1301 marshall st ne documentation - … · scott nelson 1301 marshall street ne & 107 13th...
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14TH AVE NE
BROADWAY ST NE
GRAND ST NE
11TH AVE NE
SIBLEY ST NE
15TH AVE NE
10TH AVE NE
MAIN ST NE
15TH AVE NE
Mississippi River
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200 0 200 400 600100 Feet¹FILE NUMBER
NAME OF APPLICANT WARD
PROPERTY ADDRESS
Scott Nelson
1301 Marshall Street NE & 107 13th Avenue NE PLAN4060
3rd
MARSHALL ST.APARTMENTS
MINNEAPOLIS, MN16 MARCH 2017
CPM DEVELOPMENT2919 KNOX AVE S. #200
MINNEAPOLIS, MN 55408
DJR ARCHITECTURE, INC.333 WASHINGTON AVE. NUNION PLAZA, SUITE 210
MINNEAPOLIS, MN 55401
LAND USE APPLICATIONSUBMISSION
13th Ave.COURTYARD
GRAIN BELT BREWERY
GRAIN BELT APARTMENTS
MISSISSIPIRIVER
Broadway St.
Broadway St.
GRAIN BELT BOTTLING
HOUSE
OLD SCIENCE RENOVATION M
arshall St.
Marshall St.
13th Ave.SITE
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MARSHALL STREET APARTMENTS STATEMENT OF PURPOSE AND DESCRIPTION OF PROJECT
REVISED APRIL 13, 2017
The project site is located at the northeast corner of Marshall Street NE and 13th Avenue NE. The two parcels that comprise the Site are occupied by an auto sale and repair shop and a single family home. The proposed redevelopment is a 6-story, 95-unit apartment building with a restaurant and outdoor dining area at the corner. The main entry to the apartment building will be located on 13th Avenue and the entry to the restaurant will be on Marshall. Common resident amenity spaces, including a large social room, workout room and bicycle repair and storage area will be located on the first floor. There will be 19 residential units per floor on floors 2-6. The unit mix for the project includes 80 one bedroom and 15 two-bedroom units in a variety of sizes, with the majority being small one-bedroom units with interior sleeping rooms. There will be a deck and gardening planters for use by the residents on the roof. Parking for the residents will be provided in below-grade and enclosed at-grade garages. Exterior building materials will consist of brick on the first floor with a combination of 5/8” and 5/16” cement board siding above in a blend of three colors. Large windows are provided for all units for daylighting and to take advantage of great views of downtown and Mississippi River. REQUIRED APPLICATIONS The applications required for the project are:
1. Rezoning from I1, Light Industrial District to C3A, Community Activity Center District 2. Conditional use permit to increase the allowed height from 4 stories or 56 feet to 6
stories / 70 feet (to top of parapet) 3. Variance to increase the allowed floor area ratio (FAR) from 3.24 to 3.82 4. Variance of the front (south) yard requirement from approximately 3 inches (the
established setback of the house to the east) to 0 feet for the first 25 feet from the centerline of the alley
5. Variance of the side (north) yard requirement from 15 feet to 10 6. Variance of the rear (east) yard requirement from 15 feet to 1 foot 7. Variance to reduce the parking requirement for the restaurant from 7 to 0 spaces 8. Variance to decrease the required percentage of standard spaces from 75% to 72% 9. Site plan review
REZONING REQUIRED FINDINGS The proposed rezoning from I1, Light Industrial District to C3A, Community Activity Center District is consistent with the required findings under § 525.280 of the Zoning Code. 1) Whether the amendment is consistent with the applicable policies of the comprehensive plan. The Minneapolis Plan for Sustainable Growth (the City’s Comprehensive Plan, 2009) designates the site on the future land use map as Mixed Use. The Mixed Use land use category allows for mixed use development, including mixed use with residential. Mixed use may include either a mix of retail, office or residential uses within a building or within a district. The site is also located within the Grain Belt Complex Activity Center. Activity Centers support a wide range of commercial, office, and residential uses. They typically have a busy street life with activity throughout the day and into the
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evening. They are heavily oriented towards pedestrians, and maintain a traditional urban form and scale. Activity Centers are also well-served by transit. Marshall Street NE is a Community Corridor. Community Corridors support new residential development from low- to high-density in specified areas, as well as increased housing diversity in neighborhoods. The following policies and implementation steps from the Comprehensive Plan support the proposed rezoning of this site to C3A: Land Use Policy 1.4: Develop and maintain strong and successful commercial and mixed use areas with a wide range of character and functions to serve the needs of current and future users.
1.4.1 Support a variety of commercial districts and corridors of varying size, intensity of development, mix of uses, and market served.
Land Use Policy 1.5: Promote growth and encourage overall city vitality by directing new commercial and mixed use development to designated corridors and districts.
1.5.1 Support an appropriate mix of uses within a district or corridor with attention to surrounding uses, community needs and preferences, and availability of public facilities. 1.5.2 Facilitate the redevelopment of underutilized commercial areas by evaluating possible land use changes against potential impacts on the surrounding neighborhood.
Land Use Policy 1.8: Preserve the stability and diversity of the city's neighborhoods while allowing for increased density in order to attract and retain long-term residents and businesses.
1.8.1 Promote a range of housing types and residential densities, with highest density development concentrated in and along appropriate land use features.
Land use Policy 1.9: Through attention to the mix and intensity of land uses and transit service, the City will support development along Community Corridors that enhances residential livability and pedestrian access.
1.9.3 Discourage uses that diminish the transit and pedestrian oriented character of Community Corridors, such as automobile services and drive-through facilities. 1.9.6 Promote more intensive residential development along Community Corridors near intersections with Neighborhood Commercial Nodes and other locations where it is compatible with existing character.
Land Use Policy 1.12: Support Activity Centers by preserving the mix and intensity of land uses and by enhancing the design features that give each center its unique urban character.
1.12.1 Encourage a variety of commercial and residential uses that generate activity all day long and into the evening. 1.12.6 Encourage the development of high- to very high-density housing within the boundaries of Activity Centers.
Transportation Policy 2.4: Make transit a more attractive option for both new and existing riders.
2.4.3 Encourage higher intensity and transit-oriented development to locate in areas well served by transit.
Housing Policy 3.1: Grow by increasing the supply of housing.
3.1.1 Support the development of new medium- and high-density housing in appropriate locations throughout the city.
Housing Policy 3.2: Support housing density in locations that are well connected by transit, and are close to commercial, cultural and natural amenities.
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3.2.1 Encourage and support housing development along commercial and community corridors, and in and near growth centers, activity centers, retail centers, transit station areas, and neighborhood commercial nodes.
The project site is located within the area studied for the Sheridan Neighborhood Small Area Plan (the Sheridan Plan, 2014), which also guides the site for Mixed Use development. The Sheridan Plan encourages new development around activity centers, specifically along 13th Avenue and Marshall Street, that is a mix of uses, where feasible. It is also within the area addressed by the Grain Belt Area Development Objectives (2000). The proposed rezoning and resulting residential development are consistent with the following objectives of that plan:
• Encourage development that can become the key focus of the revitalization of the Upper Riverfront area and that complements and encourages other revitalization efforts in the area through the removal of blight and uses that are not supportive of the vision for the area.
• Encourage appropriate residential development that maximizes the value of the riverfront amenity and the historic setting.
• Enhance the tax base of the City. Rezoning to C3A is consistent with the Activity Center designation for the site and surrounding area. C3A zoning supports the proposed residential density of 185 dwelling units per acre, which is classified as very high density in the City’s land use plans. This density is consistent with the guidance and policies of the Comprehensive Plan that encourage very high density, transit-oriented development in Activity Centers and areas well-served by transit. The proposed C3A zoning is also consistent with the Sheridan Plan because it will encourage new development on an underutilized, auto-related use site in the Grain Belt Complex Activity Center. 2) Whether the amendment is in the public interest and is not solely for the interest of a single property owner. The proposed rezoning is not solely for the interest of the property owner. Rezoning to C3A will allow for redevelopment of the Site in a manner consistent with Comprehensive Plan and Sheridan Plan policies. Specifically and most importantly, it will allow for the development of new housing options and density in the Sheridan Neighborhood and Grain Belt Activity Center. 3) Whether the existing uses of property and the zoning classification of property within the general area of the property in question are compatible with the proposed zoning classification, where the amendment is to change the zoning classification of a particular property. Adjacent land uses on the block include one to three-unit residences on the east side of the block that are zoned R4. An alley separates the Site from the R4 zoning and those residential uses. A retail building zoned I1 and Dusty’s Bar are immediately north of the Site. Another 6-story residential project with rezoning to C3A has been proposed for the northwest corner of the block. A two-story commercial and residential building and a large, City-owned parking lot are located across Marshall from the project site on land zoned I1. Across 13th Avenue to the south is a corner plaza/open space and the 4-story Grain Belt Apartments, both zoned OR2. The proposed C3A zoning within a designated Activity Center is compatible with the existing surrounding uses and zoning classifications. C3A zoning will bring the site into conformance with the land use guidance.
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4) Whether there are reasonable uses of the property in question permitted under the existing zoning classification, where the amendment is to change the zoning classification of particular property. The existing uses of the Site for auto sales and repair and a single family dwelling could continue, but would be an underutilization of a site in an Activity Center. The proposed C3A zoning will allow reasonable use of the property that is more in keeping with City policies than what is allowed in the I1 District. 5) Whether 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 present zoning classification, where the amendment is to change the zoning classification of particular property. Changes in the character and plans for development in the area include: successful and ongoing adaptive reuse of the Grain Belt complex for commercial and arts-oriented uses; construction of the Grain Belt Apartments at the southeast corner of 13th and Marshall Avenues; reuse of the building on the northeast corner of Marshall Street and 14th Avenue with a mix of popular restaurant and maker spaces; the emergence of the nearby 13th Avenue Neighborhood Commercial Node; and the upgrading of bus transit frequency on 2nd Street NE. The trend of development is toward increased amenities, activities and day and nighttime population in and around the Activity Center. Rezoning to C3A to allow for construction of a very high density residential use is in character with this trend of development.
CONDITIONAL USE PERMIT FOR INCREASED HEIGHT REQUIRED FINDINGS
The proposed conditional use permit to increase the allowed height of the building from 4 stories or 56 feet to 6 stories and 70 feet is consistent with the required findings under § 525.340 of the Zoning Code. 1) The establishment, maintenance or operation of the conditional use will not be detrimental to or endanger the public health, safety comfort or general welfare. The proposed development will not be detrimental to or endanger the public health, safety, comfort or general welfare, and granting the CUP will allow a development that will benefit the surrounding area and reinforce goals of the City’s comprehensive and small area plans. The new construction will comply with all building and site development codes. 2) The conditional use will not be injurious to the use and enjoyment of other property in the vicinity and will not impede the normal and orderly development and improvement of surrounding property of uses permitted in the district. This development will not be injurious to the use and enjoyment of other property or impede development and improvement of surrounding property. Setbacks and stepbacks of the building facade provide transition to the residential uses east of the alley. The surrounding area is developed with a mix of residential, commercial and industrial buildings. The east half of the block across the alley from the project site contains primarily 2-story duplexes; however, that half of the block is zoned R4, which would allow for development up to 4 stories/56 feet without a CUP. A residential
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building of similar height has been proposed for the northwest corner of the block. The proposed height is less than that of the nearby, iconic Grain Belt Brewhouse. The height and consequent residential density of the project is consistent with City goals and, by being responsive to the land use policies for this area, the project will promote the orderly development of the Grain Belt Activity Center. 3) Adequate utilities, access roads, drainage, necessary facilities or other measures, have been or will be provided. Adequate utilities, access, drainage and other facilities will be provided. The development team will continue to work closely with Public Works, Plan Review and Planning staff to comply with City and other applicable requirements. Access to the parking garage will be provided from both Marshall Street SE and the alley. 4) Adequate measures have been or will be taken to minimize traffic congestion in the public streets. All required parking for the residents will be provided within the building. A variance is being requested to reduce the parking requirement for the restaurant from 7 to 0 spaces. On-street parking is available in the surrounding area. The Site is well-situated for utilization of alternative modes of transit. The Site is located within a few blocks of major bus transit routes along Broadway Avenue NE and 2nd Street NE. There is an Hourcar station near 13th Avenue NE and 2nd Street NE and a Nice Ride at Marshall and Broadway Avenues. Grand Street NE is a part of the low stress bicycle network. There are marked bike lanes on Marshall south of Broadway and extension of dedicated bike lanes north of Broadway is to be studied. A new bike trail along the East Bank of the Mississippi has also recently been completed. Storage for a total of 122 bicycles is provided within the building in the bike room or garage. Six bike racks/ 12 spaces will be provided outside the building. 5) The conditional use is consistent with the applicable policies of the comprehensive plan. As discussed in the findings for rezoning, infill development on this underutilized site in an Activity Center and within a few blocks of two major bus transit corridors will promote City goals for high density, transit-oriented development. The project will support City objectives for the Grain Belt area, including additional residential development to maximize the value of nearby riverfront amenities. The following policies and implementation steps from the Comprehensive Plan also apply to this site and project proposal: Land Use Policy 1.2: Ensure appropriate transitions between uses with different size, scale, and intensity.
1.2.1 Promote quality design in new development, as well as building orientation, scale, massing, buffering, and setbacks that are appropriate with the context of the surrounding area.
Land Use Policy 1.4: Develop and maintain strong and successful commercial and mixed use areas with a wide range of character and functions to serve the needs of current and future users.
1.4.2 Promote standards that help make commercial districts and corridors desirable, viable, and distinctly urban, including: diversity of activity, safety for pedestrians, access to desirable goods and amenities, attractive streetscape elements, density and variety of uses to encourage walking, and architectural elements to add interest at the pedestrian level.
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1.4.4 Continue to encourage principles of traditional urban design including site layout that screens off-street parking and loading, buildings that reinforce the street wall, principal entrances that face the public sidewalks, and windows that provide “eyes on the street”.
Land Use Policy 1.5: Promote growth and encourage overall city vitality by directing new commercial and mixed use development to designated corridors and districts.
Land Use Policy 1.8: Preserve the stability and diversity of the city's neighborhoods while allowing for increased density in order to attract and retain long-term residents and businesses.
1.8.1 Promote a range of housing types and residential densities, with highest density development concentrated in and along appropriate land use features.
Land Use Policy 1.9: Through attention to the mix and intensity of land uses and transit service, the City will support development along Community Corridors that enhances residential livability and pedestrian access.
1.9.3 Discourage uses that diminish the transit and pedestrian oriented character of Community Corridors, such as automobile services and drive-through facilities. 1.9.6 Promote more intensive residential development along Community Corridors near intersections with Neighborhood Commercial Nodes and other locations where it is compatible with existing character.
Land Use Policy 1.12: Support Activity Centers by preserving the mix and intensity of land uses and by enhancing the design features that give each center its unique urban character.
1.12.1 Encourage a variety of commercial and residential uses that generate activity all day long and into the evening. 1.12.2 Encourage mixed use buildings, with commercial uses located on the ground floor and secure entrances for residential uses. 1.12.3 Encourage active uses on the ground floor of buildings in Activity Centers. 1.12.4 Discourage uses that diminish the transit and pedestrian character of Activity Centers, such as automobile services, surface parking lots, and drive-through facilities. 1.12.5 Encourage a height of at least two stories for new buildings in Activity Centers, in keeping with neighborhood character. 1.12.6 Encourage the development of high- to very high-density housing within the boundaries of Activity Centers. 1.12.9 Encourage architectural design, building massing and site plans to create or improve public and semi-public spaces in Activity Centers.
Transportation Policy 2.4: Make transit a more attractive option for both new and existing riders. 2.4.3 Encourage higher intensity and transit-oriented development to locate in areas well served by transit.
Housing Policy 3.1: Grow by increasing the supply of housing. Housing Policy 3.2: Support housing density in locations that are well connected by transit, and are close to commercial, cultural and natural amenities.
3.2.1 Encourage and support housing development along commercial and community corridors, and in and near growth centers, activity centers, retail centers, transit station areas, and neighborhood commercial nodes.
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Urban Design Policy 10.4: Support the development of residential dwellings that are of high quality design and compatible with surrounding development.
10.4.1 Maintain and strengthen the architectural character of the city's various residential neighborhoods.
Urban Design Policy 10.5: Support the development of multi-family residential dwellings of appropriate form and scale.
10.5.2 Medium-scale, multi-family residential development is more appropriate along Commercial Corridors, Activity Centers, Transit Station Areas and Growth Centers outside of Downtown Minneapolis.
Urban Design Policy 10.6: New multi-family development or renovation should be designed in terms of traditional urban building form with pedestrian scale design features at the street level.
10.6.1 Design buildings to fulfill light, privacy, and view requirements for the subject building as well as for adjacent properties by building within required setbacks. 10.6.2 Promote the preservation and enhancement of view corridors that focus attention on natural or built features, such as the Downtown skyline, landmark buildings, significant open spaces or bodies of water. 10.6.3 Provide appropriate physical transition and separation using green space, setbacks or orientation, stepped down height, or ornamental fencing to improve the compatibility between higher density and lower density residential uses. 10.6.4 Orient buildings and building entrances to the street with pedestrian amenities like wider sidewalks and green spaces. 10.6.5 Street-level building walls should include an adequate distribution of windows and architectural features in order to create visual interest at the pedestrian level. 10.6.6 Integrate transit facilities and bicycle parking amenities into the site design.
Urban Design Policy 10.18: Reduce the visual impact of automobile parking facilities.
10.18.6 The ground floor of parking structures should be designed with active uses along the street walls except where frontage is needed to provide for vehicular and pedestrian access.
6) The conditional use shall in all other respects, conform to the applicable regulations of the district in which it is located. Upon approval of the submitted applications, the project will conform to the applicable regulations of the C3A zoning district. Additional factors to be considered when determining the maximum height per §548.110: (1) Access to light and air of surrounding properties. Public right-of-way separates the proposed development from other uses on the three sides facing Marshall, 13th Avenue and the alley. There will be 50 feet between the new building and the house across the alley to the east. Placement of the two wings of the upper levels of the building along Marshall and 13th Avenues provides substantial separation of the taller portions of the buildings from the residence district across the alley. The orientation and design of the building preserves access for light and air of surrounding properties.
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(2) Shadowing of residential properties, significant public spaces, or existing solar energy systems. A shadow study has been submitted that shows the degree of shadowing by the project. Because other residential uses are located to the east of the site, they will only experience shadows from new building near the end of the daylight hours. The building will not shadow significant public spaces. No existing solar energy systems are known to be shadowed by the project. (3) The scale and character of surrounding uses. The building will be taller than the most of the nearby 1 and 2-story buildings, but it will be compatible with the type of redevelopment anticipated for this Activity Center. Another 6-story building has been proposed for the northwest corner of the block. The 4-story Grain Belt Apartments is located across 13th Avenue. The project will not be as tall as the historic Grain Belt Brewhouse located across the street. (4) Preservation of views of landmark buildings, significant open spaces or water bodies. The project will not block views of significant open spaces or the Mississippi River because of the existing development between the project site and the River. It will block some existing views of the historic Grain Belt complex, which is unavoidable if anything over one story is to be constructed on the project site. The increase in height from 4 to 6 stories creates no additional view impacts.
VARIANCE TO INCREASE FLOOR AREA RATIO REQUIRED FINDINGS
The maximum FAR before density bonuses in the C3A District is 2.7. With a density bonus for enclosed parking, the allowed FAR is 3.24. A variance is being requested to increase the FAR to 3.82. The variance request is consistent with the required findings under § 525.500 of the Zoning Code. 1) Practical difficulties exist in complying with the ordinance because of circumstances unique to the property. The unique circumstances were not created by persons presently having an interest in the property and are not based on economic considerations alone. Practical difficulties exist for building within the FAR limits without a variance and complying with the City’s land use guidance for the Site, which encourages high-density, transit-oriented development. The Site is in an Activity Center and near multiple transit routes. These are unique circumstances not created by the developer. 2) The property owner or authorized applicant proposes to use the property in a reasonable manner that will be in keeping with the spirit and intent of the ordinance and the comprehensive plan. The proposed FAR is reasonable and in keeping with the spirit and intent of the City’s land use guidance for high-density development in this area. The proposed FAR will allow the project to provide new apartment units in a variety of sizes to meet the demand for housing options in this area. The setbacks and substantial separation of the upper floors from adjacent properties mitigate the impact of the gross floor area of the building.
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3) The proposed variance will not alter the essential character of the locality or be injurious to the use or enjoyment of other property in the vicinity. If granted, the proposed variance will not be detrimental to the health, safety, or welfare of the general public or of those utilizing the property or nearby properties. The granting of the variance will not alter the essential character of the area, be injurious to the use or enjoyment of other properties, or be detrimental to the public health or welfare. The size of the building will be essentially the same as the project proposed for the northwest corner of the block, and much less than the Grain Belt Brewhouse. An noted above, the orientation and stepbacks of the building provide transition to the residential uses east of the alley.
VARIANCES OF YARD REQUIREMENTS REQUIRED FINDINGS
The following yard variances are requested:
• reduction of the front (south) yard requirement from approximately 3 inches (the established setback of the house to the east) to 0 feet for the first 25 feet from the centerline of the alley;
• reduction of the side (north) yard requirement from 15 feet to 10; and • reduction of the rear (east) yard requirement from 15 feet to 1 foot.
The variance requests are consistent with the required findings under § 525.500 of the Zoning Code. 1) Practical difficulties exist in complying with the ordinance because of circumstances unique to the property. The unique circumstances were not created by persons presently having an interest in the property and are not based on economic considerations alone. Practical difficulties exist in designing a project that strictly complies with all setback requirements and that promotes the residential density desired in Activity Centers. Further, compliance with the setback ordinances would result in either a loss of parking area or active use areas along the street-facing facades. These are unique circumstances that were not created by the developer. 2) The property owner or authorized applicant proposes to use the property in a reasonable manner that will be in keeping with the spirit and intent of the ordinance and the comprehensive plan. The proposed setbacks are reasonable and in keeping with the spirit and intent of the ordinances and Comprehensive Plan. In general, yard controls are established to provide for the orderly development and use of land and to minimize conflicts among land uses by regulating the dimension and use of yards in order to provide adequate light, air, open space and separation of uses. These purposes are achieved for this site by the 10-foot setback between the new building and the commercial building to the north and by the alley that separates the new building from the properties to the east. The proposed setbacks promote the orderly redevelopment of the project site in a manner that is consistent with the City’s urban design policies by providing appropriate physical transition and separation in context of the existing, surrounding development.
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3) The proposed variance will not alter the essential character of the locality or be injurious to the use or enjoyment of other property in the vicinity. If granted, the proposed variance will not be detrimental to the health, safety, or welfare of the general public or of those utilizing the property or nearby properties. The proposed setbacks will not impinge on access to light and air for the project residents or surrounding uses, and will provide appropriate separation of uses. The proposed setback of the building along 13th Avenue is within inches of the established front yard setback of the residential building across the alley. The variances will not be injurious to the use of other property or detrimental to the public health, safety, or welfare.
VARIANCE OF PARKING REQUIREMENT REQUIRED FINDINGS
The parking required for the 95 dwelling units will be provided within the enclosed garages, which will contain a total of 53 spaces. A variance is requested to reduce the parking requirement for the restaurant from 7 to 0 spaces. The variance request is consistent with the required findings under § 525.500 of the Zoning Code. 1) Practical difficulties exist in complying with the ordinance because of circumstances unique to the property. The unique circumstances were not created by persons presently having an interest in the property and are not based on economic considerations alone. The project design has maximized the amount of on-site parking that can be provided while maintaining active uses along the street and space for utility and bike rooms. Although the residential parking requirement is only 47 spaces, there is room within the garages to provide 53 spaces. However, the residential garages are secured and it is not practical to allow restaurant access to the garages. As discussed above, the project site is well-served by alternative modes of transportation. On-street parking is available for customers who drive to the restaurant. The transportation policies of the Comprehensive Plan noted below encourage higher-density development balanced with reduced parking requirements that promote alternative modes of travel. These are unique circumstances that were not created by the developer, which result in practical difficulties in complying with the ordinance. 2) The property owner or authorized applicant proposes to use the property in a reasonable manner that will be in keeping with the spirit and intent of the ordinance and the comprehensive plan. The proposed variance is reasonable in these circumstances and in keeping with the spirit and intent of City ordinances. Customers will be drawn from the surrounding office and residential area, including this project and the apartment building proposed on the northwest corner of the block, and will be able to walk to the restaurant. Street parking is available for customers who drive. It is consistent with Comprehensive Plan policies intended to encourage transit use and reduce parking requirements where feasible. See Transportation Policy 2.8: “Balance the demand for parking with objectives for improving the environment for transit, walking and bicycling, while supporting the city’s business community.” 3) The proposed variance will not alter the essential character of the locality or be injurious to the use or enjoyment of other property in the vicinity. If granted, the proposed variance will not be
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detrimental to the health, safety, or welfare of the general public or of those utilizing the property or nearby properties. The proposed reduction of the parking requirement for the restaurant is consistent with the character of the area and will not be injurious to the use or enjoyment of other property in the vicinity or detrimental to the public.
VARIANCE OF STANDARD PARKING SPACE PERCENTAGE REQUIREMENT REQUIRED FINDINGS
The Code requires that at least 75% of the required parking spaces in the project comply with the minimum dimensions for standards spaces. The residential component of the project requires 47 spaces, of which at least 75% - 35 spaces – are required to be standard size. Of the 53 parking spaces in the garage, 34 will meet or exceed the minimum dimensions for standard spaces. A variance is requested to decrease the required percentage of standard spaces from 75% to 72%. The variance request is consistent with the required findings under § 525.500 of the Zoning Code. 1) Practical difficulties exist in complying with the ordinance because of circumstances unique to the property. The unique circumstances were not created by persons presently having an interest in the property and are not based on economic considerations alone. The project design has maximized the amount of on-site parking that can be provided while maintaining active uses along the street and space for utility and bike rooms. Although the residential parking requirement is 47 spaces, there is room within the garages to provide 53 spaces with the small variance requested for the standard size requirement. The 6 spaces above the residential requirement will mitigate potential residential demand in excess of the code requirement and overflow use of on street parking, which will be used by visitors and restaurant customers. 2) The property owner or authorized applicant proposes to use the property in a reasonable manner that will be in keeping with the spirit and intent of the ordinance and the comprehensive plan. The variance will result in only one standard space less than the 75% requirement and is reasonable in these circumstances and in keeping with the spirit and intent of City ordinances. 3) The proposed variance will not alter the essential character of the locality or be injurious to the use or enjoyment of other property in the vicinity. If granted, the proposed variance will not be detrimental to the health, safety, or welfare of the general public or of those utilizing the property or nearby properties. The proposed reduction of the standard space parking requirement from 75% to 72% (1 space) will not alter the character of the area ort be injurious to the use or enjoyment of other property in the vicinity or detrimental to the public.
REVISION SUMMARY
DATEDESCRIPTION
C0.1
SITE SURVEY
. .
. .
. .
. .
. .
. .
169.35N64°05'37"E
190.09
190.24S26°04'50"E
DN
DN
UP
UP
UP
UP
MATCH EXIST.
PVMT, TYP.
B624 C&G
PER CITY
STANDARDS
MATCH EXIST.
PVMT, TYP.
16.0'
5.0'
12.8'
6.0'5.0'
14.5'
CONSTRUCTION LIMITS
B612 C&G
PER CITY
STANDARDS
(1) "HITCHING
POST" STYLE BIKE
RACKS (2 SPACES),
SURFACE MOUNT
PER MANUF.
SPECS.
(1) "HITCHING
POST" STYLE
BIKE RACKS (2
SPACES),
SURFACE
MOUNT PER
MANUF. SPECS.
(3) "HITCHING POST" STYLE BIKE RACKS
(2 SPACES EACH) 12 SPACES TOTAL,
SURFACE MOUNT PER MANUF. SPECS.
3' CURB
TAPER
SWCP
CONCRETE
DRIVEWAY APRON
PER CITY
STANDARDS, TYP.
B624 C&G
PER CITY
STANDARDS
REMOVE AND REPLACE
EXISTING PAVEMENT AND
BASE MATERIAL TO MATCH
EXISTING PAVEMENT SECTION
FOR UTILITY CONSTRUCTION
24" CONC. VALLEY GUTTER
CONC. SIDEWALK PER CITY
STANDARDS, TYP.
PROTECT EXIST.
PVMT, TYP.
CONC. SIDEWALK PER CITY
STANDARDS, TYP.
PROTECT EXIST.
PVMT, TYP.
PROTECT EXIST.
PVMT, TYP.
CONCRETE
DRIVEWAY
APRON PER
CITY
STANDARDS,
TYP.
22
.0'
5.0'
8.0
'
8.0
'
8.0'
6.0
'
6.0'
3.5'
2.2
'
3.4
'
8.0'8.0'
CONSTRUCTION LIMITS
GENERATOR
TRANSFORMER
8.1'
3' CURB
TAPER
CONC. PVMT.
PER CITY
STANDARDS,
TYP.
20' X 20' SIGHT TRIANGLE
PEDESTRIAN WARNING
SIGNS OR DEVICES WILL BE
PROVIDED, SEE ARCH'L
PLANS
20' X 20' SIGHT TRIANGLE
PEDESTRIAN WARNING
SIGNS OR DEVICES WILL BE
PROVIDED, SEE ARCH'L
PLANS
1. CONTRACTOR SHALL VERIFY LOCATIONS AND LAYOUT OF ALL SITE
ELEMENTS PRIOR TO BEGINNING CONSTRUCTION, INCLUDING BUT
NOT LIMITED TO, LOCATIONS OF EXISTING AND PROPOSED PROPERTY
LINES, EASEMENTS, SETBACKS, UTILITIES, BUILDINGS AND
PAVEMENTS. CONTRACTOR IS RESPONSIBLE FOR FINAL LOCATIONS
OF ALL ELEMENTS FOR THE SITE. ANY REVISIONS REQUIRED AFTER
COMMENCEMENT OF CONSTRUCTION, DUE TO LOCATIONAL
ADJUSTMENTS SHALL BE CORRECTED AT NO ADDITIONAL COST TO
OWNER. ADJUSTMENTS TO THE LAYOUT SHALL BE APPROVED BY THE
ENGINEER/LANDSCAPE ARCHITECT PRIOR TO INSTALLATION OF
MATERIALS. STAKE LAYOUT FOR APPROVAL.
2. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS PRIOR TO
CONSTRUCTION, INCLUDING A RIGHT-OF-WAY AND STREET OPENING
PERMIT.
3. THE CONTRACTOR SHALL VERIFY RECOMMENDATIONS NOTED IN THE
GEO TECHNICAL REPORT PRIOR TO INSTALLATION OF SITE
IMPROVEMENT MATERIALS.
4. CONTRACTOR SHALL FIELD VERIFY COORDINATES AND LOCATION
DIMENSIONS OF THE BUILDING AND STAKE FOR REVIEW AND
APPROVAL BY THE OWNERS REPRESENTATIVE PRIOR TO
INSTALLATION OF FOOTING MATERIALS.
5. LOCATIONS OF STRUCTURES, ROADWAY PAVEMENTS, CURBS AND
GUTTERS, BOLLARDS, AND WALKS ARE APPROXIMATE AND SHALL BE
STAKED IN THE FIELD, PRIOR TO INSTALLATION, FOR REVIEW AND
APPROVAL BY THE ENGINEER/LANDSCAPE ARCHITECT.
6. CURB DIMENSIONS SHOWN ARE TO FACE OF CURB. BUILDING
DIMENSIONS ARE TO FACE OF CONCRETE FOUNDATION. LOCATION OF
BUILDING IS TO BUILDING FOUNDATION AND SHALL BE AS SHOWN ON
THE DRAWINGS.
7. THE CONTRACTOR SHALL SUBMIT SHOP DRAWINGS OR SAMPLES AS
SPECIFIED FOR REVIEW AND APPROVAL BY THE
ENGINEER/LANDSCAPE ARCHITECT PRIOR TO FABRICATION FOR ALL
PREFABRICATED SITE IMPROVEMENT MATERIALS SUCH AS, BUT NOT
LIMITED TO THE FOLLOWING, FURNISHINGS, PAVEMENTS, WALLS,
RAILINGS, BENCHES, FLAGPOLES, LANDING PADS FOR CURB RAMPS,
AND LIGHT AND POLES. THE OWNER RESERVES THE RIGHT TO REJECT
INSTALLED MATERIALS NOT PREVIOUSLY APPROVED.
8. PEDESTRIAN CURB RAMPS SHALL BE CONSTRUCTED WITH
TRUNCATED DOME LANDING AREAS IN ACCORDANCE WITH A.D.A.
REQUIREMENTS-SEE DETAIL.
9. CROSSWALK STRIPING SHALL BE 24" WIDE WHITE PAINTED LINE,
SPACED 48" ON CENTER PERPENDICULAR TO THE FLOW OF TRAFFIC.
WIDTH OF CROSSWALK SHALL BE 5' WIDE. ALL OTHER PAVEMENT
MARKINGS SHALL BE WHITE IN COLOR UNLESS OTHERWISE NOTED OR
REQUIRED BY ADA OR LOCAL GOVERNING BODIES.
10. CURB AND GUTTER TYPE SHALL BE B624 IN THE PUBLIC RIGHT OF
WAY AND B612 IN PRIVATE PROPERTY UNLESS OTHERWISE NOTED ON
THE DRAWINGS-TAPER BETWEEN CURB TYPES-SEE DETAIL.
11. ALL CURB RADII ARE MINIMUM 3' UNLESS OTHERWISE NOTED.
12. CONTRACTOR SHALL REFER TO FINAL PLAT FOR LOT BOUNDARIES,
NUMBERS, AREAS AND DIMENSIONS PRIOR TO SITE IMPROVEMENTS.
13. FIELD VERIFY ALL EXISTING SITE CONDITIONS, DIMENSIONS.
14. PARKING IS TO BE SET PARALLEL OR PERPENDICULAR TO EXISTING
BUILDING UNLESS NOTED OTHERWISE.
15. ALL PARKING LOT PAINT STRIPPING TO BE WHITE, 4" WIDE TYP.
16. ALL TREES THAT ARE TO REMAIN ARE TO BE PROTECTED FROM
DAMAGE WITH A CONSTRUCTION FENCE AT THE DRIP LINE. SEE
LANDSCAPE DOCUMENTS.
SITE LAYOUT NOTES:
SITE PLAN LEGEND:
TRAFFIC DIRECTIONAL ARROWS
SIGN AND POST ASSEMBLY. SHOP DRAWINGS REQUIRED.
HC = ACCESSIBLE SIGN
NP = NO PARKING FIRE LANE
ST = STOP
CP = COMPACT CAR PARKING ONLY
4931 W. 35TH ST. SUITE 200ST. LOUIS PARK, MN 55416
CivilSiteGroup.com
Matt Pavek Pat Sarver
763-213-3944 952-250-2003
COPYRIGHT 2015 CIVIL SITE GROUP INC.
c
ISSUE/SUBMITTAL SUMMARY
DATEDESCRIPTION
02/24/17 PDR SUBMITTAL
PR
OJE
CT
03/15/17 LAND USE APPLICATION
04/13/17 REVISED LAND USE APPLICATION
. .
. .
. .
. .
. .
. .
. .
. .
. .
. .
PROJECT NUMBER: 16005
291
9 K
NO
X A
VE
S
., S
UIT
E 2
00
, M
IN
NE
AP
OL
IS
, M
N 55
408
CP
M D
EV
EL
OP
ME
NT
, IN
C.
MA
RS
HA
LL
A
PA
RT
ME
NT
S
13
01
&
1
31
7 M
AR
SH
AL
L S
TR
EE
T N
E, M
IN
NE
AP
OL
IS
, M
N 5
541
3
48776
David J. Knaeble
LICENSE NO.DATE
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY
LICENSED PROFESSIONAL ENGINEER
UNDER THE LAWS OF THE STATE OF
MINNESOTA.
03/15/17
DJR
ARCHITECTURE, INC
333 Washington Ave N, Suite 210
Minneapolis, Minnesota 55401
612.676.2700 www.djr-inc.com
REVISION SUMMARY
DATE DESCRIPTION
C2.0
SITE PLAN
. .
. .
. .
. .
. .
. .
SITE AREA TABLE:
GOPHER STATE ONE CALL
WWW.GOPHERSTATEONECALL.ORG
(800) 252-1166 TOLL FREE
(651) 454-0002 LOCAL
CONCRETE PAVEMENT AS SPECIFIED (PAD OR WALK)
PROPERTY LINE
CURB AND GUTTER-SEE NOTES (T.O.) TIP OUT
GUTTER WHERE APPLICABLE-SEE PLAN
BITUMINOUS PAVEMENT
CONSTRUCTION LIMITS
TO
OPERATIONAL NOTES:
1. ALL SNOW WILL EITHER BE PLOWED TO THE
LANDSCAPED AREAS OR WILL BE REMOVED FROM
SITE AT EACH PLOWING
2. TRASH REMOVAL WILL OCCUR AT SWCP IN THE
ALLEY. DELIVERIES WILL OCCUR IN THE PARKING
GARAGE.
CITY COORDINATION NOTES:
OWNER INFORMATION
1. TRAFFIC & PARKING
1.1. COORDINATE WITH JOSEPH LAURIN, CITY OF MINNEAPOLIS, (612) 673-5987 FOR
ALL WORK REGARDING STREET LIGHTING AND ELECTRICAL SYSTEMS. STREET
LIGHTING INSTALLED AS PART OF THE PROJECT SHALL BE INSPECTED BY THE
CITY, CONTACT DAVE PREHALL (612) 673-5759. ANY LIGHTING INSTALLATIONS
NOT MEETING CITY SPECIFICATIONS WILL BE REQUIRED TO BE REINSTALLED
AT CONTRACTOR'S EXPENSE.
1.2. COORDINATE WITH BOB BOBLETT CITY OF MINNEAPOLIS, (612) 673-2428 FOR
ALL ISSUES REGARDING WORK IN AND ADJACENT TO CITY RIGHTS-OF-WAY. AN
ENCROACHMENT PERMIT SHALL BE REQUIRED FOR ALL STREETSCAPE
ELEMENTS IN THE PUBLIC ROW. ANY ELEMENTS OF AN EARTH RETENTION
SYSTEM AND RELATED OPERATIONS WILL REQUIRE AN ENCROACHMENT
PERMIT. ANY EXCAVATIONS THAT FALL WITHIN THE PUBLIC ROW WILL
REQUIRE A ROW EXCAVATION PERMIT.
1.3. COORDINATE WITH SCOTT KRAMER, CITY OF MINNEAPOLIS, (612) 673-2383
REGARDING ANY WORK THAT IS PERFORMED IN THE RIGHT-OF-WAY. AN
OBSTRUCTION PERMIT WILL BE REQUIRED FOR ALL WORK IN THE
RIGHT-OF-WAY. CONTACT SCOTT KRAMER REGARDING DETAILS OF SIDEWALK
AND LANE CLOSURES.
1.4. COORDINATE WITH CRAIG PINKALLA, CITY OF MINNEAPOLIS, (612) 499-9233 FOR
ALL WORK REGARDING REMOVAL OR PROTECTION OF TREES DURING
CONSTRUCTION IN THE CITY RIGHT-OF-WAY.
1.5. COORDINATE WITH PAUL CAO, CITY OF MINNEAPOLIS, (612) 673-2943 FOR ALL
WORK REGARDING BIKE RACKS IN THE CITY RIGHT-OF-WAY.
1.6. COORDINATE WITH ALLAN KLUGMAN, CITY OF MINNEAPOLIS, (612) 673-5750
PRIOR TO CONSTRUCTION FOR THE TEMPORARY REMOVAL/RELOCATION OF
ANY CITY OF MINNEAPOLIS SIGNAL SYSTEM. ALL COSTS FOR RELOCATION
AND/OR REPAIR OF CITY TRAFFIC SHALL BE BORNE BY THE CONTRACTOR.
1.7. COORDINATE WITH DOUG MADAY, CITY OF MINNEPOLIS, (612) 673-5755 PRIOR
TO CONSTRUCTION FOR THE REMOVAL OR RELOCATION OF ANY CITY OF
MINNEAPOLIS RIGHT-OF-WAY SIGNS.
2. ENVIRONMENTAL HEALTH
2.1. COORDINATE WITH ENVIRONMENTAL SERVICES, CITY OF MINNEAPOLIS, (612)
673-3867 FOR PERMITS RELATING TO AFTER HOURS WORK, TEMPORARY
STORAGE OF IMPACTED SOILS ON SITE PRIOR TO DISPOSAL OR REUSE,
REMEDIATION OF CONTAMINATED SOIL AND GROUNDWATER, REUSE OF
IMPACTED SOILS ON SITE, DEWATERING AND DISCHARGE OF ACCUMULATED
STORM WATER OR GROUND WATER TO CITY SEWERS, FLAMMABLE WASTE
TRAPS, UNDERGROUND OR ABOVEGROUND TANK INSTALLATION OR REMOVAL,
WELL CONSTRUCTION OR SEALING, OR ON-SITE ROCK CRUSHING.
2.2. NO CONSTRUCTION, DEMOLITION OR COMMERCIAL POWER MAINTENANCE
EQUIPMENT SHALL BE OPERATED WITHIN THE CITY BETWEEN THE HOURS OF
6:00 PM AND 7:00 AM ON WEEKDAYS OR DURING ANY HOURS ON SATURDAYS,
SUNDAYS AND STATE AND FEDERAL HOLIDAYS, EXCEPT UNDER PERMIT.
2.3. IF CONTAMINATED SOIL IS ENCOUNTERED, IT MUST BE REPORTED TO THE
MINNESOTA DUTY OFFICER AT (651) 649-5451. PREAPPROVAL FOR REMOVAL
OR REUSE MUST OCCUR FROM THE MPCA AND THE CITY OF MINNEAPOLIS.
3. FORESTRY DEPARTMENT
3.1. TO PROTECT ROOT ZONES, NO CONSTRUCTION EQUIPMENT OR MATERIALS
SHALL BE PLACED, PARKED, OR STORED ON ANY UNPAVED AREA WITHIN THE
DRIP LINE OF ANY CITY OWNED TREE. NO CHEMICALS OR PETROLEUM
PRODUCTS SHALL BE DEPOSITED ON ANY UNPAVED AREA IN THE CITY
RIGHT-OF-WAY.
3.2. ANY TREE ROOTS ENCOUNTERED ARE TO BE CLEANLY CUT USING HAND
TOOLS.
3.3. NO OPEN EXCAVATION OR BORE PITS ALLOWED WITHIN 8 FEET OF CITY
STREET TREES.
3.4. CARE SHALL BE TAKEN NOT TO DAMAGE TREE TRUNKS OR BRANCHES.
CONTRACTOR MUST CONTACT FORESTRY DEPARTMENT INSPECTIONS (CRAIG
PINKALLA) AT (612) 499-9233 AT LEAST 3 DAYS PRIOR TO STARTING WORK TO
DISCUSS PROBLEMS OF OVERHANGING BRANCHES THAT MAY BE DAMAGED.
0
1" = 10'-0"
10'-0"5'-0"
N
OWNER: CPM DEVELOPMENT, INC.
1710 WEST LAKE STREET
MINNEAPOLIS, MN 55408
BICYCLE SPACES
EXTERIOR BIKE RACKS: 12 SPACES
169.35N64°05'37"E
190.09
190.24S26°04'50"E
DN
DN
UP
UP
UP
UP
MATCH EXIST.
PVMT, TYP.
B624 C&G
PER CITY
STANDARDS
MATCH EXIST.
PVMT, TYP.
16.0'
5.0'
12.8'
6.0'5.0'
14.5'
CONSTRUCTION LIMITS
B612 C&G
PER CITY
STANDARDS
(1) "HITCHING
POST" STYLE BIKE
RACKS (2 SPACES),
SURFACE MOUNT
PER MANUF.
SPECS.
(1) "HITCHING
POST" STYLE
BIKE RACKS (2
SPACES),
SURFACE
MOUNT PER
MANUF. SPECS.
(3) "HITCHING POST" STYLE BIKE RACKS
(2 SPACES EACH) 12 SPACES TOTAL,
SURFACE MOUNT PER MANUF. SPECS.
3' CURB
TAPER
SWCP
CONCRETE
DRIVEWAY APRON
PER CITY
STANDARDS, TYP.
B624 C&G
PER CITY
STANDARDS
REMOVE AND REPLACE
EXISTING PAVEMENT AND
BASE MATERIAL TO MATCH
EXISTING PAVEMENT SECTION
FOR UTILITY CONSTRUCTION
24" CONC. VALLEY GUTTER
CONC. SIDEWALK PER CITY
STANDARDS, TYP.
PROTECT EXIST.
PVMT, TYP.
CONC. SIDEWALK PER CITY
STANDARDS, TYP.
PROTECT EXIST.
PVMT, TYP.
PROTECT EXIST.
PVMT, TYP.
CONCRETE
DRIVEWAY
APRON PER
CITY
STANDARDS,
TYP.
22.0'
5.0'
8.0'
8.0'
8.0'
6.0'
6.0'
3.5'
2.2'
3.4'
8.0'8.0'
CONSTRUCTION LIMITS
GENERATOR
TRANSFORMER
8.1'
3' CURB
TAPER
CONC. PVMT.
PER CITY
STANDARDS,
TYP.
20' X 20' SIGHT TRIANGLE
PEDESTRIAN WARNING
SIGNS OR DEVICES WILL BE
PROVIDED, SEE ARCH'L
PLANS
20' X 20' SIGHT TRIANGLE
PEDESTRIAN WARNING
SIGNS OR DEVICES WILL BE
PROVIDED, SEE ARCH'L
PLANS
39.9'
25.9'
25.9'
39.8'
67.6'
53.5'
EXISTING
HOUSE
EXISTING
HOUSE
SITE PLAN LEGEND:
TRAFFIC DIRECTIONAL ARROWS
SIGN AND POST ASSEMBLY. SHOP DRAWINGS REQUIRED.
HC = ACCESSIBLE SIGN
NP = NO PARKING FIRE LANE
ST = STOP
CP = COMPACT CAR PARKING ONLY
4931 W. 35TH ST. SUITE 200ST. LOUIS PARK, MN 55416
CivilSiteGroup.com
Matt Pavek Pat Sarver
763-213-3944 952-250-2003
COPYRIGHT 2015 CIVIL SITE GROUP INC.
c
ISSUE/SUBMITTAL SUMMARY
DATEDESCRIPTION
02/24/17 PDR SUBMITTAL
PR
OJE
CT
03/15/17 LAND USE APPLICATION
04/13/17 REVISED LAND USE APPLICATION
. .
. .
. .
. .
. .
. .
. .
. .
. .
. .
PROJECT NUMBER: 16005
291
9 K
NO
X A
VE
S
., S
UIT
E 2
00
, M
IN
NE
AP
OL
IS
, M
N 55
408
CP
M D
EV
EL
OP
ME
NT
, IN
C.
MA
RS
HA
LL
A
PA
RT
ME
NT
S
13
01
&
1
31
7 M
AR
SH
AL
L S
TR
EE
T N
E, M
IN
NE
AP
OL
IS
, M
N 5
541
3
48776
David J. Knaeble
LICENSE NO.DATE
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY
LICENSED PROFESSIONAL ENGINEER
UNDER THE LAWS OF THE STATE OF
MINNESOTA.
03/15/17
DJR
ARCHITECTURE, INC
333 Washington Ave N, Suite 210
Minneapolis, Minnesota 55401
612.676.2700 www.djr-inc.com
REVISION SUMMARY
DATE DESCRIPTION
C2.1
AREA EXHIBIT
. .
. .
. .
. .
. .
. .
GOPHER STATE ONE CALL
WWW.GOPHERSTATEONECALL.ORG
(800) 252-1166 TOLL FREE
(651) 454-0002 LOCAL
CONCRETE PAVEMENT AS SPECIFIED (PAD OR WALK)
PROPERTY LINE
CURB AND GUTTER-SEE NOTES (T.O.) TIP OUT
GUTTER WHERE APPLICABLE-SEE PLAN
BITUMINOUS PAVEMENT
CONSTRUCTION LIMITS
TO
0
1" = 10'-0"
10'-0"5'-0"
N
169.35N64°05'37"E
190.09
190.24
DN
DN
UP
UP
UP
UP
CONSTRUCTION LIMITS
CONSTRUCTION LIMITS
OPEN LANDSCAPE
AREA = 125 SF
5 - RGD
7 - RGD
3 - RGD
25 - KFG
3 - SHL
EDGING
LAWN
LAWN
22 - NY
20 - KFG
6 - NY
8 - KFG
4 - NY
11 - KFG
OPEN LANDSCAPE
AREA = 125 SF
OPEN LANDSCAPE
AREA = 84 SF
OPEN LANDSCAPE
AREA = 55 SF
OPEN LANDSCAPE
AREA = 85 SF
ADDITIONAL 41 SF (164 CF)
STRUCTURAL PLANTING
SOIL UNDER WALK, FOR A
TOTAL OF 500 CF OF
PLANTING SOIL
ADDITIONAL 70 SF (280 CF) STRUCTURAL PLANTING SOIL
UNDER WALK, FOR A TOTAL OF 500 CF OF PLANTING SOIL
ADDITIONAL 40 SF (160
CF) STRUCTURAL
PLANTING SOIL UNDER
WALK, FOR A TOTAL OF
500 CF OF PLANTING SOIL
5 - PMD
4 - SHL
LANDSCAPE NOTES:
REVISION SUMMARY
DATE DESCRIPTION
L1.0
LANDSCAPE PLAN
. .
. .
. .
. .
. .
. .
PLANT SCHEDULE - ENTIRE SITE
SYM
QUANT.
ON-SITE
QUANT.
OFF-SITE
QUANT.
TOTAL
COMMON NAME BOTANICAL NAME SIZE ROOT
POLLINATOR
FRIENDLY
NATIVE COMMENTS
DECIDUOUS TREES
SHL 3 4 7 SKYLINE HONEYLOCUST
Gleditsia triacanthos 'Skycole'
2.5" CAL. B&B X STRAIGHT LEADER. FULL FORM
SHRUBS - CONIFEROUS & EVERGREEN
NY 32 0 32 NOVA YEW
Taxus cuspidata 'Nova'
24" HT. CONT.
RGD 0 18 18 RED GNOME DOGWOOD
Cornus alba 'Regnzam'
24" HT. CONT. X
PERENNIALS / ORNAMENTAL GRASSES
KFG 64 0 64 KARL FOERSTER GRASS
Calamagrostis x acutiflora 'Karl Foerster'
#1 CONT. X
PMD 0 5 5 PARDON ME DAYLILY Hemerocallis 'Pardon Me' #1 CONT. X X
LEGEND
PROPOSED CANOPY & EVERGREEN TREE SYMBOLS - SEE
SCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZES
SOD
DECORATIVE BOULDERS, 18"-30" DIA.
PROPOSED DECIDUOUS AND EVERGREEN SHRUB
SYMBOLS - SEE SCHEDULE AND PLAN FOR SPECIES AND
PLANTING SIZES
PROPOSED PERENNIAL PLANT SYMBOLS - SEE
SCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZES
SHREDDED HARDWOOD MULCH OVER FILTER FABRIC,
SAMPLES REQUIRED
GOPHER STATE ONE CALL
WWW.GOPHERSTATEONECALL.ORG
(800) 252-1166 TOLL FREE
(651) 454-0002 LOCAL
1. ALL SHRUB BEDS SHALL BE MULCHED WITH 4" DEPTH OF DOUBLE SHREDDED HARDWOOD MULCH
OVER WEED BARRIER. OWNER'S REP SHALL APPROVE MULCH SAMPLE PRIOR TO INSTALLATION.
EDGING SHALL BE METAL EDGING OR APPROVED EQUAL.
2. ALL TREES SHALL BE MULCHED WITH SHREDDED HARDWOOD MULCH TO OUTER EDGE OF SAUCER OR
TO EDGE OF PLANTING BED, IF APPLICABLE. ALL MULCH SHALL BE KEPT WITHIN A MINIMUM OF 2"
FROM TREE TRUNK.
3. PLANT MATERIALS SHALL CONFORM WITH THE AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS
AND SHALL BE OF HARDY STOCK, FREE FROM DISEASE, DAMAGE AND DISFIGURATION. CONTRACTOR
IS RESPONSIBLE FOR MAINTAINING PLUMPNESS OF PLANT MATERIAL FOR DURING OF ACCEPTANCE
PERIOD.
4. UPON DISCOVERY OF A DISCREPANCY BETWEEN THE QUANTITY OF PLANTS SHOWN ON THE
SCHEDULE AND THE QUANTITY SHOWN ON THE PLAN, THE PLAN SHALL GOVERN.
5. CONDITION OF VEGETATION SHALL BE MONITORED BY THE LANDSCAPE ARCHITECT THROUGHOUT THE
DURATION OF THE CONTRACT. LANDSCAPE MATERIALS PART OF THE CONTRACT SHALL BE
WARRANTED FOR ONE (1) FULL GROWING SEASONS FROM SUBSTANTIAL COMPLETION DATE.
6. ALL AREAS DISTURBED BY CONSTRUCTION ACTIVITIES SHALL RECEIVE 4" LAYER LOAM AND SOD AS
SPECIFIED UNLESS OTHERWISE NOTED ON THE DRAWINGS.
7. COORDINATE LOCATION OF VEGETATION WITH UNDERGROUND AND OVERHEAD UTILITIES, LIGHTING
FIXTURES, DOORS AND WINDOWS. CONTRACTOR SHALL STAKE IN THE FIELD FINAL LOCATION OF
TREES AND SHRUBS FOR REVIEW AND APPROVAL BY THE LANDSCAPE ARCHITECT PRIOR TO
INSTALLATION.
8. ALL PLANT MATERIALS SHALL BE WATERED AND MAINTAINED UNTIL ACCEPTANCE.
9. REPAIR AT NO COST TO OWNER ALL DAMAGE RESULTING FROM LANDSCAPE CONTRACTOR'S
ACTIVITIES.
10. SWEEP AND MAINTAIN ALL PAVED SURFACES FREE OF DEBRIS GENERATED FROM LANDSCAPE
CONTRACTOR'S ACTIVITIES.
1. THE CONTRACTOR SHALL PROVIDE ONLY PLANT MATERIAL
FREE OF NEONICOTINOID BASED INSECTICIDES AND/OR
TREATMENTS OF ANY KIND, INCLUDING BY NOT LIMITED TO
IMIDACLOPRID (CONFIDOR, ADMIRE, GAUCHO, ADVOCATE),
THIAMETHOXAM (ACTARA, PLATINUM, CRUISER),
CLOTHIANIDIN (PONCHO, DANTOSU, DANTOP), ACETAMIPRID
(MOSPILAN, ASSAIL, CHIPCOTRISTAR), THIACLOPRID
(CALYPSO), DINOTEFURAN (STARKLE, SAFARI, VENOM), AND
NITENPYRAM (CAPSTAR, GUARDIAN).
2. CONTRACTOR SHALL CERTIFY, THROUGH SUPPLIERS POLICY
STATEMENT OR AFFIDAVIT, THAT NO NEONICOTINOID BASED
INSECTICIDES HAVE BEEN USED ON SITE OR DIRECTLY
ADJACENT TO THE GROWING OR STORAGE PLOTS OF THE
SUPPLIED PLANT MATERIAL, INCLUDING THE PLANTING OF
AGRICULTURAL (OR OTHER) SEED TREATED WITH NEONICS..
POLLINATOR SAFE PLANT MATERIAL:
LANDSCAPE CALCULATIONS:
0
1" = 10'-0"
10'-0"5'-0"
N
4931 W. 35TH ST. SUITE 200ST. LOUIS PARK, MN 55416
CivilSiteGroup.com
Matt Pavek Pat Sarver
763-213-3944 952-250-2003
COPYRIGHT 2015 CIVIL SITE GROUP INC.
c
ISSUE/SUBMITTAL SUMMARY
DATE DESCRIPTION
02/24/17 PDR SUBMITTAL
PR
OJE
CT
03/15/17 LAND USE APPLICATION
04/13/17 REVISED LAND USE APPLICATION
. .
. .
. .
. .
. .
. .
. .
. .
. .
. .
PROJECT NUMBER: 16005
29
19
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24904
Patrick J. Sarver
LICENSE NO.DATE
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY
LICENSED LANDSCAPE ARCHITECT UNDER
THE LAWS OF THE STATE OF MINNESOTA.
03/15/17
DJR
ARCHITECTURE, INC
333 Washington Ave N, Suite 210
Minneapolis, Minnesota 55401
612.676.2700 www.djr-inc.com
16-014.0
MARSHALL ST.APARTMENTSMinneapolis, MN16 March 2017
PROJECTINFORMATION
PROJECT DESCRIPTION & SITE BACKGROUND
The project site is the Northeast corner of Marshall Street & 13th Avenue NE. The site is currently an auto sales and repair shop, and a single family home. The site is East across Marshall from the Grain Belt Brewery and North across 13th from the Grain Belt Apartments and an open plaza on the corner.
The proposed building is a 6-story 95-unit apartment building which will also include a locally owned restaurant with outdoor seating located on the corner of Marshall and 13th. The main entry to the apartment building and common amenity spaces including a large social room and workout room will be located along the 13th Avenue side. A bicycle lounge with repair and storage areas will also be located near the social room. Storage for a total of 122 bicycles is provided with in the building in the bike room or garage. 6 bike racks with 12 spaces will be provided outside the build-ing. There will be a deck and garden planter spaces for use by the residents on the roof.
53 spaces for resident parking will be provided in the building, (47 are required). 33 are provided in a lower level garage accessed from Marshall and 20 in an enclosed garage accessed from the alley. These will provide required parking spaces for the apartments. (Marshall Street has a bus route that will allow the project to qualify for a 50% parking reduction). A parking variance will be requested for the 7 spaces required for the restaurant.
19 units per floor will be provided on floors 2-6. The unit mix for the project includes 80-1 BR and 15-2 BR units in a variety of sizes with the majority being small one bedroom units with interior sleeping rooms. Two bedroom units are located on the corners. Exterior materials will consist of brick on the first floor with a combination of 5/8” and 5/16” cement board siding materials above with a blend of 3 colors. Large windows are provided for all units for daylighting and to take advan-tage of great views to downtown and river.
PROJECT DATA
Total site area 21,445 sfZoning District: Currently I1 - proposed to
rezone to C3A Building Gross Area Garage 1 - Lower Level 9,245 sfGarage 2 - Upper Level 5,643 sfLevel 1 (not including garage) 9,772 sfLevel 2 14,421 sfLevel 3 14,421 sfLevel 4 14,421 sfLevel 5 14,421 sfLevel 6 14,421 sfGross Area with Garage 96,765 sfGross Area without Garage 81,877 sf
Floor-Area RatioFAR Allowed (2.7 + 20% density bonus) 3.24FAR Proposed 3.82 (81,877 sf,
not including garage)
Proposed Units1 Bed (15 units per floor) 75 Total Units2 Bed (4 units per floor) 20 Total UnitsTotal per Floor 19 UnitsTotal Building (5 Floors @ 19/Floor) 95 Units
Parking Required1 stall per Unit (50% parking reduction) 47 spacesRestaurant (reduction for bicycles) 7
spacesTotal Required 54 stalls requiredTotal Provided 53 stalls provided
Bicycle Parking RequiredTotal required 48 bikes Bicycle Parking ProvidedIndoor Bicycle Spaces 122 spacesOutdoor Bicycle Spaces 12 spacesTotal provided 134 spaces
16-014.0
MARSHALL ST.APARTMENTSMinneapolis, MN16 March 2017
FLOOR PLAN
UP
UP
UP
UP
A210A1
A210
A3
A200
A3
A200 A1
STA
ND
ARD
STA
ND
ARD
STA
ND
ARD
CO
MPA
CT
STA
ND
ARD
STA
ND
ARD
CO
MPA
CT
STA
ND
ARD
STA
ND
ARD
CO
MPA
CT
LIN
E O
F BU
ILD
ING
ABO
VE
STA
ND
ARD
STA
ND
ARD
107' - 11 5/8"
157' - 8"
STA
ND
ARD
STA
ND
ARD
STA
ND
ARD
STA
ND
ARD
STA
ND
ARD
STA
ND
ARD
STA
ND
ARD
STA
ND
ARD
STA
ND
ARD
STA
ND
ARD
CO
MPA
CT
CO
MPA
CT
CO
MPA
CT
CO
MPA
CT
CO
MPA
CT
CO
MPA
CT
CO
MPA
CT
CO
MPA
CT
CO
MPA
CT
NO SLOPE SLOPE UP - 6.49%
UNDERGROUND PARKING33 PARKING STALLS
33 BIKE RACK SPACES
97' - 0"
97' - 0"
100' - 4"
100' - 0"
UNEXCAVATED UNEXCAVATED
97' - 4 19/32" 97' - 0"
8' - 0" 8' - 0" 8' - 0"
15' -
0 1
/8"
22' -
0"
18' -
0"
7' - 0"
18' -
0"
22' -
0"
18' -
0 3
/4"
15' -
8 1
/2"
22' -
0"
18' -
0 3
/4"
97' - 0"
10' -
3 5
/8"
12' - 4"
2' -
2 29
/32"
3 5/
8"
EXIT
EXIT
REST.TRASH
1 BIKE RACKPER PARKINGSPACE, TYP.
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A100
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Appr
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1716
-001
4
05/ 1
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17
Auth
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MA R
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ARTM
E NT S
Des
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r
1/8" = 1'-0"1 LEVEL 0 - LOWER PARKING GARAGE
16-014.0
MARSHALL ST.APARTMENTSMinneapolis, MN16 March 2017
FLOOR PLAN
DN UPUP
UP
UP
UP
A210A1
A210
A3
A200
A3
A200 A1
CO
MPA
CT
STA
ND
ARD
STA
ND
ARD
CO
MPA
CT
STA
ND
ARD
STA
ND
ARD
CO
MPA
CT
CO
MPA
CT
CO
MPA
CT
CO
MPA
CT
CO
MPA
CT
SLOPE DOWN - 6.49%
SEE A100 FOR LOWERGARAGE PLAN
101' - 6"
100' - 0"
101' - 6"
106' - 0"
UPPER GARAGE20 PARKING STALLS
40 BIKE RACK SPACES
NO SLOPE
STA
ND
ARD
CO
MPA
CT
STA
ND
ARD
STA
ND
ARD
STA
ND
ARD TRANS.
GEN.
STA
ND
ARD
STA
ND
ARD
STA
ND
ARD
STA
ND
ARD
STA
ND
ARD
8' - 6" 8' - 6" 8' - 6"8' - 6" 8' - 6"
CO
MPA
CT
CO
MPA
CT
101' - 6"
8' - 0"
CO
MPA
CT
8' - 0" 8' - 0" 8' - 0"
CO
MPA
CT
CO
MPA
CT
CO
MPA
CT
STA
ND
ARD
STA
ND
ARD
STA
ND
ARD
8' - 6"
107' - 0"
34' -
0"
85' -
8"
12' - 4" 64' - 8" 84' - 3"
8' - 6" 7' - 7 3/8"
18' -
0 1
/8"
22' -
0"
16' -
2 1
/2"
18' -
1 5
/8"
22' -
0"
18' -
0 1
/8"
18' -
0"
22' -
0"
15' -
0 1
/8"
ELECTRIC
SPRINKLER
MECH
SOCIAL LOUNGE EXERCISESTUDIO
BIKE STORAGE69 BIKE RACK SPACES
REST.TRASH
RESTAURANT3,200 SF
APART.TRASH
8' - 1 3/8"
107' - 0"107' - 0"
1 BIKE RACKPER PARKINGSPACE, TYP.
PROPERTY LINE - CENTEROF ALLEY
PARCEL BOUNDARY ATWEST FACE OF ALLEY
(NOTE: ALL AREASSHOWN ON RECAP ARETO PARCELBOUNDARY)
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A111
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Auth
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MA R
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L A P
ARTM
E NT S
Des
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r
1/8" = 1'-0"1 FLOOR PLAN - LEVEL 1
16-014.0
MARSHALL ST.APARTMENTSMinneapolis, MN16 March 2017
FLOOR PLAN
UP
UP
A210A1
A210
A3
A200
A3
A200 A1
EXISTING ROOF BELOW
568 SF
1BR UNIT219
564 SF
1BR UNIT217
564 SF
1BR UNIT215
564 SF
1BR UNIT213
564 SF
1BR UNIT212
783 SF
2BR UNIT218
597 SF
1BR UNIT216
872 SF
2BR UNIT211
512 SF
1BR UNIT209
531 SF
1BR UNIT207
531 SF
1BR UNIT205
471 SF
2 BR UNIT203
471 SF
1BR UNIT206
531 SF
1BR UNIT204
597 SF
1BR UNIT202
DASHED LINE REPRESENTS 50 SFBALCONY AT FLOORS 4 - 6.
535 SF
1 BR UNIT210
654 SF
1BR UNIT214
471 SF
1BR UNIT208
4' -
6"
5' -
0"
45' -
1 1
/8"
116' - 4"
ROOF BELOW
744 SF
2 BR UNIT201
DASHED LINEREPRESENTS 50SF BALCONY AT
FLOORS 4 - 6.
STORAGE
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A120
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Appr
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5/20
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-001
4
05/ 1
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17 TH SN
MA R
S HAL
L A P
ARTM
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Des
igne
r
1/8" = 1'-0"A1 LEVEL 2-6 FLOOR PLANS
16-014.0
MARSHALL ST.APARTMENTSMinneapolis, MN16 March 2017
FLOOR PLAN
UP
UP
A210A1
A210
A3
A200
A3
A200 A1
ROOF DECK750 SF
ELEV.LOBBY
ELEVATOR
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A160
RO
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Appr
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4
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17 TH SN
MA R
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L A P
ARTM
E NT S
Des
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r
1/8" = 1'-0"A1 ROOF PLAN
16-014.0
MARSHALL ST.APARTMENTSMinneapolis, MN16 March 2017
LEVEL 1.0 - RESTURANT /RESIDENTIAL AMENITY
100' - 0"
LEVEL 3126' - 9 7/8"
LEVEL 2116' - 4"
LEVEL 4137' - 3 3/4"
LEVEL 5147' - 9 5/8"
TRUSS BEARING167' - 4 5/8"
T/O STAIR179' - 5 3/8"
T/O ROOF170' - 3 5/8"
T/O ROOF170' - 3 5/8"
9' -
1 1/
8"10
' - 5
7/8
"10
' - 5
7/8
"10
' - 5
7/8
"10
' - 5
7/8
"16
' - 4
"
LEVEL 6158' - 3 1/2"
PREFINISHED METAL CAP
PREFINISHED ALUMINUMPERGOLA
161' - 1 1/8"
LEVEL 1.1 - LOBBY /RESIDENTIAL ENTRY
101' - 6"
LEVEL 1.4 - UPPERGARAGE BLDG ENTRY
107' - 8 3/4"
5/8" CEMENTITIOIUS SIDING
5/8" CEMENTITIOIUS SIDING
5/16" CEMENTITIOIUS SIDING
FIBERGLASS WINDOW, TYP.
CAST STONE BAND
FACE BRICK
ALUMINUM STOREFRONT
LEVEL 1.0 - RESTURANT /RESIDENTIAL AMENITY
100' - 0"
LEVEL 3126' - 9 7/8"
LEVEL 2116' - 4"
LEVEL 4137' - 3 3/4"
LEVEL 5147' - 9 5/8"
TRUSS BEARING167' - 4 5/8"
T/O ROOF170' - 3 5/8"
12' -
0 1
/8"
10' -
5 7
/8"
10' -
5 7
/8"
10' -
5 7
/8"
10' -
5 7
/8"
16' -
4"
LEVEL 6158' - 3 1/2"
5/8" CEMENTITIOUS SIDING
5/16" CEMENTITIOUS PANEL
5/16" CEMENTITIOUS PANEL
CAST STONE BASE
ALUMINUM STOREFRONT
CAST STONE BAND
5/8" CEMENTITIOUSSIDING
EXISTING NEIGHBORINGBUILDING
5/16" CEMENTITIOUSSIDING
FIBERGLASS DOOR, TYP.
FIBERGLASS WINDOW,TYP.
PREFINISHED METAL CAP
GLAZED OH DOOR(DARK BRONZE)
FACE BRICK
GLAZED OH DOOR(DARK BRONZE)
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A200
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SCO
TT N
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SN
MA R
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Des
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r
1/8" = 1'-0"A3 SOUTH EXTERIOR ELEVATION
1/8" = 1'-0"A1 WEST EXTERIOR ELEVATION
MATERIAL CALCULATION - SOUTH ELEVATIONMATERIAL AREA PERCENTAGE
5/8" CEMENTITIOUS SIDING 5,224 SF 33.9%5/16" CEMENTITIOUS PANEL 706 SF 4.6%5/16" CEMENTITIOUS SIDING 1,659 SF 10.7%CAST STONE 235 SF 1.5%FACE BRICK 1,040 SF 6.7%PREFIN METAL FLASHING 1,117 SF 7.2%WINDOW 5,452 SF 35.3%GRAND TOTAL 15,432 SF 100.0%
WALL AREA 1,556 SFGLAZING REQUIRED 311 SF - 20%GLAZING PROVIDED 600 SF - 38%
LEVEL 1 GLAZING - WEST ELEVATION - 2'-0" TO 10'-0"
MATERIAL CALCULATION - WEST ELEVATIONMATERIAL TYPE AREA PERCENTAGE
5/8" CEMENTITIOUS SIDING 3,066 SF 37%5/16" CEMENTITIOUS PANEL 407 SF 5%5/16" CEMENTITIOUS SIDING 1,098 SF 13%CAST STONE 263 SF 3%FACE BRICK 407 SF 5%PREFIN METAL FLASHING 14 SF 0%WINDOW 3,094 SF 37%Grand total 8,349 SF 100%
WALL AREA 2,061 SFGLAZING REQUIRED 412 SF - 20%GLAZING PROVIDED 772 SF - 37%
LEVEL 1 GLAZING - SOUTH ELEVATION - 2'-0" TO 10'-0"
EXTERIOR ELEVATIONS
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MARSHALL ST.APARTMENTSMinneapolis, MN16 March 2017
LEVEL 1.0 - RESTURANT /RESIDENTIAL AMENITY
100' - 0"
LEVEL 3126' - 9 7/8"
LEVEL 2116' - 4"
LEVEL 4137' - 3 3/4"
LEVEL 5147' - 9 5/8"
TRUSS BEARING167' - 4 5/8"
T/O ELEVATOR183' - 1 1/8"
T/O STAIR179' - 5 3/8"
T/O ROOF170' - 3 5/8"
LEVEL 6158' - 3 1/2"
16' -
4"
10' -
5 7
/8"
10' -
5 7
/8"
10' -
5 7
/8"
10' -
5 7
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9' -
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' - 9
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"
LEVEL 1.3 - SURFACEPARKING
107' - 0"
72' - 1 7/8" 79' - 1"
5/8" CEMENTITIOUS SIDING
PREFINISHED METAL CAP
5/16" CEMENTITIOUS SIDING
FIBERGLASS WINDOW, TYP.
5/8" CEMENTITIOUS SIDING
PREFINISHED METAL CAP
BURNISHED BLOCKFACE BRICK
CAST STONE BAND
CAST STONE BASE
LEVEL 3126' - 9 7/8"
LEVEL 2116' - 4"
LEVEL 4137' - 3 3/4"
LEVEL 5147' - 9 5/8"
T/O ELEVATOR183' - 1 1/8"
T/O STAIR179' - 5 3/8"
T/O ROOF170' - 3 5/8"
LEVEL 6158' - 3 1/2"
5/8" CEMENTITIOUS SIDING (TAN)
5/16" CEMENTITIOUS PANEL(DARK BRONZE)
BURNISHED BLOCK
5/16" CEMENTITIOUS SIDING(DARK BRONZE)
5/8" CEMENTITIOUS SIDING (SILVER)
PREFINISHED METAL CAP(SILVER)
LEVEL 1.3 - SURFACEPARKING
107' - 0"LEVEL 1.2 - TRASH ROOM106' - 0"
9' -
4"
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1/8" = 1'-0"A3 NORTH EXTERIOR ELEVATION
1/8" = 1'-0"A1 EAST EXTERIOR ELEVATION
MATERIAL CALCULATION - NORTH ELEVATIONMATERIAL TYPE AREA PERCENTAGE
5/8" CEMENTITIOUS SIDING 4,448 SF 44%5/16" CEMENTITIOUS PANEL 126 SF 1%5/16" CEMENTITIOUS SIDING 2,143 SF 21%BURNISHED BLOCK 737 SF 7%FACE BRICK 303 SF 3%PREFIN METAL FLASHING 171 SF 2%WINDOW 2,227 SF 22%Grand total 10,155 SF 100%
MATERIAL CALCULATION - EAST ELEVATIONMATERIAL TYPE AREA PERCENTAGE
5/8" CEMENTITIOUS SIDING 2,457 SF 36%5/16" CEMENTITIOUS PANEL 84 SF 1%5/16" CEMENTITIOUS SIDING 1,499 SF 22%BURNISHED BLOCK 487 SF 7%CAST STONE 88 SF 1%PREFIN METAL FLASHING 419 SF 6%WINDOW 1,865 SF 27%Grand total 6,898 SF 100%
EXTERIOR ELEVATIONS
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MARSHALL ST.APARTMENTSMinneapolis, MN16 March 2017
RENDERINGSOVERALL BUILDING - PEDESTRIAN SOUTHWESTERN VIEW
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MARSHALL ST.APARTMENTSMinneapolis, MN16 March 2017
RENDERINGSOVERALL BUILDING - PEDESTRIAN SOUTHERN VIEW
16-014.0
MARSHALL ST.APARTMENTSMinneapolis, MN16 March 2017
RENDERINGSOVERALL BUILDING - PEDESTRIAN SOUTHEASTERN VIEW
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MARSHALL ST.APARTMENTSMinneapolis, MN16 March 2017
RENDERINGSOVERALL BUILDING - PEDESTRIAN NORTHWESTERN VIEW
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MARSHALL ST.APARTMENTSMinneapolis, MN16 March 2017
RENDERINGS
APARTMENT - 13TH STREET RESIDENT ENTRY
RESTAURANT ENTRY - MARSHALL STREET
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MARSHALL ST.APARTMENTSMinneapolis, MN16 March 2017
GR
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79' +/-
99' +/-
65' +/-
138' +/-
70' +/-
70' -
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58' +/-
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NEIGHBORHOODBUILDINGCOMPARISON
16-014.0
MARSHALL ST.APARTMENTSMinneapolis, MN16 March 2017
VERNAL EQUINOX MARCH 20
SUMMER SOLSTICE JUNE 21
8:13 am (hour after sunrise) Noon 6:26 pm (hour before sunset)
6:26 am (hour after sunrise) Noon 8:03 pm (hour before sunset)
8:49 am (hour after sunrise) Noon 3:35pm (hour before sunset)VERNAL EQUINOX MARCH 20
SUMMER SOLSTICE JUNE 21
WINTER SOLSTICE DECEMBER 22
16-014.0
MARSHALL ST.APARTMENTSMinneapolis, MN16 March 2017
CONTEXT PHOTOSVIEW LOOKING SE ALONG MARSHALL STREET
VIEW LOOKING NE AT 13TH AVENUE AND MARSHALL STREET
VIEW LOOKING NE AT 13TH AVENUE AND MARSHALL STREET
16-014.0
MARSHALL ST.APARTMENTSMinneapolis, MN16 March 2017
CONTEXT PHOTOSVIEW LOOKING NW TO 13TH AVENUE AND MARSHALL STREET
VIEW LOOKING WEST ALONG 13TH AVENUE
Community Planning and Economic Development 250 South 4th Street ‐ Room 300 Minneapolis , MN 55415‐1316
Office 612‐673‐3000 or 311, Fax 612‐370‐2526, TTY 612‐673‐3300
PDR Comprehensive Report
Development Coordinator Assigned: DON ZART
(612)673‐2726
Status
Resubmission Required
Tracking Number: PLAN3798
Applicant DJR ARCHITECTS
333 WASHINGTON AVE N # 210
MINNEAPOLIS, MN 55401
Site Address 1301 MARSHALL ST
Date Submitted Feb 23 2017 12:32PM
Purpose The purpose of the Preliminary Development Review (PDR) is to provide Customers with comments about their proposed development. City personnel, who specialize in various disciplines, review site plans to identify issues and provide feedback to the Customers to assist them in developing their final site plans. The City of Minneapolis encourages the use of green building techniques. For additional information please check out our green building web page at: http://www.ci.minneapolis.mn.us/mdr/GreenBuildingOptions_home.asp. DISCLAIMER: The information in this review is based solely on the preliminary site plan submitted. The comments contained in this report are preliminary ONLY and are subject to modification.
Project Scope
New 6 story, 95 unit mixed use apartment building to be constructed on the South West corner of Marshall St NE & 13th Ave NE.
Please submit your plans via the city e‐planning online portal. You should have received an email at snelson@djr‐inc.com with a link. Please provide a complete set of updated plans (to include site, civil, landscaping, elevation, floor plans, and all associated documents identified below) for review by City staff to ensure that all comments have been incorporated. The project cannot move forward to Formal Site Plan approvals and permitting until the PDR process is completed.
In addition to the revised site plan, please provide a written response to all comments (a Comment Response Sheet), which at a minimum, should include identification of the commenting City Department followed by the corresponding response and site plan page references. As a general rule: 1. All comments shall be addressed. 2. Provide explanations as to how a particular comment was addressed; or 3. Why a comment was addressed differently than requested; or 4. Why a particular comment or request could not be accomplished. Because of the nature of the process, resubmittals may result in additional or modified comments; note however, that efforts will be made to limit additional comments to only those areas that are subject to revision.
Review Findings (by Discipline)
Addressing
The proposed address for the restaurant will be 1305 Marshall St NE The proposed address for the apartment entrance will be 107 13th Ave NE (Note: on sheet A1 ‐ Floor Plan Level 1
it is labeled 13th Street, not Ave) When assigning suite sequences the following guidelines are as follows:
• The first one to two digits of the suite sequence number will designate the floor number of the site. • The last two digits of the suite sequence number will designate the unique ID for the unit (condo, suite, unit, or apartment). • Suite sequence digit numbers will be assigned to dwelling, commercial and retail units, not common areas. For example, laundry rooms, saunas, workout rooms, etc., would not be assigned numbers. • Please provide each condo, suite, unit or apartment number.
This building is also considered to have a parking ramp per MCO Chapter 108. As such, within 5 years of the date of the certificate of occupancy being issued, the parking ramp will be required to have annual inspections and apply for a Ramp Operating Certificate.
Business Licensing Review Please work with Don Zart (612)673‐2726 regarding the food plan review process for the restaurant.
Construction Review
At least one accessible parking stall is required in the surface lot.
Provide 8 foot access aisles adjacent to accessible stall.
Provide signs at accessible parking and access aisle per 502.4.4 ANSI A117.1.
Provide an accessible route from each accessible parking stall to an accessible building entry. The accessible route is not permitted to be the alley.
Maximum slope 1:48 for access aisle and parking space per 502.5
Aisles to be 96” (8’) width 502.4.2.
Maximum slope of exterior accessible routes is 1:20
Add SCK contact info
Environmental Review
City records indicate a gasoline service operated in the past at the address range of 1301‐1309 Marshall St NE. Minneapolis Fire Department and Minnesota Pollution Control Agency records indicate all underground storage tanks relate to that business have been removed. MCPA records indicate that at present 2 – 165 gallon aboveground waste oil tanks are in use at Dale Chose Auto Service. The MPCA also reports that a petroleum release, leak #6688, was reported when the UST were removed in 1993. The petroleum release file was closed in 1995 and the MPCA record indicates groundwater was impacted. Petroleum impacted soils and groundwater are likely to be encountered during site activities and an environmental contingency plan needs to be submitted identifying how impacted soils and groundwater will be handled during site excavation.
Other projects in the area have encountered shallow groundwater and required dewatering for installation of footings, foundation and buried utilities. If dewatering is required during site construction see below for city permit requirements. The highest groundwater level expected for this site should be determined and used in establishing the basement floor with allowances water table fluctuations. Subgrade structures should be designed to prevent infiltration of groundwater without the need for a permanent dewatering system being installed. If a continuously operating permanent dewatering system is needed it must be approved as part of the sanitary sewer and storm drain site plan approval prior to construction beginning.
No construction, demolition or commercial power maintenance equipment shall be operated within the city between the hours of 6:00 p.m. and 7:00 a.m. on weekdays or during any hours on Saturdays, Sundays and state and federal holidays, except under permit. Contact Environmental Services at 612‐673‐3867 for permit information.
Permits and approval are required from Environmental Services for the following activities: Temporary storage of impacted soils on site prior to disposal or reuse; Reuse of impacted soils on site; Dewatering and discharge of accumulated storm water or ground water, underground or aboveground tank installation or removal, well construction or sealing. Contact Tom Frame at 612‐673‐5807 for permit applications and approvals.
A review of the project, permits issued and an inspection from Environmental Service for identification of equipment and site operations that require annual registration with the City of
Minneapolis will occur for this project. No construction, demolition or commercial power maintenance equipment shall be operated within the city
between the hours of 6:00 p.m. and 7:00 a.m. on weekdays or during any hours on Saturdays, Sundays and state and federal holidays, except under permit. Contact Environmental Services at 612‐673‐3867 for permit information.
Permits and approval are required from Environmental Services for the following activities: Temporary storage of impacted soils on site prior to disposal or reuse; Reuse of impacted soils on site; Dewatering and discharge of accumulated storm water or ground water, underground or aboveground tank installation or removal, well construction or sealing. Contact Tom Frame at 612‐673‐5807 for permit applications and approvals.
A review of the project, permits issued and an inspection from Environmental Service for identification of equipment and site operations that require annual registration with the City of Minneapolis will occur for this project.
Fire Safety Review
Provide required fire suppression system throughout building Fire department connection must be located on the address side of building & within 150 feet of a fire hydrant Provide a fire alarm system throughout building Provide & maintain fire apparatus access at all times
Park Boundary and Forestry
Proposed tree removals in ROW are not shown as being replaced, 7 Crabapple in ROW require compensation for value lost of 7 * $400.00= $2800 payable to MPRB. Recommend planting 4 trees in created boulevard on Marshall St NE, which would reduce required compensation to $0 as created boulevard is an improvement. Would only approve small selections due to overhead power.
Contact Craig Pinkalla (612‐499‐9233 [email protected]) regarding any questions related to planting, removal or the process for protection of trees during construction in the city right of way.
Effective January 1, 2014, the City of Minneapolis and the Minneapolis Park and Recreation Board adopted an update to the existing Parkland Dedication Ordinance. The adopted City of Minneapolis Parkland Dedication ordinance is located in Section 598.340 of the City's Land Subdivision ordinance: http://library.municode.com/index.aspx?clientId=11490 As adopted, the fee in lieu of dedication for new residential units is $1,521 per unit (affordable units excluded per ordinance) and for commercial and industrial development it is $202.80 per development employee (as defined in ordinance). Any dedication fee (if required) must be paid at the time of building permit issuance. There is also an administration fee that is 5% of the calculated park dedication fee. As proposed, for your project at 1301 Marshall St NE, the calculated dedication fee is as follows: Park Dedication Fee Calculation = • Residential (95 units x $1,521 per unit) = $143,712.90 • Non‐Residential Commercial Space = $ 617.60 • 5% of $XX (Administration Fee) = $ 1,000.00 • Total Park Dedication Administrative Fee: = $144,330.50
This is a preliminary calculation based on your current proposal; a final calculation will be made at the time of building permit submittal. For further information, please contact Don Zart at (612)673‐2726
PW Right of Way
An encroachment permit shall be required for all streetscape elements in the Public right‐of‐way such as: plants & shrubs, planters, tree grates and other landscaping elements, sidewalk furniture (including bike racks and bollards), and sidewalk elements other than standard concrete walkways such as pavers, stairs, raised landings, retaining walls, access ramps, and railings (NOTE: railings may not extend into the sidewalk pedestrian area). Please contact Bob Boblett at (612) 673‐2428 for further information.
Note to the Applicant: Any elements of an earth retention system and related operations (such as construction crane boom swings) that fall within the Public right‐of‐way will require an encroachment permit application. If
there are to be any earth retention systems which will extend outside the property line of the development then a plan must be submitted showing details of the system. All such elements shall be removed from the Public right‐of‐way following construction with the exception of tie‐backs which may remain but must be uncoupled and de‐tensioned. Please contact Bob Boblett at (612) 673‐2428 for further information.
In addition, any elements of an earth retention system and related excavations that fall within the Public right‐of‐way will require a “Right‐of‐Way Excavation Permit”. This permit is typically issued to the General Contractor just prior to the start of construction. However, it is the Applicant’s responsibility to insure that all required permits have been acquired by its consultants, contractors, sub‐contractor’s prior to the start of work.
Contact Paul Cao at (612) 673‐2943 for position and alignment of bike racks proposed in the Public right‐of‐way. If the racks are privately owned, they will require an encroachment permit.
Sewer Review For comments or questions on Public Works Surface Water & Sewers Division related requirements please contact Jeremy Strehlo, (Professional Engineer) at (612) 673‐3973, or [email protected]. Groundwater:
Please identify the lowest floor elevation on the grading plan. Provide supporting documentation demonstrating the analysis performed in determining no long‐term groundwater discharges are proposed for the site.
Stormwater Management: City of Minneapolis Utility Notes 1 and 2, Sheet C4.0, should be removed as no stormwater management BMPs
are proposed on the site.
Sidewalk Review The plan as submitted meets the requirements of the Public Works Sidewalk Inspections Division.
Street Design Review The plan as submitted meets the requirements of the Public Works Street Design Division.
Traffic and Parking Review
The nature of the proposed development is such that traffic impacts will be an issue; please contact Allan Klugman at (612) 673‐2743 to discuss the requirements of a Travel Demand Management Plan (TDMP).
Current ordinance states that all maneuvers associated with vehicle circulation, loading, parking or sanitation pick up for a private development shall occur on private property. Please provide a narrative explaining the trash removal operations and show turning maneuvers for all truck type vehicles that will be using the loading dock/parking entrance areas. Per City Ordinance the Applicant shall provide for (and identify) a solid waste collection point (SWCP) on the site plans. The location of the SWCP is subject to the review and approval of the Public Works Department.
The vehicle access points on Marshall St. N.E. and on the alley shall provide for an unobstructed 20’ sight triangle and shall have less than a 4% slope for the first 20 feet from the property line. If these minimums cannot be attained the Applicant shall provide mitigating measures, such as pedestrian warning devices, signage, and slip prevention measures on the ramp. Generally, a vehicle should not be stopped on the sidewalk or in a moving lane of traffic waiting for a garage door to open. Please provide a narrative explaining garage door operation at both access points..
All street lighting (existing and proposed) shall be shown clearly on the site plan. Prior to site plan approval, the Applicant shall contact Joseph Laurin at 612‐673‐5987 to determine street lighting requirements. Note: If decorative street lighting exists on the proposed site it must be preserved or replaced at existing levels. Per the City of Minneapolis Street Lighting Policy, street lighting will be strongly encouraged in areas immediately adjacent to existing lighting systems, in high density areas such as Uptown and the University of Minnesota, and along major pedestrian corridors and business nodes as identified in the Minneapolis Street Lighting Policy.
Water Review
All existing and proposed underground Public Utilities (water, sanitary sewer, and storm drain) shall be shown on the site plan with corresponding pipe sizes and types. For Public water main infrastructure records call (612) 673‐2865. Any existing water service connections to the site shall be noted on the plans for removal, and shall be removed per the requirements of the Utility Connections Department before any new service lines can be installed, call (612) 673‐2451 for more information.
Meters shall be set at the point where the service line enters the building and shall be set in a location where it is easily assessable. Domestic service lines larger than three inches require a Bypass Assembly (see attachment). Please contact Rock Rogers at (612) 673‐2286, to review domestic and fire service design, connections, and sizes.
The landscaping plan states below and above ground utilities, assuming the reference is regarding the roof top garden and drip lines for the at grade vegetation; a discussion will be required with Rock Rogers regarding any deduct water meters for sewer credits.
Zoning Review
Based on staff’s preliminary review, the following land use applications have been identified:
Rezoning both parcels from the I1 Light Industrial District to the C3A Community Activity Center District, retaining the MR Mississippi River Critical Area Overlay District.
Conditional use permit to increase the maximum height in the C3A district from 4 stories/56 feet, whichever is greater, to 6 stories/70 feet.
Variance to reduce the minimum parking requirement from 56 vehicle parking spaces to 48.
Variance to reduce the number of parking spaces that comply with the minimum dimensions for a standard parking space from 42 spaces to 19 (541.330).
Variance to increase the maximum floor area ratio of 2.7 to approximately 3.71.
Variance to reduce the minimum north and east interior side yard requirements below to allow residential windows facing a side or rear yard closer than 15 feet.
Site plan review for a mixed‐use building with 95 dwelling units and approximately 3,400 square feet of commercial space.
In addition:
Please label the central room adjacent to the stairway on the floor plans.
Historic review letters should be obtained for the structures that would be demolished, as both properties are listed as potential historic resources.
A land use application has not been submitted.
Dear CM Frey,
Sheridan Neighborhood Organization (SNO) hosted CPM Development at a 3rd community meeting on 11/28/16. Over the course of the 3 meetings we have discussed the project for approximately 6 hours with the participation of a large variety of neighbors. Based on these dialogs, our experience with our community and on SNO’s Small Area Plan, the SNO board has passed a motion expressing the following.
SNO supports a re-zoning of C1 to fit with the neighborhood’s vision of 13th Avenue as a mixed use, medium density area that fits seamlessly with our residential neighborhood. Furthermore, it is agreed that the size of the building is key in maintaining the grandeur of the nearby Historic Grain Belt Brew House.
SNO is in favor of a C1 zoning for the proposed development site, limiting the building height to 3 stories as per our small area plan
SNO does not support the rezoning to a C3A and the associated conditional use permit for a 6-story project.
The community is very supportive of the active restaurant space on the corner of 13th and Marshall, with a strong preference to locally owned and operated businesses. However, the parking accommodations are inadequate. We believe the that 1 space per apartment unit and the minimum parking spaces required by law for the restaurant are required. Parking is tight and getting tighter. Grain Belt Apartments have one space per unit and still floods the streets. There is more development on the way too.
SNO does not support the parking variance for the building or restaurant. Zero parking for a restaurant is not acceptable.
SNO wants each unit to have parking included in its rental price.
There are many things we do like about the development. They include: SNO is in favor of the new building entry and parking entrance on Marshall. SNO is in favor of the CPM plans to expand the alley to meet city requirements. SNO will support the variance to the setback on the corner of the alley and 13th Ave. SNO supports the “in-fill” development style vs massive full block development.
A goal of SNO’s is to create a well balance neighborhood, with a variety of incomes, ethnicities, housing, work and activity types. Part of that includes connecting the community to the river. Here are a few things that could be incorporated into development to help.
Building ownership units – SNO is pushing 60% rental now. If rental is built, SNO would appreciate some sort of affordability to be included. SNO supports active street spaces especially along 13th Avenue. SNO supports quality building materials. This is a beautiful, historic district.
In this era when the Supreme Court has set precedent that business is obligated to make money for shareholders, it is of critical importance that our elected leaders understand their role in protecting the long-term needs, rights, and general community stability for the electorate. CPR has presented SNO 3 plans, none of which has significantly addressed our concerns. As our representative, we ask that you stand with the community and work to create development that is beneficial for the long-term. Sincerely, Joy Smallfield, President Sheridan Neighborhood Organization