HomeMy WebLinkAbout2018/10/17 - ADMIN - Agenda Packets - Planning Commission - RegularAGENDA
PLANNING COMMISSION
COUNCIL CHAMBERS
6:00 P.M.
OCTOBER 17, 2018
1. Call to order – Roll Call
2. Approval of Minutes: None
3. Hearings
A. Expansion of existing school and dorms
Applicant: Yeshiva of Minneapolis
Location: 3115 Ottawa Ave. S.
Case Nos.: 18-51-Z, 18-52-CP, 18-53-S, 18-54-CUP,
18-55-VAR, 18-56-VAR, 18-57-VAR 18-63-VAR
4. Other Business
5. Communications
6. Adjournment
STUDY SESSION
1. Retail and Service Size Requirements
2. Mixed Use Zoning District Concept Review
If you cannot attend the meeting, please call the Community Development office, 952.924.2575.
Auxiliary aids for individuals with disabilities are available upon request. To make arrangements, please
call the administration department at 952/924-2525 (TDD 952/924-2518) at least 96 hours in advance of
meeting.
Planning Commission
Meeting Date: October 17, 2018
Agenda Item #3A
3A. Expansion of existing school and dorms - Yeshiva of Minneapolis
3115 Ottawa Ave S.
Case Nos.:
18-51-Z, 18-52-CP, 18-53-S, 18-54-CUP,
18-55-VAR, 18-56-VAR, 18-57-VAR, 18-63-VAR
Applicant:
60-day review:
120-day review:
Rabbi Shlomo Kutoff
November 17, 2018
January 16, 2019
Recommended
Action:
Chair to close public hearing.
Motion to recommend approval of the comprehensive plan
amendment, rezoning, conditional use permit amendment and
variances, including the conditions recommended by staff.
Comprehensive Plan: Civic and Medium Density Residential
Zoning: R-3 Two-Family Residential
Neighborhood: Triangle
Description of Request:
The Yeshiva of Minneapolis is a Jewish High School located at 3115 Ottawa Ave S. They propose
an expansion to their facilities to add a gymnasium, dorm rooms, classrooms and office space.
The proposal requires the following city approvals:
• Comprehensive plan land use designation change from medium density residential to
civic for the single-family house located in the northeast corner of the property.
• Rezoning from R-3 two-family residence to R-4 multiple-family residence.
• Conditional use permit amendment to allow the proposed building expansion and
export of more than 400 cubic yards of material.
• Variance to the maximum allowed ground floor area ratio.
• Variance to the maximum allowed floor area ratio.
• Variance to allow a 15-foot rear yard instead of the required 25-foot minimum.
• Variance to allow a 14.5-foot side yard instead of the 38 feet, 2 inches required due to a
side wall being longer than 50 feet.
Agenda Item No. 3A Expansion of existing school and dorm – Yeshiva of Minneapolis Page 2
Meeting Date: October 17, 2018
Background: The Yeshiva of Minneapolis is located in the old B’nai Emet Synagogue located at
3115 Ottawa Ave S, in the Triangle Neighborhood. The school purchased the property and
began operating the school in 2013.
In 2013, the city council approved a zoning text amendment to the R-3 two-family residence
zoning district allowing schools to operate with student housing. The council also approved a
conditional use permit for the Yeshiva Jewish boy’s high school to operate at this site. The
zoning text amendment and the conditional use permit allowed up to 50 students living on-site.
The Yeshiva constructed dormitories for 40 students.
In 2016, the Yeshiva constructed additional dorms increasing the number of students living on
site from 40 to 50.
On October 1, 2018 the city council approved a zoning text amendment to allow student
housing at schools located in the R-4 multiple-family residence zoning district. The amendment
established a maximum of 200 students that could live on-site.
Agenda Item No. 3A Expansion of existing school and dorm – Yeshiva of Minneapolis Page 3
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ZONING ANALYSIS:
Proposed Use: The Yeshiva proposes an expansion to its facilities. The expansion includes a
new gymnasium, classrooms, dormitories and offices. The dormitories would increase the
number of students living on-site to a total of 175. They hope to have the improvements
completed in time for the start of the 2019 school year.
The proposed improvements require several zoning approvals, including conditional use permit
amendment, comprehensive plan amendment, re-zoning to the R-4 zoning district, lot
combination and variances to the rear and side setbacks, ground floor area and floor area ratio.
Student housing and educational uses are further regulated by Hennepin County and the State
of Minnesota.
Zoning Regulations:
Comprehensive plan amendment. The Yeshiva is currently guided civic which is the appropriate
designation for a school. The proposal to expand the school, however, requires the removal of
the single-family house located on the northeast corner of the block the Yeshiva is located on.
The single-family house property is designated medium density residence in the comprehensive
plan land use map. Therefore, the designation is required to be changed to civic before it can be
incorporated into the Yeshiva expansion.
The exhibit below shows the current land use designations in the area. With the exception of
the single-family house, the Yeshiva occupies the entire block, and is designated civic. Changing
the single-family house designation to civic will result in the entire block being designated as
civic, which is consistent with the proposed Yeshiva expansion. The property proposed for the
land use designation change to civic is located at 3100 Natchez Ave S, and is identified as “site”
in the exhibit below.
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Re-zoning from R-3 two-family residence to R-4 multiple-family residence. The Yeshiva and the
single-family residence property are currently zoned R-3 two-family residence. The Yeshiva is
allowed in the R-3 district by conditional use permit, and is allowed to have up to 50 students
living on-site. The single-family home property is also zoned R-3 two-family residence. The use
of the property as a single-family home is a permitted use in this district.
The proposed school expansion requires the removal of the home so that the property can be
combined with the Yeshiva property and utilized for the proposed gymnasium portion of the
expansion.
The Yeshiva requests a re-zoning to the R-4 district to facilitate an increase in the number of
students living on-site from 50 to 175. The R-3 district allows a maximum of 50 students, and
the R-4 district was amended in September of 2018 to allow up to 200 students living at a
school. The amendment to the R-4 district was requested by the Yeshiva in anticipation of the
proposed expansion.
As noted in the exhibit below, the re-zoning would result in the entire block on which the
Yeshiva is located to be zoned R-4. The block is currently occupied by the school and one single-
family home, which complies with the R-3 district. The change would result in the Yeshiva being
the only use on the entire block, and would comply with the R-4 district. The properties
proposed for re-zoning are identified as “SITE”.
As can be seen in the map, two properties proposed for rezoning are adjacent to properties in
the R-3 district to the north and east, R-C high-density multiple-family residence to the west,
and general industrial to the south across county road 25. While the proposed property is not
adjacent to another R-4 property, the R-4 designation is appropriate for the following reasons:
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1. The subject property meets the purpose and intent of the R-4 district as follows:
• Preserve as many as possible of the desirable characteristics of the single-family
residential districts while permitting higher population densities.
• To ensure adequate light, air, privacy, and open space for each dwelling unit.
• Provide space for institutions which require residential environments.
• Minimize traffic congestion and provide space for off-street parking of automobiles.
• Provide community services such as parks, schools, religious facilities, and community
centers supportive of a residential area while safeguarding its residential character’
• Protect residential properties from noise, illumination, unsightliness, odors, dust, dirt,
smoke, vibration, heat, glare, and other objectionable influences.
1. The property to the west is located across Ottawa Ave S, and is in the R-C district, which is a
higher density zoning designation and is improved with three six-story apartment buildings.
While the proposed R-4 district will not allow a development of this scale, it is a reasonable
zoning district for the property because it allows for a reduction in development intensity
from the higher intensity to the west and south to the lower intensity to the north and east.
The re-zoning will not have an adverse impact on the property to the west.
2. County Road 25 is adjacent to the south, and the proposed R-4 district will not have a
negative impact on that property.
3. The property to the south, located across County Road 25, is currently zoned general
industrial. It is anticipated, however, that the property on the southeast corner of County
Road 25 and Beltline Blvd will be redeveloped into a transit oriented mixed-use
development incorporating multiple-family residence and commercial uses. The proposed
R-4 district is consistent with the proposed development on this property.
4. The properties to the north and east are located across 31st St W and Natchez Ave S. They
are zoned R-3 and utilized as single-family and two-family dwellings. The proposed R-4
zoning is a good transition from the R-C and I-G (future mixed-use development) to the R-3
district because it allows a lower intensity development that both the R-C and Mixed-Use
districts to the west and south, and it provides a good buffer from the intersection of
Ottawa Ave S and County Road 25.
5. While the property would be zoned R-4, it will continue to be used as a school, which is a
common use in a single-family and two-family neighborhood.
6. There are additional multiple-family developments in the neighborhood. Apartment
buildings are located 200 and 500 feet to the north, and 500 feet to the east. These
properties are zoned R-C and R-4.
Conditional use permit amendment to allow the proposed building expansion and export more
than 400 cubic yards of material. The following is an analysis of the criteria considered while
reviewing a conditional use permit for a school with student housing.
a. Buildings shall be located at least 50 feet from a lot in an R district. The gymnasium
proposed to be built on the northeast corner of the property will be 75 feet from the
residential properties to the north and east. This condition is met.
b. Outdoor recreational and play areas shall be located at least 25 feet from any lot in an R
district. The recreation areas are currently located on the west and northwest side of the
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Meeting Date: October 17, 2018
property. They are 50 feet from the residential property to the west and 60 feet from the
residential property to the north. This condition is met.
c. An off-street passenger loading area shall be provided in order to maintain vehicular and
pedestrian safety. Up to 175 of the 200 students the school will serve live on-site. The
remaining students come from the neighborhood. They will walk or be dropped-off in the
parking lot. This condition is met.
d. Access shall be to a roadway identified in the comprehensive plan as a collector or arterial
or shall be otherwise located so that access can be provided without generating significant
traffic on local residential streets. The primary access to the school is from Ottawa Ave S,
which is a collector. This condition is met.
e. Student housing. At a minimum, the student housing, if provided, must meet the following
conditions:
1. No more than 200 students may live on-site. The addition will increase the schools
capacity for students living on-site to 175. This condition is met.
2. The maximum number of dorm rooms allowed shall be determined by multiplying the
district density maximum by the lot size. The Yeshiva property is 2.27 acres. The
maximum density allowed in the R-4 district is 30 units per acre. This calculation allows
up to 68 dorm rooms. The Yeshiva is proposing 43 dorm rooms. This condition is met.
3. An outdoor recreation area shall be provided that contains at least 40 square feet per
student living at the school. There is 8,362 square feet of recreation area located on the
west side of the property. This condition is met.
4. The housing must be supervised 24 hours a day, seven days a week by an adult living on-
site. The current student housing meets this requirement, and the facility will continue
to meet it.
5. The students living on-site must be actively enrolled in the school as full-time students.
The current student housing meets this requirement, and the facility will continue to
meet it.
6. The student housing must be located on the same parcel as the school. The current
student housing meets this requirement, and the facility will continue to meet it.
In addition to the conditions above, the school must meet the following general review
requirements for conditional use permits.
1. Consistency with plans. The use of this property as a school is consistent with and
supportive of principles, goals, objectives, land use designations, redevelopment plans,
neighborhood objectives, and implementation strategies of the comprehensive plan. This
condition is also required specifically for restaurants as summarized above. This condition is
met.
2. Nuisance. It is not detrimental to the health, safety, morals and general welfare of the
community as a whole. It will not have undue adverse impacts on the use and enjoyment of
properties, existing and anticipated traffic conditions, parking facilities on adjacent streets,
and values of properties in close proximity to the conditional use. This condition is met. The
school is surrounded on all sides by roads, so it is not directly adjacent to homes. It is
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located at the corner of Ottawa Ave S and County Road 25 with direct access to Ottawa Ave
S, so it will not have an undue impact on traffic. It is a policy of the school that students are
not allowed to have a car or drive to school. As a result, there is very little parking on-site
and traffic generated by the school. There are no complaints on file resulting from the
operation of the school since it opened in 2013.
3. Compliance with code. It is consistent with the regulations, intent and purpose of City Code
and the zoning district in which the conditional use is located. With the exception of the
requested variances, the proposed plan meets the conditions required for a school.
4. Consistency with service capacity. It will not have undue adverse impacts on governmental
facilities, services or improvements which are either existing or proposed. Services will not
be adversely impacted by the proposed school.
5. Site design. It is consistent with the design and other requirements of site and landscape
plans prepared by or under the direction of a professional landscape architect or civil
engineer registered in the state and adopted as part of the conditions imposed on the use by
the city council. Additional trees will be planted on site as required by code. The trees will
be planted in the boulevards and around the parking lot located on the east side of Natchez
Ave S. With the exception of the requested variances, the site design meets the
requirements for a school. An analysis of the variance requests follows.
6. Consistency with utilities. It is consistent with the City’s stormwater, sanitary sewer, and
water plans. The proposed design is consistent with all city plans.
General zoning requirements:
Factor Required Proposed Met?
Height 3 stories or 40 feet Three stories or 39’ Yes
Building
Materials
Minimum of 60% Class I
materials
Class I: 60% - 80%
Class II: 40% - 20%
Yes
Ground Floor
Area Ratio
Maximum 0.35 0.42 Variance
Floor Area Ratio Maximum 0.7 0.92 Variance
Off-Street
Parking
1 space per 4 students, and
1 space per two classrooms.
104 spaces required
Surface parking: 76
On-street parking: 28
Total provided: 104 spaces
Yes
Bicycle Parking 1 space per 10 students.
Total required: 20 spaces
30 spaces inside existing garage
Yes
Open
Area/DORA
40 sf per student living on
site = 7,000 sf required
8,362 sf provided. Yes
Agenda Item No. 3A Expansion of existing school and dorm – Yeshiva of Minneapolis Page 8
Meeting Date: October 17, 2018
Landscaping For entire site:
Trees: 81
Shrubs: 486
Plantings for entire site:
Trees: 46 Cash in lieu for
remaining
Shrubs: existing plus 161 to be
planted
Yes
Setbacks Rear (north): 25’
Side (west):35.3’
Side (east): 38.2’
Front (south): 40’
Rear (north): 15’
Side (west): 41.9’
Side (east): 14.5’
Front (south): 71.7’
Variance
Yes
Variance
Yes
Sidewalks Required along all street
frontages
Provided along all street
frontages
Yes
Stormwater
Management
Required on-site Provided on-site Yes
Building materials: The existing building is predominately brick and glass which are class 1
materials. The proposed addition consists of natural stone and glass which are class 1 materials.
The addition also utilizes precast concrete panels with metal accents, both are class 2 materials.
The east elevation has the least amount of class 1 at 60%. All other elevations are
approximately 80% class 1 materials.
Building design: The addition is designed so that the gymnasium is at the north end, and the
classrooms and dorms are at the south end. This is intentional so that the gymnasium can be
constructed into the existing hill, while the three floors of classrooms and dorm rooms are
exposed to accommodate windows. Locating the gymnasium on the north end has the added
benefit of reducing the wall height along the north side from 39 feet to 16 feet. This reduces
the building impact to the residential properties to the north. As a point of reference, the
maximum height allowed for single-family homes is 30 feet to mid-point of the roof. The
proposed gymnasium wall will be half the height allowed for a single-family home.
Ground floor area ratio (GFAR) and floor area ratio (FAR): The maximum allowed GFAR in the R-
4 district is 0.35, and the maximum allowed FAR is 0.7. The applicant requests variances to
increase the GFAR to 0.42 and the FAR to 0.92. See variance analysis below.
Parking: The use requires 104 parking spaces, and 104 parking spaces are provided with 76 on-
site spaces and 28 on-street spaces.
Bicycle parking: The city requires bicycle parking spaces equal to one space per 10 students
enrolled at the school. The school capacity is 200 students, which results in 20 required bicycle
parking spaces. 30 bicycle parking spaces are provided for the students inside the detached
garage located on the north side of the property.
Landscaping: The city requires a minimum of 81 trees and 486 shrubs on the site. Trees are
proposed to be planted around the perimeter of the site, in parking islands and in the
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boulevards. Additional trees and shrubs will be planted around the parking lot located on the
east side of Natchez Ave S.
Setbacks: The project exceeds the minimum setbacks required for the front and west sides.
• The front is the south side, facing County Road 25. It requires at least 40 feet, and the
existing building is located 71.7 feet from the front lot line. The proposed addition varies
from 64 to 83 feet.
• The standard setback requirement for side yards abutting a street is 15 feet, however,
an additional two inches is added to the side setback for every one foot the side wall
exceeds 50 feet in length. The existing sidewall on the west side is 172 feet in length
resulting in a setback requirement of 35.3 feet. The existing building is 41.9 feet. No
changes are proposed on the west side, so this setback is met.
The project does not meet the minimum setbacks required for the rear and east side. See the
variance analysis below for information about the variance.
• The rear is the north side, facing 31st St W. The minimum required setback is 25 feet.
The applicant proposes 15 feet.
• The standard setback requirement for side yards abutting a street is 15 feet, however,
an additional two inches is added to the side setback for every one foot the side wall
exceeds 50 feet in length. The proposed sidewall on the east side is 189 feet in length
resulting in a setback requirement of 38.2 feet. The applicant proposes 14.5 feet.
Lighting: The property meets the maximum limits allowed for lighting. City code allows an
average of 1.0 footcandle in the parking areas, and an average of 0.93 is proposed. All lights are
LED downcast fixtures with the exception of a few small wall sconces that will shine light up
onto the building as well as down toward the ground.
Stormwater: Stormwater requirements are met by way of an infiltration basin proposed in the
southeast corner of the property. The stormwater management plan is being reviewed by the
city and Minnehaha Creek Watershed District.
Variances: The following is an analysis of the four variance requests. The variance approvals are
conditioned upon the current addition proposal. Any future additions to the school cannot be
approved without another variance to the GFAR and/or FAR. Additionally, any future additions
to the portion of the school located within the required 25 foot rear yard and 38.2 foot side
yard cannot be approved without the approval of another variance to the yard requirement.
This condition is included in the staff recommendation.
1. The effect of the proposed variance upon the health, safety and welfare of the community.
No negative impacts upon the health, safety and welfare of the community are anticipated
from granting these variances.
a. GFAR and FAR variances. The height of the proposed building is compatible with
surrounding structures. The building is 30 feet in height along the west and south sides
where the neighboring uses are six-story buildings to the west and County Road 25 to
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the south. It is 16 feet in height to the north where it faces single-family homes that are
75 feet away and are allowed to have a maximum height of 30 feet.
b. Rear yard variance. The required rear yard is 25 feet. The neighboring residential
property, however, is separated from the Yeshiva by 31st St W. As a result, the
neighboring residential property is 60 feet away from the Yeshiva property, and 75 feet
away from the proposed addition.
c. Side yard variance. The required side yard for the addition on the east side is 38.2 feet.
14.5 feet is proposed. The adjacent residential property is separated from the Yeshiva
by Natchez Ave S. As a result, the neighboring property to the east is 60 feet away from
the Yeshiva property, and 74.5 feet away from the proposed building addition.
2. The request is in harmony with the general purposes and intent of the ordinance.
a. GFAR and FAR variances. The intent of this provision is to reserve space on a lot for
parking, landscaping, and outdoor recreation area, and control the scale of the building.
With the granting of these variances the new building will still meet landscaping and
outdoor recreation requirements, while permitting the construction of a functional
school. The proposed building is similar to the scale of other buildings in the area.
b. Rear yard variance. As noted above, the property is not directly adjacent to a residential
property. It is separated by 31st St W. Therefore, the neighboring property is 60 feet
away from the Yeshiva property.
The proposed building wall is 16 feet tall instead of the 40 feet allowed in the R-4
district, therefore the impact of the reduced setback is mitigated by the reduced
building wall.
c. Side yard variance. The building meets the minimum required setback for side yards,
except that the wall is over 50 feet in length. Therefore, that portion of the wall over 50
feet has to meet the additional setback of 38.2 feet. As stated for the rear yard, the
building height allowed in the district is 40 feet. However, the building height along the
side yard ranges from 39 feet to 16 feet. The reduced building height mitigates the
reduced setback.
3. The request is consistent with the comprehensive plan.
a. All variances. These variances allow the construction of an addition to the Yeshiva
school, which is a permitted use in the civic land use designation.
4. The applicant for the variance establishes that there are practical difficulties in complying
with the zoning ordinance. “Practical difficulties,” as used in connection with the granting of
a variance, means that:
a. The property owner proposes to use the property for a land use permitted in the zoning
district in which the land is located. A variance can be requested for dimensional items
required in the zoning ordinance, including but not limited to setbacks and height
limitations;
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b. The plight of the landowner is due to circumstances unique to the property not created
by the landowner; and,
c. The variance, if granted, will not alter the essential character of the locality.
d. Economic considerations alone do not constitute practical difficulties.
All variances. The school is permitted by conditional use permit in the R-4 zoning
district. The request for the variances is due in part to the reuse of the synagogue as a
school. The applicant has to work within the constraints of the existing building and its
unique building design.
The proposed gymnasium offers very little flexibility in shape due to its use as a
gymnasium. Therefore, the proposed location works best to reduce the impact of the
gymnasium’s size and height by constructing into the existing hill located on the
northeast corner of the property.
5. There are circumstances such as or including the shape, topography, water conditions, or
other physical conditions unique to the property.
a. GFAR and FAR variances. The reuse of the synagogue results in unique circumstances
the applicant has to work with. The building’s unique architecture makes it difficult to
add onto, and desirable to preserve.
b. Side and rear yard variances. The 25-foot grade change from the higher land on the
north side of the property to the lower land on the south makes it possible to use the
property in a more efficient manner that allows the building to be constructed into the
hill and keeping the majority of the parking on the south side of the property away from
the adjacent residential uses.
6. The granting of the variance is necessary for the preservation and enjoyment of a
substantial property right of the applicant.
a. GFAR and FAR variances. The granting of this variance allows the school to construct a
gymnasium and additional classrooms and weight room which is necessary for the
school.
b. Side and rear variances. Granting the variances allows a more efficient use of the
property, with minimal impact on the adjacent properties
7. The granting of the variance will not impair an adequate supply of light and air to the
adjacent property, unreasonably increase the congestion in the public streets, increase the
danger of fire, or endanger public safety.
a. All variances. The proposed addition will not impact the supply of light and air to
adjacent properties as the school is separated from adjacent properties by public
streets. City staff finds no threat of fire or to public safety due to the proposal.
8. The granting of the variance will not merely serve as a convenience to the applicant but is
necessary to alleviate a practical difficulty.
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a. All variances. The reuse of the existing synagogue results in practical difficulties for
building a gymnasium and additional classrooms. Additionally, the 25-foot grade change
makes it necessary to locate the gymnasium in the northeast corner as it can be
constructed into the hill. The classroom and dorms cannot be built into the hill due to
the need for windows.
Neighborhood meeting: A neighborhood meeting was conducted on October 10, 2018. Nobody
attended from neighborhood.
No comments were received apart from the neighborhood meeting.
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Recommendation:
Staff recommends approval of the comprehensive plan amendment to change the land use
designation of the property located at the southwest corner of 31st St W and Natchez Ave S
from medium density residence to civic, rezoning the subject properties from R-3 two-family
residence to R-4 multiple-family residence, conditional use permit amendment to allow the
expansion of the school and export of over 400 cubic yards of material, variances to increase
the ground floor area ratio from 0.35 to 0.42, a variance to increase the FAR from 0.70 to 0.92,a
variance to reduce the rear yard from 25 feet to 15 feet, and a variance to reduce the required
side yard (east side) from 38.2 to 14.5 feet, subject to the following conditions:
1. The site shall be developed, used and maintained in conformance with the Official
Exhibits.
2. All student drop-off and pick-up areas, including queuing lines, must be located on-
site.
3. No more than 175 students may live on-site.
4. The student housing must be supervised by an adult that lives on-site 24 hours a
day, seven days a week.
5. All residents, except the adult supervisor, must be students that are actively enrolled
as a full-time student at the Yeshiva of Minneapolis.
6. The student housing must be located on the same parcel as the school.
7. Students are not permitted to drive to school, or keep a car at the school.
8. The resident supervisor’s car must be parked overnight in a garage.
9. The site must comply with the City’s landscaping regulations.
10. Prior to issuing the building permit, the following conditions shall be met:
a. Applicant shall submit a financial security in the form of cash escrow or letter of
credit in the amount of 125% of the costs of landscaping.
b. Assent form and official exhibits must be signed by the applicant and owner.
11. All new utilities shall be buried.
12. The boulevard sidewalk is not allowed to be located adjacent to the street curb. It
must be setback to line-up with neighboring sidewalks.
13. The rear and side yard variances are granted for the proposed addition only. Future
additions to the portion of those buildings located within the 25 foot rear yard
(north side) and 38.2 foot side yard (east side) are not permitted.
14. The GFAR and FAR variances are granted for the proposed addition and existing
building only. Future additions to the building cannot be approved without another
variance to the GFAR and/or FAR.
Attachments: Aerial photo
Letter from applicant
Development plans
Building elevations
Prepared by: Gary Morrison, Assistant Zoning Administrator
Reviewed by: Sean Walther, Planning and Zoning Supervisor
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Aerial Photo
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Letter from Applicant
Agenda Item No. 3A Expansion of existing school and dorm – Yeshiva of Minneapolis Page 16
Meeting Date: October 17, 2018
GENERAL NOTES:THE FOLLOWING GENERAL NOTES SHALL APPLY TO DRAWINGS AND GOVERN UNLESS OTHERWISE NOTED OR SPECIFIED.THE CONSTRUCTION DOCUMENTS CONSIST OF DRAWINGS.THE WORK DELINEATED IN THESE DRAWINGS SHALL CONFORM TO CODES, STANDARDS, AND REGULATIONS THAT HAVE JURISDICTION IN THE STATE OF MINNESOTA AND THE CITY OF ST. LOUIS PARK.THE GENERAL CONTRACTOR AND ALL SUB CONTRACTORS SHALL COMPLY WITH THE APPROPRIATE MUNICIPAL AND REGULATORY AGENCIES, SHALL BE RESPONSIBLE FOR FILING FOR AND SECURING NECESSARY PERMITS AND APPROVALS FOR ALL TRADES, AND SHALL COMPLY WITH THE INSTRUCTIONS OF THE CONSTRUCTION DOCUMENTS.COMPARE FIELD CONDITIONS WITH ARCHITECTURAL DRAWINGS. ANY DISCREPANCIES SHALL BE DIRECTED TO THE ARCHITECT FOR CLARIFICATION PRIOR TO FABRICATION AND/OR CONSTRUCTION. SUBMIT ALL NECESSARY SHOP DRAWINGS PRIOR TO FABRICATION FOR APPROVAL BY ARCHITECT. NO INFORMATION OR DETAILS ON THESE SHEETS MAY BE USED ON OTHER PROJECTS WITHOUT THE PERMISSION OF THE ARCHITECT.THE FOLLOWING SHALL APPLY TO THE DRAWINGS AND GOVERN IN CASE OF AMBIGUITIES, DISCREPANCIES, OR IRREGULARITIES IN THE CONSTRUCTION DOCUMENTS, MANUFACTURER'S INSTRUCTIONS, SITE CONDITIONS, OR APPLICABLE CODES AND STANDARDS; REQUEST CLARIFICATION FROM THE ARCHITECT BEFORE PROCEEDING. THE COST OF WORK DONE AS A RESULT OF PROCEEDING WITHOUT OBTAINING CLARIFICATION WILL BE BORNE SOLELY BY THE CONTRACTOR.DO NOT SCALE DRAWINGS.UNLESS OTHERWISE SHOWN OR NOTED, TYPICAL DETAILS SHALL BE USED WHERE APPLICABLE.SAFETY MEASURES: THE CONTRACTOR SHALL BE SOLELY AND COMPLETELY RESPONSIBLE FOR THE CONDITIONS OF THE JOB SITE, INCLUDING SAFETY OF THE PERSONS AND PROPERTY AND FOR INDEPENDENT ENGINEERING REVIEWS OF THESE CONDITIONS. THE ARCHITECT'S OR ENGINEERS JOB SITE REVIEW IS NOT INTENDED TO INCLUDE REVIEW OF THE ADEQUACY OF THE CONTRACTOR'S SAFETY MEASURES.ALL WORK IS THE RESPONSIBILITY OF THE GENERAL CONTRACTOR UNLESS NOTED OTHERWISE.WITHIN THESE PLANS, "OWNER" MEANS THE DESIGNATED REPRESENTATIVE(S) OF YESHIVA OF MINNEAPOLIS.THE TERM "CONTRACTOR" AND "G.C." REFER TO THE OWNER'S GENERAL CONTRACTOR AND THE GENERAL CONTRACTOR'S SUB-CONTRACTORS. IT IS THE GENERAL CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE DIVISION OF WORK AMONG SUB-CONTRACTORS.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE DISTRIBUTION OF DRAWINGS TO ALL TRADES UNDER HIS JURISDICTION.ALL SUBSTITUTIONS MUST BE APPROVED IN WRITING BY THE ARCHITECT PRIOR TO ORDER PLACEMENT. SIMILAR MATERIALS INDICATED ON DIFFERENT PLANS, SECTIONS AND DETAILS, AND ANNOTATED ON ONE OR MORE PLANS, SECTIONS OR DETAILS SHALL BE CONSIDERED ANNOTATED, NOTED OR LABELED COMPLETELY ON ALL PLANS, SECTIONS & DETAILS.CONTRACTORS ARE TO VERIFY SITE INFORMATION BEFORE STARTING CONSTRUCTION. EXISTING SITE CONDITIONS SHOWN ON THE DRAWINGS MAY NOT REPRESENT ALL EXISTING SITE CONDITIONS. CONTRACTORS SHALL VERIFY EXISTING CONDITIONS AND NOTIFY THE ARCHITECT IN WRITING OF ANY DISCREPANCIES WITH THE DRAWINGS.THE LOCATION AND SIZE OF EXISTING UTILITIES ARE SHOWN IN AN APPROXIMATE LOCATION ONLY FOR CONVENIENCE. VERIFY EXISTING UTILITIES PRIOR TO CONSTRUCTION START.REGARDING CONTRACTOR'S USE OF PREMISES, TIME RESTRICTIONS FOR PERFORMING WORK ARE TO BE VERIFIED WITH LANDLORD AND ALL UTILITY OUTAGES AND SHUTDOWNS SHALL BE COORDINATED WITH THE LANDLORD.1.2.3.4.5.6.7.8.9.10.11.12.13.14.15.16.17.18.VICINITY MAP:SITE011101AP?DETAIL NUMBERSHEET WHERE SECTION IS LOCATEDBUILDING SECTION NUMBERSHEET WHERE SECTION IS LOCATEDELEMENT SECTION NUMBERSHEET WHERE SECTION IS LOCATEDA11BUILDING ELEVATION NUMBERSHEET WHERE SECTION IS LOCATEDA11ELEMENT ELEVATION NUMBERSHEET WHERE SECTION IS LOCATEDCLOUD AROUND REVISIONREVISION NUMBERROOM NAMEROOM NUMBERROOM WHERE DOOR IS LOCATEDDOOR LETTERWORK POINT, CONTROL POINT OR DATUM POINTGRID REFERENCEGRID LINEEXISTING GRID REFERENCEWALL TYPEWINDOWWINDOW TAGCENTERLINE SYMBOLEARTH OR FILLPOROUS FILL OR GRAVELCMUCONCRETEBITUMINOUSBRICKGYPSUM BOARDSTEEL STUDSTRUCTURAL WOODFINISHED WOODPLYWOODBATT INSULATIONRIGID INSULATIONEXTRUDEDRIGID INSULATIONEXPANDEDSTEELDRAWING SYMBOLS:1A101SIM1A101SIM1A101SIM101Name??ROSTER:OWNER:GENERAL CONTRACTOR:CIVIL ENGINEER:YESHIVA OF MINNEAPOLIS3115 OTTAWA AVE. SOUTHST. LOUIS PARK, MN 55416MARK KUTOFF612-810-3211MJKUTOFF@GMAIL.COMSHLOMO KUTOFFYESHIVAOFMINNEAPOLIS@GMAIL.COMNOR-SON CONSTRUCTION700 E. LAKE STREETWAYZATA, MN 55391MARK STRELNIEKS -952-767-7930MARK.STRELNIEKS@NOR-SON.COM CHRIS EMOND -PROJECT MANAGER952-CHRIS.EMOND@NOR-SON.COMLOUKS, INC.7200 HEMLOCK LANESUITE 300MAPLE GROVE, MN 55369JON KNUTSON763-496-6730JKNUTSON@LOUCKSINC.COMARCHITECT:STRUCTURAL ENGINEER:MECHANICAL ENGINEER:ELECTRICAL ENGINEER:KOMA6115 CAHILL AVENUEINVER GROVE HEIGHTS, MN 55076BRADY MUELLER -PROJECT ARCHITECT651-789-4122 PHONEBMUELLER@KOMAINC.COMKEVIN DUMMER -PROJECT ARCHITECT/ PROJECT MANAGER651-789-4136 PHONEKDUMMER@KOMAINC.COMKOMA6115 CAHILL AVENUEINVER GROVE HEIGHTS, MN 55076MATT VAN HOOF651-789-4129 PHONEMVANHOOF@KOMAINC.COMEMANUELSON-PODAS, INC.7705 BUSH LAKE ROADEDINA, MN 55439TRAVIS ZIPF952-540-4039TZIPF@EPINC.COMEMANUELSON-PODAS, INC.7705 BUSH LAKE ROADEDINA, MN 55439CORY MEIER952-540-4038CMEIER@EPINC.COM±PLUS OR MINUSAFFACTADDADJACAHUALTALUMANODAPAPPROXARCHAVGABOVE FINISHED FLOORACOUSTICAL CEILING TILEADDITIONALADJUSTABLE, ADJACENTAIR CONDITIONINGAIR HANDLING UNITALTERNATEALUMINUMANODIZEDACCESS PANELAPPROXIMATEARCHITECT(URAL)AVERAGEBSMTBRGBITBLKGBDBOBLDGBURBASEMENTBEARINGBITUMINOUSBLOCKINGBOARDBOTTOM OFBUILDINGBUILT-UP ROOFCUHCPTCIPCLGCMTBDCTRCTCLRCOLCONCCMUCONSTCONTCTRLCJCOORDCGCTOPCABINET UNIT HEATERCARPETCAST IN PLACECEILINGCEMENT BOARDCENTERCERAMIC TILECLEARCOLUMNCONCRETECONCRETE MASONRY UNITCONSTRUCTIONCONTINUOUSCONTROLCONTROL JOINTCOORDINATIONCORNER GUARDCOUNTERTOPDEMODTLDIADIMDNDWGDFDEMOLISH, DEMOLITIONDETAILDIAMETERDIMENSIONDOWNDRAWINGDRINKING FOUNTAINEAEWEWCELECEPELELEVEMERENGEQEQUIPEPDMEFEXISTEJEXTEIFSEACHEACH WAYELECTRIC WATER COOLERELECTRIC(AL)ELECTRICAL PANELELEVATIONELEVATOREMERGENCYENGINEEREQUALEQUIPMENTETHYLENE PROPYLENE DIENE MONOMEREXHAUST FANEXISTINGEXPANSION JOINTEXTERIOREXTERIOR INSULATION FINISH SYSTEMFOMFOSFTFRPFINFFEFAFEFECFIXTFF&EFLORFLRFDFTGFNDNFURNFACE OF MASONRYFACE OF STUDSFEET OR FOOTFIBER REINFORCED PLASTIC PANELFINISHFINISHED FLOOR ELEVATIONFIRE ALARMFIRE EXTINGUISHERFIRE EXTINGUISHER CABINETFIXTUREFIXTURES, FURNISHINGS, EQUIPMENTFLUORESCENTFLOORFLOOR DRAINFOOTINGFOUNDATIONFURNITUREGALVGAGCGLGLAZGFIGBDGALVANIZEDGAGEGENERAL CONTRACTORGLASSGLAZINGGROUND FAULT INTERRUPTERGYPSUM BOARDHCHDWRHVACHTHMHORZHBHRHYDHOLLOW COREHARDWAREHEATING, VENTILATION & AIR CONDITIONINGHEIGHTHOLLOW METALHORIZONTALHOSE BIBHOURHYDRANTININCLIDINSLINTINVINCH(ES)INCLUDE(D), INCLUDINGIDENTIFICATIONINSULATE, INSULATIONINTERIORINVERTJANJTJSTJANITORJOINTJOISTLAMLVLLAVLLTGLFLOCLBLBSLAMINATELAMINATED VENEER LUMBERLAVATORYLENGTHLIGHTINGLINEAL FEETLOCATION, LOCATEPOUNDPOUNDSMFRMASMOMATLMAXMECHMEMBMTLMEZZMINMISCMTDMANUFACTURERMASONRYMASONRY OPENINGMATERIALMAXIMUMMECHANICALMEMBRANEMETALMEZZANINEMINIMUMMISCELLANEOUSMOUNTEDNOMNICNTSN/ANOMINALNOT IN CONTRACTNOT TO SCALENOT APPLICABLEOHOSCIOSOIOVERHEADOWNER SUPPLIED, CONTRACTOR INSTALLEDOWNER SUPPLIED, OWNER INSTALLEDPPKGPARTPATTPLPLAMPVCPTPIVPRVPCPREFINPROPPAINTPARKINGPARTITIONPATTERNPLATEPLASTIC LAMINATEPOLYVINYL CHLORIDEPORCELAIN TILEPOST INDICATOR VALVEPOWER ROOF VENTILATORPRECAST CONCRETEPREFINISHEDPROPERTYQTYQTQUANTITYQUARRY TILERRWLREFRCPREINFREQDREVRDRMRORBRTRADIUS, RISERRAIN WATER LEADERREFERENCE, REFRIGERATORREFLECTED CEILING PLANREINFORCEDREQUIREDREVERSE(D), REVISEDROOF DRAINROOMROUGH OPENINGRUBBER BASERUBBER TILESANSCHDSLNTSVSHWRSIMSCSSSTCSPECSQSFSSTLSTDSTLSTRSUSPSANITARYSCHEDULESEALANTSHEET VINYLSHOWERSIMILARSOLID CORESOLID SURFACESOUND TRANSMISSION CLASSSPECIFICATION(S)SQUARESQUARE FEETSTAINLESS STEELSTANDARDSTEELSTRUCTURALSUSPENDEDTERRTTOCTOFTOMTOSTOWT>EMPTOPOTYPTERRAZZOTREADTOP OF CONCRETETOP OF FOOTINGTOP OF MASONRYTOP OF STEELTOP OF WALLTONGUE AND GROOVETEMPERED, TEMPORARYTOPOGRAPHYTYPICALUNOUNLESS NOTED OTHERWISEVERTVIFVBVCTVERTICALVERIFY IN FIELDVINYL BASEVINYL COMPOSITION TILEWSCTWCWHWTWWFWDWW/W/OWDWRBWAINSCOTWATER CLOSETWATER HEATERWEIGHTWELDED WIRE FABRICWINDOWWITHWITHOUTWOODWATER RESISTIVE BARRIERFABFOCFOFFABRICATEFACE OF CONCRETEFACE OF FINISHOCOPGOPPON CENTEROPENINGOPPOSITEABBREVIATIONS:DATE:REG. NO.:CHECKED BY:DATE:DRAWN BY:PROJECT:REVISIONS:APPLICATION/VARIANCESET6115 CAHILL AVE, INVER GROVE HEIGHTS, MN 55076P. 651.451.4605KOMAINC.COMTHE DESIGNS AND PLANS INDICATED ON THIS DRAWING ARE THE PROPERTY OF KRECH, O'BRIEN, MUELLER & ASSOCIATES, INC. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANS SHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUT THE WRITTEN PERMISSION OF KRECH, O'BRIEN, MUELLER & ASSOCIATES, INC.DORMITORY AND GYM ADDITIONKDDBRM15291.033115 OTTAWA AVE SST. LOUIS PARK, MN 55416TITLE SHEETT19/18/2018YESHIVA OF MINNEAPOLISST. LOUIS PARK, MNSHEET SCHEDULETITLET1 TITLE SHEETCIVIL- ALTA SURVEYC1-1PRELIMINARY PLATC2-1SITE PLANC3-1GRADING PLANC3-2SWPPPC3-3SWPPP NOTESC4-1UTILITY PLANC8-1DETAILSC8-2DETAILSL1-1LANDSCAPE PLANL1-2LANDSCAPE DETAILSARCHITECTURALA100FLOOR PLAN - LOWER LEVEL OVERALLA110FLOOR PLAN - MAIN LEVEL OVERALLA120FLOOR PLAN - UPPER LEVEL OVERALLA300EXTERIOR ELEVATIONSA301EXTERIOR ELEVATIONSA400BUILDING SECTIONSA4033D VIEWA4043D VIEWA4053D VIEWA4063D VIEWNOT FOR CONSTRUCTIONYESHIVA OF MINNEAPOLIS
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DESCRIPTION OF PROPERTY SURVEYED
(Per Schedule A of the herein referenced Title Commitment)
Parcel 1:
Lots 1, 2, 3, 4, 5 and 6;
that part of Lots 7 and 8 lying Northerly of State Highway Number 7, except the South five feet of said Lot 8; that part of Lot 21 lying Northerly of a line drawn from a
point in a line 15 feet East of and parallel to the West line of Block 2, and five feet North of the South line of said Lot 21, thence Southeasterly a distance of 15.81 feet to
the South line of said Lot 21 and there terminating; except the West 15 feet of said Lot 21; and Lots 22, 23, 24, 25, 26, 27, and 28, except the West 15 feet of said Lots 22
through 28; all in Block 2, Mazey & Langan's Addition to St. Louis Park;
together with that part of the alley in said Block 2, Mazey & Langan's Addition to St. Louis Park, vacated by Ordinance No. 1245 adopted September 24, 1973, filed
October 4, 1973, as Document No. 4045994 (Abstract), and filed October 9, 1973, as Document No. 1088035 (Torrens), lying Northerly of State Highway 7 and Southerly
of the Westerly extension of the North line of Lot 1, said Block 2.
Hennepin County, Minnesota
Abstract Property
Torrens Property
Parcel 2:
Lots 24 and 25, Block 2, Oakenwald Addition, St. Louis Park, Minnesota.
Hennepin County, Minnesota
Abstract Property.
TITLE COMMITMENT EXCEPTIONS
(Per Schedule B, Part II of the herein referenced Title Commitment)
The property depicted on this survey and the easements of record shown hereon are the same as the property and the easements described in the Commitment for Title
Insurance issued by Commercial Partners Title, LLC, as agent for Stewart Title Guaranty Company, File No. 54150, effective date February 27, 2018. The numbers below
correspond to those in the title commitment.
1-9 do not require comment.
10. Subject to a reservation by the City of St. Louis Park of easements for storm sewer, sanitary sewer, water main and public utility purposes, as contained in Ordinance
No. 1245 adopted September 24, 1973, filed October 4, 1973, as Document No. 4045994 (Abstract), and filed October 9, 1973, as Document No. 1088035 (Torrens).
(Shown by recital on the Certificate of Title) (Parcel 1)
11.Easement for highway purposes, together with the right to construct and maintain temporary snow fences upon adjacent land, in favor of the State of Minnesota, as
created in document dated January 31, 1940, filed February 19, 1940, as Document No. 2021414, in Book 392, Page 88.N
SCALE IN FEET
0 20 40
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LOUCKS
W:\2018\18009\CADD DATA\SURVEY\_dwg Sheet Files\S18009-ALTAPlotted: 04 /05 / 2018 1:34 PM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
03/21/18 SURVEY ISSUED
04/05/18 ADDED PARCEL 2
ALTA/NSPS
LAND TITLE
SURVEY
1 OF 1
YESHIVA OF
MINNEAPOLIS
3115 OTTAWA AVE S
MINNEAPOLIS, MN 55416
KRESH, O'BRIEN,
MUELLER &
ASSOCIATES, INC.
6115 CAHILL AVENUE
INVERGROVE HEIGHTS, MN 55076
License No.
Date
I hereby certify that this survey, plan or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Land Surveyor under the laws of
the State of
VICINITY MAP
Field Crew
Max L. Stanislowski - PLS
48988
Project Lead
Drawn By
Checked By
Loucks Project No.
Minnesota.
18009
MLS
NRS
MLS
DP/GF
03/21/18
14.Subject to the following matters as shown on the survey prepared by James R. Hill, Inc. dated March 23, 2012:
a) Curb encroaches 0.3 feet over Southwest portion of subject property. (Parcel 1)
b) Asphalt encroaches 2.8 feet over South portion of subject property. (Parcel 1)
c) Retaining wall encroaches onto public right of way on the North side of subject property. (Parcel 1)
d) Retaining wall encroaches onto adjacent property on the North side of subject property. (Parcel 2)
e) Asphalt encroaches 1.7 feet over South portion of subject property. (Parcel 2)
ALTA/NSPS OPTIONAL TABLE A NOTES
(The following items refer to Table A optional survey responsibilities and specifications)
1. Monuments placed (or a reference monument or witness to the corner) at all major corners of the boundary of the property, unless already marked or referenced by
existing monuments or witnesses to the corner are shown hereon.
2. The address, if disclosed in documents provided to or obtained by the surveyor, or observed while conducting the fieldwork is 3115 Ottawa Ave S, Minneapolis, MN
55416.
3. This property is contained in Zone X (areas determined to be outside the 0.2% annual chance floodplain) per Flood Insurance Rate Map No. 27053C0354F, Community
Panel No. 2701620354F, revised date of November 4, 2016.
4. The Gross land area Parcel 1 is 88,164 +/- square feet or 2.02 +/- acres.
The Gross land area Parcel 2 is 10,883 +/- square feet or 0.25+/- acres.
6. (a) Zoning information was not provided by the client
7. (a) Exterior dimensions of all buildings are shown at ground level.
8. Substantial features observed in the process of conducting fieldwork, are shown hereon.
9. Striping of clearly identifiable parking spaces on surface parking areas and lots are shown hereon. The number and type of clearly identifiable parking stalls on this site
are as follows: 73 Regular + 7 Disabled = 80 Total Parking Stalls.
11.We have shown underground utilities on and/or serving the surveyed property per Gopher State One-Call Ticket Nos. 180260542 & 180290302. The following utilities
and municipalities were notified:
CITY OF ST LOUIS PARK (952)924-2562 COMCAST (800)762-0592
CENTURYLINK (855)742-6062 LIGHTCORE (855)742-6062
METRO WASTE COMMISSION (651)602-4511 CENTER POINT ENERGY (608)223-2014
MNDOT (651)366-5750 ST LOUIS PARK SCHOOL DISTRICT (218)346-5500
LEVEL 3 COMMUNICATIONS (877)366-8344 XCEL ENERGY (800)848-7558
ZAYO BANDWIDTH (888)267-1063
i. Utility operators do not consistently respond to locate requests through the Gopher State One Call service for surveying purposes such as this. Those utility
operators that do respond, often will not locate utilities from their main line to the customer's structure or facility. They consider those utilities
“private” installations that are outside their jurisdiction. These “private” utilities on the surveyed property or adjoining properties, may not be located since most
operators will not mark such "private" utilities. A private utility locator may be contacted to investigate these utilities further, if requested by the client.
ii. The locations of underground utility lines shown hereon is an approximation based on available maps, unless otherwise noted on the survey.
iii. Maps provided by those notified above, either along with a field location or in lieu of such a location, are very often inaccurate or inconclusive. EXTREME
CAUTION MUST BE EXERCISED BEFORE AN EXCAVATION TAKES PLACE ON OR NEAR THIS SITE. BEFORE DIGGING, YOU ARE REQUIRED BY LAW TO
NOTIFY GOPHER STATE ONE CALL AT LEAST 48 HOURS IN ADVANCE AT 811 or (651) 454-0002.
SURVEY REPORT
1. The Surveyor was not provided utility easement documents for the subject property except for those shown on the Survey.
2. Snow and ice conditions during winter months may obscure otherwise visible evidence of on site improvements and/or utilities.
3. The bearings for this survey are based on the Hennepin County Coordinate System NAD 83 (1986 Adjust).
4. Benchmark: MNDOT monument 2707 A, In Minneapolis, 1.15 miles east along County Road 3 (West Lake Street) from the junction of County Road 3 (West Lake Street)
and Trunk Highway 100, 120.0 feet north of County Road 3, 33.0 feet east of South Chowen Avenue, 28.5 feet south of Chowen Place, 1.0 foot south of a witness post.
Elevation = 878.50 (NGVD29)
Site Benchmark: Top nut of fire hydrant located in the southeast corner of the site. Elevation = 882.83 (NGVD29)
5. This site is a combination of Abstract and Torrens property. Right of way vacations are treated differently for Abstract and Torrens property. There can be issues with
the vacation of the alley and the accruals thereto.
CERTIFICATION
To Yeshiva of Minneapolis, Commercial Partners Title, LLC and Stewart Title Guaranty Comapany:
This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2016 Minimum Standard Detail Requirements for ALTA/NSPS
Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes Items 1 - 4, 6(a), 7(a), 8, 9 and 11 of Table A thereof. The field work was completed
on March 29, 2018.
Date of Plat or Map: April 5, 2018.
______________________________________________
Max L. Stanislowski, PLS Minnesota License No. 48988
mstanislowski@loucksinc.com
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2
16
5
2
10
13
PROPOSED
BUILDING
LOWER LEVEL=877.86
PROPOSED
GYM
FFE=888.34
FRONT ENTRY
FFE=879.78
MATCH EXISTING
CURB & GUTTER
PROPERTY
LINE
HC PARKING SIGN/BOLLARD
(SEE DETAIL)
CONCRETE
TRANSFORMER PAD
CONCRETE
SIDEWALK
(SEE DETAIL)
B612 CURB
& GUTTER
(SEE DETAIL)
CONCRETE
CHILLER PAD
PROPERTY
LINE
B612 CURB
& GUTTER
(SEE DETAIL)
B612 CURB
& GUTTER
(SEE DETAIL)
B612 CURB
& GUTTER
(SEE DETAIL)
MATCH EXISTING
CURB & GUTTER
MATCH EXISTING
CURB & GUTTER
3' TAPER TO
SIDEWALK
3' TAPER TO
SIDEWALK
3' TAPER TO
SIDEWALK
3' TAPER TO
FLAT CURB
3' TAPER TO
FLAT CURB
RETAINING WALL
(SEE GRADING PLAN
FOR DETAILS)
RETAINING WALL
(SEE GRADING PLAN
FOR DETAILS)
RETAINING WALL
(SEE GRADING PLAN
FOR DETAILS)
RETAINING WALL
(SEE GRADING PLAN
FOR DETAILS)
CONCRETE
SIDEWALK
(SEE DETAIL)
CONCRETE
SIDEWALK
(SEE DETAIL)
PEDESTRIAN
RAMP
(SEE DETAIL)
HEAVY DUTY
BITUMINOUS
PAVEMENT
(SEE DETAIL)
STANDARD DUTY
BITUMINOUS
PAVEMENT
(SEE DETAIL)
HEAVY DUTY
BITUMINOUS
PAVEMENT
(SEE DETAIL)
STANDARD DUTY
BITUMINOUS
PAVEMENT
(SEE DETAIL)
R5.0
R5.0
R5.0 R3.0
R3.0 R3.0
R3.0
R3.0
R3.0
R20.0
R5.0 R5.0
R4.6
R5.0
R49.8
15.6
15.015.5
6.0
5.15.0
10.0 18.0
10.0
10.0
4.0
16.2
18.0
9.09.0
9.0
18.0
24.0
18.0
9.0
18.0
24.0
18.0
8.8
24.0
22.3
14.5
16.7
STANDARD DUTY
BITUMINOUS
PAVEMENT
(SEE DETAIL)
9.0
18.0
24.0
18.0
BOLLARDS
(SEE DETAIL)
FLAT CURB & GUTTER
(SEE DETAIL)
FLAT CURB & GUTTER
(SEE DETAIL)
MATCH EXISTING
CURB & GUTTER
MATCH EXISTING
BITUMINOUS
CONCRETE
SIDEWALK
(SEE DETAIL)
4.0
4.0
LOUCKS
W:\2018\18009\CADD DATA\CIVIL\_dwg Sheet Files\C2-1 Site PlanPlotted: 09 /18 / 2018 10:7 AM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
YESHIVA
ST. LOUIS PARK, MN
Review Date
SHEET INDEX
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.
Nicholas M. Mannnel - PE
45861
Project Lead
Drawn By
Checked By
Loucks Project No.18009
NMM
JDK
NMM
9/18/18
9/18/18
ALTA/NSPS LAND TITLE SURVEY
C1-1 PRELIMINARY PLAT
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP
C3-3 SWPPP NOTES
C4-1 UTILITY PLAN
C8-1 DETAILS
C8-2 DETAILS
L1-1 LANDSCAPE PLAN
L1-2 LANDSCAPE DETAILS
9/18/18 APPLICATION/VARIANCE SET
CONSTRUC
T
I
O
N
NOT FOR
SITE PLAN
C2-1
SCALE IN FEET
0 20
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WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
Gopher State One Call
SITE NOTES
1. ALL PAVING, CONCRETE CURB, GUTTER AND SIDEWALK SHALL BE FURNISHED AND INSTALLED IN
ACCORDANCE WITH THE DETAILS SHOWN PER THE DETAIL SHEET(S) AND STATE/LOCAL
JURISDICTION REQUIREMENTS.
2. ACCESSIBLE PARKING AND ACCESSIBLE ROUTES SHALL BE PROVIDED PER CURRENT ADA
STANDARDS AND LOCAL/STATE REQUIREMENTS.
3. ALL CURB DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.
4. ALL BUILDING DIMENSIONS ARE TO THE OUTSIDE FACE OF WALL UNLESS OTHERWISE NOTED.
5. TYPICAL FULL SIZED PARKING STALL IS 9' X 18' UNLESS OTHERWISE NOTED.
6. ALL CURB RADII SHALL BE 3.0' UNLESS OTHERWISE NOTED.
7. BITUMINOUS IMPREGNATED FIBER BOARD TO BE PLACED AT FULL DEPTH OF CONCRETE
ADJACENT TO EXISTING STRUCTURES AND BEHIND CURB ADJACENT TO DRIVEWAYS AND
SIDEWALKS.
8. SEE SITE ELECTRICAL PLAN FOR SITE LIGHTING.
PROPERTY AREA:2.02± AC
DISTURBED AREA:1.39 AC
EXISTING IMPERVIOUS AREA: 1.41 AC (62%)
PROPOSED IMPERVIOUS AREA: 1.51AC (66.5%)
SITE DATA
PAVEMENT TYPES
NOTE:
SEE PAVEMENT SECTIONS ON SHEET C8-1 AND C8-2 FOR TYPE AND DEPTH INFORMATION.
LIGHT DUTY BITUMINOUS PAVEMENT
CONCRETE SIDEWALK
HEAVY DUTY BITUMINOUS PAVEMENT
CONCRETE PAVEMENT
BENCHMARK #1: TOP NUT OF FIRE HYDRANT LOCATED IN THE
SOUTHEAST CORNER OF THE SITE. ELEVATION=882.83
(NGCD29)
BENCHMARK #2: MNDOT MONUMENT 2707A, IN MINNEAPOLIS,
1.15 MILES EAST ALONG COUNTY ROAD 3 (WEST LAKE
STREET) FROM THE JUNCTION OF COUNTY ROAD 3 (WEST
LAKE STREET) AND TRUNK HIGHWAY 100, 120.0 FEET NORTH
OF COUNTY ROAD 3, 33.0 FEET EAST OF SOUTH CLOWN
AVENUNE, 28.5 FEET SOUTH OF CHOWEN PLACE, 1.0 FOOT
SOUTH OF A WITNESS POST. ELEVATION=878.50 (NGVD29)
BENCHMARK
LOUCKS
W:\2018\18009\CADD DATA\LANDSCAPE\_dwg Sheet Files\L1-1 Landscape PlanPlotted: 10 /12 / 2018 10:9 AM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
YESHIVA
ST. LOUIS PARK, MN
ALTA/NSPS LAND TITLE SURVEY
C1-1 PRELIMINARY PLAT
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP
C3-3 SWPPP NOTES
C4-1 UTILITY PLAN
C8-1 DETAILS
C8-2 DETAILS
L1-1 LANDSCAPE PLAN
L1-2 LANDSCAPE DETAILS
9/18/18 APPLICATION/VARIANCE SET
10/12/18 COMMENT RESPONSE
CONSTRUC
T
I
O
N
NOT FOR
LANDSCAPE
PLAN
L1-1SCALE IN FEET
0 20
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
Review Date
SHEET INDEX
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.
Douglas D. Loken - LA
45591
Project Lead
Drawn By
Checked By
Loucks Project No.18009
NMM
DDL
DDL
09/18/18
09/18/18
GENERAL NOTES:
CONTRACTOR SHALL VISIT SITE PRIOR TO SUBMITTING BID. HE SHALL
INSPECT SITE AND BECOME FAMILIAR WITH EXISTING CONDITIONS
RELATING TO THE NATURE AND SCOPE OF WORK.
VERIFY LAYOUT AND ANY DIMENSIONS SHOWN AND BRING TO THE
ATTENTION OF THE LANDSCAPE ARCHITECT ANY DISCREPANCIES WHICH
MAY COMPROMISE THE DESIGN AND/OR INTENT OF THE PROJECT'S
LAYOUT.
ASSURE COMPLIANCE WITH ALL APPLICABLE CODES AND REGULATIONS
GOVERNING THE WORK OR MATERIALS SUPPLIED.
CONTRACTOR SHALL PROTECT ALL EXISTING ROADS, CURBS/GUTTERS,
TRAILS, TREES, LAWNS AND SITE ELEMENTS DURING PLANTING
OPERATIONS. ANY DAMAGE TO SAME SHALL BE REPAIRED AT NO COST TO
THE OWNER.
CONTRACTOR SHALL VERIFY ALIGNMENT AND LOCATION OF ALL
UNDERGROUND AND ABOVE GRADE UTILITIES AND PROVIDE THE
NECESSARY PROTECTION FOR SAME BEFORE CONSTRUCTION / MATERIAL
INSTALLATION BEGINS (MINIMUM 10' - 0" CLEARANCE).
ALL UNDERGROUND UTILITIES SHALL BE LAID SO THAT TRENCHES DO NOT
CUT THROUGH ROOT SYSTEMS OF ANY EXISTING TREES TO REMAIN.
EXISTING CONTOURS, TRAILS, VEGETATION, CURB/GUTTER AND OTHER
EXISTING ELEMENTS BASED UPON INFORMATION SUPPLIED TO LANDSCAPE
ARCHITECT BY OTHERS. CONTRACTOR SHALL VERIFY ANY AND ALL
DISCREPANCIES PRIOR TO CONSTRUCTION AND NOTIFY LANDSCAPE
ARCHITECT OF SAME.
THE ALIGNMENT AND GRADES OF THE PROPOSED WALKS, TRAILS AND/OR
ROADWAYS ARE SUBJECT TO FIELD ADJUSTMENT REQUIRED TO CONFORM
TO LOCALIZED TOPOGRAPHIC CONDITIONS AND TO MINIMIZE TREE
REMOVAL AND GRADING. ANY CHANGE IN ALIGNMENT MUST BE
APPROVED BY LANDSCAPE ARCHITECT.IRRIGATION NOTES:
VERIFY EXISTING/PROPOSED IRRIGATION SYSTEM LAYOUT AND CONFIRM
COMPLETE LIMITS OF IRRIGATION PRIOR TO SUPPLYING SHOP DRAWINGS.
LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AN
IRRIGATION LAYOUT PLAN AND SPECIFICATION AS A PART OF THE SCOPE
OF WORK WHEN BIDDING. THESE SHALL BE APPROVED BY THE
LANDSCAPE ARCHITECT PRIOR TO ORDER AND/OR INSTALLATION. IT
SHALL BE THE LANDSCAPE CONTRACTORS RESPONSIBILITY TO INSURE
THAT ALL SODDED/SEEDED AND PLANTED AREAS ARE IRRIGATED
PROPERLY, INCLUDING THOSE AREAS DIRECTLY AROUND AND ABUTTING
BUILDING FOUNDATION.
THE LANDSCAPE CONTRACTOR SHALL PROVIDE THE OWNER WITH AN
IRRIGATION SCHEDULE APPROPRIATE TO THE PROJECT SITE CONDITIONS
AND TO PLANT MATERIAL GROWTH REQUIREMENTS.
IRRIGATION SYSTEM IS NOT TO SPRINKLE ACROSS PAVEMENT. THE SYSTEM
SHALL INCORPORATE A RAIN SENSOR INTO IRRIGATION SYSTEM.
PLANTINGS OUTSIDE THE LIMITS OF IRRIGATION ARE TO BE WATERED
REGULARLY UNTIL PLANTING/SOD/SEED HAS BEEN ESTABLISHED.
LANDSCAPE REQUIREMENTS:
(1) CANOPY PER 1,000 SF OF GROSS FLOOR AREA.
81,000 SF / 1,000 = 81 REQUIRED TREES
47 TREES PROPOSED (REMAINING TREES TO BE
PAID IN CASH TO CITY TREE FUND)
(6) SHRUBS PER 1,000 SF OF GROSS FLOOR AREA.
81,000 SF / 1,000 = 81(6) = 486 REQUIRED SHRUBS
161 SHRUBS PROPOSED (REMAINING SHRUBS
TO BE PAID IN CASH TO CITY TREE FUND)
SOD
ROCK MULCH OVER FABRIC
NATIVE GRASS SEED WET MIXTURE:
MNDOT 33-262 RATE: 44 LBS./ACRE
TURF SEED
MNDOT 25-131 RATE: 220 LBS./ACRE
INFILT
R
A
TI
O
N
B
A
SI
N
8999009019
0
0
899898894
8
8
9
887
885883
8828818808808808
8
1 881879878
879
879.50
879.08
879.00878.90
878.70 878.77
878.81
878.89 879.80 879.50
879.41
879.38
879.34
879.24
LP
879.03
879.58 880.91
881.30
881.54
881.40
880.73
882.67
882.50882.42880.00
879.69
879.44879.49
879.64
879.64
879.49
879.44
879.44879.49
879.64
879.64
879.51
879.51
879.57
879.70
881.30
879.78 879.64
879.64
880.25 880.56 880.88 883.00
881.40 881.40
888.34888.34
888.34
888.34
888.34
891.14 891.30
900.00 900.00
898.14
898.67
890.52
890.84
887.75
887.91
888.22 888.89
888.34
885
884
882
883895893891897
1.0%
0.6%
0.8%
3.0%
3.9%
1.8%
PROPOSED
BUILDING
LOWER LEVEL=877.86
PROPOSED
GYM
FFE=888.34
FRONT ENTRY
FFE=879.78
888
887
895.40TW
894.37BW
896.00TW
894.37BW
894.22BW
894.22TW
893.07TW888.34BW
893.26TW888.34BW
888.98BW
889.14TW
887.77
886.36TW
883.66BW
886.74TW
883.83BW
885.50TW
883.28BW
8
9
0
88
6
88
7
88
8
88
9
8
9
1
8
9
2
8
9
3
3.4%
1.8%
1.
1
%2.4%2.0%2.8%1.8%6.7%7.4%5.5%
892.50BW
897.75TW
897.37TW892.50BW
892.30BW
892.30TW
892.19
886
887
888
888
88
6
888.24
887.94
887.94
888.06
LOUCKS
W:\2018\18009\CADD DATA\CIVIL\_dwg Sheet Files\C3-1 Grading PlanPlotted: 09 /18 / 2018 10:8 AM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
YESHIVA
ST. LOUIS PARK, MN
Review Date
SHEET INDEX
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.
Nicholas M. Mannnel - PE
45861
Project Lead
Drawn By
Checked By
Loucks Project No.18009
NMM
JDK
NMM
9/18/18
9/18/18
ALTA/NSPS LAND TITLE SURVEY
C1-1 PRELIMINARY PLAT
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP
C3-3 SWPPP NOTES
C4-1 UTILITY PLAN
C8-1 DETAILS
C8-2 DETAILS
L1-1 LANDSCAPE PLAN
L1-2 LANDSCAPE DETAILS
9/18/18 APPLICATION/VARIANCE SET
CONSTRUC
T
I
O
N
NOT FOR
GRADING
PLAN
C3-1
SCALE IN FEET
0 20
N
23
Gopher State One Call
BENCHMARK
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
GRADING, DRAINAGE & EROSION CONTROL NOTES
1. SPOT ELEVATIONS REPRESENT FINISHED SURFACE GRADES, GUTTER/FLOW LINE, FACE OF BUILDING, OR EDGE OF
PAVEMENT UNLESS OTHERWISE NOTED.
2. CATCH BASINS AND MANHOLES IN PAVED AREAS SHALL BE SUMPED 0.04 FEET. ALL CATCH BASINS IN GUTTERS SHALL BE
SUMPED 0.16 FEET. RIM ELEVATIONS SHOWN ON PLANS DO NOT REFLECT SUMPED ELEVATIONS.
3. GRADING OF THE INFILTRATION AREAS SHALL BE ACCOMPLISHED USING LOW-IMPACT EARTH-MOVING EQUIPMENT TO
PREVENT COMPACTION OF THE UNDERLYING SOILS. SMALL TRACKED DOZERS AND BOBCATS WITH RUNNER TRACKS
ARE RECOMMENDED.
4. ALL DISTURBED UNPAVED AREAS ARE TO RECEIVE MINIMUM OF 4 INCHES OF TOP SOIL AND SEED/MULCH OR SOD. THESE
AREAS SHALL BE WATERED/MAINTAINED BY THE CONTRACTOR UNTIL VEGETATION IS ESTABLISHED.
5. FOR SITE RETAINING WALLS "TW" EQUALS SURFACE GRADE AT TOP FACE OF WALL (NOT TOP OF WALL), "GW" EQUALS
SURFACE GRADE AT WALL GRADE TRANSITION, AND "BW" EQUALS SURFACE GRADE AT BOTTOM FACE OF WALL (NOT
BOTTOM OF BURIED WALL COURSES).
6. REFER TO THE REPORT OF GEOTECHNICAL EXPLORATION AND REVIEW (REPORT NO. 01-20080), DATED 08-02-18 AS
PREPARED BY AMERICAN ENGINEERING TESTING, INC. FOR AN EXISTING SUBSURFACE SITE CONDITION ANALYSIS AND
CONSTRUCTION RECOMMENDATIONS.
7. STREETS MUST BE CLEANED AND SWEPT WHENEVER TRACKING OF SEDIMENTS OCCURS AND BEFORE SITES ARE LEFT IDLE
FOR WEEKENDS AND HOLIDAYS. A REGULAR SWEEPING SCHEDULE MUST BE ESTABLISHED.
8. DUST MUST BE ADEQUATELY CONTROLLED.
9. SEE SWPPP FOR ADDITIONAL EROSION CONTROL NOTES AND REQUIREMENTS.
10. SEE UTILITY PLAN FOR WATER, STORM AND SANITARY SEWER INFORMATION.
11. SEE SITE PLAN FOR CURB AND BITUMINOUS TAPER LOCATIONS.
BENCHMARK #1: TOP NUT OF FIRE HYDRANT LOCATED IN THE
SOUTHEAST CORNER OF THE SITE. ELEVATION=882.83
(NGCD29)
BENCHMARK #2: MNDOT MONUMENT 2707A, IN MINNEAPOLIS,
1.15 MILES EAST ALONG COUNTY ROAD 3 (WEST LAKE
STREET) FROM THE JUNCTION OF COUNTY ROAD 3 (WEST
LAKE STREET) AND TRUNK HIGHWAY 100, 120.0 FEET NORTH
OF COUNTY ROAD 3, 33.0 FEET EAST OF SOUTH CLOWN
AVENUNE, 28.5 FEET SOUTH OF CHOWEN PLACE, 1.0 FOOT
SOUTH OF A WITNESS POST. ELEVATION=878.50 (NGVD29)
INFILT
R
A
TI
O
N
B
A
SI
N
8999009019
0
0
899898894
8
8
9
887
885883
8828818808808808
8
1 881879878
879
885
884
882
883895893891897 PROPOSED
BUILDING
LOWER LEVEL=877.86
PROPOSED
GYM
FFE=888.34
FRONT ENTRY
FFE=879.78
888
887
8
9
0
88
6
88
7
88
8
88
9
8
9
1
8
9
2
8
9
3
886
887
888
888
88
6
ROCK CONSTRUCTION
ENTRANCE
SEE DETAIL
INLET PROTECTION
SEE DETAIL
SILT FENCE
SEE DETAIL
BIO ROLL
SEE DETAIL
STAGE 2 SILT FENCE
SEE DETAIL
LOUCKS
W:\2018\18009\CADD DATA\CIVIL\_dwg Sheet Files\C3-2&3 SWPPPPlotted: 09 /18 / 2018 10:8 AM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
YESHIVA
ST. LOUIS PARK, MN
Review Date
SHEET INDEX
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.
Nicholas M. Mannnel - PE
45861
Project Lead
Drawn By
Checked By
Loucks Project No.18009
NMM
JDK
NMM
9/18/18
9/18/18
ALTA/NSPS LAND TITLE SURVEY
C1-1 PRELIMINARY PLAT
C2-1 SITE PLAN
C3-1 GRADING PLAN
C3-2 SWPPP
C3-3 SWPPP NOTES
C4-1 UTILITY PLAN
C8-1 DETAILS
C8-2 DETAILS
L1-1 LANDSCAPE PLAN
L1-2 LANDSCAPE DETAILS
9/18/18 APPLICATION/VARIANCE SET
CONSTRUC
T
I
O
N
NOT FOR
SWPPP
C3-2
SCALE IN FEET
0 20
N
23
Gopher State One Call
BENCHMARK #1: TOP OF TOP NUT OF HYDRANT IN THE SE
QUAD OF SARATOGA ST. S. AND ST. CLAIRE AVE. ELEVATION =
258.69 FEET (ST. PAUL DATUM)
BENCHMARK #2: CAST IRON MONUMENT AT THE NW CORNER
OF SECTION 10, TOWNSHIP 28, RANGE 23. ELEVATION = 250.66
FEET (ST. PAUL DATUM)
ELEVATIONS SHOWN ARE BASED ON CITY OF ST PAUL DATUM.
CONVERSION FACTOR TO 1929 NGVD, ADD 694.10.
BENCHMARK
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
INLET PROTECTION
SILT FENCE
EROSION CONTROL BLANKET
EXISTING DRAINAGE PATTERN
SWPPP LEGEND
BIO ROLLS
PROPOSED DRAINAGE PATTERN
ROCK CONSTRUCTION ENTRANCE
DNUPDNUPUP1A400___ClassroomActivity RoomStor89' - 6"(877.86)(877.86)Classroom8' - 0"ClassroomClassroom8 ' - 0 "7' - 0"108' - 0"10' - 0"officeofficeGYM ABOVEPLANTINGSDASHED LINES OF FUTURE DORM WALLS2A400___Elev EquipELEVLaundryMech125' - 0"60' - 4"93' - 8"27' - 10"83' - 11 5/8"officeDATE:REG. NO.:CHECKED BY:DATE:DRAWN BY:PROJECT:REVISIONS:APPLICATION/VARIANCESET6115 CAHILL AVE, INVER GROVE HEIGHTS, MN 55076P. 651.451.4605KOMAINC.COMTHE DESIGNS AND PLANS INDICATED ON THIS DRAWING ARE THE PROPERTY OF KRECH, O'BRIEN, MUELLER & ASSOCIATES, INC. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANS SHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUT THE WRITTEN PERMISSION OF KRECH, O'BRIEN, MUELLER & ASSOCIATES, INC.DORMITORY AND GYM ADDITIONKDDBRM15291.033115 OTTAWA AVE SST. LOUIS PARK, MN 55416FLOOR PLAN - LOWER LEVELOVERALLA1009/18/2018NORTHKEY PLANNOT TO SCALEABC1/16" = 1'-0"1LOWER LEVEL - OVERALLNOT FOR CONSTRUCTIONYESHIVA OF MINNEAPOLIS
DNDNUPUPDNA3001A301A3002211267BAE1A400___CA3021JJDFGH359844STAIRNEW WALLNEW HALLWAY100' - 0"(888.34)12349101114STAIROPEN TO BELOW13100' - 0"(888.34)8 ' - 0 "12CLASSROOMSTORAGESTORAGE567GYMELEV82A400___8' - 0"106' - 0"72' - 0"124' - 0"DATE:REG. NO.:CHECKED BY:DATE:DRAWN BY:PROJECT:REVISIONS:APPLICATION/VARIANCESET6115 CAHILL AVE, INVER GROVE HEIGHTS, MN 55076P. 651.451.4605KOMAINC.COMTHE DESIGNS AND PLANS INDICATED ON THIS DRAWING ARE THE PROPERTY OF KRECH, O'BRIEN, MUELLER & ASSOCIATES, INC. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANS SHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUT THE WRITTEN PERMISSION OF KRECH, O'BRIEN, MUELLER & ASSOCIATES, INC.DORMITORY AND GYM ADDITIONKDDBRM15291.033115 OTTAWA AVE SST. LOUIS PARK, MN 55416FLOOR PLAN - MAIN LEVELOVERALLA1109/18/20181/16" = 1'-0"1MAIN LEVEL - OVERALLNOT FOR CONSTRUCTIONYESHIVA OF MINNEAPOLISNORTHKEY PLANNOT TO SCALEABC
A3001A301A3002211267BAE1A400___CA3021JJDFGH3598442A400___ELECROOF ACCESSWEIGHT ROOMGYM BELOW12348910131211567DATE:REG. NO.:CHECKED BY:DATE:DRAWN BY:PROJECT:REVISIONS:APPLICATION/VARIANCESET6115 CAHILL AVE, INVER GROVE HEIGHTS, MN 55076P. 651.451.4605KOMAINC.COMTHE DESIGNS AND PLANS INDICATED ON THIS DRAWING ARE THE PROPERTY OF KRECH, O'BRIEN, MUELLER & ASSOCIATES, INC. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANS SHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUT THE WRITTEN PERMISSION OF KRECH, O'BRIEN, MUELLER & ASSOCIATES, INC.DORMITORY AND GYM ADDITIONKDDBRM15291.033115 OTTAWA AVE SST. LOUIS PARK, MN 55416FLOOR PLAN - UPPER LEVELOVERALLA1209/18/20181/16" = 1'-0"1UPPER LEVEL - OVERALLNOT FOR CONSTRUCTIONYESHIVA OF MINNEAPOLISNORTHKEY PLANNOT TO SCALEABC
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EXIST MAIN LEVEL100' -0"BO ROOF DECK127' -9"1A400___MTL2DORM UPPERLEVEL112' -6"BO DORM ROOF125' -2"EXIST MAIN LEVEL100' -0"BO ROOF DECK127' -9"GRADE ENTRY91' -5"BUILDING IN FOREGROUND2A400___DORM UPPERLEVEL112' -6"BO DORM ROOF125' -2"DATE:REG. NO.:CHECKED BY:DATE:DRAWN BY:PROJECT:REVISIONS:APPLICATION/VARIANCESET6115 CAHILL AVE, INVER GROVE HEIGHTS, MN 55076P. 651.451.4605KOMAINC.COMTHE DESIGNS AND PLANS INDICATED ON THIS DRAWING ARE THE PROPERTY OF KRECH, O'BRIEN, MUELLER & ASSOCIATES, INC. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANS SHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUT THE WRITTEN PERMISSION OF KRECH, O'BRIEN, MUELLER & ASSOCIATES, INC.DORMITORY AND GYM ADDITIONKDDBRM15291.033115 OTTAWA AVE SST. LOUIS PARK, MN 55416EXTERIOR ELEVATIONSA3019/18/20181/8" = 1'-0"1EXTERIOR ELEVATION - NORTH1/8" = 1'-0"2EXTERIOR ELEVATION - WESTNOT FOR CONSTRUCTIONYESHIVA OF MINNEAPOLIS
DATE:REG. NO.:CHECKED BY:DATE:DRAWN BY:PROJECT:REVISIONS:APPLICATION/VARIANCESET6115 CAHILL AVE, INVER GROVE HEIGHTS, MN 55076P. 651.451.4605KOMAINC.COMTHE DESIGNS AND PLANS INDICATED ON THIS DRAWING ARE THE PROPERTY OF KRECH, O'BRIEN, MUELLER & ASSOCIATES, INC. ALL RIGHTS ARE RESERVED. NO DESIGNS OR PLANS SHALL BE USED OR REPRODUCED IN ANY FORM OR BY ANY MEANS WITHOUT THE WRITTEN PERMISSION OF KRECH, O'BRIEN, MUELLER & ASSOCIATES, INC.DORMITORY AND GYM ADDITIONKDDBRM15291.033115 OTTAWA AVE SST. LOUIS PARK, MN 554163D VIEWA4039/18/201813D VIEWNOT FOR CONSTRUCTIONYESHIVA OF MINNEAPOLIS
Planning Commission Study Session
Meeting Date: October 17, 2018
Study Session item 1
1. Discussion: Retail and Service Size Requirements
Summary: At study sessions conducted on February 20, 2018 and June 11, 2018, the city council
discussed the concept of limiting the size of businesses within the commercial districts in an effort
to avoid “big box” and “junior box” stores in certain areas, and promote smaller businesses.
A variety of alternatives were discussed, and commercial areas were identified where large retail
stores may be inconsistent with city goals. To address the issue and restrict the size of some uses
within identified districts, staff offered the following approach as a means to address city council
concerns:
1. Rezoning some properties from C-2 General Commercial to C-1 Neighborhood
Commercial, Mixed-Use, or other district
2. Adding additional performance standards to the C-1 Neighborhood Commercial district,
Mixed-Use, and possibly other districts.
The alternatives were presented to the planning commission in a study session on July 18, 2018.
After discussing the options, the planning commission asked to discuss the potential rezoning
areas in more detail at a future study session.
Staff is preparing summary sheets for areas of the city where rezoning from C-2 could be
considered. The summary sheets identify the properties in each area, and provide a summary of
businesses types and sizes.
The summary sheets will be presented at the study session.
Attachments: Minutes of July 18, 2018 planning commission study session
Prepared by: Joseph Ayers-Johnson, Community Development Intern
Gary Morrison, Zoning Administrator
Reviewed by: Sean Walther, Planning and Zoning Supervisor
Study session item 1 Retail and Service Size Requirements Page 2
Meeting Date: October 17, 2018
OFFICIAL MINUTES
PLANNING COMMISSION
ST. LOUIS PARK, MINNESOTA
JULY 18, 2018 – 6:00 p.m.
COUNCIL CHAMBERS
MEMBERS PRESENT: Lynne Carper, Matt Eckholm, Jessica Kraft,
Claudia Johnston-Madison, Lisa Peilen, Carl Robertson
MEMBERS ABSENT: Joe Tatalovich, Alanna Franklin (unexcused)
STAFF PRESENT: Sean Walther, Meg McMonigal, Joe Ayers-Johnson, Gary Morrison
STUDY SESSION
1. St. Louis Park 2040 Preliminary Survey Results
Commissioner Carper had a number of questions about the statistics reported and asked if the
responses could be reported by neighborhood, as the opinions on accessory housing units,
duplexes, and other questions might vary by neighborhood. Staff responded they could inquire
if the consultant could provide this information.
Commissioner Eckholm said the cross section of neighborhoods that responded shows a lot
more areas that are predominantly single family responded positively to the survey; whereas in
an area like Blackstone, which is very high density, only 15 responded. He said this shows there
should not be a concern about apartment dwellers taking over the survey.
Meg McMonigal, Principal Planner, stated the survey questions are presented broadly. The
city policy would be applied based upon land use category and by zoning districts, not individual
neighborhoods, and our zoning districts apply to multiple neighborhoods and are mixed
throughout the community.
Chair Robertson commented that some neighborhoods have fewer zoning districts than others,
so there is a difference.
Ms. McMonigal spoke about lot size, lot coverage, access, separate buildings, owner occupied,
and non-owner occupied as regulations that will also have to be considered.
Chair Robertson said we need to be able to present how accessory dwellings impact property
values as this is the primary question of property owners.
Study session item 1 Retail and Service Size Requirements Page 3
Meeting Date: October 17, 2018
Regarding the survey question about the right amount of affordable housing, Commissioner
Eckholm said it would have been good to see a breakdown of where survey participants are
living.
Ms. McMonigal stated participants responded that the city needs more mid-size single family
homes.
Ms. McMonigal noted that there was pretty strong support for the transportation statement
and mobility options.
There was a discussion about mobility options.
Ms. McMonigal noted there were strong responses to the climate action questions.
Ms. McMonigal spoke about the interactive map and how it worked in the survey. She said the
consultant will consolidate all comments and commissioners will be able to look at all the land
use changes questions. She said review of the second part of survey will be held at the August
1 Planning Commission study session.
2. Retail and Service Size Requirements
Sean Walther, Planning and Zoning Administrator, introduced the topic. He said staff has
explored and narrowed down options to address city council direction for planning commission
discussion which include: 1) looking at the zoning of a lot of the C2 General Commercial areas
to determine if it is the appropriate zoning; and 2) limiting the size of businesses within the C1
Neighborhood Commercial district. He said he hopes discussion will consider the context of
the broader goals in the Comprehensive Plan that tie into this conversation. He gave a
presentation.
Chair Robertson spoke about PUD developments. He asked which C2 districts exist that don’t
already have big box. He asked what we are trying to prevent if big box is already in those
areas.
Mr. Walther reviewed sizes of existing stores in the city. He spoke of city council’s stated
concerns regarding larger stores.
Commissioner Johnston-Madison spoke about smaller businesses in neighborhoods which have
to be C1 and the need to maintain those businesses. These are being lost over time, perhaps
because big box is so successful. She said if the city is promoting biking and walking it has to
have businesses that people can reach in their neighborhoods.
Study session item 1 Retail and Service Size Requirements Page 4
Meeting Date: October 17, 2018
Commissioner Peilen spoke about her appreciation for small stores. She said, however, she has
some issues when the city starts micro-managing size. She said sometimes a one-size solution
isn’t always warranted. She said she has an issue with prohibiting expansion of a successful
business. She spoke about the need to listen to the marketplace. Commissioner Peilen stated
the issue regards a balance between good, sound planning and zoning and micro-managing.
Commissioner Carper said he doesn’t understand hostility towards large retail, in particular
liquor stores. He said he doesn’t think there have been problems with liquor stores.
Commissioner Eckholm spoke about the desire to make things more human scale and the
concern that there exists the ability to drop in a huge building which is allowed by code.
Chair Robertson stated he doesn’t like picking on particular types of businesses. He said
denying citizens access to potential economic savings isn’t good.
Mr. Walther discussed the C2 areas map provided in the staff report. He reported staff’s
findings regarding the current size distribution of retail, service and liquor businesses in the C1
and C2 districts. He shared images illustrating the relative sizes of existing businesses in St.
Louis Park. He discussed some potential unintended consequences of rezoning properties that
are currently C2.
Commissioners discussed scale.
Commissioner Eckholm said he is concerned about the size of any kind of store in an area
where we want people as well. He said he also wants to see housing above commercial uses.
He doesn’t want to see a large store being the only use taking up the space.
Mr. Walther said one criticism he’s heard of Fresh Thyme is that it has fewer entrances and
fewer businesses than hoped for a more walkable environment.
Chair Robertson said for a mixed use development to have a single ground floor tenant does
take away from vibrancy. He added, however, that if you have five blocks of mixed-use with
local shops, then an anchor tenant works and a district is created. He said that is tough to
define but sometimes it works.
Commissioner Carper said sometimes an anchor store has the ability to develop the area
around it.
Commissioner Kraft said she agrees that every building can’t provide mixed-use. The whole
area has to be considered.
The Chair and Gary Morrison, Assistant Zoning Administrator, discussed PUDs.
Study session item 1 Retail and Service Size Requirements Page 5
Meeting Date: October 17, 2018
Mr. Walther asked if commissioners wanted to look geographically at the zoning map at areas
to be reviewed. He asked how the commission wanted to explore size limitations.
The Chair said he was interested in looking at the areas individually and the likelihood that the
site will redevelop in the next ten years.
Mr. Walther suggested prioritizing and first discussing locations where change may be eminent
and locations that do not require a Comprehensive Plan amendment and may be less
complicated.
There was a discussion about the Sam’s Club site, Miracle Mile and the Hoigaard Village areas.
Commissioner Eckholm spoke about considering mixed use rather than solely retail shopping
center use allowed in the C2 district, and the desire that if uses change it becomes a little bit
better oriented towards our goals, even if it stays commercial.
Mr. Walther asked if focusing on maps and aerials for the next conversation would be useful.
Commissioner Peilen asked if it should be a more general zoning discussion, separate from
liquor stores.
Mr. Walther mentioned areas which appear to be closer to C1 purpose and character such as
Historic Walker Lake, the north side of Excelsior Blvd. east of Hwy. 100, parts of the south side
of Excelsior Blvd. west of Hwy. 100, Cedar Lake Rd./Louisiana, and Texa-Tonka.
Commissioner Carper recommended working on the small areas first.
Chair Robertson said liquor stores shouldn’t be removed from neighborhood nodes and should
be allowed in mixed use and C1.
Mr. Morrison spoke about timing and rezoning.
Commissioner Kraft said she is interested in looking at specific sites in more detail but she
doesn’t want to lose the bigger picture. She said she doesn’t want to lose too much
C2. She said by following some goals we don’t want to lose a good mix in the community.
Mr. Walther said staff could provide a list of those areas from the map that we might look at
first.
Regarding limitations on size, the Chair said he has a hard time limiting size for the sake of
limiting.
Study session item 1 Retail and Service Size Requirements Page 6
Meeting Date: October 17, 2018
Mr. Walther explained how the city already does that with service uses being limited to 2,500
square feet in the C1 district. He mentioned a proposal in the draft form-based code which
would limit size of businesses to 8,000 square feet.
Commissioner Peilen said a blanket size limitation is a concern.
Mr. Walther said to make a more pedestrian, bicycle and transit oriented environment is going
to take a lot of effort and certain controls.
The meeting was adjourned at 8:05 p.m.
Respectfully submitted,
Nancy Sells
Recording Secretary
Planning Commission
Meeting Date: October 17, 2018
Study Session Item 2
2. Mixed Use Zoning District Concept Review
RECOMMENDED ACTION: Provide feedback to staff on the proposed uses and density bonus
options for the mixed-use zoning ordinance.
SUMMARY: Historically, the City of St. Louis Park rezoned properties to MX - Mixed Use zoning
district and applied a Planned Unit Development (PUD) to allow for mixed use buildings. In
2015, the City of St. Louis Park adopted a specific PUD zoning district, reducing the
effectiveness and usefulness of the existing MX district. As of today, there are no undeveloped
(or underdeveloped) parcels zoned for mixed-use, so a rezoning would be required.
A component of the St. Louis Park 2040 Comprehensive Plan is the re-guiding of several
properties on the Future Land Use Map in the city to mixed use. An update to the mixed use
zoning ordinance is a high priority for the planning commission and city council.
During the past year, planning commission has had multiple study sessions to discuss
regulations within the MX district, including height, setbacks, transparency, materials,
frontages, scale and building length, and a brief discussion about uses.
Study Session October 17: Staff will present a draft of proposed uses and use regulations for
the MX district.
NEXT STEPS: At future planning commission study sessions, staff will present additional
MX district code options for the commission’s consideration, including but not limited to:
• Draft ordinance language
ATTACHMENTS: Uses and conditions
Prepared by: Jennifer Monson, Planner
Reviewed by: Sean Walther, Planning and Zoning Supervisor
Meeting of October 17, 2018 Page 2
Subject: Mixed-Use District
Sec. 36-264. Uses.
(1) Permitted uses (P). Uses listed in Table 36-264 with a “P” symbol are permitted by-right in the
Frontage Types in which they are listed.
(2) Uses permitted in limited stories (PL). Uses listed in Table 36-264 with a “PL” symbol are
permitted by-right in the Frontage Types in which they are listed, provided that the uses are
located in the upper stories of a structure; the basement; or in the ground story, a minimum of
30 feet behind any primary street façade and behind a permitted use.
(3) Uses permitted with conditions (PC). Uses listed in Table 36-264 with a “PC” symbol are
permitted provided compliance with the listed conditions and requirements.
(4) Uses permitted by conditional use permit (CUP). Uses listed in Table 36-264 with a “CUP” symbol
require a Conditional Use Permit; refer to 36-33 Conditional Use Permits.
Table 36-264 Mixed Use District Uses
Primary Frontage Secondary Frontage
RESIDENTIAL & LODGING USES
Multifamily Residential PC PC
Live-Work Unit PC PC
Roominghouse PL PL
State-licensed residential facility PL PL
Group home/non-statutory PL PL
Nursing Home PL PL
Hotel/Motel PC PC
Bed and Breakfast establishment PC PC
CIVIC & INSTITUTIONAL USES
Education/Academic PL P
Museum/Library Category P P
Police/Fire Station PC PC
COMMERCIAL USES
Brewery/Micro-distillery PC PC
Business/trade school/college PL P
Dental Office PL P
Food Service P P
Grocery Store PC PC
Liquor Store CUP CUP
Medical Office PL P
Offices PL P
Private Entertainment (Indoor) CUP CUP
Research and development PL P
Retail, less than 8,000 square feet P P
Retail, 8,000 square feet or larger PC PC
Retail, Large Item PC PC
Restaurants PC PC
Service facilities, less than 8,000 square feet P P
Service facilities, 8,000 square feet or larger PC PC
INDUSTRIAL USES
Catering PC PC
Meeting of October 17, 2018 Page 3
Subject: Mixed-Use District
Primary Frontage Secondary Frontage
Studios PC PC
Printing process/supply PC PC
Showrooms PC PC
TRANSPORTATION & INFRASTRUCTURE USES
Communication antennas CUP CUP
Sec. 36-266. Uses permitted with conditions (PC).
Multifamily Residential Category. For the Mixed-Use District, the following exceptions apply:
(1) Shall be located in the upper stories of a structure; the basement; or in the ground story,
a minimum of 30 feet behind any primary street façade and behind a permitted use, or
on a secondary, rear, or side facade.
(2) Dwelling unit entrances are not required to be internal to the building, and individual
exterior entrances are encourage for ground floor units
(3) Balconies shall serve a single dwelling unit
(4) Buildings are discouraged from being massive in scale or institutional in appearance.
(5) Use may include leasing and/or property management offices, gym or other fitness
facilities for tenants, and meeting rooms as accessory uses.
Live-Work Unit.
(1) The units shall only be located on a Secondary Street Frontage.
Hotel/motel.
(1) Shall be located in the upper stories of a structure; the basement; or in the ground story,
a minimum of 30 feet behind any primary street façade and behind a permitted use.
(2) Rooms shall be accessed from the interior of the building.
(3) Secondary service uses may also be provided, such as food service, meeting rooms,
pools, and fitness rooms as accessory uses.
Bed and Breakfast establishment.
(1) Shall be located in the upper stories of a structure; the basement; or in the ground story,
a minimum of 30 feet behind any primary street façade and behind a permitted use.
(2) Rooms shall be accessed from the interior of the building.
(3) Secondary service uses may also be provided, such as food service and meeting rooms as
accessory uses.
Police/Fire Station.
(1) Garage doors are permitted on the front facade.
(2) Stations are exempt from maximum driveway widths.
Meeting of October 17, 2018 Page 4
Subject: Mixed-Use District
Brewery/Micro-distillery.
(1) The brewery/distillery shall not produce more than 20,000 barrels of malt liquor or cases of
hard liquor per year.
(2) The following additional conditions apply:
a. The maximum overall gross floor area is limited to 20,000 square feet.
b. A taproom and/or retail outlet is required and shall be located in the Primary Street
storefront of the building.
c. The taproom and/or retail outlet shall occupy a minimum of 20 percent of the gross
floor area with no maximum limit.
d. Retail outlet does not include liquor store, which shall be permitted only in
accordance with the requirements for liquor store uses for the frontage type.
(3) This use may also include associated facilities such as offices and small scale warehousing, but
distribution is limited to vans and small trucks. Distribution access shall be from the rear.
Grocery Store.
(1) When the grocery store is part of a mixed use development with residential or office uses
above the grocery, the following applies:
a. No activity results in any noxious or offensive odors, sounds, vibrations, emissions, or
any external nuisances upon adjacent properties.
b. Hours of operation, including deliveries, shall be limited to 6 a.m. to 12 a.m.
Retail, 8,000 square feet or larger.
(1) The retail space shall be located on the ground story.
(2) The retail space shall have an exterior entrance on the primary facade.
(3) The retail space shall be located at a corner of the building or near a primary building
entrance.
(4) The retail space shall not occupy more than 25 percent of the gross floor area of the ground
floor.
Retail, Large Item
(1) The establishment shall be less than 20,000 square feet in size.
Restaurant
(1) Restaurants with or without intoxicating liquor licenses.
a. If there is a wine and/or beer liquor and/or intoxicating liquor license, there shall be no
separate bar area within the restaurant.
Service Facilities, 8,000 square feet or larger.
(1) The service space shall be located on the ground story;
(2) The retail space shall have an exterior entrance on the primary facade.
Meeting of October 17, 2018 Page 5
Subject: Mixed-Use District
(3) The retail space shall be located at a corner of the building or near a primary building
entrance.
(4) The service space shall not occupy more than 25 percent of the gross floor area of the
ground floor.
Catering; studio; printing process/supply; showrooms.
(1) This use may also include associated facilities such as offices and small scale warehousing,
but distribution is limited to vans and small trucks. Distribution access shall be from the rear.
(2) The maximum overall gross floor area is limited to 12,000 square feet, unless otherwise
noted.
(3) A showroom or retail outlet is permitted.
(4) If located on a Secondary Frontage the following additional conditions apply:
a. The use is permitted only in specifically designated live/work spaces on the ground floor
and with its own exterior entrance.
b. Distribution shall be from a designated loading area only.
(5) If located on a Primary Frontage, the following additional conditions apply:
a. A showroom and/or retail outlet is required and shall be located in the Primary Street
storefront of the building.
b. The showroom and/or retail outlet shall occupy a minimum of 25 percent of the gross
floor area.
Sec. 36-267. Uses permitted by conditional use permit (CUP). Uses listed in Table __ with a “CUP” symbol
require a Conditional Use Permit; refer to 36-33 Conditional Use Permits.
Liquor Store.
(1) The lot must be at least 1,000 feet from the property line of a site containing a pawnshop,
currency exchange, payday loan agency, firearms sales or sexually-oriented business. The distance
shall be measured from the portion of the center or building occupied by the liquor store.
Private Entertainment (Indoor).
(1) No activity results in any noxious or offensive odors, sounds, vibrations, emissions, or any
external nuisances upon adjacent properties.
(2) Hours of operation are limited to XX to XX on weekdays and XX to XX on weekends (Saturdays
and Sundays).
(3) If there is a wine and/or beer license, the following additional conditions shall apply:
a. There shall be no separate bar area within the establishment.
b. If the above conditions are not met, a private indoor entertainment with a wine
and/or beer license may apply for a conditional use permit under Section ____
Communication antennas.
(1) Shall be co-located atop a permitted building.
Meeting of October 17, 2018 Page 6
Subject: Mixed-Use District
(2) Shall be developed in accordance with 36-368 Communication towers and antennas.
Sec. 36-268 Accessory Uses. The following uses shall be permitted accessory uses in any MX district.
(1) Accessory Off-Street Parking. The following are types of accessory parking permitted:
a. Parking Lot. Refer to 36-142 for definition, with the exception that parking lots may be used
for periods of more than 24 hours for residential uses. Parking lot locations are regulated by
Section_______
b. Accessory Parking Ramp. Refer to 36-142 for definition, with the exception that parking ramps
may be used for periods of more than 24 hours for residential uses.
i. Accessory parking ramps may be located only in the rear yard.
ii. Accessory parking ramps located on the secondary frontage shall have active uses on the
ground floor street facing facades, and.
iii. Accessory parking ramps shall meet the façade requirements for the building.
c. Accessory Parking in the Building. Parking may be provided in the rear of the building or fully
in any basement, and shall meet the façade requirements for the building.
(2) Incidental repair or processing which is necessary to conduct a permitted use and not to exceed
ten percent of the gross floor area of the associated permitted use.
(3) Outdoor seating and service of food and beverage, subject to the following conditions:
a. Shall be directly adjacent to the structure containing the associated use;
b. No speakers or other electronic devices which emit sound are permitted if the use is
located within 500 feet of a residential use;
c. The hours of operation shall be limited to 7:00 a.m. to 10:00 p.m. if the use is located
within 500 feet of a residential use; and
d. Additional parking will not be required if the outdoor seating area does not exceed 500
square feet or ten percent of the gross floor area of the principal use, whichever is less.
Parking will be required at the same rate as the principal use for that portion of outdoor
seating area in excess of 500 square feet or ten percent of the gross building area,
whichever is less.
(4) Bar, if accessory to a restaurant, hotel or private entertainment (indoor).
(5) Catering, if accessory to a restaurant, food service, delicatessen, grocery store or retail bakery.
(6) Incidental repair or processing which is necessary to conduct a permitted use and not to exceed
ten percent of the gross floor area of the associated permitted use.
(7) Visitor lodging associated with residential care facilities.
Meeting of October 17, 2018 Page 7
Subject: Mixed-Use District
(8) Warehouse/storage which is necessary for a permitted use and not to exceed 20 percent of the
gross floor area of the associated permitted use.
(9) Home occupations complying with all of the conditions in the R-C district.
(10) Outdoor sales are permitted only as accessory uses with garden and nursery sales.
(11) Public transit stops/shelters.
(12) Community gardens
(13) Accessory Utility Structures including:
a. Anaerobic digesters;
b. Small wind energy conversion system, as defined in 36-4 Definitions.
c. Solar energy systems. A solar energy system with a supporting framework that is either
placed on, or anchored in, the ground and that is independent of any building or other
structure; or that is affixed to or an integral part of a principal or accessory building,
including but not limited to photovoltaic or hot water solar energy systems which are
contained within roofing materials, windows, skylights, and awnings.
d. Cisterns and Rainwater Collection Systems. A container or series of containers for the
collection and reuse of rainwater. A cistern may be exempted from inclusion in the Site
Impervious Area calculation.
e. Where accessory utility structures are permitted with conditions, the following apply:
i. Accessory Use. The equipment shall be located on a lot with a building and is a
secondary use for the lot.
ii. Roof Mounted Location. Roof mounted equipment shall be located per one of the
following:
1. Pitched Roof. Locate the equipment on a rear facing surface of the roof, if
feasible for communication purposes.
2. Flat Roof. Locate the equipment towards the rear portion of the roof, where
visibility is limited from the street to the maximum extent possible.
iii. Ground Mounted Location. Ground mounted equipment is limited to the rear
yard. Equipment may be located in the side yard if the equipment is screened
from the street with an opaque wall, of the same or similar material of the street
facade of the building.
iv. Height. The height of the equipment is either a maximum of 12 feet or the
maximum that is not visible from any street sidewalk, whichever is greater.
v. Performance Standards. When noxious or offensive odors, sounds, vibrations,
emissions, or any external nuisances upon adjacent properties, including truck
Meeting of October 17, 2018 Page 8
Subject: Mixed-Use District
traffic, will be generated by this accessory use above any generated by the
principal use, a conditional use permit is required. Refer to 36-33 Conditional Use
Permits.
vi. Freestanding Wind Energy Conversion Systems (WECS). Refer to Sec. 36-369, with
the exception of the following requirements which shall replace the provisions of
Table 36-369 A for all projects within the Form-Based District:
1. Height Limit: 110 feet
2. Maximum Number of WECS per lot: 2
3. Minimum Lot Size: 1.5 acres