,
and signage that is not being maintained, used incorrectly, and the signal timing is not effective
enough to give adequate time for certain turns and contributes to risky decision-making by drivers.
An additional written comment identified more specific concerns such as sight lines on the hill
serving nearby residential streets, room for potential expansion in the future, employee parking,
and other concerns related to overflow and queuing access onto adjacent streets.
Boucher added Steve and Janine Ess at 5030 Mulcare Drive, provided the written comment
attached as they are concerned about the heavy traffic trying to get onto Central Avenue and 50th
Avenue NE from the existing businesses. Samantha Koshiol at 1240 Lincoln Terrace provided the
written comment attached as she is opposed to the proposed site plan and has concerns that the
intersection cannot currently support the existing vehicle traffic from the businesses and school
traffic along with concerns about noise. Garedew Ergette at 5000 Fillmore Street NE provided the
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written comment attached as they have concerns about the intersection and traffic from the
existing businesses such as ALDI, Heights Bakery, and Jimmy John’s, safety concerns for multi-
modal transportation users citing the lack of sidewalks, traffic backup, and concerns over the
impact on property values and noise/emissions. Carrie Gille at 3956 Reservoir Boulevard provided
the written comment attached as she has concerns about noise, pollution, traffic, safety for school
children, and light pollution as she states that there are traffic issues on Central Avenue already.
Boucher stated Bob and Sue Koponen at 1035 Polk Place provided the written comment attached
as they are opposed to the proposed site plan with specific concerns about the sound pollution
from the car wash, vacuums, and the effectiveness of the sound barrier wall as well as concerns
with the exterior lighting spilling over into their back yard and traffic at the intersection at 50th
Avenue NE and Central Avenue. Tom and Cathy Kehrwald at 1060 50th Avenue NE provided the
written comments attached as they are opposed to the proposed site plan with concerns over
safety in regards to a lack of sidewalk facilities and concerns over the sidewalk being maintained
during the winter as well as traffic concerns on Central Avenue and 50th Avenue NE. Other
concerns identified are noise and light pollution impacts.
Boucher explained Tyler Whitney at 4922 Tyler Street NE provided the written comment attached
as he is concerned about the additional traffic that will be generated by the business and worries
about the through traffic and the effect that would have on families with small children as well as
feedback on the possibility of a sound barrier wall facing Tyler Street NE on the south side of the
proposed car wash noting that the sound barrier wall on another property is in disrepair and does
not deter noise pollution. Gerri Moeller at 5000 Johnson Street NE provided the written comment
attached as she is concerned about the traffic and safety needs of the neighborhood and that the
intersection cannot handle additional traffic.
Boucher added Jennifer and Dirk DeWester at 1200 50th Avenue NE provided the written comment
attached as they are opposed to the proposed site plan and cited concerns regarding additional
traffic and sight lines over the hill as well as concern in relation to noise pollution from the
Speedway Gas Station and how the sound affects properties surrounding them. Joe Pagliolo and
Margaret Hare at 1180 50th Avenue NE provided the written comment attached as they are
opposed to the proposed site plan and cited concerns regarding the existing traffic congestion from
surrounding businesses. Mark Colombo at 1105 50th Avenue NE provided the written comment
attached as he is opposed to the proposed site plan and has concerns about the traffic intersection
congestion from existing businesses with issues identified with the turn lane and addit ional traffic
during the school year.
Boucher mentioned Ardell and Jon Schmidt at 1105 Polk Place provided the written comment
attached as they are opposed to the proposed site plan and have concerns about water from the
cars dripping and causing icy slopes, traffic and safety from the existing businesses causing
backups, and the safety of pedestrians. Nancy Sartor at 1498 Lincoln Terrace provided the written
comment attached as they are opposed to the proposed site plan and have concerns about the
traffic, safety, noise, and exhaust pollution.
Boucher explained the Public Works Department, Police Department, and Fire Department have
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been provided copies of the application materials. The Police Department was satisfied with the
proposed site plan and had no concerns. The Fire Department had a few comments regarding the
fire lane, key box, and other fire-related items that are conditions of approval. In a review of the
application materials, Public Works/Engineering provided their department’s requirements and
comments on the proposed site plan in a memo dated August 22, 2024.
Recommendation: Staff recommends the following to the Planning Commission:
A. Approval of the Site Plan Review for property located at 999 50th Avenue NE (PID: 25 -30-
24-23-0002) subject to the following conditions:
1. The building and site plans adhere to the building and site plans dated August 5, 2024 ,
as conditioned.
2. Contingent upon successful application for a Conditional Use Permit for an over -height
sound barrier that is intended to be heard at the City Council meeting on October 14,
2024. An eight (8’) foot tall sound barrier is required to be constructed in the manner
specified in the Noise Impact Study dated August 23, 2024 , with a minimum acoustical
rating of STC 22 or a mass no less than 2 pounds per square foot, the panels screwed
together so there is an overlapping, 1” (nominal thickness) assembled so that the total
actual thickness of the wall is at least 1-1/2” along the entire length of the wall.
3. The applicant shall adhere to the requirements and comments provided by the City
Public Works and Engineering Departments in a memo dated August 22, 2024. The
applicant is responsible for filing and recording any proposed easements with the Anoka
County Recorder’s Office.
4. Two parking spaces for employees shall be identified and an on-site area shall be
designated for snow storage if snowfall exceeds the storage of that area, then it shall be
required to be removed from the property.
5. Relocate one of the SCM-LED-08L-SC-40 lighting fixtures so there are no more than 0.5
footcandles along the eastern property line.
6. The applicant shall be responsible for conducting routine inspections to ensure that the
sound barrier wall/fence is maintained and kept up.
7. Post-construction sound testing is required to demonstrate compliance with the
recommendations made in the Noise Impact Study.
8. The applicant is required to maintain a 24-foot fire lane and shall be stripped with “No
Parking – Fire Lane”.
9. The vacuums are required to be setback of 50 feet from residential property lines
and/or be enclosed. Vacuum use shall be limited to the hours of operation, 7 AM – 8
PM, Monday – Sunday, and a muffler installed on the vacuum pump house as well as
setting the blowers in the car wash to turn off whenever the exit doors open.
10. The open side of the enclosure shall not face any public street or the front yard of any
adjacent property.
11. A letter of credit or other security as acceptable to the City and shall be deposited with
the Zoning Administrator, in an amount equal to 100% of the estimated cost of
landscaping and/or screening. The letter of credit or other security as acceptable to t he
City, or portions thereof, shall be forfeited to maintain and/or replace materials for a
period of time to include at least two growing seasons. A portion of the letter of credit
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or other security as acceptable may be released after one growing season as
determined by the Zoning Administrator. The property owner shall be responsible for
continued maintenance of landscaping and screening materials to remain in compliance
with the requirements of this section. Plant materials that show signs of disease or
damage shall be promptly removed and replaced within the next planting season.
12. All rooftop or mechanical equipment shall be screened in a manner that minimizes the
visual impact on adjacent properties and from public streets as a condition of approval.
13. The building and site shall be meet all requirements found in the Fire Code and the
Building Code.
14. All new site signage shall require sign permits.
15. Provide a bicycle rack capable of accommodating two-four bicycles.
16. The applicant is required to receive final approval by the Fire Department or Authority
Having Jurisdiction for the location of the key box, fire alarm panel, fire annunciator,
and FDC connection.
17. All required state and local codes, permits, licenses, and inspections will be met and in
full compliance.
Questions/Comments from Members:
Kaiser explained that the City needs to examine how it found itself in this situation and how to
prevent it from happening to neighbors again. He added that a car wash is a “bad neighbor” in a
residential area. He added that he spoke with his neighbors and they would be greatly impacted by
the car wash. He mentioned that a car wash should go through a unique process when going
through the general business zoning requirements. Boucher replied that through the general
business zoning district, there are permitted uses, conditional uses, and accessory uses. The zoning
code describes car washes as a permitted use outright so there is not an additional use approval.
Anything that is not in addition to one or two-family residential requires a site plan review. If all of
the requirements are met, then the City has to recommend approval.
Kaiser appreciated Boucher’s responses during the process and mentioned that the problem is that
this type of use should be conditional so that the Planning Commission is not looking at just a site
plan review because it limits the options. He added that the City should examine how this
happened and take action. Boucher replied that Staff can look into this, but the Planning
Commission cannot apply future Code amendments to the current project.
Kaiser mentioned one of the statements of fact included minimizing adverse effects to the
neighbors. That is not possible depending on what direction the property would be from the
proposed car wash. There are single-family homes and duplexes that are directly facing the car
wash and are not protected by the sound barrier. He added that the focus of the discussion should
be on the properties that are impacted by sound, lighting, and traffic flow. He stated it was not an
appropriate use for the location. Boucher mentioned that almost all of the commercial properties
in the City are residential properties.
Deneen explained that drivers coming out of Aldi or Heights Bakery have to wait for multiple traffic
signals in order to get onto 50th Avenue currently. She expressed her concerns about what the
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impact could truly be or the validity of the numbers since the current office space is not at full
capacity. She added that she understands there is room to look into traffic striping or signal lengths
and thinks it would be worth looking into. She added that part of the traffic study was conducted
on a Sunday. Boucher clarified that it was Thursday through Saturday. Deneen explained that it is
not equitable for some neighbors to be blocked by the noise while others do not have that option.
She noted that while it is a condition to not allow patrons to play music , but wondered how it
would be enforced. Boucher replied that it would be on the applicant to enforce. If the City
receives noise complaints, there are methods for the City to be able to inspect it.
Forney explained that the traffic study was conducted at the current capacity. The numbers
proposed state that the addition of the car wash, would not add a lot more traffic.
Wolfe noted the last paragraph of the sound study referenced that the south properties would
exceed 60 decibels if all of the vacuums were being used and wondered if there could be one less
vacuum. Boucher explained that the applicant is required to designate two spots for employee
parking and was not sure it if was appropriate to remove the vacuums in order to designate the
parking spots on the south to minimize the spillover noise.
Sahnow mentioned that once the site plan is approved by the Planning Commission it goes to the
City Council. Boucher agreed and noted that the site plan review only goes to the Planning
Commission and they will provide a recommendation on the conditional use permit for the fence
and the City Council will take action on the fence.
Sahnow noted there would be many comments from the commissioners and residents regarding
the sound barrier and wondered if questions should be about the conditional use permit or the site
plan. Boucher replied that it would be appropriate to talk about the sound barrier.
Moses asked if there has been a review and analysis to compare the different car washes and what
the impact will be. Boucher replied that they have not conducted comparison studies with Mister
Car Wash and the proposed car wash.
Moses asked if there was data to see the peak hours with Aldi and potential peak hours with the
car wash. Boucher replied that he did not have that data and it would be in the archives of when
Aldi was constructed, but he would look into that. Forney added that the traffic study takes into
consideration the current Aldi peak hours. The applicant did a comparison study to other car
washes to see what they would need to do to be sustainable.
Deneen asked where there were other car washes that were similar. Forney replied that there is a
similar one in Roseville and one in Wisconsin.
Gianoulis mentioned a major concern for residents is lighting and asked what .5-foot candles mean
in practical terms means. Forney replied that foot candles are a way to measure the amount of
light that is spilling over into another property. There is a sensor that can measure the amount of
light that is spilling over. The City Code determines how much light is allowed to spill over. Boucher
added that the conditions required a photometric plan to be included, which shows where the
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Item 1.
City of Columbia Heights MINUTES October 01, 2024
Planning Commission Meeting Page 11
lights would be. Gianoulis asked if there was a practical reference to what .5-foot candles looked
like.
Gianoulis asked Kaiser if he could elaborate on how a car wash would be equivalent to a porn shop
or gun shop in the neighborhood. Kaiser replied that during the last Planning Commission meeting,
the commissioners provided a vast number of updates to the City Code. He noted that during the
process he realized that he had not seen a firearms plan during his time on the Planning
Commission.
Boucher explained that the applicant was available online to answer questions regarding foot
candles and what 60 decibels would be comparable to. Gianoulis replied that it would be good to
know.
Sahnow asked if the ADA parking stall was also an employee parking stall. Boucher replied that the
applicant is required to install two employee parking stalls that are apart from the ADA parking
stall. Sahnow asked if they were missing an employee parking stall on the site plan currently.
Boucher agreed and added that it is a condition for the applicant to designate one of the 18 parking
stalls as an employee parking stall.
Kaiser asked what would happen if the applicant was not granted the conditional use permit for the
over-height fence. Boucher replied that he would need to consult the City Attorney, but the
conditional use permit for the fence is specifically to alleviate the zoning requirement that says
fences over seven feet height require a conditional use permit.
Kaiser explained that it seems like there are a lot of reasons why the City cannot prevent something
like this from happening. He added that there is an awf ul lot of common sense that says that this is
not the right location for a car wash. Boucher stated that the Planning Commission is not approving
the conditional use permit for the car wash since it meets the requirements, but instead , the
Planning Commission is approving the conditional use permit for the fence.
Deneen explained that it is a difficult position to be in since the project meets the City Code. She
added that her concern is the lack of equity in being able to protect the neighborhood from so und.
She expressed her understanding that the function of the Planning Commission is to review plans.
She agreed with Kaiser’s comments regarding the City looking into the City Code in the future.
Boucher mentioned that the Planning Commission has the abil ity to tweak the conditions.
Sahnow noted that if all the vacuums were going at the same time and there was a sound wall, it
would not keep the sound at 60 decibels. He expressed his concern that there are a lot of
assumptions that this project will work on this site. Boucher replied that it would keep the sound to
60 decibels if two of the vacuums were removed. Sahnow asked how many vacuums would need to
be removed to ensure that they never hit 60 decibels on the other side of the fence.
Forney noted that page 138 of the Agenda Packet goes over the suggestions for the sound study.
Maameri asked the applicant if there has been a similar construction like this that has been built by
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Item 1.
City of Columbia Heights MINUTES October 01, 2024
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residential homes. Dave Knaeble, Applicant, replied that this is the first Tsunami Car Wash project
he is doing as an engineer and does not have a response to the question. Maameri asked the
applicant if he had built car washes before, or if it was just the Tsunami Car Wash. Mr. Knaeble
replied he is the engineer who does site design and is not the architect. Maameri agreed with the
concerns the other commissioners expressed. He asked if there was a way to acquire data on
similar situations where a car wash is in a residential area. He added it would be good to know if
the requirements of those kinds of car washes were held to the standard or not. Forney replied
that it would be good data to look into in the future. He added that it is helpful for the Planning
Commission to discuss the items so that conditions can be placed in the future.
Boucher explained that there have been issues with enforcement within the City and is currently
working on a program that would help with enforcement. He added that the City has the ability to
request additional information such as a noise or traffic study.
Moses expressed his concern about the amount of variables that are unknown, and that once the
structure is built it is too late. Boucher disagreed since there are conditions in place that allow the
City to enforce what was approved and how it was approved.
Kaiser mentioned he assumed that the business would like to visually look “loud” since it is not
facing Central Avenue. He added that he understood that the City would not approve a project with
an animated sign that would keep neighbors awake at night. Boucher noted that the applicant was
proposing a monument sign and wall signage.
Kaiser expressed his concern regarding the hours of operation and noted that 7 a.m. is early to be
woken up by the car wash and thought the hours could be radically changed.
Wolfe explained that the City wants any business coming in to be successful. She mentioned that
there should be a contingency plan in case the case wash surpasses the 300-car count or the
volume. She wondered what could be done to ensure the noise level does not surpass what the
noise study entails. She wondered if there was a way to have a sound barrier on 50 th Avenue.
Boucher replied that a sound barrier would not be able to go on the south side of 50 th Avenue
because it would create sight line issues. Forney added that the issue is more about the traffic since
the noise will not change because the vacuums are not going to change. With a site plan review,
the City can plan for traffic. The City is looking at what is proposed, what the site plan is meeting,
and does it meet the requirements. Right now, the site plan is meeting all of the requirements.
Sahnow asked if there needed to be blockage of vehicle lights as they were leaving the car wash.
Boucher replied that there would be practical difficulties. Sahnow noted in the winter it gets dark
early in the evening and surrounding residential homes could have vehicle headlights shining in
their homes. He asked if there could be a condition included that requires vegetation surrounding
the area to block headlights. Boucher replied that it would be possible and would need to work
with the applicant to understand what the maximum height of the vegetation could be.
Sahnow asked if the STC rating of the wall could be modified as a condition of approval. Boucher
replied that he did not know but believed it could potentially be increased but would make sure
14
Item 1.
City of Columbia Heights MINUTES October 01, 2024
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that the material could allow for that. Sahnow asked what material for the wall the applicant was
proposing. Boucher replied they are proposing a wood sound wall made with eight eight-foot fence
board and one-inch nominal cedar planking.
Sahnow mentioned that STC ratings are great in a vacuum but are directly impacted by the
atmosphere. He recommended an STC rating of 49. It is a typical STC number for a lot of public
buildings. It is readily met by common building materials. It can be a combination of plantings and
mass on the wall. It should not be prohibitive to the applicant and could make the conditions better
for the residents on the east and north side. Boucher asked if Sahnow had an example. Sahnow
replied that he has done it in a number of ways including mass concrete, wood, and dense
landscaping. Boucher replied that the Planning Commission could amend that condition. Forney
agreed and added that Staff would like to review the amended condition with the applicant.
Boucher asked the applicant if there was any feedback on the proposed amendment. Mr. Knaeble
replied that he would need to coordinate with the sound engineer to determine an appropriate
sound level.
Gianoulis explained that he is intrigued by the proposed change in the STC rating. He asked how
loud noises in cars pulling into the car wash would be enforced. Boucher replied that the applicant
would be the enforcer, but if there was loud music being played, residents would be able to contact
the City with complaints.
Deneen explained that it would be good to think about changing some of the conditions like
moving the vacuums towards the south entrance the changing the STC rating. Forney clarified that
the Planning Commission would like to consider changing the STC rating, addressing the headlights,
and the number of vacuums that are allowed.
Kaiser asked the Planning Commission if they had any interest in changing the hours of operation
and asked what an appropriate start time would be. Boucher added that legal would need to weigh
in as well on if it was allowed to change the hours of operation. Forney replied that Staff would
circle back if it was possible.
Public Hearing Opened.
Bob Koponen, City resident at 1035 Polk Place, stated that he is the closest resident to the
proposed car wash. He explained he does not like the idea of a car wash because it is not a good
business to put in a residential area. He expressed his concern regarding sound and noted that if he
sits on the back deck he can hear the traffic on 694. He explained that he visited the other Tsunami
Car Washes and spoke with a resident who lived near the Roseville location. The resident noted
that he is 600 feet from the exit of the car wash and can hear them in his apartment with the doors
and windows closed. He agreed with the Planning Commission's comments regarding not being
able to stop the project since it is a permitted use. He agreed with the proposed conditions and to
limit the hours of operation. He stated he is opposed to the car wash.
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Item 1.
City of Columbia Heights MINUTES October 01, 2024
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Tom Kehrwald, City resident at 1060 50th Avenue NE, explained that Tsunami Car Wash is
anticipating to wash 300-400 cars daily but the traffic study only included 150 cars a day. He asked
where the 150 number came from and how the traffic report provided the Planning Commission
with enough data to see what the impact of traffic would be. He noted the report mentions the
conclusion that 150 would be the maximum of cars. He noted that the only public walkway on the
street is to walk up the driveway of the proposed car wash. He added that there needs to be a
solution to the sidewalk so that people can safely walk in the area.
Mary Lou Stover, City resident at 1040 50th Avenue NE, expressed her concern about the increase
in traffic on 50th Avenue. Her mailbox is across the street from her home and she is 89 years old
and needs to cross the street to get her mail. She noted that there is currently traffic from Aldi,
schools, kids walking in the street due to no sidewalks, etc. The car wash would be dangerous for
residents living in the area. She added that her son was killed by a car on 42nd Avenue and Central
Avenue. Kaiser mentioned that the post office would work with Ms. Stover to move her mailbox to
a safer area.
Anne Scanlon, City resident at 715 50th Avenue NE, stated she opposed the car wash and
mentioned that the City neglected to notify the residents on the west side of 50th Avenue. She
explained she has lived in the area since 2006 and the surrounding businesses have greatly
increased traffic in the area. She added in the last six months she has seen 23 drivers almost hit
pedestrians, including kids having to move from the side of the road to get away from cars. She
mentioned that the dryers are even louder than the vacuums. There are 10-15 car washes in a five-
mile radius from Aldi. It does not seem like a good business move to add another car wash. She
pointed out the 2040 Comprehensive Plan identifies strengthening the identity and the image of
the community as a desirable place to live, work, and play, as well as preserving and enhancing the
existing viable commercial and industrial areas within the community. She asked if this car would
meet that need and what citizens would want. She answered no.
Wolfe asked if adding the car would create a saturation of business types in the area. Boucher
explained that the City does not get to decide what comes in since it is a permitted use. The City
cannot control how many car washes come into the City.
Maameri noted in Fridley there is a limit to the amount of car lots bec ause there are so many in the
area. He asked if there was a validity to that for the City. Boucher replied that Fridley’s code is
different than the City’s and would not be able to speak into that. The Columbia Heights Code does
not have anything that limits the amount of car washes in the City.
Wolfe mentioned there was a time when the City had a moratorium on the amount of auto repair
or auto parts stores in the City. Forney replied that he did not know if there was a moratorium in
place, but the City established one-acre size minimums. Councilmember Liaison Buesgens stated
she was the one who asked for the moratorium. There was an auto repair shop that wanted to
move into a small lot. There are 22 homes on Central Avenue. She mentioned that she asked for a
moratorium so that there were not a lot of small auto repair shops on small lots. Forney added that
the moratorium was added after the fact, not during the process.
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Item 1.
City of Columbia Heights MINUTES October 01, 2024
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Deneen asked if the noise study took the dryers into account. Forney replied that it d id.
Sahnow asked if the car wash system is capable of having the dryers shut off when the door opens.
Boucher replied that the dryers shutting off when the doors open is a recommendation from the
noise study and it would be capable.
Leigh Herrick, City resident, noted she agrees with many of the public comments. She asked what
the dates were when the traffic study was conducted and wondered if the dates were before
school was in session. She added that some of the comments seemed disingenuous such as not
being able to do anything about the stacking at Mister Car Wash. She mentioned that it is not the
same stacking scenario because Mister Car Wash is on a two-lane street that runs one way. She
explained that sound travels based on temperature and that when it is warmer, the sound is more
suppressed. Therefore, it can be expected that sound would carry more in the winter. Mister Car
Wash’s hours are 7:30 a.m. until 7 p.m. She explained that she would like the condition of the
dryers shutting off when the doors opened defined. She added that at Mister Car Wash, the dryers
are not completely off when the doors open. She asked who was going to pay for the street to be
widened.
Boucher replied that the traffic study was conducted after Labor Day so school was in session.
There is a condition that the dryer turns off when the doors open. There is no proposal to widen
the streets. Staff are working on a Transportation Safety Action Plan. Forney pointed out page 142
of the Agenda Packet which reviews how sound is traveled.
Deneen asked how the plan takes into consideration safe pathways to schools. Boucher replied
that the design standards call for the installation of sidewalks wherever there are not any, anytime
there is a new project. The City does not have the means to require the applicant to build out on
property that is not there. The City does not have the budget to include sidewalks. It may occur
through the street rehabilitation program. The other option is for residents to have a petition that
would be approved by the City Council to install the sidewalks.
Deneen asked if the traffic would create more of a danger to children who are walking to school.
Boucher replied that it is dangerous to cut the street regardless, but this project would at least add
some sidewalks.
Wolfe asked if some sort of ADA would be added to the sidewalk. Boucher replied that any
sidewalk that is added needs to be ADA-compliant.
Mr. Koponen mentioned that he went to the other Tsunami Car Wash locations. It took 2 minutes
50 seconds to get through the car wash which is about 20 cars per hour. He added that if the dryers
need to turn off before the doors open, the car will only be half-dried. He anticipated that once the
car wash gets going, they will not keep the doors closed once the dryers get going. Boucher
explained that there will be some conditions that may be ongoing, and if broken, it could
potentially be grounds to revoke the approval.
17
Item 1.
City of Columbia Heights MINUTES October 01, 2024
Planning Commission Meeting Page 16
Moses asked if the dryers being off when the doors are opened would be an automated process.
Boucher replied that it is an operational requirement and would need to be in place during
installation. It needs to be designed so that the blowers are off when the doors are opened, instead
of having someone control the door.
Kaiser mentioned that the blowers can be loud as they are powering down and still spinning. He
suggested examining every possible tool before mandating it so it can be dealt with after the fact.
Ms. Scanlon mentioned that including the sidewalk will not affect her area on 50th Avenue. She
asked if vehicles would enter and exit on 50th Avenue. Forney replied that there was stacking
before 50th Avenue.
Ashley Sigcha Farez, City resident at 1085 50th Avenue NE, stated she is a high school student and is
representing the kids that go to the school. She explained that she walks from the high school to
her house. She sees many children walking by the proposed car wash site and there is already a lot
of traffic because there are many cars going through the neighborhoods. She asked to consider the
students who are walking to school. She added that there are a lot of noise issues too.
Mr. Kehrwald noted someone had suggested that 20 cars going through the car wash in an hour
was the maximum. The maximum for modern equipment is 80-110 cars an hour because there are
three or four cars in the tunnel at the same time. A simple number would be 1 car entering and 1
car exiting a minute.
Public Hearing Closed.
Sahnow asked the Commissioners if they would like to entertain any specific modifications to the
conditions of approval.
Deneen replied that she would like to consider removing two of the vacuums that are closest to the
exit and entrance of the property. Sahnow agreed.
Wolfe asked what the process was to add conditions. Forney replied that the best way would be to
gather the suggestions and bring them to legal to formulate them. He added that there could be a
motion to move the public hearing to the next meeting in order to present the new conditions.
Boucher stated it sounds like the modifications would be hours of operation, the STC rating, adding
to the landscape plan in order to prevent headlights from affecting the residents on 50th Avenue,
designating two employee parking spaces, and removing the two vacuums. Kaiser added to have
clarification on the doors being open versus the blowers being off. He explained that he would like
to have the motors off when the doors open, not powering down when the doors open.
Moses asked if the 60-decibel requirement was continuous and if it was tested at 8 feet from the
property. Boucher replied that he would need to review the process for testing sound to give a
definitive answer. Moses explained that he would like it to be clear how the sound would be tested
moving forward. Forney replied that the requirement would be continuous but Staff will need to
18
Item 1.
City of Columbia Heights MINUTES October 01, 2024
Planning Commission Meeting Page 17
better understand how it will continue to be measured.
Sahnow mentioned that Legal would be taking a look at the suggestions by the Planning
Commission and asked if they would be taking action on the site plan during the meeting. Forney
replied that they would not take action and instead move it to the next Planning Commission
meeting. Staff will circle back on the amended conditions. The next item will also shift to the next
meeting since it is contingent on the site plan.
Motion by Wolfe, seconded by Deneen, to continue the Site Plan Review for 999 50th Avenue NE
public hearing to the next Planning Commission meeting.
Kaiser asked if there was a way for the City to enforce the sound coming from the patrons. Forney
replied that the enforcement would be similar to any other business going into the space. If
someone is playing loud music in the Jimmy John’s parking lot, the enforcement would be the
same. The Noise Nuisance Ordinance would be in violation in that case.
Sahnow asked what the process looked like if there was a noise nuisance violation and what power
the City had to do anything about it. Forney replied that the Police Department enforces the
Ordinance and would need to discuss the topic with them. Deneen replied that she believed people
get a ticket.
All ayes. MOTION PASSED.
3. Conditional Use Permit for Over-Height Sound Barrier (Fence) at 999 50th Avenue NE
Motion by Sahnow, seconded by Moses, to continue the public hearing for the conditional use
permit for Over-Height Sound Barrier (Fence) at 999 50th Avenue NE to the next Planning
Commission meeting. All ayes. MOTION PASSED.
OTHER BUSINESS
ADJOURNMENT
Wolfe adjourned the meeting at 8:10 pm.
Respectfully submitted,
__________________________________________
Sarah LaVoie, Administrative Assistant
19
Item 1.
PLANNING COMMISSION
AGENDA SECTION PUBLIC HEARINGS
MEETING DATE NOVEMBER 6, 2024
ITEM: Zoning Ordinance Amendment to amend Chapter 9 – Land Use:
9.104 Administration and Enforcement
DEPARTMENT: Community Development BY/DATE: Andrew Boucher, City Planner
October 25, 2024
CASE NUMBER: 2024-PZ07
APPLICANT: The City of Columbia Heights
LOCATION: Citywide
REQUEST: Zoning Ordinance Amendment
PREPARED BY: Andrew Boucher, City Planner
INTRODUCTION:
At the August Work Session, City Council discussed code enforcements and updates to City Code to allow for
administrative code enforcement. This is based on observations, feedback, and recommendations from staff
and community members to provide a more timely and informal resolution to code enforcement violations of
the Zoning Code. Minnesota Statute 462.362 – Enforcement and Penalty enables a municipality to, by
ordinance, provide for the enforcement of ordinances or regulations adopted; Chapter 6 – Administration of
City Affairs in the City Charter explicitly states that the City Manager has the authority to prepare and submit
to the Council for adoption an administrative code incorporating the details of ad ministrative procedure and
suggest amendments to the same.
At the first and second meetings in September 2024, the City Council approved the readings of an amendment
to Chapter 3: Administrative Code to allow for administrative citations and at the first meeting in October
2024, the City Council approved an amendment to the fee schedule setting the fees for the levels of citation
and Hearing Examiner compensation.
Staff proposes updating the existing ordinance, Chapter 9 – Land Use: 9.104 Administration and Enforcement
(P)(3) Violations and penalties with the following amendment:
1. Amend (P)(3) to allow for the use of administrative citations as an alternative to enforcement of a
misdemeanor processed through the Anoka County Criminal Court System
Staff Review
Staff has consulted with the Public Works and Engineering, Fire, and Police Departments and received no
comments on the proposed zoning text amendment.
ZONING ORDINANCE AMENDMENT
FINDINGS OF FACT
20
Item 2.
Page 2
Section 9.104 (F) of the Zoning Ordinance outlines certain findings of fact that must be met in order for the
City to grant approval for a zoning amendment. The findings are as follows:
(a) The amendment is consistent with the comprehensive plan.
The City’s 2040 Comprehensive Plan identifies strengthening the identify and image of the community
as a desirable place to live, work, and play as well as preserving and enhancing the existing viable
residential, commercial and industrial areas within the community. The zoning code amendment
proposed will help achieve more consistency with the 2040 Comprehensive Plan.
(b) The amendment is in the public interest and is not solely for the benefit of a single property owner.
The zoning text amendments allows for a more timely resolution of concerns and compliant by
creating a standardized process and remove certain barriers to enforcement of the zoning code by
ensuring consistency across the city.
(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.
The amendment is not to change the zoning classification of a particular property.
(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.
The amendment is not to change the zoning classification of a particular property.
RECOMMENDATION
Staff recommends that the Planning Commission recommend the following to the City Council:
A. Approval of Draft Zoning Ordinance Amendment No. 1708 amending City Code 9.104 Administration
and Enforcement as presented.
RECOMMENDED MOTION(S):
MOTION: Move to waive the reading of draft Ordinance amendment No. 1708, there being ample copies
available to the public.
MOTION: Move to recommend City Council to approve draft Zoning Ordinance Amendment No. 1708 as
presented.
ATTACHMENT(S):
Work Session Memo from August 5, 2024
Draft Ordinance No. 1708 21
Item 2.
Page 3
Public Hearing Notice
22
Item 2.
ITEM: Discussion on Administrative Citations (20 minutes)
DEPARTMENT: Community Development BY/DATE: Andrew Boucher, City Planner; August
2, 2024
CORE CITY STRATEGIES: (please indicate areas that apply by adding an “X” in front of the selected text below)
X Healthy and Safe Community
_Equitable, Diverse, Inclusive, and Friendly
_Trusted and Engaged Leadership
_Thriving and Vibrant Destination Community
X Strong Infrastructure and Public Services
X Sustainable
BACKGROUND:
Staff responded to feedback regarding usage of criminal citations and examined Administrative Citation
processes and fines ordinances to provide an alternative means to achieving compliance with code
enforcement cases in a more informal, less intimidating, and more effective method than the Anoka County
Court System. Minnesota Statute 462.362 – Enforcement and Penalty enables a municipality to, by ordinance,
provide for the enforcement of ordinances or regulations adopted; Chapter 6 – Administration of City Affairs
in the City Charter explicitly states that the City Manager has the authority to prepare and submit to the
Council for adoption an administrative code incorporating the details of administrative procedure and suggest
amendments to the same.
The Cities of Crystal, Fridley, Hopkins, New Hope and Richfield and their administrative enforcement processes
were examined. Each of these cities that have implemented administrative enforcement of ordinance
violations have several common components that the City Council should address in a draft ordinance such as:
purpose; general provisions defining administrative offense, exemptions, civil penalties, and schedule of fines
and fees; procedures for administrative citations and hearings, and payments/recovery of civil penalties. The
City Manager will need to provide a list of lawyers for the City Council to approve as hearing officers, these
officers cannot be city employees, and the fee schedule will need to either address fines based on the type of
offense or whether a flat consistent fee is desired.
SUMMARY OF CURRENT STATUS:
Current city code Chapter 3 – Administrative Code addressing administrative citations through Article V:
Administrative Offenses; this section of code contains a definition for administrative offense, noticing,
payment, failure to pay, disposition of penalties, powers and duties of finance director, and scheduled
penalties. However, the existing code does not establish a procedure for noticing, nor does it set compliance
deadlines, or include a procedure for appealing the citation.
STAFF RECOMMENDATION:
CITY COUNCIL WORK SESSION MEETING
AGENDA SECTION WORK SESSION ITEM
MEETING DATE AUGUST 5, 2024
23
Item 2.
City of Columbia Heights - Council Letter Page 2
Staff recommends updating the existing ordinance, Chapter 3 – Administrative Code: Article V –
Administrative Offenses with the following amendments:
1. Adding a purpose section to 3.501 identifying that the City Council has the ability to provide an
alternative means for the enforcement of ordinances or regulations adopted through Minnesota
Statute 462.362 and Chapter 6 of the City Charter.
2. Removing the Definitions section from 3.502 and establishing General Provisions for Administrative
offenses including exemptions, civil penalties, schedule of fines and fees, and abatement procedures.
3. Revising 3.503 to read as Administrative Citation Application specifying who may conduct
enforcement; set procedures for how to issue citations; the required contents of a citation including
the nature, date, and time of the violation, name of the official issuing the notice, amount of the
scheduled initial penalty, and the right of the recipient to contest the citation. The City shall appoint a
neutral third party to hear and rule on such challenges. Additional items are the failure to pay and
administration of any fines assessed pursuant to Minnesota Statute 169.999.
4. Amending 3.504 to read as Administrative Hearing detailing the necessary components to a lawful
administrative hearing including: requesting a hearing, confirmation of the hearing, extensions, file
transmittal requirements, presentation of the case, decision, right to appeal, failure to appeal, and
means for judicial review as provided in state law and administrative review before the City Council.
5. Amending 3.504 Failure to Pay to 3.506 Failure to Pay and Recovery of Civil Penalties establishing
procedures for collecting nonpayment including through liens, personal obligation, assessing of late
fees/charges, license revocation or suspension, and criminal penalties in accordance with state law.
6. Amending 3.507 to read as Abatement of Public Nuisances or Other Code Violations Including Removal
and Impoundment of Vehicles or Recreational Vehicles From Private Property to reflect the abatement
process through periodic inspections, setting an abatement order and procedure for removing public
nuisances and other code violations with a specific section for removal and impoundment of vehicles
or recreational vehicles from private property.
ATTACHMENT(S):
Existing City Code
Draft Ordinance
City of New Hope Ordinance
City of Crystal Ordinance
City of Fridley Ordinance
24
Item 2.
Ordinance No.1708
DRAFT
ORDINANCE NO. 1708
AN ORDINANCE AMENDING CHAPTER 9 – LAND USE OF THE CITY CODE OF 2005
TO AMEND 9.104 ADMINISTRATION AND ENFORCEMENT.
The City of Columbia Heights does ordain:
Section 1
The following administrative processes are amended or deleted as provided in Section 9.104 of the City
Code of 2005, is hereby established to read as follows:
(P) Enforcement.
(1) Complaints. The Zoning Administrator shall have the authority to investigate any complaint alleging a
violation of this article or the conditions of any zoning or plat approval, and take such action as is warranted in
accordance with the provisions set forth in this article.
(2) Procedure.
(a) Notice of violation. The Zoning Administrator shall provide a written notice to the property owner or
to any person responsible for such violation, identifying the property in question, indicating the nature of the
violation, and ordering the action necessary to remedy the violation, including a reasonable time period for
action. Additional written notices may be provided at the Zoning Administrator’s discretion.
(b) Enforcement without notice. Whenever the Zoning Administrator finds that an emergency exists in
relation to the enforcement of the provisions of this article, which requires i mmediate action to protect the
health, safety or welfare of the occupants of any structure, or the public, the Zoning Administrator may seek
immediate enforcement without prior written notice.
(3) Violation and penalties. Any person, firm or corporation determined to be in violation any of the
provisions of this article or any amendments may be subject to penalties such as liens, personal obligations,
late fees and charges, administrative citations, abatement, and found guilty of a misdemeanor. Each day that a
violation is permitted to exist shall constitute a separate offense.
Offered by:
Seconded by:
Roll Call:
Second Reading:
Offered by:
Seconded by:
Roll Call:
Date of Passage:
25
Item 2.
City of Columbia Heights - Ordinance Page 2
Amáda Márquez Simula, Mayor
Attest:
Sara Ion, City Clerk/Council Secretary
26
Item 2.
CITY OF COLUMBIA HEIGHTS
PLANNING COMMISSION
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Columbia Heights will conduct a public
hearing in the City Council Chambers of City Hall at 3989 Central Avenue NE on Wednesday, November 6,
2024, at 6:00 p.m. The order of business is as follows:
A request for a Zoning Text Amendment from the City of Columbia Heights proposing to amend
City Code Chapter 9 – Land Use, 9.104 Administration and Enforcement to allow administrative
citations under (P) Enforcement (3) Violation and penalties. Section 9.104 (F) of the Zoning
Ordinance requires the Planning Commission to hold a public hearing on the zoning amendment
and make findings before submitting a recommendation to City Council.
Notice is hereby given that all persons having an interest will be given an opportunity to be heard. For
questions and a full description of the zoning amendments being proposed, please contact Andrew
Boucher, City Planner, at (763) 706-3673.
27
Item 2.
PLANNING COMMISSION
AGENDA SECTION PUBLIC HEARINGS
MEETING DATE NOVEMBER 6, 2024
ITEM: Site Plan Review for 999 50th Avenue NE
DEPARTMENT: Community Development BY/DATE: Andrew Boucher, City Planner; 11/1/24
CASE NUMBER: 2024-0904
APPLICANT: Civil Site Group on behalf of Tsunami Express Car Wash
DEVELOPMENT: Site Plan Review proposing demolition of the existing building at (999 50th Avenue NE) in
preparation for a new car wash facility.
LOCATION: 999 50th Avenue NE
REQUEST: Site Plan Review
PREPARED BY: Andrew Boucher, City Planner
INTRODUCTION:
Civil Site Group on behalf of Tsunami Express Car Wash has requested approval of a Site Plan Review
proposing demolition of the existing vacant office building in preparation for new construction of a car wash
(between the intersection of 50th Avenue NE and Tyler Street NE off Central Avenue NE). The Site Plan Review
only requires Planning Commission approval.
The applicant is proposing to demolish the existing approximately 7,000 sq. ft. vacant building on the 0.83-
acre parcel and construct a new single-story 4,300 sq. ft. building containing the car wash bay, mechanical
room, storage, office, and restroom as well as two accessory buildings including a 100 sq. ft. employee sales
booth and 100 sq. ft. vacuum pump house serving 12 vacuums along the parking stalls; 8 on the north side and
4 on the south side. The subject site is located towards the northern end of the municipal boundary along
Central Avenue and the surrounding adjacent properties to the immediate north, west, and south are all
zoned for Commercial use through the General Business District. The property also abuts several residential
neighborhoods to the north, east, and south containing multi-family, duplexes, and single-family residential
zoning adjacent to Central Avenue.
The proposed site plan that was presented at the October 1, 2024 Planning Commission incorporated
feedback from staff, members of the public, and the Planning Commission. The applicant has removed six of
the vacuums so there are eight along the north side and four along the south side of the parking lot. Other
changes include 3-6 foot shrubs along the south side of the parking lot a s well as a 5.5 foot tall barrier to
mitigate noise and prevent headlights from affecting the adjacent residential properties to the south. A 12-
foot tall “wing-wall” connected to the south side of the car wash exit. The sound study was prepared under
the worst-case scenario reflecting that the blowers will be on when the exit doors are open .
The subject site is zoned, General Business District, and the use as a car wash is a permitted use in the district
subject to Specific Development Standards 9.107 (10) for a car wash. The proposed site plan, as conditioned,
28
Item 3.
Page 2
shall meet the specific developments applying to car washes including:
(a) Water from the car wash shall not drain across any sidewalk or into any public right -of-way;
(b) Vacuum facilities shall be located in an enclosed structure or located at least 50 feet from any
residential property line to avoid noise impacts.
(c) The premises, all adjacent streets, sidewalks, and alleys, and all sidewalks and alleys within 100 feet of
the use shall be inspected regularly for the purposes of removing litter found thereon.
The proposed site plan shows 18 parking stalls and four (4) stacking spaces in two (2) lanes for a total lane
queue length of eight (8) total vehicles at the entrance. The required parking and vehicle stacking for an
automobile washing facility is two (2) spaces per bay, plus four (4) stacking spaces per b ay with one (1) space
at the bay exit.
COMPREHENSIVE PLAN
The City’s 2040 Comprehensive Plan guides the subject site, as well as properties to the north and east for
“commercial land use” with additional “commercial land use” to the south as well as “medium density and low
density residential” further to the south and east of the commercial parcels. The Plan describes the
“commercial” designation as follows:
The Commercial land use designation is primarily located along major transportation corridors a nd
includes a variety of retail uses, services, and office uses.
The subject site also lies within “Opportunity Area #2B” of the Comprehensive Plan which overlays the
segment of the Central Avenue from 37th Avenue NE to the Fridley Border, specifically between Central
Avenue NE and 49th Avenue NE. In this regard, the Plan identifies the area as having development potential
for future commercial use. Some of the guiding principles for redevelopment include commercial uses with
appropriate parking and pedestrian accesses to Central Avenue and emphasizing on businesses that provide
goods or services that appeal to the community at large as well as the adjacent neighborhoods. This area is
described as having an emphasis on providing sidewalks, four season landscaping, and lighting.
SITE PLAN REVIEW
1. Access
Two accesses to the site are proposed from the south via 50th Avenue NE, a 60-foot wide public right of way
with a road width of 35 feet back of curb to back of curb , through an existing 24 foot wide driveway with
directional markings for vehicles exiting the car wash and entering to use the vacuums with an additional
access point at the southeastern corner of the property which has directional markings showing an entrance
only for the car wash accommodating the vehicle stacking. As a condition of approval, a 24 foot fire access
lane must be maintained for emergency vehicle access.
2. Off-Street Parking
Supply Requirements. The submitted site plan illustrates a total of 1 8 off-street parking stalls. The Zoning
Ordinance requires two (2) spaces per bay plus four (4) stacking spaces for the one (1) car wash bay including 29
Item 3.
Page 3
one (1) stacking space at the exit. The Zoning Ordinance also specifies that that employee parking is only
required when the parking requirements are based on employee counts, as such, the parking requirements for
car washes are determined by the number of service bays and stacking spaces, not employee counts.
Appropriately, one off-street parking spaces on the site has been designated as a disability stall (in accordance
with the American Disability Act) along with an access aisle striped with “No Parking”. The proposed site plan
has more off-street parking than required and has accounted for employee parking needs.
Use Ratio Required Parking
Stalls
Provided Parking
Car Wash Two (2) parking
spaces per bay
2 18 (+16)
Automobile washing
facility–automatic
Four (4) stacking
spaces per bay with
one (1) space at the
bay exit
4 stacking spaces at
entrance; 1 stacking
space at exit.
8 stacking spaces at
entrance; 1 stacking
space at exit
Total 2 spaces 18 spaces (+16)
A traffic study was commissioned by the applicant and prepared by a licensed independent engineering
firm which shows the anticipated traffic using trip generation estimates for trips during weekday a.m. and
p.m. peak hours as well as a daily basis. The Trip Generation Summary provides estimates demonstrates
on the in/out traffic for the a.m. and p.m. peak hours as well as the daily trip s between the proposed car
wash and the previous office use with the following trip estimates as shown:
Land Use
Type (ITE
Codes)
Size AM Peak Hour PM Peak Hour Daily
In Out In Out
Proposed Development
Automated
Car Wash
(947-949)
1 –
Tunnel/4,500
SF
15 15 30 30 300
Former Land Use
Office (710) 12,500 SF 25 3 3 25 190
Overall Site Change (+/-) -10 +12 +27 +5 +110
Trips were routed to the adjacent roadway network using the following distribution based on existing area
travel patterns and engineering judgement:
Central Avenue (Highway 65) North and South: 35% each
Tyler Street: 15%
50th Avenue West, 50th Avenue East, and Polk Place: 5% each
The traffic study indicates that all applicable intersections will continue to operate at Level-of-Service C or
better and all approaches will continue to operate near the Level-of-Service D/E threshold or better during
the peak hours. Minimal changes in queuing are expected nor any impacts to the proposed deve lopment
driveways are expected. The daily traffic volume changes along Polk Place, 50 th Avenue, and Tyler Street 30
Item 3.
Page 4
are minimal and within a typical daily variation of most roadways. The provided vehicle stacking distance is
adequate and no impacts to 50th Avenue are expected.
Some recommendations the traffic study urges the City to consider are locating signage and landscaping to
avoid any sight distance issues, review truck maneuverability to limit internal circulation conflicts, and
adding a stop or yield sing along Tyler Street at 50th Avenue to better define the right-of-way for motorists
and reduce potential conflicts. As conditioned, the proposed site plan shall meet vehicle access, stacking,
and parking requirements in accordance with City Code.
Dimensional Requirements. The proposed off-street parking stalls meet the minimum dimensional
requirements of the Ordinance (9 feet in width and 20 feet in depth, 18 feet for stalls which abut curbs)
and the provided 24 foot-wide drive aisle is the minimum width required by the Ordinance.
Building, Parking, and Vacuum Area Setbacks. Within GB zoning districts, the following setbacks are
imposed:
Parking Setbacks: Building Setbacks:
Front:
15 feet
Side:
5 feet
Rear:
5 feet
Side:
5 feet
Front:
15 feet
Side:
0 feet
Rear:
20 feet
Side:
0 feet
The proposed site plan configuration would result in the following setbacks for Tsunami Express Car Wash:
Parking Setbacks: Building Setbacks:
Front:
26 feet
Side (Aldi):
45 feet
Rear:
Approx. 60
feet
Side
(Residential):
35 feet
Front:
Approx. 70
feet
Side (Aldi):
49.5 feet
Rear:
28.6 feet
Side
(Residential):
40 feet
In addition to the building and parking setbacks, car washes have specific development standards requiring
that the vacuum facilities must be located in an enclosed structure or located 50 feet from any residential
property lines, which will be a condition of approval. The proposed site plan as presented will have building
and parking lot setbacks that conform with 9.110 Commercial Districts (C) Lot dimension, height, and bulk
requirements. The lot area, setback, height and lot coverage proposed satisfy the se requirements. The
vacuums, as conditioned, will meet the specific development standard setback of 50 feet from residential
property lines and/or be enclosed.
If snowfall exceeds the storage of the designated area, then it shall be required to be removed from the
property. The proposed site plan, as presented, meets the parking and stacking requirements. As conditioned,
the proposed site plan shall accommodate vehicle access and stacking in accordance with City Code.
3. Business Hours
It is understood that the car wash is proposing 7AM – 8PM hours of operation, Monday – Sunday, and any
vacuum use shall be limited to hours of operation as a condition of approval.
4. Trash
A trash enclosure is shown on the site plan on the western side of the property alongside the parking lot and 31
Item 3.
Page 5
in the architectural renderings as being 6 feet, 11 inches from the slab and surrounded by at least three sides
with screening walls that are similar to the construction material used on the new building. The open side of
the enclosure shall not face any public street or the front yard of any adjacent property. Garbage pickup is
expected to occur outside of business hours.
5. Signage
The applicant has submitted drawings for on -site signage which will require a building permit and are
subject to review for compliance by City Staff. As a condition of approval, all signage shall be reviewed by
the City for approval.
6. Fire Access
The fire lane shall be marked with yellow curb paint and signage that states “No Parking – Fire Lane”. As a
condition of approval, this will be required to remain.
7. Pedestrian and Bicycle Access
The site does not have pedestrian or bicycle access along 50th Avenue NE and that access ends at the Aldi
property in alignment with Central Ave. The applicant is proposing sidewalk from the edge of the western access
to the site and connecting the sidewalk to the access on the eastern side of the property continuing the
connection from the Aldi property and ending before the residential neighborhood. The 2040 Comprehensive
Plan land use goals state that sites should have pedestrian and bicycle access. Pedestrian access is satisfied, but
the site should incorporate a bicycle parking area to satisfy this goal. Staff is recommending that a bicycle rack
capable of accommodating two to four bicycles be a condition of approval.
8. Exterior Lighting
The applicant has provided a lighting plan and specifications for the proposed lighting fixtures satisfying the
requirements of 9.106 General Development Standards (K) and addresses potential security concerns from
Public Safety. One of the SCM-LED-08L-SC-40 lighting fixtures was relocated so there is no more than 0.5
footcandles along the eastern property line.
9. Loading Area
The applicant is not proposing any discernable loading areas and the code requirements for off-street loading
spaces apply to non-residential uses receiving or distributing materials or merchandise by trucks or similar
vehicles and has a gross floor area of 5,000 sq. ft. or more are not applicable to this proposa l. The loading area
requirements are satisfied per 9.106 General Development Standards (L) (12) as there are no deliveries beyond
standard commercial delivery vehicles (UPS, Fed-Ex, and USPS) occurring at the front door. A truck turning
diagram has been provided showing that garbage trucks can make the appropriate turns and maneuvers within
the site.
10. Tree Preservation and Replanting Standards
The applicant meets the Tree Preservation and Replanting Standards in 9.106 General Development Standards
(M) and has provided both a tree preservation and landscaping plan showing location, size, quantity, and species
of all existing and proposed plant materials subject to design standards and considerations reviewed by the
Urban Forester. The Urban Forester is satisfied with the proposed preservation and landscaping plan, but
recommends and encourages the applicant to work with Aldi to remove undesirable weed trees from the north
of the property that leaning heavily over the property line. The tree preservation identi fies 15 trees to be
removed, one of which is considered a protected tree, and is proposing to preserve four (4) of the existing trees.
The applicant is required to provide one tree for every 50 feet of street frontage and the property has 224 feet 32
Item 3.
Page 6
of frontage for a total of four (4) trees, a minimum of four (4) trees per one acre of lot coverage, and five (5)
replacement trees per the replacement standards for a total of 13 trees proposed. Additionally, the applicant is
proposing landscaping containing native plantings and pollinator friendly habitats for the majority of the trees,
shrubs, and grasses used. The applicant is showing 3-6 foot tall shrubs along the south side of the parking lot
facing 50th Avenue NE to serve as a buffer and minimize any headlight spillover from vehicles onto the adjacent
residential property.
As a condition of approval, the applicant is required to provide a letter of credit or other security as acceptable
to the City and shall be deposited with the Zoning Administrator, in an amount equal to 100% of the estimated
cost of landscaping and/or screening. The letter of credit or other security as acceptable to the City, or portions
thereof, shall be forfeited to maintain and/or replace materials for a period of time to include at least two
growing seasons. A portion of the letter of credit or other security as acceptable may be released after one
growing season as determined by the Zoning Administrator. The property owner shall be responsible for
continued maintenance of landscaping and screening materials to remain in compliance with the requirements
of this section. Plant materials that show signs of disease or damage shall be promptly removed and replaced
within the next planting season.
11. Building Design
The proposed site is considered part of the Highway District in the City Design Guidelines and is subject to the
standards and requirements of that design district. The proposed site plan demonstrates compliance with the
design objectives of the Highway District, the building is set back from the street behind a parking lot and along
a frontage road. The architectural renderings and site plan , as conditioned, show compliance with building
configuration, façade and roof treatments, window and door openings, building equipment, drive-through
facilities, landscaping and parking meet the design guidelines. Any proposed signage will be subject to the design
standards as a condition of approval.
12. Performance Standards
The applicant shows a 5’ retaining wall along the eastern property line as the site is 5 feet lower in elevation
than the residential property adjacent to the site. The applicant has provided information on the proposed
lighting plan showing photometrics, the reclaim system and equipment as well as safety data sheets for all
chemicals used for operations. The applicant also shows a series of proposed shrubs along the southern parking
spaces facing 50th Avenue NE with an anticipated mature height of between three to six f eet as a means of
minimizing any spillover lighting from cars using the vacuums onto residential properties. As a condition of
approval, the applicant is required to implement the recommendations of a noise impact study to minimize the
impact that the car wash and vacuum operations are going to have on the adjacent residential properties.
13. Noise Mitigation
The applicant was required to provide a noise impact study and implement the recommendations to minimize
the impact that the car wash and vacuum operations are going to have on the adjacent residential properties.
The Minnesota Pollution Control Agency defined the noise limit for Residential zones at the property lines at 60
dB(A), decibels and A-weighting of the sound pressure level for the purpose of determining the human response
to sound through MN Statute § 7030 Noise Pollution Control.
The noise study indicates that the carwash-related noise levels will not exceed the residential limits with the
addition of an 8’ tall sound barrier (which requires a Conditional Use Permit) along the east and north property
lines on top of the planned retaining wall with the combined height extending 4’ above the top of the car wash
entry doors. There are minimum acoustic requirements for the sound barrier wall: constructed from a material 33
Item 3.
Page 7
with a minimum acoustical rating of STC 22 or a mass no less than 2 pounds per square foot. An example of a
suitable material would be overlapping, 1” (nominal thickness) cedar or pine planks, assembled so the total,
actual thickness of the wall is at least 1 -1/2” along the entire length of the wall. These need to be screwed
together so the natural warping over time does not cause the planks to pull apart and create gaps; the wall must
be constructed tight to the ground and must be inspected, maintained, and upkept over time. Post-construction
sound testing will be required to confirm the barrier was built to the recommendations specified. Other
operational requirements include a muffler on the vacuum pump house, increasing the height of the retaining
wall, removal of 6 vacuums along with the installation of a 12-foot “wing wall” on the south side of the carwash
exit.
14. Neighborhood Notification
As required, neighborhood notification of t he site plan review applications have been provided to property
owners within 350 feet of the subject property and that list of property owners is attached . At the time of this
report, City Staff has received the following written comments and one verbal phone call from a resident as well
as a few in-person visits; 6 of the written comments are from residents within the mailing radius.
Linda Rogers at 1057 Polk Place provided the written comment attached as she is opposed to the proposed site
plan citing concerns with the existing traffic increases from Aldi, additional cars entering and exiting the car
wash, and noise from both the car wash and vacuum operations.
Dana Alexon at 1035 Lincoln Terrace provided the written comments attached and had initial comments on
traffic increasing, how the existing area handles traffic, and concerns over the sight lines considering the vehicle
queuing and topography. Other remarks were made on the traffic lights and traffic lane arrangement at 50 th
and Central regarding marking, striping, and signage that is not being maintained, used incorrectly, and the
signal timing is not effective enough to give adequate time for certain turns and contributes to risky decision -
making by drivers. An additional written comment identified more specific concerns such as sight lines on the
hill serving nearby residential streets, room for potential expansion in the future, employee parking, and other
concerns related to overflow and queuing access onto adjacent streets.
Steve and Janine Ess at 5030 Mulcare Drive provided the written comment attached as they are concerned
about the heavy traffic trying to get onto Central Avenue and 50 th Avenue NE from the existing businesses.
Samantha Koshiol at 1240 Lincoln Terrace provided the written comment attached as she is opposed to the
proposed site plan and has concerns that the intersection cannot currently support the existing vehicle traffic
from the businesses and school traffic along with concerns about noise.
Garedew Ergette at 5000 Fillmore Street NE provided the written comment attached as they have concerns
about the intersection and traffic from the existing businesses such as ALDI, Heights Bakery, Jimmy John’s, safety
concerns for multi-modal transportation users citing the lack of sidewalks, traffic backup, and concerns over the
impact on property values and noise/emissions.
Carrie Gille at 3956 Reservoir Boulevard provided the written comment attached as she has concerns about
noise, pollution, traffic and safety for school children, and light pollution as she states that there are traffic issues
on Central Avenue already.
Bob and Sue Koponen at 1035 Polk Place provided the written comment attached as they are opposed to the
proposed site plan with specific concerns about the sound pollution from the car wash, vacuums, and the 34
Item 3.
Page 8
effectiveness of the sound barrier wall as well as concerns with the exterior lighting spilling over into their back
yard and traffic at the intersection at 50 th Avenue NE and Central Avenue.
Tom and Cathy Kehrwald at 1060 50th Avenue NE provided the written comments attached as they are opposed
to the proposed site plan with concerns over safety in regards to a lack of sidewalk facilities and concerns over
the sidewalk being maintained during the winter as well as traffic concerns on Central Avenue and 50th Avenue
NE. Other concerns identified are noise and light pollution impacts as well as potential for a platform for
pedestrians and liability.
Tyler Whitney at 4922 Tyler Street NE provided the written comment attached as he is concerned about the
additional traffic that will be generated by the business and worries about the through traffic and the effect that
would have on families with small children as well as feedback on the possibility of a sound barrier wall facing
Tyler Street NE on the south side of the proposed car wash noting that the sound bar rier wall on another
property is in disrepair and does not deter noise pollution.
Gerri Moeller at 5000 Johnson Street NE provided the written comment attached a s she is concerned about the
traffic and safety needs of the neighborhood and that the inters ection cannot handle additional traffic.
Jennifer and Dirk DeWester at 1200 50th Avenue NE provided the written comment attached as they are
opposed to the proposed site plan and cited concerns regarding additional traffic and sight lines over the hill as
well as concern in relation to noise pollution from the Speedway Gas Station and how the sound affects
properties surrounding them.
Joe Pagliolo and Margaret Hare at 1180 50 th Avenue NE provided the written comment attached as they are
opposed to the proposed site plan and cited concerns regarding the existing traffic congestion from surrounding
businesses.
Mark Colombo at 1105 50th Avenue NE provided the written comment attached as he is opposed to the
proposed site plan and has concerns about the traffic intersection congestion from existing businesses with
issues identified with the turn lane and additional traffic during the school year.
Ardell and Jon Schmidt at 1105 Polk Place provided the written comment attached as they are opposed to the
proposed site plan and has concerns about water from the cars dripping and causing icy slopes, traffic and safety
from the existing businesses causing backups, and the safety of pedestrians.
Nancy Sartor at 1498 Lincoln Terrace provided the written comment attached as they are opposed to the
proposed site plan and has concerns about the traffic, safety, noise, and exhaust pollution.
15. Staff Review
The Public Works Department, Police Department, and Fire Department have been provided copies of the
application materials. The Police Department was satisfied with the proposed site plan and had no concerns.
The Fire Department had a few comments regarding the fire lane, keybox, and other fire related items that are
conditions of approval.
In review of the application materials, Public Works/Engineering provided their department’s requirements and
comments on the proposed site plan in a memo dated August 22, 2024. General comments and requirements
are in the memo attached to this report and are referenced in the site plan approval language as conditions of 35
Item 3.
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approval.
FINDINGS OF FACT
Section 9.104 (N) of the Zoning Ordinance outlines certain findings of fact that must be met in order for the
City to approve a site plan review. The findings are as follows:
(a) The site plan conforms to all applicable requirements of this article.
Upon approval of the Site Plan Review, as conditioned, the proposed site plan will conform to all
applicable requirements of the General Business (GB) District as well as City Code 9.106 General
Development Standards.
(b) The site plan is consistent with the applicable provisions of the City’s comprehensive plan.
The use and 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.
With conditions imposed to ensure compatibility, the site plan will be consistent with the applicable
Design Guidelines of the Highway District.
(d) The site plan minimizes any adverse impacts on property in the immediate vicinity and the public
right-of-way.
As conditioned, the site plan minimizes any adverse impacts on property in the immediate vicinity and
the public right-of-way.
RECOMMENDATION
Staff recommends the following to the Planning Commission:
A. Approval of the Site Plan Review for property located at 999 50th Avenue NE (PID: 25-30-24-23-0002)
subject to the following conditions:
1. The building and site plans adhere to the building and site plans dated October 25, 2024 as
conditioned.
2. Contingent upon successful application for a Conditional Use Permit for an over-height sound
barrier that is intended to be heard at the City Council meeting on November 12, 2024. An eight
(8’) foot tall sound barrier is required to be constructed in the manner specified in the Noise Impact
Study dated October 30, 2024 with a minimum acoustical rating of STC 22 or a mass no less than 2
pounds per square foot, the panels screwed together so there is an overlapping, 1” (nominal
thickness) assembled so that the total actual thickness of the wall is at least 1-1/2” along the entire
length of the wall.
36
Item 3.
Page 10
3. The applicant shall adhere to the requirements and comments provided by the City Public Works
and Engineering Departments in a memo dated August 22, 2024. The applicant is responsible for
filing and recording any proposed easements with Anoka County Recorder’s Office.
4. An on-site area shall be designated for snow storage and if snowfall exceeds the storage of that
area, then it shall be required to be removed from the property.
5. The applicant shall be responsible for conducting routine inspections to ensure that the sound barrier
wall/fence is maintained and upkept.
6. Post-construction sound testing is required to demonstrate compliance with the recommendations
made in the Noise Impact Study.
7. The applicant is required to maintain a 24 foot fire lane and shall be stripped with “No Parking –
Fire Lane”.
8. The vacuums are required to be setback of 50 feet from residential property lines and/or be
enclosed. Vacuum use shall be limited to the hours of operation, 7AM – 8PM, Monday – Sunday,
and a muffler installed on the vacuum pump house.
9. The open side of the enclosure shall not face any public street or the front yard of any adjacent
property.
10. A letter of credit or other security as acceptable to the City and shall be deposited with the Zoning
Administrator, in an amount equal to 100% of the estimated cost of landscaping and/or screening.
The letter of credit or other security as acceptable to the City, or portions thereof, shall be forfeited
to maintain and/or replace materials for a period of time to include at least two growing seasons. A
portion of the letter of credit or other security as acceptable may be released after one growing
season as determined by the Zoning Administrator. The property owner shall be responsible for
continued maintenance of landscaping and screening materials to remain in compliance with the
requirements of this section. Plant materials that show signs of disease or damage shall be promptly
removed and replaced within the next planting season.
11. All rooftop or mechanical equipment shall be screened in a manner that minimizes the visual
impact on adjacent properties and from public streets as a condition of approval.
12. The building and site shall be meet all requirements found in the Fire Code and the Building Code.
13. All new site signage shall require sign permits.
14. Provide a bicycle rack capable of accommodating two-four bicycles.
15. The applicant is required to receive final approval by the Fire Department or Authority Having
Jurisdiction for the location of the keybox, fire alarm panel, fire annunciator, and FDC connection.
37
Item 3.
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16. All required state and local codes, permits, licenses, and inspections will be met and in full
compliance.
17. No loudspeakers may be used or loud music from customers.
RECOMMENDED MOTION(S):
MOTION: Move to waive the reading of draft Resolution No. 2024 -069, a Site Plan Review for 999 50th
Avenue NE, there being ample copies available to the public.
MOTION: Move to recommend approval of draft Resolution No. 2024-069, a Site Plan Review for 999 50th
Avenue NE, as presented and subject to the conditions of approval listed in the draft resolution.
ATTACHMENT(S):
Draft Resolution
Application
Narrative
Plan Set
Fence Specifications
Noise Impact Study
Traffic Study
Truck Turning Diagram
Notice of Public Hearing to Newspaper
Notice of Public Hearing to Neighborhood
Mailing List
Written Public Comments
38
Item 3.
RESOLUTION NO. 2024-069
A resolution of the Planning Commission for the City of Columbia Heights, Minnesota,
recommending approval of a Site Plan Review for property located at 999 50th Avenue NE in the
City of Columbia Heights, MN;
Whereas, a proposal (Planning Case # 2024-0904) has been submitted by Civil Site Group on
behalf of Tsunami Express Car Wash to the Planning Commission requesting approval of a Site
Plan Review at the following location:
ADDRESS: 999 50th Avenue NE
LEGAL DESCRIPTION: (999 50th Avenue NE)
THAT PART OF LOTS 8 & 9 AUDITORS SUBDIVISION NO 153 LYG ELY & SLY OF ALDI ADDITION, WLY
OF MATHAIRE ADDITION & NELY OF 50TH AVE NE
THE APPLICANT SEEKS THE FOLLOWING:
1. Approval of a Site Plan Review for a new construction drive-through car wash on a 0.83
acre parcel in accordance with City Code Section 9.104 (N).
Whereas, the Planning Commission held a public hearing as required by the City Zoning Code
on November 6, 2024;
Whereas, the Planning Commission has considered the advice and recommendations of the
Planning Commission 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 concern related to
traffic, property values, light, air, danger of fire, and risk to public safety, in the surrounding
area;
Now, therefore, in accordance with the foregoing, and all ordinances and regulations of the
City of Columbia Heights, the City of Columbia Heights Planning Commission makes the
following:
FINDINGS OF FACT
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.
39
Item 3.
CONDITIONS
1. The building and site plans adhere to the building and site plans dated October 25,
2024 as conditioned.
2. Contingent upon successful application for a Conditional Use Permit for an over -
height sound barrier that is intended to be heard at the City Council meeting on
November 12, 2024. An eight (8’) foot tall sound barrier is required to be
constructed in the manner specified in the Noise Impact Study dated October 30,
2024 with a minimum acoustical rating of STC 22.
3. The applicant shall adhere to the requirements and comments provided by the City
Public Works and Engineering Departments in a memo dated August 22, 2024. The
applicant is responsible for filing and recording any proposed easements with Anoka
County Recorder’s Office.
4. An on-site area shall be designated for snow storage and if snowfall exceeds the
storage of that area, then it shall be required to be removed from the property.
5. The applicant shall be responsible for conducting routine inspections to ensure that
the sound barrier wall/fence is maintained and upkept.
6. Post-construction sound testing is required to demonstrate compliance with the
recommendations made in the Noise Impact Study.
7. The applicant is required to maintain a 24 foot fire lane and shall be stripped with
“No Parking – Fire Lane”.
8. The vacuums are required to be setback of 50 feet from residential property lines
and/or be enclosed. Vacuum use shall be limited to the hours of operation, 7AM –
8PM, Monday – Sunday, and a muffler installed on the vacuum pump house as well
as setting the blowers in the car wash to turn off whenever the exit doors open.
9. The open side of the enclosure shall not face any public street or the front yard of
any adjacent property.
10. A letter of credit or other security as acceptable to the City and shall be deposited
with the Zoning Administrator, in an amount equal to 100% of the estimated cost of
landscaping and/or screening. The letter of credit or other security as acceptable to
the City, or portions thereof, shall be forfeited to maintain and/or replace materials
for a period of time to include at least two growing seasons. A portion of the letter of
credit or other security as acceptable may be released after one growing season as
determined by the Zoning Administrator. The property owner shall be responsible for
continued maintenance of landscaping and screening materials to remain in
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compliance with the requirements of this section. Plant materials that show signs of
disease or damage shall be promptly removed and replaced within the next planting
season.
11. All rooftop or mechanical equipment shall be screened in a manner that minimizes
the visual impact on adjacent properties and from public streets as a condition of
approval.
12. The building and site shall be meet all requirements found in the Fire Code and the
Building Code.
13. All new site signage shall require sign permits.
14. Provide a bicycle rack capable of accommodating two-four bicycles.
15. The applicant is required to receive final approval by the Fire Department or
Authority Having Jurisdiction for the location of the keybox, fire alarm panel, fire
annunciator, and FDC connection.
16. All required state and local codes, permits, licenses, and inspections will be met and
in full compliance.
17. No loudspeakers may be used or loud music from customers.
Passed this 6th day of November, 2024
Offered by:
Seconded
by:
Roll Call:
Clara Wolfe, Chair
Attest:
Andrew Boucher, City Planner
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Soundscape Engineering
3711 N. Ravenswood Ave., Ste. 104 • Chicago, IL 60613 • (312) 436-0032
729 W. Ann Arbor Trl., Ste. 150 • Plymouth, MI 48170 • (734) 418-8663
www.SoundscapeEngineering.com
Noise Impact Analysis for Proposed Tsunami Car
Wash - Revised , Columbia Heights , Minnesota
Prepared By:
Nathan Sevener, Principal Consultant
INCE Bd. Cert.
Aimee Lalime, Senior Consultant
MSME, INCE
Anna Catton, Consultant
MSAE
30 October 2024
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Tsunami Car Wash Columbia Heights Noise Impact Analysis - Revised
30 October 2024
Page 3 of 20
Soundscape Engineering
3711 N. Ravenswood Ave., Ste. 104 • Chicago, IL 60613 • (312) 436-0032
729 W. Ann Arbor Trl., Ste. 150 • Plymouth, MI 48170 • (734) 418-8663
www.SoundscapeEngineering.com
Executive Summary
The proposed Tsunami Car in Columbia Heights, Minnesota is planned to operate from 7:00 am and 8:00
pm daily. The Minnesota noise ordinance defines the daytime (7:00 am to 10:00 pm) noise limit for
Residential zones at 60 dBA at the property lines. Our calculations indicate that the carwash-related noise
levels with the planned layout will meet the residential limits at 5 feet above grade at all nearby
residential properties with the following modifications:
• Instead of a 6’ tall standard fence, install an 8’ tall solid fence along the east and north property
lines on top of the planned retaining wall (with the combined height extending 2’ above the top
of the car wash entry doors)
• Install a 12-foot tall “wing wall” on the south side of the carwash exit
• Install a 5.5-foot tall barrier along the south side of the vacuums
• Reduce the number of vacuums from 18 to 12.
Optionally, the sound barrier to the east and north of the property lines may be increased to 10’ tall (with
the combined height extending 4’ above the top of the car wash entry doors). This will provide better
protection to the elevated decks of the homes to the east, decreasing the sound levels from approximately
63 dBA to 60 dBA.
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30 October 2024
Page 4 of 20
Soundscape Engineering
3711 N. Ravenswood Ave., Ste. 104 • Chicago, IL 60613 • (312) 436-0032
729 W. Ann Arbor Trl., Ste. 150 • Plymouth, MI 48170 • (734) 418-8663
www.SoundscapeEngineering.com
TABLE OF CONTENTS
EXECUTIVE SUMMARY ....................................................................................................................... 3
LIST OF ABBREVIATED TERMS ............................................................................................................. 5
1.0 INTRODUCTION ............................................................................................................................ 6
2.0 MEASUREMENTS .......................................................................................................................... 7
2.1 INSTRUMENTATION .................................................................................................................................. 7
2.2 AMBIENT MEASUREMENTS ....................................................................................................................... 7
2.3 EQUIPMENT MEASUREMENTS ................................................................................................................. 10
3.0 ORDINANCE AND CRITERIA ......................................................................................................... 12
4.0 COMPUTER MODEL CALCULATION OF SOUND LEVELS AROUND CARWASH .................................. 13
5.0 RECOMMENDATIONS ................................................................................................................. 14
6.0 CONCLUSION .............................................................................................................................. 18
APPENDIX A: ACOUSTICAL TERMINOLOGY ....................................................................................... 19
LIST OF FIGURES
Figure 1: Proposed Tsunami Express Car Wash, Columbia Heights, Minnesota .......................... 6
Figure 2: Ambient Sound Levels (dBA) Measured at Proposed Car Wash Site ............................ 8
Figure 3: Photos of Sound Level Meter at Two of the Measurement Locations On-Site .............. 9
Figure 4: Waukesha Tsunami Car Wash Exit ............................................................................... 10
Figure 5: Waukesha Tsunami Car Wash Layout .......................................................................... 11
Figure 6: Vacuum Pump House .................................................................................................... 11
Figure 7: Minnesota Noise Ordinance .......................................................................................... 12
Figure 8: 3D Model View ............................................................................................................. 13
Figure 9: Sound Contour Map – Current Design .......................................................................... 14
Figure 10: Sound Contour Map – Tsunami Car Wash Exit Doors Open with Sound Barriers .... 16
Figure 11: Sound Barrier Fence Location ..................................................................................... 17
LIST OF TABLES
Table 1: Sound Measurement Equipment ....................................................................................... 7
Table 2: Sound levels Measured at a Waukesha Tsunami Carwash (dB) .................................... 10
Table 3: Measured Vacuum Related Sound Levels at Waukesha Location ................................. 11
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30 October 2024
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Soundscape Engineering
3711 N. Ravenswood Ave., Ste. 104 • Chicago, IL 60613 • (312) 436-0032
729 W. Ann Arbor Trl., Ste. 150 • Plymouth, MI 48170 • (734) 418-8663
www.SoundscapeEngineering.com
List of Abbreviated Terms
dB Decibel
dBA A-weighted Decibels
Leq Equivalent Sound Level
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30 October 2024
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Soundscape Engineering
3711 N. Ravenswood Ave., Ste. 104 • Chicago, IL 60613 • (312) 436-0032
729 W. Ann Arbor Trl., Ste. 150 • Plymouth, MI 48170 • (734) 418-8663
www.SoundscapeEngineering.com
1.0 Introduction
Soundscape Engineering has completed a sound study for a proposed Tsunami Express Carwash to be
located at 999 50th Avenue NE, Columbia Heights, Minnesota. The proposed building will be a 5,000 SF
car wash with 18 vacuums, a sales booth, and vacuum pump house. It is our understanding that the car
wash will be open 7 days per week from 7:00 am to 8:00 pm.
We have collected sound data from past projects with Tsunami, specifically the Tsunami Car Wash in
Waukesha, Wisconsin. The loudest noise sources are the blowers inside the car wash and the
vacuums/pump house in the parking lot area. We assume that this location will use the same blowers as
the Waukesha location.
The design is complete and you provided us with a copy of the city-submitted design dated 08-05-2024.
The Columbia Heights Tsunami Car Wash is bordered by an Aldi Grocery Store and single-family
residences. The project plans to lower the grade of the building site. A new retaining wall is planned on
the east side of the site with a 6-foot fence on top of the wall.
According to the Waukesha car wash operation manager, a busy hour by industry standards would be
100+ cars per hour. An earlier version of this report relied upon the car wash doors being closed when the
blowers were operational. We now understand that the blowers will be on when the exit doors are open
for approximately 30 seconds per car. The analysis has been updated to assume the exit doors are open
continually, which represents the worst-case conditions.
For your reference, there is a brief glossary of pertinent acoustics terminology in Appendix A.
Figure 1: Proposed Tsunami Express Car Wash, Columbia Heights, Minnesota
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30 October 2024
Page 7 of 20
Soundscape Engineering
3711 N. Ravenswood Ave., Ste. 104 • Chicago, IL 60613 • (312) 436-0032
729 W. Ann Arbor Trl., Ste. 150 • Plymouth, MI 48170 • (734) 418-8663
www.SoundscapeEngineering.com
2.0 Measurements
The following describes the ambient measurements at the proposed Columbia Heights location and the
existing equipment measurements at the Tsunami Car Wash in Waukesha, Wisconsin.
2.1 Instrumentation
An NTi Audio model XL2-TA acoustic analyzer with model MC230 microphone and model MA220
preamp was used for all measurements reported here. This system is Class 1 Type Approved, meeting the
requirements of IEC 61672 and ANSI S1.4.
Table 1: Sound Measurement Equipment
Instrument - Location Make Model No. Serial No. Cal Date
Sound Level Meter
(SLM) - Position 1
NTi XL2-TA A2A-11159-E0 8/10/2023
SLM Microphone NTi MC230 9538 8/10/2023
SLM Preamp NTi MA220 (M2230) 2923 8/10/2023
Sound Level Calibrator Larsen Davis CAL200 10152 03/23/2023
2.2 Ambient Measurements
Soundscape visited the proposed Tsunami Car Wash in Columbia Heights, Minnesota on Sunday, August
11th, 2024. A series of 15-minute spot measurements were taken around the proposed Columbia Heights
property. Measurements were taken between 4:00 – 5:30 pm. The overall levels at each measurement
location are shown in Figure 2. Photos of the onsite measurements are shown in Figure 3.
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30 October 2024
Page 8 of 20
Soundscape Engineering
3711 N. Ravenswood Ave., Ste. 104 • Chicago, IL 60613 • (312) 436-0032
729 W. Ann Arbor Trl., Ste. 150 • Plymouth, MI 48170 • (734) 418-8663
www.SoundscapeEngineering.com
Figure 2: Ambient Sound Levels (dBA) Measured at Proposed Car Wash Site
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30 October 2024
Page 9 of 20
Soundscape Engineering
3711 N. Ravenswood Ave., Ste. 104 • Chicago, IL 60613 • (312) 436-0032
729 W. Ann Arbor Trl., Ste. 150 • Plymouth, MI 48170 • (734) 418-8663
www.SoundscapeEngineering.com
Figure 3: Photos of Sound Level Meter at Two of the Measurement Locations On -Site
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30 October 2024
Page 10 of 20
Soundscape Engineering
3711 N. Ravenswood Ave., Ste. 104 • Chicago, IL 60613 • (312) 436-0032
729 W. Ann Arbor Trl., Ste. 150 • Plymouth, MI 48170 • (734) 418-8663
www.SoundscapeEngineering.com
2.3 Equipment Measurements
To determine the equipment sound levels, we measured the sound level produced by equipment at the
existing Tsunami Car Wash located at 300 W. Sunset Drive in Waukesha, Wisconsin. We understand that
the Columbia Heights location will install the same blower system as the Waukesha location. The
measured octave band sound levels at the car wash entry and exit are shown in Table 2.
Table 2: Sound levels Measured at a Waukesha Tsunami Carwash (dB)
Sound Pressure Levels (dB at a 20-foot distance1) per
Octave Band Center Frequency, Hz Overall
Level
(dBA) 31.5 63 125 250 500 1000 2000 4000 8000
Wash Exit, Blowers On,
Doors Open 78 80 80 81 89 88 86 82 74 93
Wash Exit, Blowers On,
Doors Closed 74 79 77 77 79 73 69 63 53 79
Wash Entrance,
Doors Open 73 74 72 69 71 72 71 66 56 76
1) These measurements were made directly in front of the entrance or exit, at a distance of 20 feet.
Figure 4: Waukesha Tsunami Car Wash Exit
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30 October 2024
Page 11 of 20
Soundscape Engineering
3711 N. Ravenswood Ave., Ste. 104 • Chicago, IL 60613 • (312) 436-0032
729 W. Ann Arbor Trl., Ste. 150 • Plymouth, MI 48170 • (734) 418-8663
www.SoundscapeEngineering.com
Figure 5: Waukesha Tsunami Car Wash Layout
Measurements were also taken outside the vacuum pump house and near a car being vacuumed (Figure
6). The pump house is constructed of masonry block and has steel doors with perimeter seals. This
construction is advantageous for noise control. We are not aware if the existing vacuum system has a
muffler. These measured levels are presented in Table 3.
Table 3: Measured Vacuum Related Sound Levels at Waukesha Location
Sound Pressure Levels (dB) per
Octave Band Center Frequency, Hz Overall
level
(dBA) 31.5 63 125 250 500 1000 2000 4000 8000
Vacuum Pump House at
3’ Distance 71 75 67 64 60 59 58 55 51 65
Car Vacuuming at
Approx. 6’ Distance 70 72 70 66 64 64 68 69 62 74
Figure 6: Vacuum Pump House
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30 October 2024
Page 12 of 20
Soundscape Engineering
3711 N. Ravenswood Ave., Ste. 104 • Chicago, IL 60613 • (312) 436-0032
729 W. Ann Arbor Trl., Ste. 150 • Plymouth, MI 48170 • (734) 418-8663
www.SoundscapeEngineering.com
3.0 Ordinance and Criteria
The project is required to meet the State of Minnesota's Administrative Rules Section 7030.0040 Noise
Standards, which we understand to be the City of Columbia Heights’ ordinance:
Figure 7: Minnesota Noise Ordinance
Residential properties fit into “Noise Area Classification 1” and commercial properties fall into the
“Noise Area Classification 2”. The L50 represents the level exceeded 50% of the time, or the median
sound level. During peak business hours, the car wash is expected to be in nearly continuous operation,
so the L50 is equivalent to the average sound level, or Leq. This means that the car wash measurement
levels in Table 2 were used as source levels for Columbia Heights without applying a reduction related to
duration of use. Similarly, the L10 refers to the sound level during the loudest 10% of the time. Since the
levels are nearly continuous, the L10 and the L50 are expected to be almost equal. Therefore, the L50
criterion is the most stringent for this project, and will be referred to in this assessment.
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Soundscape Engineering
3711 N. Ravenswood Ave., Ste. 104 • Chicago, IL 60613 • (312) 436-0032
729 W. Ann Arbor Trl., Ste. 150 • Plymouth, MI 48170 • (734) 418-8663
www.SoundscapeEngineering.com
4.0 Computer Model Calculation of Sound Levels Around Carwash
We modeled the Columbia Heights site and surrounding area in the commercial environmental noise
modeling software, SoundPLAN. Site topography, existing and proposed buildings, sound sources, and
receiver locations were inputted as elements into the computer model. A 3D view of the propagation
model with proposed barriers is shown in Figure 8. Area sources were used to represent sound
transmission out of the carwash doors. We modeled the worst-case scenario with all vacuum stations in
use and the carwash entry and exit doors open. We understand that the car wash doors are planned to be
open when cars are in the tunnel, which could be nearly continuous during the busiest hours of the week.
Vacuum stations are indicated by the red asterisks below. Sound barriers needed to meet the city
ordinance are shown in blue. The sources included in the model are based on measurements made at the
Waukesha Tsunami and are as follows:
• Carwash Entry Door Open
• Carwash Exit Door Open – Blowers On
• Vacuum pump house with Sealed metal doors
• Car Vacuum Stations (red asterisks)
Figure 8: 3D Model View
Figure 9 presents the predicted radiated sound levels at an elevation of 5’ above grade with to the current
Tsunami Car Wash design. The darkest green shaded area represents areas where the sound levels are
below the residential 60 dBA L50 noise ordinance limit. Without mitigation, the sound levels are
predicted to exceed the ordinance limits at the nearest homes to the south and east of the site.
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Soundscape Engineering
3711 N. Ravenswood Ave., Ste. 104 • Chicago, IL 60613 • (312) 436-0032
729 W. Ann Arbor Trl., Ste. 150 • Plymouth, MI 48170 • (734) 418-8663
www.SoundscapeEngineering.com
Figure 9: Sound Contour Map – Current Design
5.0 Recommendations
To prevent the sound level from exceeding the 60 dBA noise ordinance at the residential property lines at
5’ above grade, the following mitigations are needed:
1. Extend and increase the sound barrier fence height to a height of 2’ above the top of the car wash
entry door opening (approximately 8’ tall). The wall must extend around the northeast corner
toward Aldi.
2. Install a 20-foot long, 12-foot tall wall on the south side of the exit opening along the driveway.
3. Reduce the number of vacuums to a total of 12 vacuums (8 on the north side and 4 on the south
side) and install a 65-foot long, 5.5-foot tall wall on the south side of the vacuums.
The number and height of sound barriers were increased in this updated analysis in order to meet the
noise ordinance with the exit doors open, and achieve stricter compliance at the closest residence on the
south side of the car wash. Additionally, to provide greater protection to the elevated decks (reducing the
predicted sound level from approximately 63 dBA to 60 dBA), increase the height of the east sound
Vacuum Pump House
Active Car Vacuuming
at all stations
Carwash Entry – Doors Open
Carwash Exit –
Doors Open
6’ Air-tight, solid fence
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Soundscape Engineering
3711 N. Ravenswood Ave., Ste. 104 • Chicago, IL 60613 • (312) 436-0032
729 W. Ann Arbor Trl., Ste. 150 • Plymouth, MI 48170 • (734) 418-8663
www.SoundscapeEngineering.com
barrier wall to 10’ above the height of the retaining wall (approximately 4’ above the top of the car wash
door opening).
Refer to Figure 10 for predicted sound levels at 5’ above grade with the recommended sound barriers.
Refer to Figure 11 for the barrier extents and modeled elevation heights for the base of the sound barriers.
There are minimum acoustical requirements for the sound barrier walls. They must be constructed from a
material with a minimum acoustical rating of STC 22 or a mass no less than 2 pounds per square foot. An
example of a suitable material would be overlapping, 1” (nominal thickness) cedar or pine planks,
assembled such that the total, actual thickness of the wall is at least 1-½” along the entire length of the
wall. They would need to be screwed together rather than nailed so that the natural warping of the planks
over time does not cause them to pull apart and create gaps between them. Because this is a “sound
barrier wall” rather than a “fence,” there must not be any gaps and it must be constructed tight to the
ground.
In addition to the sound barriers, the acoustic analysis for this project depends upon the following design
element:
a. The central vacuum will be located in a masonry building with sealed steel doors. If a vacuum
pump exhaust muffler was used at the Waukesha location then the vacuum pump at this location
should also be fit with a muffler.
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Soundscape Engineering
3711 N. Ravenswood Ave., Ste. 104 • Chicago, IL 60613 • (312) 436-0032
729 W. Ann Arbor Trl., Ste. 150 • Plymouth, MI 48170 • (734) 418-8663
www.SoundscapeEngineering.com
Figure 10: Sound Contour Map – Tsunami Car Wash Exit Doors Open with Sound Barriers
Carwash Entrance
and Exit Doors Open
Reduced to 12
vacuuming stations
Vacuum Pump House
20’ long 12’ tall
sound barrier
65’ long 5.5’ tall
sound barrier
220’ long 8-10’ tall sound
barrier wall on retaining wall
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Page 17 of 20
Soundscape Engineering
3711 N. Ravenswood Ave., Ste. 104 • Chicago, IL 60613 • (312) 436-0032
729 W. Ann Arbor Trl., Ste. 150 • Plymouth, MI 48170 • (734) 418-8663
www.SoundscapeEngineering.com
Figure 11: Sound Barrier Fence Location
154
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Tsunami Car Wash Columbia Heights Noise Impact Analysis - Revised
30 October 2024
Page 18 of 20
Soundscape Engineering
3711 N. Ravenswood Ave., Ste. 104 • Chicago, IL 60613 • (312) 436-0032
729 W. Ann Arbor Trl., Ste. 150 • Plymouth, MI 48170 • (734) 418-8663
www.SoundscapeEngineering.com
6.0 Conclusion
The proposed carwash design includes several elements that are beneficial in terms of noise transmission
to the residential neighborhood. The carwash is oriented so that the loudest part of the building (the exit)
is pointed away from residences. Airlift doors will be installed and the exit door will be kept closed when
possible. The central vacuums will be located within a masonry building with sealed steel doors. Finally,
three sound barriers will be installed, including a 12’ tall exit “wing” wall, a 5.5’ tall vacuum wall, and an
8’ to 10’ tall (2’ to 4’ above the top of the car wash entry door) wall along the eastern border on top of the
planned retaining wall, allowing the carwash-related sound levels at the residential property lines to meet
the Minnesota noise ordinance’s residential threshold of 60 dBA at all nearby residential properties.
This concludes our assessment and recommendations. We will be happy to elaborate on anything
contained within this report.
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Soundscape Engineering
3711 N. Ravenswood Ave., Ste. 104 • Chicago, IL 60613 • (312) 436-0032
729 W. Ann Arbor Trl., Ste. 150 • Plymouth, MI 48170 • (734) 418-8663
www.SoundscapeEngineering.com
Appendix A: Acoustical Terminology
Sound level is measured in units called decibels (abbreviated dB). Decibels are logarithmic rather than
linear quantities and thus a doubling of the sound level does not translate to a doubling of decibels. Also,
the human ear does not interpret a doubling of sound energy as a doubling of loudness. For these reasons,
the following approximate relationships should be kept in mind when reading this report.
The logarithmic nature of dB and the human subjective perception of relative sound levels result in the
following approximate rules for judging increases in noise. A 3 dB sound level increase (or decrease)
typically cannot be heard or is barely perceptible. A 5 dB sound level increase is perceptible and is often
considered significant. A sound level which increases by 10 dB will be perceived as twice as loud. These
perceived changes in the noise level are mostly independent of the absolute noise level. That is, a 35 dB
noise will be perceived as twice as loud as a 25 dB noise, and a 60 dB noise will be perceived as twice as
loud as a 50 dB noise.
Audible sound occurs over a wide frequency range, from low-pitched sounds at approximately 20 Hertz
(Hz) to high-pitched sounds at 20,000 Hz. These frequencies are commonly grouped into octave bands or
1/3 octave bands. Building mechanical systems generally produce noise in the 63 Hz to 1000 Hz octave
bands, with the lower frequency noise generated by large fans. Human speech is predominantly
contained in the 250 Hz to 2000 Hz octave bands.
Humans do not hear equally well at all frequencies. We are especially poor at hearing low frequency
sound and are best at hearing sound in the frequency range of human speech. A microphone does not
have these same characteristics. Therefore, when sound is being measured to determine how well people
will be able to hear it, a "weighting" is applied to the sound level measured using a microphone. The
most common weighting is the "A-weighting" and the resulting sound level is expressed in A-weighted
decibels (dBA). This weighting reduces the low frequency sound, slightly increases the sound at the
dominant frequencies of human speech, and slightly lowers the sound level at high frequencies.
The ambient noise level is the existing level of noise in a space or at a specific location in the
environment.
Direct Sound Level or Direct Noise Level is the result of sound that travels directly from the sound source
to the listener’s ears, without reflecting off of any surfaces.
Equivalent Sound Level (Leq) is the average sound level in an environment where the sound level
changes. However, the Leq is not a simple arithmetic average of the sound level over time, but is a
logarithmic average. Leq is the “energy” average noise level over a period of time. Leq can be measured for
any time period, but is typically measured for some increment or fraction of an hour such as 15 minutes, 1
hour or 24-hours.
Sound Power and Sound Pressure Levels - Sound pressure can be directly measured by a microphone.
Outdoor sound pressure levels are influenced by the distance and orientation of the receiver, obstructions
and ground absorption between the source and receiver, the temperature, and wind gradients. Sound
power is a physical property of the source alone and is not influenced by the external environment. It is
an important parameter which is used for rating and comparing sound sources. The sound power is
calculated by taking sound pressure or sound intensity measurements according to strict standards and
calculation procedures. Conversely, the Sound Pressure Level at a particular location can be calculated
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Soundscape Engineering
3711 N. Ravenswood Ave., Ste. 104 • Chicago, IL 60613 • (312) 436-0032
729 W. Ann Arbor Trl., Ste. 150 • Plymouth, MI 48170 • (734) 418-8663
www.SoundscapeEngineering.com
from the Sound Power Level for a given source and the environmental factors affecting the sound
propagation path between the source and receiver.
The statistical sound levels, as they are most often called, quantify the sound level exceeded during a
period of time. For example, the L90 sound level is the sound level exceeded during 90% of the
measurement period. If the measurement period is 60 minutes long, then the L90 is the sound level
exceeded during 54 minutes. The L90 is generally considered to be the “background” sound level, the
baseline level that is present most of the time. Another commonly used statistical level is the L10. The
L10 is the sound level exceeded during only 10% of the measurement period. If the measurement period is
60 minutes long, then L10 is the sound level exceeded during only 6 minutes of the measurement period.
L10 can be used to quantify the fluctuating sound levels in an environment. L1 and L5 are also sometimes
used for this purpose.
157
Item 3.
REPORT
| www.transportationcollaborative.com |
To: Miranda Seals, Architect
The Redmond Company
From: Matt Pacyna, PE, Principal
Transportation Collaborative & Consultants, LLC
Date: September 26, 2024
Subject: Tsunami Express Car Wash Traffic Review
INTRODUCTION
TC2 completed a traffic review of the proposed Tsunami Express Car Wash Development in the City of
Columbia Heights. The subject site, as shown, is generally east of Central Avenue (Highway 65) and
north of 50th Avenue. The main objectives of the study are to quantify existing traffic operations within
the study area, evaluate potential impacts associated with the proposed development, and recommend
improvements, if necessary, to ensure safe
and efficient operations for all users. A
review of internal site circulation, access,
and operations is included as part of this
review. The following study assumptions,
methodology, and findings are offered for
consideration.
EXISTING CONDITIONS
Existing conditions were reviewed within the
study area to quantify current operations to
help determine impacts associated with the
proposed development. The evaluation of
existing conditions included collecting traffic
volumes, observing transportation
characteristics, and analyzing intersection
capacity, which are described in the
following sections.
Traffic Volumes
Vehicular intersection turning movement
and pedestrian / bicyclist counts were
collected along 50th Avenue at Tyler Street
and Polk Place on Tuesday, September 17,
2024. Historical traffic data at the Central
Avenue (Highway 65) and 50th Avenue
intersection was provided by MnDOT.
Subject Site
Ce
n
t
r
a
l
A
v
e
(
H
w
y
6
5
)
Ty
l
e
r
S
t
Po
l
k
P
l
50th Ave
49th Ave
Lincoln Ter.
Pierce Ter.
52nd Ave
51st Ave
50th Ave
49th Ave
158
Item 3.
Tsunami Express Car Wash Traffic Review September 26, 2024
Page 2
The counts included a combination of a.m. / p.m. peak period (i.e., 7 to 9 a.m. and 4 to 6 p.m.) and
13-hour (i.e., 6 a.m. to 7 p.m.) data. The a.m. and p.m. peak hours within the study area generally
represent 7:30 to 8:30 a.m. and 4:45 to 5:45 p.m.; there is an additional afternoon p.m. peak period that
occurs shortly after the nearby Columbia Heights High School lets out for the day around 3 p.m.
Average daily traffic (ADT) volumes were provided by MnDOT or estimated based on the data collected.
Transportation Characteristics
Observations were conducted within the study area to identify various transportation characteristics
such as roadway geometry, traffic controls, speed limits, and multimodal facilities. Within the study area,
Central Avenue is a 4-lane divided minor arterial roadway with left- and right-lanes; there is a sidewalk
along both sides of the roadway and the posted speed limit is 40-mph.
50th Avenue, Tyler Street, and Polk Place are local 2-lane roadways. These roadways do not have
multimodal facilities within the study area, except for the north side of 50th Avenue between Central
Avenue (Highway 65) and the subject site. The Central Avenue (Highway 65) / 50th Avenue intersection
is signalized, while the other study intersections were assumed to operate similar to side-street stop
control since the Tyler Street approach is uncontrolled and the Polk Place approach has yield control.
Existing geometrics, traffic controls, and volumes within the study area are shown in Figure 2.
Intersection Capacity
Intersection capacity was evaluated using Synchro / SimTraffic Software (version 11), which uses
methods outlined in the Highway Capacity Manual, 6th Edition. The software is used to develop
calibrated models that simulate observed traffic operations, account for peaking characteristics, and
identify key metrics such as intersection Level of Service (LOS) and queues. These models incorporate
collected traffic, pedestrian, and bicyclist volumes, traffic controls, heavy commercial vehicle activity
(i.e., buses and trucks), and driver behavior factors. Existing signal timing was obtained from MnDOT.
Level of Service (LOS) quantifies how an
intersection is operating. Intersections are graded
from LOS A to LOS F, which corresponds to the
average delay per vehicle values shown. An
overall intersection LOS A though LOS D is
generally considered acceptable in the study area.
LOS A indicates the best traffic operation, while
LOS F indicates an intersection where demand
exceeds capacity.
For side-street stop-controlled intersections, special emphasis is given to providing an estimate for the
level of service of the side-street approach. Traffic operations at an unsignalized intersection with side-
street stop control can be described in two ways. First, consideration is given to the overall intersection
level of service, which takes into account the total number of vehicles entering the intersection and the
capability of the intersection to support the volumes. Second, it is important to consider the delay on
the minor approach. Since the mainline does not have to stop, most delay is attributed to the side-street
approaches. It is typical of intersections with higher mainline traffic volumes to experience high-levels
of delay (i.e., poor levels of service) on the side-street approaches, but an acceptable overall intersection
level of service during peak hour conditions.
Level of
Service
Average Delay / Vehicles
Stop, Yield, and
Roundabout
Signalized
Intersections
A < 10 seconds < 10 seconds
B 10 to 15 seconds 10 to 20 seconds
C 15 to 25 seconds 20 to 35 seconds
D 25 to 35 seconds 35 to 55 seconds
E 35 to 50 seconds 55 to 80 seconds
F > 50 seconds > 80 seconds
159
Item 3.
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Flying Cloud Drive (CR 61)
Geisler Road Laforet Drive
J
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a
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Turnbull Road
De
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D
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R
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a
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Figure 1Existing Conditions
Tsunami Express Car Wash Traffic Review
N
35%
75%
65%32.5%
AM Peak Hour Volume
PM Peak Hour Volume
Estimated ADT Volume
Traffic Signal
Stop Sign
Yield Sign
Legend
15%
Goodrich Ave
Le
x
i
n
g
t
o
n
P
k
w
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Oxford St
36th St
25%
30%
32.5%
47.5%
15%
2.5%
2.5%
17.5%
5%
22.5%70%
40%
60%
37.5%
52.5%
5%
30%
7.5%
2.5%
2.5%
2.5%
10%
25%
N
8,000
275
5
0
0 (0)2 (3)
XX
(XX)
X,XXX
+85
+215
50%
0 (0)0 (0)9 (2)3 (11)4 (1)0 (0)3 (11)2 (11)7 (4)5 (1)7 (4)5 (1)
7 (4)
5 (1)
7 (4)
5 (1)
9
(
2
)
3
(
1
1)
9
(
2
)
3
(
1
1
)
7 (4)
5 (1)
7 (4)
5 (1)
0
(
0
)
0
(
0
)
9
(
2
)
3
(
1
1
)
9 (2)
3 (11)
0 (0)2 (6)3 (2)7 (4)
+430
+130
40 (65)
15 (20)
25 (65)
60 (75)
15 (25)
40 (45)
10
(
3
5
)
11
7
5
(
1
0
2
0
)
30
(
1
0
0
)
25
(
6
0
)
76
5
(
1
4
6
5
)
15
(
9
0
)
+685
+340
+50
+50
+75
AM Peak Hour Volume
PM Peak Hour Volume
Estimated ADT Volume
Directional Distribution
Legend
XX
(XX)
X,XXX
5 (
5
)
65 (
3
0
)
10 (
3
0
)
70 (
4
5
)
45
(
2
0
)
5
(
0
)
65
0
26
,
8
0
0
2,30050th Ave
105 (45)
5 (5)
0 (0)
130 (75)
5
(
5
)
25
(
3
0
)
75 (70)
10 (35)
0 (0)
85 (105)
0
(
0
)
0
(
0
)
49th Ave
51st Ave51st Ave
52nd Ave
49th Ave
Lincoln Ter
50th Ave
Ty
l
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S
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Po
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k
P
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26
,
5
0
0
2,700
70
0
1,300
160
Item 3.
Tsunami Express Car Wash Traffic Review September 26, 2024
Page 4
The existing intersection capacity analysis results, summarized in Table 1, indicate that all study
intersections operate at an acceptable overall LOS C or better and all approaches operate near the
LOS D / LOS E threshold or better during the typical weekday a.m. and p.m. peak hours. Existing
95th percentile queues are generally maintained within the current turn lanes, however, westbound
queues along 50th Avenue from Central Avenue (Highway 65) occasionally extend to the existing Aldi /
Jimmy John’s driveway during the p.m. peak hour. Peak queues at the 50th Avenue intersections with
Tyler Street and Polk Place are approximately one (1) vehicle. Thus, there are no significant existing
operational issues from an intersection capacity perspective.
Table 1 Existing Intersection Capacity
Study Intersection Traffic
Control
Level of Service (Delay)
AM Peak Hour PM Peak Hour
50th Avenue and Central Avenue (Hwy 65) Signal B (14) C (28)
50th Avenue and Tyler Street Yield / SSS A / B (10) A / B (10)
50th Avenue and Polk Place Yield / SSS A / A (9) A / A (9)
SSS – Side-Street-Stop
PROPOSED DEVELOPMENT
The proposed development is generally east of Central Avenue (Highway 65) and north of 50th Avenue.
As proposed, the Tsunami Express Car Wash is a single-tunnel automated drive-thru car wash that is
approximately 4,500 square feet. The development would replace the existing 12,500 square foot
professional office building that is currently vacant. About 20-parking spaces are proposed, as well as
the extension of the existing
sidewalk along the north side of
50th Avenue to the eastern site
driveway. For study purposes,
the proposed development was
assumed to be fully operational
by the year 2027.
Access to the site is planned at
two locations; the existing office
driveway would remain in its
general location and provide
two-way operations, while a
new two-lane entrance-only
access is proposed along
50th Avenue across from Tyler
Street. The two-lane entrance
provides accommodations for
eight (8) vehicles to queue at
the sales booth before
proceeding to the car wash
tunnel.
161
Item 3.
Tsunami Express Car Wash Traffic Review September 26, 2024
Page 5
TRAFFIC FORECASTS
Traffic forecasts were developed for year 2027 build conditions. The traffic forecasts account for general
background growth and trip generation from the proposed development. A year 2027 no build condition
was not reviewed given the limited area growth between existing and year 2027 conditions. The
following information summarizes the traffic forecast development process.
Background Growth
To account for general background growth in the study area, an annual growth rate of one (1) percent
was applied to the existing traffic volumes to develop year 2027 background traffic forecasts. This
growth rate is higher than historical ADT volumes in the study area over the past 20-years and
represents a conservative approach. This rate accounts for growth outside the study area and is not
related to the proposed development.
Proposed Development Trip Generation
A trip generation estimate for the proposed development was created using a combination of the ITE
Trip Generation Manual, 11th Edition, historical data from the project team, and site observations at other
similar car washes. The trip generation estimate includes trips for weekday a.m. and p.m. peak hours,
as well as a daily basis. A trip generation estimate for the former professional office land use was also
developed for comparison purposes. As shown in Table 2, the proposed car wash is estimated to
generate approximately 30 a.m. peak hour, 60 p.m. peak hour, and 300 daily trips during its busiest
days. When compared to the former office use, the site would generate a similar amount of a.m. peak
hour trips, but more p.m. peak hour and daily trips. Note that the trip generation estimate for the
proposed car wash represents an active day as opposed to a rainy day, for example.
Table 2 Trip Generation Summary
Land Use Type (ITE Codes) Size AM Peak Hour PM Peak Hour Daily In Out In Out
Proposed Development
Automated Car Wash (947-949) 1-Tunnel / 4,500 SF 15 15 30 30 300
Former Land Use
Office (710) 12,500 SF 25 3 3 25 190
Overall Site Change (+ / -) -10 +12 +27 +5 +110
Trips from the proposed development were routed to the adjacent roadway network using the following
distribution, which is based on existing area travel patterns and engineering judgement.
• Central Avenue (Highway 65) North and South: 35% each
• Tyler Street: 15%
• 50th Avenue West, 50th Avenue East, and Polk Place: 5% each
A summary of the site generated trips is shown in Figure 2. The resultant year 2027 build conditions,
which accounts for the general background growth and the proposed development is illustrated in
Figure 3.
162
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Geisler Road Laforet Drive
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Figure 2Site Generated Trips
Tsunami Express Car Wash Traffic Review
N
35%
75%
65%32.5%
AM Peak Hour Volume
PM Peak Hour Volume
Estimated ADT Volume
Traffic Signal
Stop Sign
Yield Sign
Legend
15%
Goodrich Ave
Le
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g
t
o
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P
k
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Oxford St
36th St
25%
30%
32.5%
47.5%
15%
2.5%
2.5%
17.5%
5%
22.5%70%
40%
60%
37.5%
52.5%
5%
30%
7.5%
2.5%
2.5%
2.5%
10%
25%
N
8,000
275
5
0
0 (0)2 (3)
XX
(XX)
X,XXX
+85
+215
50%
0 (0)0 (0)9 (2)3 (11)4 (1)0 (0)3 (11)2 (11)7 (4)5 (1)7 (4)5 (1)
7 (4)
5 (1)
7 (4)
5 (1)
9
(
2
)
3
(
1
1)
9
(
2
)
3
(
1
1
)
7 (4)
5 (1)
7 (4)
5 (1)
0
(
0
)
0
(
0
)
9
(
2
)
3
(
1
1
)
9 (2)
3 (11)
0 (0)2 (6)3 (2)7 (4)
+430
+130
5 (10)
1 (2)
5 (10)
0 (0)
1 (2)
0 (0)
0
(
0
)
0
(
0
)
5
(1
0
)
0
(
0
)
0
(
0
)
5
(
1
0
)
+685
+340
+50
+50
+75
AM Peak Hour Volume
PM Peak Hour Volume
Estimated ADT Volume
Directional Distribution
Legend
XX
(XX)
X,XXX
0 (0)
1 (2)
1 (2)
1 (2)
1
(
2
)
0
(
0
)
+4
5
+1
0
5
+1550th Ave
2 (3)
0 (1)
0 (0)
1 (2)
0 (0)
0
(
0
)
1
(
3
)
1
(
1
)
9 (18)
2 (4)
2 (4)
2 (4)
9 (18)
11
(
2
2
)
4
(8
)
49th Ave
51st Ave51st Ave
52nd Ave
49th Ave
Lincoln Ter
50th Ave
Ty
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Flying Cloud Drive (CR 61)
Geisler Road Laforet Drive
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Turnbull Road
De
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D
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Figure 3Year 2027 Build Conditions
Tsunami Express Car Wash Traffic Review
N
35%
75%
65%32.5%
AM Peak Hour Volume
PM Peak Hour Volume
Estimated ADT Volume
Traffic Signal
Stop Sign
Yield Sign
Legend
15%
Goodrich Ave
Le
x
i
n
g
t
o
n
P
k
w
y
Oxford St
36th St
25%
30%
32.5%
47.5%
15%
2.5%
2.5%
17.5%
5%
22.5%70%
40%
60%
37.5%
52.5%
5%
30%
7.5%
2.5%
2.5%
2.5%
10%
25%
N
8,000
275
5
0
0 (0)2 (3)
XX
(XX)
X,XXX
+85
+215
50%
0 (0)0 (0)9 (2)3 (11)4 (1)0 (0)3 (11)2 (11)7 (4)5 (1)7 (4)5 (1)
7 (4)
5 (1)
7 (4)
5 (1)
9
(
2
)
3
(
1
1)
9
(
2
)
3
(
1
1
)
7 (4)
5 (1)
7 (4)
5 (1)
0
(
0
)
0
(
0
)
9
(
2
)
3
(
1
1
)
9 (2)
3 (11)
0 (0)2 (6)3 (2)7 (4)
+430
+130
46 (77)
16 (23)
31 (77)
62 (77)
16 (28)
41 (46)
10
(
3
6
)
12
1
1
(
1
0
5
2
)
36
(1
1
3
)
2
6
(
6
2
)
78
8
(
1
5
0
9
)
20
(
1
0
3
)
+685
+340
+50
+50
+75
AM Peak Hour Volume
PM Peak Hour Volume
Estimated ADT Volume
Directional Distribution
Legend
XX
(XX)
X,XXX
5 (
5
)
68 (
3
2
)
11 (3
3
)
73 (
4
8
)
47
(
2
3
)
5
(
0
)
71
5
27
,
7
0
0
2,40050th Ave
2 (3)
108 (47)
5 (5)
1 (2)
134 (77)
5
(
5
)
1
(
3
)
27
(
3
2
)
9 (18)
79 (76)
12 (40)
2 (4)
96 (126)
11
(
2
2
)
4
(8
)
49th Ave
51st Ave51st Ave
52nd Ave
49th Ave
Lincoln Ter
50th Ave
Ty
l
e
r
S
t
Po
l
k
P
l
27
,
4
0
0
3,000
73
5
1,350
164
Item 3.
Tsunami Express Car Wash Traffic Review September 26, 2024
Page 8
YEAR 2027 CONDITIONS
To understand impacts associated with the proposed development, a future intersection capacity
analysis was completed for year 2027 build conditions. Table 3 provides a summary of the year 2027
intersection capacity analysis, as well as a comparison to existing conditions. Results of the future
analysis indicate that all study intersections will continue to operate at an acceptable overall LOS C or
better and all approaches will continue to operate near the LOS D / LOS E threshold or better during
the typical weekday a.m. and p.m. peak hours. Minimal changes in queuing are expected and no impacts
to the proposed development driveways are expected. The daily traffic volume changes along Polk
Place, 50th Avenue, and Tyler Street are minimal and within a typical daily variation of most roadways.
Thus, there are no significant impacts expected because of the proposed development from an
intersection capacity perspective.
Table 3 Year 2027 Intersection Capacity Summary
Study Intersection Traffic
Control
Level of Service (Delay)
AM Peak Hour PM Peak Hour
Existing Build Existing Build
50th Avenue and Central Avenue (Hwy 65) Signal B (14) B (15) C (28) C (30)
50th Avenue and West Site Access SSS --- A / B (10) --- A / A (9)
50th Avenue and Tyler Street / East Site Access SSS A / B (10) A / B (11) A / B (10) A / B (11)
50th Avenue and Polk Place SSS A / A (9) A / A (9) A / A (9) A / A (9)
SSS – Side-Street-Stop
SITE PLAN REVIEW / CONSIDERATIONS
The proposed driveway for the car wash tunnel provides for eight (8) vehicles to queue within two-lanes
before any impacts to 50th Avenue would occur. This driveway includes a member lane for quicker
access. Typical service times once a vehicle enters the car wash is approximately two (2) minutes.
Therefore, based on the level of trip generation and expected service rates of the sales booth and car
wash tunnel, the provided vehicle stacking distance is adequate and no impacts to 50th Avenue are
expected.
A review of the proposed site plan does not indicate any major issues. However, the following items are
offered for further consideration and / or discussion between the City and / or project team.
• Locate signage and landscaping to avoid creating any sight distance issues.
• Review truck maneuverability to limit potential internal circulation conflicts.
• Add a stop or yield sign along Tyler Street at 50th Avenue to better define the right-of-way for
motorists and reduce potential conflicts.
• Shift the east driveway to the west to better align with Tyler Street, if possible.
165
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Tsunami Express Car Wash Traffic Review September 26, 2024
Page 9
CONCLUSIONS
Based on the findings of the study, the following conclusions are offered for consideration.
1) All study intersections currently operate at an acceptable overall LOS C or better and all approaches
operate near the LOS D / LOS E threshold or better during typical weekday a.m. / p.m. peak hours.
2) The development is a single-tunnel automated drive-thru car wash that is approximately 4,500
square feet and would replace an existing 12,500 square foot professional office building.
a. The proposed car wash is estimated to generate approximately 30 a.m. peak hour, 60 p.m. peak
hour, and 300 daily trips during its busiest days.
3) Traffic forecasts were developed for year 2027 build conditions, which included a one (1) percent
annual background growth and trip generation from the proposed development.
4) Results of the year 2027 build analysis indicates that all study intersections will continue to operate
at an acceptable overall LOS C or better and all approaches will continue to operate near the
LOS D / LOS E threshold or better during the typical weekday a.m. and p.m. peak hours.
a. Minimal changes in queuing and no impacts to the proposed development driveways are
expected; the daily traffic volume changes along Polk Place, 50th Avenue, and Tyler Street are
minimal and within a typical daily variation of most roadways.
b. No significant impacts expected because of the proposed development from an intersection
capacity perspective.
5) Based on the level of trip generation and expected service rates of the sales booth and car wash
tunnel, the provided vehicle stacking distance is adequate and no impacts to 50th Avenue are
expected.
6) The following items are offered for further consideration and / or discussion between the City and /
or project team.
a. Locate signage and landscaping to avoid creating any sight distance issues.
b. Review truck maneuverability to limit potential internal circulation conflicts.
c. Add a stop or yield sign along Tyler Street at 50th Avenue to better define the right-of-way for
motorists and reduce potential conflicts.
d. Shift the east driveway to the west to better align with Tyler Street, if possible.
166
Item 3.
NO
PARKING
RATE CONTROL
BASIN 1
CONSTRUCTION
LIMITS
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Crosses Property line
12" HDPE
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167
Item 3.
CITY OF COLUMBIA HEIGHTS
PLANNING COMMISSION
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Columbia Heights will conduct a public
hearing in the City Council Chambers of City Hall at 3989 Central Avenue NE on Wednesday, November
6th, 2024, at 6:00 p.m. The order of business is as follows:
A request for a Site Plan Review (under one acre) was made proposing demolition of the existing
office building in preparation for a new construction car wash and a Conditional Use Permit for
an over-height sound barrier at 999 50th Avenue NE. Section 9.104 (N) of the Zoning Ordinance
requires the Planning Commission to hold a public hearing on the Site Plan Review and make
findings before approving or denying the application. The Planning Commission will provide a
recommendation on the Conditional Use Permit for the over-height sound barrier to the City
Council for consideration at the November 12, 2024 Council meeting.
Notice is hereby given that all persons having an interest will be given an opportunity to be heard. For
questions and a full description of the proposals, please contact Andrew Boucher, City Planner, at (763)
706-3673.
168
Item 3.
City of Columbia Heights | Community Development Department
3989 Central Avenue NE, Columbia Heights, MN 55421 ▪ Ph: 763-706-3670 ▪ Fax: 763-706-3671 ▪
www.columbiaheightsmn.gov
NOTICE OF PUBLIC HEARING – NOVEMBER 6, 2024
2015-3 IH2 BORROWER LP
1717 MAIN ST STE 2000
DALLAS, TX 75201
Date of Hearing: November 6, 2024
Subject: Public Hearing Notice – Site Plan Review proposing demolition of an existing vacant building
in preparation for a new construction car wash; Conditional Use Permit for an over-height
sound barrier.
Subject Property: 999 50th Avenue NE
Columbia Heights, MN 55421
Dear Resident/Affected Property Owner:
The City of Columbia Heights has received an application for a Site Plan Review proposing demolition of the
existing office building at 999 50th Avenue NE in preparation for a new construction car wash and a Conditional
Use Permit for an over-height sound barrier. Section 9.104 of the Zoning Ordinance requires the Planning
Commission to hold a public hearing to approve the Site Plan Review for the car wash and provide a
recommendation to the City Council on the Conditional Use Permit for the over-height sound barrier.
You are receiving this notice because the property that you own (Affected Property), and/or reside in, is located
within 350 feet of the Subject Property. The Planning Commission of the City of Columbia Heights will hold a
Public Hearing on this matter on Wednesday, November 6, 2024 at 6:00 p.m. in the City Council Chambers of
Columbia Heights City Hall, located at 3989 Central Avenue NE. A map of the Subject Property is attached. A
full copy of the application is on file at City Hall and is available for review upon request.
You are welcomed and encouraged to participate in the Public Hearing for this matter by attending the
November 6, 2024 Planning Commission meeting. If you cannot attend the meeting, but would like to provide
input, you can submit correspondence via email to aboucher@columbiaheightsmn.gov or by mail at:
City of Columbia Heights
Attn: Community Development
3989 Central Avenue NE
Columbia Heights, MN 55421
You can participate in the meeting live and online by using Microsoft Teams at the login link below or call-in:
Join Microsoft Teams Meeting Online
Meeting ID: 252 58 988 371
Passcode: ugquG3
Dial-in for Microsoft Teams Meeting
+1-312-626-6799
169
Item 3.
If you have any questions about this proposal, please do not hesitate to contact the City of Columbia Heights
Community Development Division at (763) 706-3673.
Sincerely,
Andrew Boucher
Community Development Planner, City of Columbia Heights
** Landowners (Commercial and Residential): If you do not reside on the Affected Property, located 350 feet
from the Subject Property, it is your responsibility to share this notice with your tenants. This notice should be
posted in a public place on your property or mailed directly to the tenants residing or leasing space on the
Affected Property.
-SUBJECT PROPERTY LOCATION-
(Highlighted in orange)
170
Item 3.
Name Address City
2015-3 IH2 BORROWER LP 1717 MAIN ST STE 2000 DALLAS, TX 75201
A AND A PROPERTIES LLP 527 PARK PL VADNAIS HEIGHTS, MN 55127
ALDI INC (MINNESOTA)PO BOX 460049 DEPT 501 HOUSTON, TX 77056
ALEXON DANA A & SHARI 1035 LINCOLN TER NE COLUMBIA HGTS, MN 55421
ALI, FADUMO MOHAMOUD 4920 TYLER ST NE COLUMBIA HEIGHTS, MN 55421
ALVARADO, JAIME R 1100 50TH AVE NE COLUMBIA HEIGHTS, MN 55421
BERG PAULA ELIZABETH 1100 PIERCE TER NE COLUMBIA HEIGHTS, MN 55421
CANTOS MARCO A ROJAS 700 N MORGAN AVE MINNEAPOLIS, MN 55411
COLOMBO TRUSTEE MARK R 1105 50TH AVE NE COLUMBIA HEIGHTS, MN 55421
CORNELIUS, CHRISTOPHER S 7890 QUEENSLAND LN N MAPLE GROVE, MN 55311
DAHL STREET PROPERTIES LP 526 HAWTHORNE WOOD DR EAGAN, MN 55123
HOLKESTAD PAIGE LORELLE 1060 POLK PL COLUMBIA HEIGHTS, MN 55421
JAY'S PROPERTIES LLC 16600 86TH AVE N MAPLE GROVE, MN 55311
KEHRWALD TRUSTEE THOMAS L 1060 50TH AVE NE MINNEAPOLIS, MN 55421
KNUDTSON MARLENE S 1070 POLK PL NE COLUMBIA HGTS, MN 55421
KOPONEN TRUSTEE, ROBERT H 1035 POLK PL NE COLUMBIA HEIGHTS, MN 55421
LEMA, MARIA ELVIA 4924 TYLER ST NE COLUMBIA HEIGHTS, MN 55421
LHAMO, SANGYAL 1020 50TH AVE NE COLUMBIA HGTS, MN 55421
OLSON DEAN M ETAL 1775 15TH AVE NW NEW BRIGHTON, MN 55112
P&L REAL ESTATE 3 LLC 3312 HIGHLAND DR BURNSVILLE, MN 55337
PATEL, ANITA M 1101 PIERCE TER NE COLUMBIA HEIGHTS, MN 55421
PETERSON R M & PODANY S R 1120 PIERCE TER NE COLUMBIA HEIGHTS, MN 55421
PRECISION PROPERTIES LLC 3800 N WASHINGTON AVE MINNEAPOLIS, MN 55412
RIFAI, SAMIHA 608 37TH AVE NE MINNEAPOLIS, MN 55421
ROGERS LINDA R 1057 POLK PL NE COLUMBIA HGTS, MN 55421
SANCHEZ LOPEZ CRISTOBAL 1051 POLK PL NE COLUMBIA HEIGHTS, MN 55421
SANCHEZ QUEVEDO LORENA 4918 TYLER ST NE COLUMBIA HEIGHTS, MN 55421
SIGCHA AYORA SANDRO NESTORIO 1085 50TH AVE NE COLUMBIA HEIGHTS, MN 55421
STOVER, MARY LOUISE 1040 50TH AVE NE COLUMBIA HGTS, MN 55421
STURDEVANT JOSEPH A 6182 HEATHER CIR NE FRIDLEY, MN 55432
THIRD STREET INDUSTRIES LLC 3429 EDWARD ST NE ST ANTHONY, MN 55418
TOBASI PROPERTIES LLC 10869 BENTWATER LN WOODBURY, MN 55129
VANGSGARD, JOEL M 1061 POLK PL NE COLUMBIA HEIGHTS, MN 55421
VUE MIHOKO KUATUKNUE 1085 PIERCE TER NE COLUMBIA HEIGHTS, MN 55421
WHITE CASTLE SYSTEM INC PO BOX 1498 COLUMBUS, OH 43216
WHITNEY, TYLER J 4922 Tyler Street NE COLUMBIA HEIGHTS, MN 55421
,
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Item 3.
PLANNING COMMISSION MEETING
AGENDA SECTION PUBLIC HEARING
MEETING DATE NOVEMBER 6, 2024
ITEM: Conditional Use Permit for Over-Height Sound Barrier (Fence) at 999 50th Avenue NE
DEPARTMENT: Community Development BY/DATE: Andrew Boucher, City Planner; 11/1/24
CASE NUMBER: 2024-0905
APPLICANT: Civil Site Group on behalf of Tsunami Express Car Wash
DEVELOPMENT: Conditional Use Permit for an Over-Height sound barrier (fence) at (999 50th
Avenue NE).
LOCATION: 999 50th Avenue NE
REQUEST: Conditional Use Permit
PREPARED BY: Andrew Boucher, City Planner
INTRODUCTION
The City of Columbia Heights has received an application for a Conditional Use Permit for the property located
at 999 50th Avenue NE. The project site currently contains a vacant office building which has a Site Plan Review
proposing to demolish the existing building and construct a new car wash. The applicant was required to provide
a Noise Impact Study which recommended installing an eight (8) foot tall sound barrier fence to mitigate any
noise from the car wash that would affect the adjacent residential properties. The proposed fencing on the
northern and eastern property lines will be located on top of a planned retaining wall and composed of a
material with a minimum acoustical rating of STC 22 or a mass no less than 2 pounds per square foot, such as
overlapping, 1” (nominal thickness) cedar or pine planks. The fence must be constructed in such a way that the
total, actual thickness of the wall is at least 1-1/2” along the entire length of the wall and screwed together
rather than nailed so that the natural warping of the planks over time does not cause them to pull apart and
create gaps between them. Because this is a “sound barrier wall” rather than a “fence”, there must not be any
gaps and it must be constructed tight to the ground. The fence will be oriented so that it will be 2’ above the
top of the car wash entry door.
No fencing is proposed along the site’s front property line.
ZONING ORDINANCE
The subject property is located in the General Business Zoning District. The surrounding adjacent properties to
the immediate north, west, and south are all zoned for Commercial use through the General Business District.
The property also abuts several residential neighborhoods to the north, east, and south containing multi-family,
duplexes, and single-family residential zoning adjacent to Central Avenue.
Per City Code §9.106(E)(3)(a), fences exceeding seven feet in height shall be deemed structures and shall require
a Conditional Use Permit. The Zoning Ordinance requires the Planning Commission to hold a public he aring on
204
Item 4.
Page 2
the applications for a Conditional Use Permit submit its recommendation to the City Council for final
determination.
COMPREHENSIVE PLAN
The Comprehensive Plan guides this area for Commercial Use, which is consistent with its current zoning as
General Business. The proposed sound barrier wall is compatible with the commercial use guided for this site
by the Comprehensive Plan.
FINDINGS OF FACT
Section 9.104 (H) of the Zoning Code outlines nine conditions that must be met in order for the City 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.
City Code §9.106(E)(3) stipulates that commercial fences that exceed seven feet in height shall require a
Conditional Use Permit. This application is consistent with the requirements of the Code.
(b) The use is in harmony with the general purpose and intent of the comprehensive plan.
The Comprehensive Plan guides this property for commercial use. Installing a sound barrier wall intends to
separate the commercial use from the adjacent residential properties and is in harmony with the purpose and
intent of the Comprehensive Plan.
(c) The use will not impose hazards or disturbing influences on neighboring properties.
The proposed 8-foot height sound barrier wall should not cause hazards or disturbing influences on neighboring
properties.
(d) The use will not substantially diminish the use of property in the immediate vicinity.
The proposed project should not 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.
The proposed sound barrier detail contains high-quality wood material that is design to be air-tight and have no
gaps, which will contribute to preserving the current appearance and 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.
This is correct. The fencing should not affect traffic congestion on public streets or on-site traffic circulation.
(h) The use will not cause a negative cumulative effect, w hen considered in conjunction with the
cumulative effect of other uses in the immediate vicinity.
This is correct. The fencing should not cause a negative cumulative effect.
(i) The use complies with all other applicable regulations for the district in which it is located. 205
Item 4.
Page 3
This is correct. The fence will be constructed of approved fencing materials per the Zoning Ordinance and State
Building Code.
RECOMMENDATION
Staff recommends that the Planning Commission recommend approval of the proposed Conditional Use Permit
for the property located at 999 50th Avenue NE, subject to certain conditions.
RECOMMENDED MOTION(S):
MOTION: Move to close the public hearing and waive the reading of Draft Resolution No. 2024-068, there
being ample copies available to the public.
MOTION: Move to recommend City Council approve the Conditional Use Permit as presented, subject to the
following conditions of approval:
1. The site plan included in this submittal shall become part of this approval.
2. The applicant shall submit a building permit application for review and approval prior to construction.
3. Fences greater than seven feet in height shall be of an engineered design and capable of withstanding
the applicable wind loads in the Minnesota State Building Code.
4. The sound barrier wall/fence shall be constructed in the manner specified in the Noise Impact Study
recommendations dated October 30, 2024 including construction requirements that the barrier meet
the minimum acoustical rating of STC 22 or a mass no less than 2 pounds per square foot, the panels
screwed together instead of nailed, and that there is an overlapping, 1” (nominal thickness) assembled
so that the total actual thickness of the wall is at least 1-1/2” along the entire length of the wall.
5. The applicant shall be responsible for conducting routine inspections to ensure that the sound barrier
wall/fence is maintained and upkept.
6. Post-construction sound testing is required to demonstrate compliance with the recommendations made
in the Noise Impact Study.
7. All other applicable local, state, and federal requirements shall be met at all times.
ATTACHMENTS:
Draft Resolution
Applications
Site Plan
Fence Specifications
Noise Impact Study
Notice of Public Hearing to Newspaper
Notice of Public Hearing to Neighborhood
Mailing List
206
Item 4.
RESOLUTION NO. 2024-068
A resolution of the Planning Commission for the City of Columbia Heights, Minnesota,
recommending approval of a Conditional Use Permit for the property located at 999 50th
Avenue NE (PID: 25-30-24-23-0002) in the City of Columbia Heights, MN;
Whereas, a proposal (Planning Case # 2024-0905) has been submitted by Civil Site Group on
behalf of Tsunami Express Car Wash as the property owner to the Planning Commission
requesting approval of a Conditional Use Permit at the following location:
ADDRESS: 999 50th Avenue NE (PID: 25-30-24-23-0002)
EXISTING LEGAL DESCRIPTION:
That part of Lots 8 and 9, Auditors Subdivision No. 153 LYG, Anoka County, Minnesota, lying
Westerly of a line described as follows:
THAT PART OF LOTS 8 & 9 AUDITORS SUBDIVISION NO 153 LYG ELY & SLY OF ALDI ADDITION,
WLY OF MATHAIRE ADDITION & NELY OF 50TH AVE NE
THE APPLICANT SEEKS THE FOLLOWING:
1. Conditional Use Permit to allow an eight (8’) foot tall over-height sound barrier along the
eastern/northern property line of the lot at 999 50 th Avenue NE in accordance with City
Code Section 9.106 (E)(3)(a).
Whereas, the Planning Commission held a public hearing as required by the City Zoning Code
on November 6, 2024;
Whereas, the Planning Commission has considered the advice and recommendations of the
Planning 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
concern related to traffic, property values, light, air, danger of fire, and risk to public safety, in
the surrounding area;
Now, therefore, in accordance with the foregoing, and all ordinances and regulations of the
City of Columbia Heights, the City of Columbia Heights Planning Commission makes the
following:
FINDINGS OF FACT
1. 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.
2. The use is in harmony with the general purpose and intent of the comprehensive plan.
207
Item 4.
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. The use and property upon which the use is located are adequately served by essential
public facilities and services.
7. 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.
8. The use will not cause a negative cumulative effect, when considered in conjunction
with the cumulative effect of other uses in the immediate vicinity.
9. The use complies with all other applicable regulations for the district in which it is
located.
CONDITIONS
1. The site plan included in this submittal shall become part of this approval.
2. The applicant shall submit a building permit application for review and approval prior to
construction.
3. Fences greater than seven feet in height shall be of an engineered design and capable of
withstanding the applicable wind loads in the Minnesota State Building Code.
4. The sound barrier wall/fence shall be constructed in the manner specified in the Noise
Impact Study recommendations dated October 30, 2024 including construction
requirements that the barrier meet the minimum acoustical rating of STC 22 or a mass no
less than 2 pounds per square foot, the panels screwed together instead of nailed, and
that there is an overlapping, 1” (nominal thickness) assembled so that the total actual
thickness of the wall is at least 1-1/2” along the entire length of the wall.
5. The applicant shall be responsible for conducting routine inspections to ensure that the
sound barrier wall/fence is maintained and upkept.
6. Post-construction sound testing is required to demonstrate compliance with the
recommendations made in the Noise Impact Study and ensure that the wall meets the
MPCA standards for noise.
7. All other applicable local, state, and federal requirements shall be met at all times .
208
Item 4.
Passed this 6th day of November, 2024
Offered by:
Seconded
by:
Roll Call:
Clara Wolfe, Chair
Attest:
Andrew Boucher, City Planner
209
Item 4.
Page 1 of 3
Community Development Department
590 40th Ave. NE, Columbia Heights, MN 55421
NON-RESIDENTIAL - CONDITIONAL USE PERMIT APPLICATION
ORDINANCE NO. 9.104 (H)
This application is subject to review and acceptance by the City. Applications will be processed only if all
required items are submitted.
PROPERTY INFORMATION
Project Address/Location: ________________________________________________________________________
Legal Description of property: ____________________________________________________________________
_____________________________________________________________________________________________
Present use of property: _________________________________________________________________________
Proposed conditional use of property: ______________________________________________________________
PROPERTY OWNER (As it appears on property title):
Company/Individual (please print): __________________________________________________________________
Contact Person (please print): ______________________________________________________________________
Mailing Address: ________________________________________________________________________________
City: ______________________________ State: ____________ Zip: ___________________________________
Daytime Phone: __________________________ Cell Phone: ____________________________________________
E-mail Address: _________________________________________________________________________________
Signature/Date: _________________________________________________________________________________
APPLICANT:
Company/Individual (please print): __________________________________________________________________
Contact Person (please print): ______________________________________________________________________
Mailing Address: ________________________________________________________________________________
City: ______________________________ State: ____________ Zip: ___________________________________
Daytime Phone: __________________________ Cell Phone: ____________________________________________
E-mail Address: _________________________________________________________________________________
Signature/Date: _________________________________________________________________________________
09/05/2024
DAVID KNAEBLE
Digitally signed by DAVID KNAEBLE
DN: C=US,
E=DKNAEBLE@CIVILSITEGROUP.COM,
CN=DAVID KNAEBLE
Date: 2024.09.06 12:19:38-05'00'
210
Item 4.
Page 2 of 3
REASON FOR REQUEST (please attach a written narrative describing the intended use of the property and justification
for your request. Describe any modifications and/or limitations of the use that have been made to insure its
compatibility with surrounding uses and with the purpose and intent of the Zoning Ordinance and the Comprehensive
Plan.)
FOR OFFICE USE ONLY
CASE NO: _______________________
APPLICATION REC’D BY: ________________________ DATE APPLICATION REC’D: _______________
$500 APPLICATION FEE REC’D: _____________________ RECEIPT NUMBER: ____________________
Approved by Planning & Zoning Commission on ____________
Approved by City Council on _____________________
Rev
Revised June 2017
211
Item 4.
Page 3 of 3
212
Item 4.
213
Item 4.
214
Item 4.
CITY OF COLUMBIA HEIGHTS
PLANNING COMMISSION
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Columbia Heights will conduct a public
hearing in the City Council Chambers of City Hall at 3989 Central Avenue NE on Wednesday, November
6th, 2024, at 6:00 p.m. The order of business is as follows:
A request for a Site Plan Review (under one acre) was made proposing demolition of the existing
office building in preparation for a new construction car wash and a Conditional Use Permit for
an over-height sound barrier at 999 50th Avenue NE. Section 9.104 (N) of the Zoning Ordinance
requires the Planning Commission to hold a public hearing on the Site Plan Review and make
findings before approving or denying the application. The Planning Commission will provide a
recommendation on the Conditional Use Permit for the over-height sound barrier to the City
Council for consideration at the November 12, 2024 Council meeting.
Notice is hereby given that all persons having an interest will be given an opportunity to be heard. For
questions and a full description of the proposals, please contact Andrew Boucher, City Planner, at (763)
706-3673.
215
Item 4.
City of Columbia Heights | Community Development Department
3989 Central Avenue NE, Columbia Heights, MN 55421 ▪ Ph: 763-706-3670 ▪ Fax: 763-706-3671 ▪
www.columbiaheightsmn.gov
NOTICE OF PUBLIC HEARING – NOVEMBER 6, 2024
2015-3 IH2 BORROWER LP
1717 MAIN ST STE 2000
DALLAS, TX 75201
Date of Hearing: November 6, 2024
Subject: Public Hearing Notice – Site Plan Review proposing demolition of an existing vacant building
in preparation for a new construction car wash; Conditional Use Permit for an over-height
sound barrier.
Subject Property: 999 50th Avenue NE
Columbia Heights, MN 55421
Dear Resident/Affected Property Owner:
The City of Columbia Heights has received an application for a Site Plan Review proposing demolition of the
existing office building at 999 50th Avenue NE in preparation for a new construction car wash and a Conditional
Use Permit for an over-height sound barrier. Section 9.104 of the Zoning Ordinance requires the Planning
Commission to hold a public hearing to approve the Site Plan Review for the car wash and provide a
recommendation to the City Council on the Conditional Use Permit for the over-height sound barrier.
You are receiving this notice because the property that you own (Affected Property), and/or reside in, is located
within 350 feet of the Subject Property. The Planning Commission of the City of Columbia Heights will hold a
Public Hearing on this matter on Wednesday, November 6, 2024 at 6:00 p.m. in the City Council Chambers of
Columbia Heights City Hall, located at 3989 Central Avenue NE. A map of the Subject Property is attached. A
full copy of the application is on file at City Hall and is available for review upon request.
You are welcomed and encouraged to participate in the Public Hearing for this matter by attending the
November 6, 2024 Planning Commission meeting. If you cannot attend the meeting, but would like to provide
input, you can submit correspondence via email to aboucher@columbiaheightsmn.gov or by mail at:
City of Columbia Heights
Attn: Community Development
3989 Central Avenue NE
Columbia Heights, MN 55421
You can participate in the meeting live and online by using Microsoft Teams at the login link below or call-in:
Join Microsoft Teams Meeting Online
Meeting ID: 252 58 988 371
Passcode: ugquG3
Dial-in for Microsoft Teams Meeting
+1-312-626-6799
216
Item 4.
If you have any questions about this proposal, please do not hesitate to contact the City of Columbia Heights
Community Development Division at (763) 706-3673.
Sincerely,
Andrew Boucher
Community Development Planner, City of Columbia Heights
** Landowners (Commercial and Residential): If you do not reside on the Affected Property, located 350 feet
from the Subject Property, it is your responsibility to share this notice with your tenants. This notice should be
posted in a public place on your property or mailed directly to the tenants residing or leasing space on the
Affected Property.
-SUBJECT PROPERTY LOCATION-
(Highlighted in orange)
217
Item 4.
Name Address City
2015-3 IH2 BORROWER LP 1717 MAIN ST STE 2000 DALLAS, TX 75201
A AND A PROPERTIES LLP 527 PARK PL VADNAIS HEIGHTS, MN 55127
ALDI INC (MINNESOTA)PO BOX 460049 DEPT 501 HOUSTON, TX 77056
ALEXON DANA A & SHARI 1035 LINCOLN TER NE COLUMBIA HGTS, MN 55421
ALI, FADUMO MOHAMOUD 4920 TYLER ST NE COLUMBIA HEIGHTS, MN 55421
ALVARADO, JAIME R 1100 50TH AVE NE COLUMBIA HEIGHTS, MN 55421
BERG PAULA ELIZABETH 1100 PIERCE TER NE COLUMBIA HEIGHTS, MN 55421
CANTOS MARCO A ROJAS 700 N MORGAN AVE MINNEAPOLIS, MN 55411
COLOMBO TRUSTEE MARK R 1105 50TH AVE NE COLUMBIA HEIGHTS, MN 55421
CORNELIUS, CHRISTOPHER S 7890 QUEENSLAND LN N MAPLE GROVE, MN 55311
DAHL STREET PROPERTIES LP 526 HAWTHORNE WOOD DR EAGAN, MN 55123
HOLKESTAD PAIGE LORELLE 1060 POLK PL COLUMBIA HEIGHTS, MN 55421
JAY'S PROPERTIES LLC 16600 86TH AVE N MAPLE GROVE, MN 55311
KEHRWALD TRUSTEE THOMAS L 1060 50TH AVE NE MINNEAPOLIS, MN 55421
KNUDTSON MARLENE S 1070 POLK PL NE COLUMBIA HGTS, MN 55421
KOPONEN TRUSTEE, ROBERT H 1035 POLK PL NE COLUMBIA HEIGHTS, MN 55421
LEMA, MARIA ELVIA 4924 TYLER ST NE COLUMBIA HEIGHTS, MN 55421
LHAMO, SANGYAL 1020 50TH AVE NE COLUMBIA HGTS, MN 55421
OLSON DEAN M ETAL 1775 15TH AVE NW NEW BRIGHTON, MN 55112
P&L REAL ESTATE 3 LLC 3312 HIGHLAND DR BURNSVILLE, MN 55337
PATEL, ANITA M 1101 PIERCE TER NE COLUMBIA HEIGHTS, MN 55421
PETERSON R M & PODANY S R 1120 PIERCE TER NE COLUMBIA HEIGHTS, MN 55421
PRECISION PROPERTIES LLC 3800 N WASHINGTON AVE MINNEAPOLIS, MN 55412
RIFAI, SAMIHA 608 37TH AVE NE MINNEAPOLIS, MN 55421
ROGERS LINDA R 1057 POLK PL NE COLUMBIA HGTS, MN 55421
SANCHEZ LOPEZ CRISTOBAL 1051 POLK PL NE COLUMBIA HEIGHTS, MN 55421
SANCHEZ QUEVEDO LORENA 4918 TYLER ST NE COLUMBIA HEIGHTS, MN 55421
SIGCHA AYORA SANDRO NESTORIO 1085 50TH AVE NE COLUMBIA HEIGHTS, MN 55421
STOVER, MARY LOUISE 1040 50TH AVE NE COLUMBIA HGTS, MN 55421
STURDEVANT JOSEPH A 6182 HEATHER CIR NE FRIDLEY, MN 55432
THIRD STREET INDUSTRIES LLC 3429 EDWARD ST NE ST ANTHONY, MN 55418
TOBASI PROPERTIES LLC 10869 BENTWATER LN WOODBURY, MN 55129
VANGSGARD, JOEL M 1061 POLK PL NE COLUMBIA HEIGHTS, MN 55421
VUE MIHOKO KUATUKNUE 1085 PIERCE TER NE COLUMBIA HEIGHTS, MN 55421
WHITE CASTLE SYSTEM INC PO BOX 1498 COLUMBUS, OH 43216
WHITNEY, TYLER J 4922 Tyler Street NE COLUMBIA HEIGHTS, MN 55421
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Item 4.