Land Use & Transportation Planning Planning Commission Agenda
Planning Commission AGENDA PLANNING COMMISSION …
Transcript of Planning Commission AGENDA PLANNING COMMISSION …
Planning Commission AGENDA
PLANNING COMMISSION REGULAR MEETING THURSDAY, June 3, 2021
(VIA WEB-EX) CITY COUNCIL CHAMBERS
BLOOMINGTON CIVIC PLAZA 1800 WEST OLD SHAKOPEE ROAD BLOOMINGTON, MN 55431
6:00 PM Chair Jon Solberg has determined it is not practical or prudent to conduct an in-person meeting at City Hall due to the global COVID-19 health pandemic as permitted by MS 13D.021. Some or all members of the Planning Commission and staff may participate remotely and electronically as permitted by law. Members of the public may watch, listen or participate in the meeting via television, computer or phone. To watch or listen to the meeting:
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ITEM 1 Case PL2021-99 6:00 p.m. Afrique Hospitality Group (applicant) (public hearing) Privately initiated City Code Amendment establishing and defining “Cultural Campus” as a use and adding as a
conditional use in the FD-2 zoning district ITEM 2 City of Bloomington Consider approval of draft 5/13/21 Planning Comission meeting synopsis BloomingtonMN.gov: A yearly meeting schedule, agendas, and the official minutes once approved are available. If you require a reasonable accommodation, please call 952-563-8733 (MN Relay 711) as soon as possible, but no later than 9:00 a.m. one business day before the meeting day.
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Planning Commission Item
Originator Planning
Item City Code Amendment - Cultural Campus
Agenda Section Item 1
Date June 3, 2021
Requested Action:
Staff recommends approval through the following motion:
In Case #PL2021-99, I move to recommend approval of a privately initiated City Code Amendment establishingand defining "Cultural Campus" as a use and designating it as a conditional use in the FD-2 zoning district.
Description:
Privately initiated City Code Amendment establishing and defining "Cultural Campus" as a use and adding as aconditional use in the FD-2 zoning district
Attachments:
Staff ReportProject DescriptionCultural Campus OrdinanceAffidavit of PublicationStaff Presentation
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CITY OF BLOOMINGTON MINNESOTACASE #PL2021-99
REQUEST FOR COUNCIL ACTIONPAGE 1 of 6
Report to the Planning CommissionPlanning Division/Engineering Division
06/03/2021
GENERAL INFORMATION
Applicant: Afrique Hospitality Group, LLC
Request: Privately initiated City Code Amendment establishing and defining "Cultural Campus" as a use and adding it as a conditional use in the FD-2 zoning district.
CHRONOLOGY
Planning Commission 06/03/2021 – Public hearing scheduled
City Council 06/14/2021 – Public hearing scheduled
DEADLINE FOR AGENCY ACTION
Application Date: 04/29/2021 60 Days: 06/28/2021120 Days: 08/27/2021Applicable Deadline: 06/28/2021 Newspaper Notification: Confirmed (05/20/2021 Sun Current – 10 day notice)
STAFF CONTACT
Nick Johnson, PlannerPhone: (952) 563-8925 E-mail: [email protected]
PROPOSAL
Afrique Hospitality Group, LLC requests a privately initiated City Code amendment to create a new land use classification in the City’s Zoning Code (Chapters 19 and 21) – “Cultural Campus”. The applicant proposes to define Cultural Campus as follows:
Cultural Campus. An interrelated collection of at least three of the following uses on one site that assist in cultural development with no one use occupying more than 50 percent of the floor area on site: community center, arts center, office, place of assembly, event center, indoor recreation and entertainment, university, makerspace, business incubator with shops and production space, restaurant, library, museum, and social service distribution facility.
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CITY OF BLOOMINGTON MINNESOTACASE #PL2021-99
REQUEST FOR COUNCIL ACTIONPAGE 2 of 6
Report to the Planning CommissionPlanning Division/Engineering Division
06/03/2021
In addition, the ordinance would designate or establish Cultural Campus as a conditional use in the FD-2 Freeway Development zoning district. The proposed ordinance would amend Section 19.03 (Definitions) and Section 21.209 (Use Tables) of the City Code.
Through a separate and subsequent application, the applicant desires to establish a cultural campus use located at 1701 American Boulevard East, a site that is currently zoned FD-2. According to the project description, the cultural campus would serve as a business hub to assist and facilitate entrepreneurship and business startups by providing office and incubation space, training, support, and other services.
ANALYSIS
The intent of the Freeway Development (FD-2) zoning district (Sec. 21.206.05) is as follows:
The Freeway Development (FD-2) District is designed to provide for a limited mixture of compatible land uses; to encourage and accommodate industry in freeway locations convenient to the metropolitan area; to provide for integrated roadside business areas designed to offer a group of essential services to the motoring public in compact and convenient locations; to accommodate certain uses large in area and with a metropolitan clientele; and so far as may be possible, to protect the freeways from congestion by proper location of heavy traffic generators and exclusion of most retail businesses.
Application of the Freeway Development (FD-2) zoning district dates back to the early 1960s. There are 48 parcels in Bloomington with a zoning designation of FD-2, mostly concentrated along American Boulevard between Nicollet Avenue South and Old Cedar Avenue South.
The zoning district allows a wide variety of uses, including office, manufacturing, warehouse, and restaurant as permitted (P) uses. Multiple-family dwelling, college or university, hotel, vehicle repair, health club and pet services facility are a sampling of uses designated as conditional (C) uses in the FD-2 zoning district. Multiple uses that are included in the proposed Cultural Campus use definition are already allowed in the FD-2 zoning district, whereas other uses are currently not allowed. Table 1 provides an overview of the current status of the component uses included in a Cultural Campus as they relate to the FD-2 zoning district, as well as referenced Code sections, which often include specific performance standards pertaining to that use. Permitted uses are designated by “P”, whereas conditional uses are designated by “C”, as denoted in the Use Table section of City Code.
Table 1: Use Designations in the FD-2 Zoning District (see Sec. 21.209)
Use Type FD-2 ReferencesCommunity Education or Arts Center -Office P
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CITY OF BLOOMINGTON MINNESOTACASE #PL2021-99
REQUEST FOR COUNCIL ACTIONPAGE 3 of 6
Report to the Planning CommissionPlanning Division/Engineering Division
06/03/2021
Use Type FD-2 References
Place of Assembly - Sec. 19.63Sec. 21.302.06
Event Center -
Indoor Recreation and Entertainment -
University C Sec. 21.302.25Sec. 21.302.06
Makerspace PRetail Sales, incidental up to 10% of floor area for products manufactured on site A
Restaurant (without outdoor seating or drive-through) P Sec. 21.302.19
Library -
Museum -
Social Service Distribution Facility P
As shown in Table 1, multiple uses included in the Cultural Campus definition are allowed either as permitted or conditional uses. Uses that are not currently allowed in the FD-2 zoning district include community education or arts center, place of assembly, event center, indoor recreation and entertainment, library and museum. The Cultural Campus definition proposed by the applicant would require that a minimum of three of these uses be mixed within one occupancy, with no one use exceeding 50 percent of floor area on site. Uses within a cultural campus would still be subject to relevant performance standards for an individual use within the campus, such as place of assembly or restaurant standards. Compliance with these use-specific standards would be evaluated as part of a Conditional Use Permit (CUP) review process (see Sec. 21.501.04). In addition, other site specific standards and characteristics, such as off-street parking, sidewalks, landscaping, and lighting to name a few examples, would also be evaluated as part of a CUP review.
To inform whether or not the mix of uses proposed or allowed within the Cultural Campus use designation is appropriate within the FD-2 zoning district, it is helpful to provide the definitions of these various uses to understand what activities would be permitted. The definitions of the various uses listed within the Cultural Campus definition are as follows:
COMMUNITY EDUCATION OR ARTS CENTER. An establishment operated by a non-profit organization or government agency primarily devoted to educational, recreational and cultural facilities, displays, meeting rooms, social service facilities and public health facilities, or any combination thereof.
OFFICE, GENERAL. An establishment providing executive, management, administrative or professional services, but not involving office/warehouse use, medical or dental services or the sale of merchandise, except as incidental to a permitted use. Typical uses include real estate,
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CITY OF BLOOMINGTON MINNESOTACASE #PL2021-99
REQUEST FOR COUNCIL ACTIONPAGE 4 of 6
Report to the Planning CommissionPlanning Division/Engineering Division
06/03/2021
insurance, property management, investment, employment, travel, advertising, law, architecture, government, design, engineering, accounting and similar office uses.
PLACE OF ASSEMBLY. A facility providing for the assembly of persons for interaction as a primary use, including community centers, and religious institutions, also referred to as PLACE(S) OF ASSEMBLY FOR WORSHIP. PLACE(S) OF ASSEMBLY do not include community education or art centers, schools, instructional centers, daycare facilities, family day shelters, conservatories, convention centers, libraries, museums, residential dwellings, recreational and entertainment facilities, theaters or social service distribution facilities which fall under separate definitions in this code.
RECREATION AND ENTERTAINMENT, INDOOR. An establishment that offers recreation and entertainment activities, for-profit or nonprofit, to the general public within an enclosed building. Typical uses include theaters, movie theaters, bowling alleys, skating rinks, game arcades, dance studios and the like.
COLLEGE or UNIVERSITY. A college, community college or other post secondary educational facility primarily engaged in the education of students, which may include one or more of the following components: teaching and research facilities; educational classroom space; public assembly; child care facilities, student center; food service facilities; laundry services; library; administrative offices; and recreation facilities.
MAKERSPACE. A facility where shared manufacturing tools, such as 3-D printers, laser cutters, and hand tools and machines are used for the invention, fabrication, and storage of physical products, not for mass production. May include membership fees and be used incidentally as an instructional center.
RESTAURANT AND CLUB. An establishment engaged in the preparation and on-site retail sale of readily consumable food and beverages, and characterized by sit down table, counter or drive through service to customers. Establishments may include, but are not limited to, a coffee shop, cafeteria, fine dining, bar, fast food, take out, drive-in or sandwich stand serving food, licensed brewpub, and all other eating or drinking establishments.
LIBRARY. A facility housing a collection of books, magazines or other material, that are generally loaned to the general public.
MUSEUM. A museum or similar use which has as its primary purpose the collection, display or preservation of objects of community or cultural interest in one or more of the arts or sciences.
SOCIAL SERVICE DISTRIBUTION FACILITY. An establishment primarily engaged in the temporary storage and distribution of donated food products, clothing, furniture, books and the like.
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CITY OF BLOOMINGTON MINNESOTACASE #PL2021-99
REQUEST FOR COUNCIL ACTIONPAGE 5 of 6
Report to the Planning CommissionPlanning Division/Engineering Division
06/03/2021
The first policy question for the City is whether or not a cultural campus is an appropriate use for the FD-2 zoning district, which is determined by evaluating the proposed use according to the intent of the zoning district. The intent of the FD-2 zoning district is listed at the beginning of the analysis section. Based on the zoning district intent, a “business hub” as described in the applicant’s project description is an appropriate use for the FD-2 zoning district. The FD-2 district intends to establish opportunities for both industry and business in convenient locations within proximity to freeways. A “business hub” would most assuredly be consistent with that intent. As such, an overall cultural campus use analysis can be split into two categories of sub-uses: 1) typical business or industrial uses, and 2) other supportive or ancillary uses. Staff would group the uses proposed within the cultural campus definition as follows:
Typical Business or Industrial Useso Officeo Makerspaceo Business Incubator with Shops and Production Space
Other Supportive or Ancillary Useso Community Centero Arts Centero Place of Assemblyo Event Centero Indoor Recreation and Entertainmento Universityo Restauranto Libraryo Museumo Social Service Distribution Facility
Evaluation of the supportive or ancillary uses proposed as part of a cultural campus can be viewed in a context of other supportive uses that are already allowed within the FD-2 zoning district. For example, restaurants, universities and social service distribution centers are already allowed within the FD-2 district, benefiting both from proximity to freeways and synergy with or proximity to hubs of business. It is already established that these three uses are acceptable and appropriate for the FD-2 zoning district. The supportive uses that remain from an analysis standpoint are community center, arts center, place of assembly, event center, indoor recreation and entertainment, library and museum. In staff’s judgment, these uses established independently or as a single occupancy would not be appropriate uses within the FD-2 zoning district. However, when established as part of a broader campus with a mix of uses consistent with the intent of the FD-2 zoning district, staff finds that such a use mix or allowance can be managed or achieved in a manner that would be acceptable in the FD-2 zoning district. From staff’s perspective, it is essential that such a campus have a mix of a minimum of three uses, with no single occupying more than 50% of the floor area of the campus. The proposed definition of cultural campus includes these specific provisions, ensuring that no single use that may not be appropriate for the FD-2 district as a stand-alone use may comprise the majority of the facility. However, the consistency of such a use with the intent of the
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CITY OF BLOOMINGTON MINNESOTACASE #PL2021-99
REQUEST FOR COUNCIL ACTIONPAGE 6 of 6
Report to the Planning CommissionPlanning Division/Engineering Division
06/03/2021
FD-2 zoning district would be dependent on two factors in the judgment of staff: 1) proposed mix of uses, and 2) proposed location and general Code compliance.
First, to understand the use characteristics of the proposed facility and potential characteristics that may be incompatible with the FD-2 zoning district, it is essential to evaluate the specific mix of uses presented at a proposed facility. Substantial detail would need to be provided to document how the proposed mix of uses interact from an operational and staffing standpoint. For example, understanding the hours of operation, anticipated staffing, parking requirements of each specific use will be paramount in determining if the proposed cultural campus will function adequately at a given location. It is imperative to understand how the uses will interact with one another.
Second, the location for such a use is critically important, as locational factors will also inform the compatibility and suitability for such a use. Locational factors include off-street parking supply, access, circulation, pedestrian facilities, adjacent land uses, and other factors that are site-specific. Some properties zoned FD-2 in Bloomington are not suitable locations for a cultural campus. The proposed location of such a use is critical in determining whether or not such a use can be operated in a manner that is not detrimental to the public health, safety or welfare.
Given these two factors, staff recommends that the cultural campus use, if supported, be designated as a conditional use in the FD-2 zoning district. Evaluating a proposal through the Conditional Use Permit (CUP) process ensures that the mix of uses are evaluated, and that the locational factors of a specific site are analyzed in the context of the proposed cultural campus. The required findings for a Conditional Use Permit approval require the use be fully compliant with the City Code, unless affirmative findings can be made for a Variance or Planned Development (PD) flexibility. CUP approval requires that the facility and site comply with off-street parking, sidewalk, landscaping, lighting and other City Code requirements. Given that only the City Council has the authority to approve a Conditional Use Permit for both places of assembly and universities, staff recommends that City Council approval be necessary for CUPs submitted for a cultural campus use. As a result, cultural campus would need to be added to the list of conditional uses requiring City Council review and approval in Section 21.501.04(d)(1) of the City Code. The proposed ordinance has been prepared to reflect this requirement.
RECOMMENDATION
Staff recommends approval through the following motion:
In Case #PL2021-99, I move to recommend approval of a privately initiated City Code Amendment establishing and defining "Cultural Campus" as a use and designating it as a conditional use in the FD-2 zoning district.
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May 20, 2021
Mr. Glen MarkegardPlanning ManagerCity of Bloomington1800 West Old Shakopee RoadBloomington, MN 55431-3027
Re: Text Amendment Application
Dear Mr. Markegard:
I represent Afrique Hospitality Group LLC (“Afrique”), which is seeking to develop the property at 1701 American Blvd East (“Property”), in the city of Bloomington (the “City”) as a business hub (“Project”) for the south-metro East African business community. Afrique is seeking to amend the Bloomington City Code of Ordinances (“City Code”) to allow for an expanded range of uses at the Property, within the FD-2 Freeway Development District. Please accept this letter, together with the enclosed materials, as an application for a City Code text amendment.
Afrique is actively working to improve a portion of the Property as a restaurant, an existing permitted use in the FD-2 District. The Property will also include other uses, including offices and co-working space. In addition to the uses currently permitted in the FD-2 District, Afrique is seeking to obtain approval to allow several other community-oriented uses within the Project, including an event center, university, business incubator, and private rooms, as well as an opportunity to bring in a broader range of uses.
A critical element of the Project will be a small-business training and incubator center ("Business Center"). Afrique will act as a community development finance corporation that will use the Business Center to educate, train, and develop African and African diaspora entrepreneurs from A through Z of the business startup process. Entrepreneurs will be provided office space, access to critical resources, and space in a curated indoor East African business plaza, with a limited number of retail shops, professional, and medical services. This effort is consistent with City of Bloomington's equity and inclusion initiatives, which include building a diverse skilled workforce, growing diverse businesses, and eliminating barriers to equity.
Proposed Text Amendment
Based on the proposed range of uses, Afrique is seeking to establish a new land use classification described as a Cultural Campus, which could include a range of complimentary uses, as follows:
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Mr. Glen MarkegardMay 20, 2021Page 2
Cultural Campus. An interrelated collection of at least three of the following uses on one site that assist in cultural development with no one use occupying more than 50 percent of the floor area on site: community center, arts center, office, place of assembly, event center, indoor recreation and entertainment, university, makerspace, business incubator with shops and production space, restaurant, library, museum, and social service distribution facility.
Afrique is seeking an amendment to Table 21.209(e) to establish a Cultural Campus a conditional use in the FD-2 District.
On behalf of Afrique, we respectfully request consideration and support of this text amendment. Please do not hesitate to let me know if you have any questions or would like to discuss further.
Sincerely,
Jacob W. Steen, forLarkin HoffmanDirect Dial: 952-896-3239Direct Fax: 952-842-1738Email: [email protected]
Enclosure
4850-6978-3271, v. 1
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ORDINANCE NO. 2021 - ___
AN ORDINANCE DEFINING CULTURAL CAMPUS AS A NEW USE DESIGNATION AND DESIGNATING CULTURAL CAMPUS AS A CONDITIONAL USE IN THE FD-2 ZONING
DISTRICT, THEREBY AMENDING CHAPTERS 19 AND 21 OF THE CITY CODE.
The City Council of the City of Bloomington, Minnesota ordains:
Section 1. That Chapter 19 of the City Code is hereby amended by deleting those words that are contained in brackets [ ] with strikethrough text and adding those words that are underlined, to read as follows:
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CHAPTER 19: ZONINGARTICLE I. GENERAL PROVISIONS
***
DIVISION B: DEFINITIONS
§ 19.03 DEFINITIONS
***
COTTAGE FOOD OPERATION. An individual person who prepares, at the person's residence, non-potentially hazardous food subject to requirements in M.S. § 28A.152, as it may be amended from time to time.
CULTURAL CAMPUS. An interrelated collection of at least three of the following uses on one site that assist in cultural development with no one use occupying more than 50 percent of the floor area on site: community center, arts center, office, place of assembly, event center, indoor recreation and entertainment, university, makerspace, business incubator with shops and production space, restaurant, library, museum, and social service distribution facility.
CURRENCY EXCHANGE BUSINESS. Any entity, except a bank, trust company, savings bank, savings and loan association, credit union or industrial loan and thrift company, engaged in the business of cashing checks, drafts, money orders or travelers’ checks for a fee. A person who provides these services incidental to the person’s primary business is not included in the definition if the charge for cashing a check or draft does not exceed $1 or 1% of the value of the check or draft, whichever is greater.
***
Section 2. That Chapter 21 of the City Code is hereby amended by deleting those words that are contained in brackets [ ] with strikethrough text and adding those words that are underlined, to read as follows:
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***
CHAPTER 21: ZONING AND LAND DEVELOPMENT***
ARTICLE II. DISTRICTS AND USES
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DIVISION H: USES
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§ 21.209 USE TABLES
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(e) Industrial Zoning districts.
Zoning DistrictUse Type
IT I-1 I-2 I-3 IP FD-2References; See Listed Section
***
Cultural Campus C
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ARTICLE V. ADMINISTRATION AND NONCONFORMITY
DIVISION A: APPROVALS AND PERMITS
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§ 21.501.04 CONDITIONAL USE PERMITS
***
(d) Review and approval. Conditional use permit applications must be reviewed and acted upon by the Planning Commission, except for the uses listed in subsection (d)(1) below, which must be reviewed by the Planning Commission and acted upon by the City
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Council. If the Planning Commission action results in a tie vote, the conditional use permit application is automatically sent to the City Council for their final action.
(1) City Council review. Because of higher potential to negatively impact surrounding property, the following use types must be reviewed by the Planning Commission and acted upon by the City Council when a conditional use permit is required by the underlying zoning district.
(A) Clubs and lodges;
(B) College or university;
(C) Convention center;
(D) Hospitals, sanitariums and rest homes;
(E) Household hazardous waste and recycling collection facilities;
(F) Junk car disposal businesses;
(G) Open storage as a primary use;
(H) Reserved;
(I) Pawn shops;
(J) Places of assembly;
(K) Planned developments;
(L) Post secondary educational institutions;
(M)School (K-12), public or private;
(N) Solid waste transfer stations;
(O) Manufactured home parks;
(P) Medical marijuana distribution facilities;
(Q) Public and public utility buildings in the BP-1 and BP-2 Overlay Zoning Districts;
(R) Firearm sales, primary;
(S) Firing range;[ and]
(T) Work/live units[.]; and
(U) Cultural campus.
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Passed and adopted this __________ day of _______________, 2021.
_______________________________Mayor
ATTEST:
_______________________________Secretary to the Council
APPROVED:
_______________________________City Attorney
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ITEM #1
Planning Commission
June 3, 2020
Case #PL2021-99
Privately Initiated City Code Amendment
Cultural Campus in FD-2 Zoning District
Afrique Hospitality Group, LLC
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Planning Commission | 06.03.2021
Application Overview
• Privately initiated City Code amendment to:
1) Create and define cultural campus use
2) Establish cultural campuses as a conditional use
in the FD-2 zoning district
• Applicant desires to establish a cultural campus
located at 1701 American Boulevard East
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Planning Commission | 06.03.2021
Cultural Campus Definition
Cultural Campus. An interrelated collection of at least three of
the following uses on one site that assist in cultural development
with no one use occupying more than 50 percent of the floor area
on site: community center, arts center, office, place of assembly,
event center, indoor recreation and entertainment, university,
makerspace, business incubator with shops and production space,
restaurant, library, museum, and social service distribution
facility.
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Planning Commission | 06.03.2021
Cultural Campus Definition Revised
Cultural Campus. An interrelated collection of at least three of
the following uses on one site that assist in cultural development
with no one use occupying more than 50 percent of the floor area
on site within the cultural campus use: community center, arts
center, office, place of assembly, event center, indoor recreation
and entertainment, university, makerspace, business incubator
with shops and production space, restaurant, library, museum, and
social service distribution facility. A cultural campus use may
cross property lines and include multiple buildings provided the
properties are contiguous.
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Planning Commission | 06.03.2021
FD-2 Zoning District Intent
The Freeway Development (FD-2) District is designed to provide
for a limited mixture of compatible land uses; to encourage and
accommodate industry in freeway locations convenient to the
metropolitan area; to provide for integrated roadside business
areas designed to offer a group of essential services to the
motoring public in compact and convenient locations; to
accommodate certain uses large in area and with a metropolitan
clientele; and so far as may be possible, to protect the freeways
from congestion by proper location of heavy traffic generators
and exclusion of most retail businesses.
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Planning Commission | 06.03.2021
FD-2 Zoning District Locations
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Planning Commission | 06.03.2021
Cultural Campus Sub-Uses in FD-2
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Planning Commission | 06.03.2021
Use Table - Cultural Campus
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Planning Commission | 06.03.2021
City Code Amendments - Discretion
Permits
Site/Development Plans
Plats
Interim Use Permits
Conditional Use Permits
Variances
Planned Developments
Ordinance Amnd./Rezonings
Comprehensive Plan Amendments
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Recommendation
• Staff recommends approval through the following motion:
In Case #PL2021-99, I move to recommend approval of a
privately initiated City Code Amendment establishing and
defining "Cultural Campus" as a use and designating it as a
conditional use in the FD-2 zoning district as revised at the June
3rd Planning Commission meeting.
Planning Commission | 06.03.2021
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Planning Commission Item
Originator Planning
Item Consider approval of draft meeting synopsis of May 13, 2021.
Agenda Section Item 2
Date June 3, 2021
Requested Action:
I move to approve the draft Planning Commission meeting synopsis of May 13, 2021 as presented.
Description:
Consider approval of draft meeting synopsis of May 13, 2021.
Attachments:
Planning Commission meeting synopsis May 13, 2021
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PLANNING COMMISSION SYNOPSIS
Thursday, May 13, 2021
CALL TO
ORDER
Chairperson Solberg called the Planning Commission meeting to order via Web-Ex at 6:00
PM.
COMMISSIONERS PRESENT: Jon Solberg , Paige Rohman, Nelly Korman, Joanna Goltzman,
Aubrey Albrecht, Phil Koktan (all via Webex)
COMMISSIONERS ABSENT: Suado Abdi
STAFF PRESENT: Via Webex: Glen Markegard, Mike Centinario, Nick Johnson, Shawn James, Amy
Marohn, Liz O’Day
Chairperson Solberg led the attendees in the reciting of The Pledge of Allegiance. Markegard provided an
overview of the meeting format given the emergency declaration and pandemic situation and explained
how those watching the meeting remotely could call in to participate.
ITEM 1
6:08 p.m.
CASE:
APPLICANT:
LOCATION:
PL2021-73
Interior Architects – Zak Klobucar
7901 Penn Avenue S
REQUEST: Variance to paint brick on an existing building
SPEAKING FOR THE APPLICANT:
Zak Klobucar
PUBLIC HEARING DISCUSSION:
Centinario provided the subject property location and surrounding areas. The Planning
Commission previously reviewed a variance to paint brick at TCF Bank, just across Penn
Avenue from the subject property. The existing building is primarily stucco but the
bottom three feet is brick. The applicant stated the brick is deteriorating and is need of
fresh paint. Staff visited the site and displayed photos. The brick appears to be in good
condition. There are several reasons why the Code prohibits painted brick. Painting brick
reduces its durability and would require ongoing maintenance. It also increases
enforcement. Often, builders will cite difficulty in complying with branding. However,
the same bank is currently under construction and they identify brick as their primary
material. The applicant has other options including a different brick color, concrete, metal
panels or stucco system on top of the brick.
Albrecht asked if placing stucco on top of brick increases maintenance.
Centinario stated maintenance would not be at the same level. The stucco system must
have a lath application and they would adhere to the wall. It is several layers of a stucco
system.
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Draft Page 2
City of Bloomington
Planning Commission Synopsis May 13, 2021
Goltzman stated the previous application mentioned a varnish. She asked if there is a
difference between the varnish and this application.
Centinario stated the previous application was a brick stain. Stain is a coating but it does
not penetrate the entire brick. Staining, in some ways, is worse than painting because you
cannot unstain brick.
Zak Klobucar stated they are proposing a top coat that is a vapor permeable surface and it
adds superior protection to the brick. If there are maintenance issues, they would
certainly address it.
Chair Solberg opened the public hearing. No one offered testimony.
The public hearing was closed via a 6-0 roll call vote on the motion.
Solberg stated the variance is created by the landowner by the need to change the color.
Economic considerations do not justify a variance.
Rohman agreed. They must be consistent with the standards and not set a precedent. If
the Commission or Council wants to change the standards, they could take a look at the
standards but for now, he would go with staff’s recommendation of denial.
Albrecht agreed about not setting a precedent.
The item moves to the City Council as a Consent item on May 24, 2021.
ACTIONS OF THE COMMISSION:
M/Rohman, S/Goltzman: To close the public hearing.
Motion carried 6-0. Confirmed with a roll call vote.
M/Goltzman, S/Albrecht: In Case PL2021-73, having been unable to make the required
findings (A), (C), and (E), I move to recommend City Council adopt a resolution denying
the variance to paint brick exterior materials on an existing building at 7901 Penn
Avenue.
Motion carried 6-0. Confirmed with a roll call vote.
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Draft Page 3
City of Bloomington
Planning Commission Synopsis May 13, 2021
ITEM 2
6:30 p.m.
CASE:
APPLICANT:
LOCATION:
PL2021-74
Hake’s Auto (occupant)
951 American LLC
951 American Boulevard East
REQUEST: Conditional Use Permit for a four bay auto repair facility in an existing
office/warehouse structure.
SPEAKING FOR THE APPLICANT:
Erik Hake
PUBLIC HEARING DISCUSSION:
O’Day provided the subject property location and surrounding uses. The applicant would
occupy 4,800 square feet of a multi-tenant office/warehouse building and would have
four auto repair bays, three major and one minor auto repair bay. There are three interior
parking spaces and 25 spaces within a fenced in area at the back of the property. The
parking is compliant with the auto repair use. However, any use other than
office/warehouse or expansion of office must be reviewed for parking compliance. The
lighting is compliant as well. It should be noted that upon inspection, a wall pack has
burnt out. That must be replaced in order to be compliant with lighting. The tenant space
is move-in ready so a building permit is not needed at this time.
Eric Hake mentioned he had nothing to add.
Chair Solberg opened the public hearing.
The public hearing was closed via a 7-0 roll call vote on the motion. No one offered
testimony.
Goltzman appreciated the locally owned business and supported the application.
Rohman agreed. It is a great reuse of the space.
The item is a final decision unless an appeal is received by 4:30pm on May 18th, 2021.
ACTIONS OF THE COMMISSION:
M/Albrecht, S/Goltzman: To close the public hearing.
Motion carried 6-0. Confirmed with a roll call vote.
M/Rohman, S/Korman: In Case PL2021-74, having been able to make the required
findings, I move to adopt a resolution approving a Conditional Use Permit for a four bay
auto repair facility in an existing office/warehouse structure at 951 American Boulevard
E, subject to the conditions and Code requirements attached to the staff report.
Motion carried 6-0. Confirmed with a roll call vote.
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CONDITIONS OF APPROVAL:
1. Prior to Occupancy Trash and recycling must be addressed and identified on a plan
prior to occupancy.
2. Ongoing The landscaping plan must continue to be maintained.
3. Ongoing The parking lot lighting must be maintained.
4. Ongoing No vehicles may be for sale on the property.
5. Ongoing Vehicles waiting for repair must be currently licensed and in the
designated repair waiting area of the lot.
6. Ongoing Trash/recycling containers and dumpsters must be kept indoors at
all times except before and immediately after pick up.
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ITEM 3
6:35 p.m.
CASE:
APPLICANT:
LOCATION:
PL2021-42
Walser Toyota (owner and user)
4217 and 4401 American Boulevard West
REQUEST: 1) Comprehensive Plan Map Amendment to reguide a portion of 4217
American Boulevard West from Community Commercial (CC) to
Regional Commercial (RC) 2) Rezoning a portion of 4217 American
Boulevard West from Commercial Service 0.5 (Planned Development)
(CS-0.5(PD)) to Freeway Office and Service (Planned Development)(C-
1 (PD)) 3) Preliminary and Final Development Plans for a new
approximately 122,000 square-foot class I and II motor vehicle sales
facility and three story parking ramp with roof parking 4) Preliminary
and Final Plat to combine two lots into one lot
SPEAKING FOR THE APPLICANT:
David Phillips
PUBLIC HEARING DISCUSSION:
Johnson provided the subject property location and surrounding areas. Walser acquired
the Joe Senser’s restaurant. He provided a development history of the site. The
development proposal from 2020 (Case PL2020-55) was a phased plan that was intended
to keep the existing dealership during construction. It is still valid however, they did not
own the Joe Senser’s site at that time. Joe Senser’s is part of a planned development and
is required to share 19 stalls to the AmericInn hotel and Denny’s. The owners of Denny’s
and the hotel submitted a letter of consent to removing Joe Senser’s from the planned
development and acknowledging the 19 stalls that would be provided to them.
The existing designation of Community Commercial does not allow auto sales. Both sites
are proposed to be reguided to Regional Commercial. The existing Walser site is zoned
C-1 but the Joe Senser’s site is proposed to be rezoned to C-1 (PD). The southern part of
the site would remain as R-1 to act as a buffer to the residential to the south. There is a
minimum FAR of 0.4 for motor vehicle sales expansions. The proposed increase in FAR
over the added site is 0.51.
The first phase would be a structured parking ramp and the second phase would be the
new dealership building and phase III would be removing the existing building and added
surface parking. Walser is proposing a two-year interim use that is contingent on issuance
of a dealership/office structure building permit and proof of deposit on major structural
elements. The use is allowed after issuance of a Certificate of Occupancy for the
dealership/office building. The Community Development director may extend an interim
use period if substantial progress has been made.
The northeast access would remain. There must be an eight foot sidewalk along
American Boulevard as well as mid-row parking islands. There is very little disturbance
to the southern portion of the site. There will be glass, architectural concrete, and metal
panels for the building. The ramp would mostly be architectural concrete with a 2nd level
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skyway to the building. A portion of the structured parking building on the south end is
taller than the allowed 50 foot height. The parking proposed is 1,440 total spaces with
708 as non-inventory and 732 as inventory. The parking requirement is 385 spaces. The
overall landscape plan is compliant except for foundation plantings and parking island
trees. The previous application had a request from the nearby townhomes to plant
material along the southern boundary. They are showing the material with the new
landscape plan.
The Southern portion of the parking ramp does not comply with the height requirement
by 2 ½ feet. The area is a stair tower. An enclosed stair tower provides a safer option.
Staff is comfortable with the deviation due to the small area and the added safety. On the
northern elevation of the parking structure, the applicant is adding cable railings. Staff is
comfortable as the applicant has noted the vehicles do not move very often and I-494 is
far away. Staff is supportive of the cable railings, but only on the northern elevation. Staff
received two emails of correspondence, one related to traffic concern on American
Boulevard and traffic operations on West 80th Street Circle. The traffic generation
essentially came to a wash with the removal of the restaurant and addition of the Walser
dealership.
Koktan asked if the public benefit accounts for the loss of jobs at the restaurant.
Johnson stated he does not know the number of employees previously at Joe Sensers. The
number of office jobs and the dealership employees will exceed the number of jobs
previously at Joe Senser’s. Secondarily, the employees will serve the retail area.
Albrecht asked about the access on American Boulevard. Does the access decrease in
width?
Johnson stated the western driveway is narrowing. Currently, there are two lanes with a
median. The new access will be two lanes with no median.
Solberg asked about maximum height for roof lighting.
Johnson stated the maximum height is 28 feet. The applicant is showing height at 12 feet
tall which could mean more lighting poles but a lower luminaire will be less nuisance.
Solberg asked who is responsible to enforce noise.
Johnson stated Environmental Health Division enforces noise. They can take readings
and can confirm if the noise is exceeding the limits for noise. Can confirm if they are
exceeding the L10 standard above the decibel level. If it is not in compliance, they would
be required to do mitigation measures.
Solberg asked about parking island trees or bushes.
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Johnson stated the Code requires trees in parking islands. Trees can create dust or debris
for vehicles. It is staff’s recommendation to not forgo the requirement.
Solberg mentioned the concern about heat islands and also the concern about trees in
parking islands from auto inventory properties.
Johnson noted the current plan is moving the structures to the east so it does lessen the
burden to the residential.
Goltzman asked about setbacks for the district.
Johnson stated the front setback is 35 feet. The applicant could have moved the building
further to the north. He believed it has to do with construction phasing and inventory.
Mixed use districts have maximum setbacks. This property is not in a mixed use district
and therefore, does not have a maximum setback.
David Phillips located the indoor trash room on the floor plan. An enclosed stairway is
ideal. The cable railings will wrap around the east and west sides for the first 20 feet.
Vehicles queuing for the carwash will be on the south side and exit to the north. They
will be considerate of the noise. The restaurant was closing either way due to the
pandemic. Their corporate office will be located at the subject site.
Rohman stated the public comment asked about traffic on American Boulevard. Would
the applicant be willing to put a stop sign at the exit of the site?
Phillips stated he has no objection to putting up a stop sign.
Chair Solberg opened the public hearing. No one offered testimony.
The public hearing was closed via a 6-0 roll call vote on the motion.
Solberg stated there was public testimony from the previous application. The current
application addresses the concern from the public. The request for flexibility is minor.
The phasing is acceptable.
Goltzman agreed. She was excited to see the corporate headquarters moving to
Bloomington. The current application is an improvement over the previous application.
Koktan suggested that staff include a net value for jobs lost or gained to gauge the public
benefit.
Albrecht agreed about the job data. The current application is an improvement from the
previous application. Moving the parking structure to the east side is significant and
makes sense. She appreciated narrowing the access to facilitate a more comfortable
pedestrian movement on American Boulevard.
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Korman appreciated the consideration toward the community.
Rohman agreed with the job data. The stair tower height is not intrusive. The cable
railing on the north elevation is also not problematic.
Solberg stated the applicant has mentioned the cable would wrap around the sides.
Condition #21 relates to the cables on the north elevation.
Koktan asked about the height deviation. What is staff’s reasoning for supporting the
deviation?
Johnson stated the height is 2 ½ feet above Code, which is a minor difference. The
applicant has made a compelling argument for enclosing the tower due to safety concerns
of an unenclosed stair tower.
Koktan stated the applicant could have shifted the stair tower further north with no height
limit. How is this request different than other flexibility requests and does the
Commission have discretion with the flexibility versus variance findings?
Johnson stated there are no other options. The variance findings are harder to make
versus determining public benefit. Planned development flexibility can be granted when
there is enhanced design. Moving the tower to the north may impact separation in regards
to Fire and Building Codes. Given the lesser difference, the limited area of the stair tower
and the flexibility, staff is comfortable with the deviation.
Rohman stated he did not have an issue with the cable railing on the east and west sides
considering how the cars are parked. The cars are not coming and going multiple times a
day. Is a separate motion or clarification needed?
Solberg questioned if the railings on the east and west sides are incidental to the
condition or if a modification is necessary.
Johnson stated staff can revise Condition #21 to meet the intent.
Markegard stated it is best to have Planning Commission direction in the motion
regarding Condition #21.
Koktan expressed concern about the headlights on the hotel.
Johnson mentioned the northern edge of the ramp is where the existing restaurant parking
lot island terminates. The vehicles are for display unless it is for a customer. The
headlights would be over the Denny’s.
Solberg asked about the cable railings on the east side.
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Phillips stated the headlights would be oriented toward Denny’s. It would wrap 20 feet.
The roof parking does not have cable railings, just a concrete protection along the sides.
The area is for vehicle storage only.
Koktan stated he still has concerns. He did not want to design on the spot.
Johnson showed the floor plan.
Solberg stated after seeing the floor plan, he did not have any concern about the
probability of headlights.
Rohman stated perhaps the motion could state that the wrap is permissible as long as it
does not encroach into the parking area.
Solberg stated the parking area is not enclosed with the cable railing, rather, the drive
aisle is in question and could potentially be viewable.
Solberg questioned whether the plan is sufficient or if an added motion is necessary.
Markegard stated Condition #21 could be amended to expand the exception to include
“and the northerly 20 feet of the eastern and western elevations”.
Koktan asked if the Commission would be OK including a positive recommendation or
review from staff to the motion.
Solberg asked which motion would need to be revised.
Markegard stated the third motion.
The item moves to City Council as a public hearing on June 7th, 2021.
ACTIONS OF THE COMMISSION:
M/Goltzman, S/Albrecht: To close the public hearing.
Motion carried 6-0. Confirmed with a roll call vote.
M/Albrecht, S/Goltzman: In Case #PL2021-42, I recommend approval of a
Comprehensive Plan Map Amendment to reguide 4217 American Boulevard West from
Community Commercial to Regional Commercial.
Motion carried 6-0. Confirmed with a roll call vote.
M/Rohman, S/Korman: In Case #PL2021-42, I recommend approval of an ordinance
rezoning 4217 American Boulevard West, except the southern 150 feet thereof, from CS-
0.5(PD) to C-1(PD).
Motion carried 6-0. Confirmed with a roll call vote.
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M/Albrecht, S/Koktan: In Case #PL2021-42, having been able to make the required
findings, I move to recommend approval of Preliminary and Final Development Plans for
a three-story, approximately 122,000 square foot motor vehicle sales and office facility
with a three-story parking structure with roof parking, subject to the conditions and Code
requirements attached to the staff report with the addition in Condition #21, “and the
northerly 20 feet of the easterly and westerly elevations as approved by the Planning
Manager.”
Motion carried 6-0. Confirmed with a roll call vote.
M/Albrecht, S/Rohman: In Case #PL2021-42, having been able to make the required
findings, I move to recommend approval of the Preliminary and Final Plat of PA
WALSER 2nd ADDITION, subject to the conditions and Code requirements attached to
the staff report.
Motion carried 6-0. Confirmed with a roll call vote.
RECOMMENDED CONDITIONS OF APPROVAL:
1. Prior to Permit A Site Development Agreement, including all conditions of approval and
memorializing the project phasing and performance proposal, must be
executed by the applicant and the City and must be properly recorded by
the applicant with proof of recording provided to the Director of
Community Development.
2. Prior to Permit A building permit for all required changes to accommodate the proposed
use be obtained.
3. Prior to Permit Sewer Availability Charges (SAC) must be satisfied.
4. Prior to Permit Access, circulation and parking plans must be approved by the City
Engineer.
5. Prior to Permit Sidewalk with a minimum width of eight feet must be installed along
American Boulevard West in a location approved by the City Engineer at
the developer's expense (Section 21.301.04(b)(1)).
6. Prior to Permit Bicycle parking spaces must be provided and located throughout the site
as approved by the City Engineer.
7. Prior to Permit Grading, Drainage, Utility and Erosion Control plans must be approved by
the City Engineer.
8. Prior to Permit Storm Water Management Plan must be provided that demonstrates
compliance with the City’s Comprehensive Surface Water Management
Plan. A maintenance plan must be signed by the property owners and must
be filed of record with Hennepin County.
9. Prior to Permit A Nine Mile Creek Watershed District permit must be obtained and a copy
submitted to the Engineering Division.
10. Prior to Permit A National Pollutant Discharge Elimination System (NPDES)
construction site permit and a Storm Water Pollution Prevention Plan
(SWPPP) must be provided if greater than one acre is disturbed (State of
MN and Federal regulation).
11. Prior to Permit An erosion control surety must be provided (16.08(b)).
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12. Prior to Permit A Minnesota Pollution Control Agency (MPCA) Sanitary Sewer
Extension or Modification Permit must be obtained or notification from
the MPCA that this permit is not required must be submitted to the City
(State of MN).
13. Prior to Permit A Minnesota Department of Health (MDH) watermain review and
approval must be obtained or notification from MDH that this permit is
not required must be submitted to the City (State of MN).
14. Prior to Permit Utility plan showing location of existing and proposed water main and fire
hydrant locations must be approved by the Fire Marshal and Utilities
Engineer (City Code Sec. 6.20, Minnesota State Fire Code Sec. 508).
15. Prior to Permit Tier 2 Transportation Demand Management plan must be submitted (Sec.
21.301.09(b)(2)).
16. Prior to Permit A parking signage and striping plan must be provided designating off-
street parking spaces available for customer or employee parking, spaces
for automobiles awaiting repair, and automobile inventory storage spaces.
17. Prior to Permit Surface parking lot must have parking islands consistent with design
standards and requirements of Section 21.301.06(c)(2)(H) of the City
Code.
18. Prior to Permit Landscape plan must be approved by the Planning Manager and landscape
surety must be filed (Sec 19.52).
19. Prior to Permit Parking lot and site security lighting plans must be revised to satisfy the
requirements of City Code Section 21.301.07.
20. Prior to Permit Exterior building materials must be approved by the Planning Manager
(Sec. 19.63.08).
21. Prior to Permit The parking structure must be designed to block vehicle headlights at a
minimum height consistent with the MN State Building Code on all floors
and elevations except for the northern elevation and the northerly 20 feet
of the easterly and westerly elevations as approved by the Planning
Manager.
22. Prior to Permit All trash and recyclable materials must be stored inside the principal
building (Sec. 21.301.17).
23. Prior to Permit The properties must be platted per Chapter 22 of the City Code and the
approved final plat must be filed with Hennepin County prior to the
issuance of any permits (22.03(a)(2)).
24. Prior to Permit A common parking agreement must be provided dedicating a minimum of
19 parking stalls to 4201 and 4209 American Boulevard West as approved
by the City Engineer, and proof of filing must be provided to the Manager
of Building and Inspection.
25. Prior to Permit A revised private common access agreement or easement for the eastern
driveway shared with to 4201 and 4209 American Boulevard West be
filed with Hennepin County and proof of filing provided to the
Engineering Division.
26. Prior to Permit The applicant shall provide letters of commitment from Walser, Toyota
Motor North America, Inc., and Bank of America, N.A. (or another major
financial institution) to demonstrate its intent and financing commitments
necessary to construct the Parking Structure and Office Structure.
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27. Prior to C/O Building must be provided with an automatic fire sprinkler system as
approved by the Fire Marshal (MN Bldg. Code Sec. 903, MN Rules
Chapter 1306; MN State Fire Code Sec. 903).
28. Prior to C/O Buildings shall meet the requirements of the Minnesota State Fire Code
Appendix L (Emergency Responder Radio Coverage) adopted through
City Ordinance to have approved radio coverage for emergency
responders based upon the existing coverage levels of the public safety
communication systems.
29. Prior to C/O Fire lanes must be posted as approved by the Fire Marshal (MN State Fire
Code Sec. 503.3).
30. Prior to C/O Prior to occupancy, life safety requirements must be reviewed and
approved by the Fire Marshal.
31. Prior to C/O The developer must submit electronic utility as-builts to the Public Works
Department prior to the issuance of the Certificate of Occupancy.
32. Prior to C/O All rooftop equipment must be fully screened (Sec. 21.301.18).
33. Ongoing The interim use for up to two years of Lot 1, Block 1, France 494 4th
Addition, as it may be replatted, for motor vehicle sales, including
accessory parking and storage whether on the surface or in a structured
facility along with the City’s issuance of a certificate of occupancy (“CO”)
for Phase I (“Parking Structure”) shall be contingent on 1) issuance of a
full building permit for a dealership/office building consistent with plans
approved in Case File #2021-42 and 2) receipt of proof of a deposit on
major structural elements for the dealership/office building. Permanent use
of Lot 1, Block 1, France 494 4th Addition, as it may be replatted, for
motor vehicle sales, including accessory parking and storage, is allowed
only after issuance of a certificate of occupancy (“CO”) for a
dealership/office building consistent with plans approved in Case File
#2021-42. The Community Development Director may, at her reasonable
discretion, extend the interim use period beyond two years in the event of
unforeseen circumstances provided substantial progress is being made on
the construction of the dealership/office building.
34. Ongoing The motor vehicle sales and repair facility and associated car wash must
comply with the noise source requirements of Section 10.29.02 of the City
Code.
35. Ongoing Development must comply with the Minnesota State Accessibility Code.
36. Ongoing Alterations to utilities must be at the developer's expense.
37. Ongoing Three foot high parking lot screening must be provided along American
Boulevard West as approved by the Planning Manager (Sec. 19.52).
38. Ongoing All construction related pick-up, drop-off, loading, unloading, parking,
staging and stockpiling must occur on site and off public streets.
39. Ongoing A Uniform Sign Design (USD) must be approved prior to the issuance of
sign permits. All signs must be in compliance with the requirements of
Chapter 19, Article X of the City Code and the approved USD.
40. Prior to Recording A title opinion or title commitment that accurately reflects the state
of title of the property being platted, dated within 6 months of
requesting City signatures, must be provided.
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41. Prior to Recording A consent to plat form from any mortgage company with property
interest must be provided.
42. Prior to Recording Public drainage and utility easements must be provided as approved
by the City Engineer.
43. Prior to Recording Public sidewalk and bikeway easements must be provided along all
street frontages as approved by the City Engineer.
44. Prior to Recording Park dedication must be satisfied.
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ITEM 4
8:13 p.m.
CASE:
APPLICANT:
LOCATION:
PL2021-20
City of Bloomington
Citywide
REQUEST: Consider an ordinance to establish additional standards and remove a
moratorium on self-storage facilities
PUBLIC HEARING DISCUSSION:
James provided key dates and updates from the Council meeting. After the May 3rd
meeting, the Council considered additional options and ultimately preferred a more
restrictive approach. Their direction includes the initial set of recommended standards,
prohibiting self-storage on Lyndale Avenue and Council approval of a Conditional Use
Permit. The initial recommendation includes prohibiting self-storage in transit station
areas, parcels designated as protected industrial, 500 feet from residentially zoned and
used properties, and parcels adjacent to Lyndale Avenue. Council is concerned about
future impacts as the Lyndale Avenue area sees more residential activities. Under the
proposed ordinance, there are an estimated four sites remaining that could accommodate
a new self-storage facility. However, many of these sites are not vacant and already have
a viable use. The Council approval of a CUP has minimal impact on existing self-storage
facilities, but it does add a few weeks to the application process. The proposed ordinance
will make seven of the nine self-storage facilities legally non-conforming with the City
Code. Staff received two items of correspondence including one in support of the
prohibition and one opposed to the restrictive approach.
Chair Solberg opened the public hearing. No one offered testimony.
The public hearing was closed via a 6-0 roll call vote on the motion.
Solberg mentioned the Council has made their position stronger.
Goltzman stated she agreed with the Council’s recommendation on the Lyndale Avenue
standard. She is comfortable with the higher buffer from residential, but it is not
preferred. The lighting is a concern, especially in close proximity to residential. The
proposed ordinance is similar to a moratorium without explicitly stating that. She did not
like the majority of the ordinance but agreed about the prohibition in the Lyndale Retrofit
Area.
Rohman stated clearly the Council has stated their desire. There are very few remaining
sites left for self-storage. He was not in favor of passing an ordinance that is similar to
prohibiting the use altogether.
Albrecht stated the ordinance is similar to extending the moratorium. There are very few
remaining sites left. This in-between approach is not smart.
Koktan stated the ordinance is ridiculous. Out of thousands of parcels, only four viable
sites are remaining. There is so much of Lyndale Avenue that needs to be redeveloped.
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Perhaps it is smart to allow self storage on Lyndale for now and as it develops, they could
revisit prohibiting the use on Lyndale Avenue.
Rohman thanked staff for their hard work.
Solberg agreed.
Albrecht stated there are four sites left and then a CUP is required? There are too many
hoops.
Solberg stated adding the Council approval of the CUP is more oversight than needed. If
the Council wants to prohibit the use, then do so. If they are concerned about the
elements of self-storage, then the City can adopt design standards to align with the
changing community.
Albrecht stated she has driven by the U-Haul site on Lyndale Avenue. The added design
elements makes a difference. It is possible to make it look appealing, considering the
Commission reviewed a brick variance earlier tonight.
Koktan appreciated the intent of restricting the use on Lyndale Avenue but why now? It
will take 25+ years to build out the vision on Lyndale Avenue. This is too early. Why
prohibit it on 92nd and Lyndale Avenue?
Rohman clarified if they deny the ordinance, what does that mean for the moratorium?
Solberg stated by denying the ordinance, the moratorium stays until it expires.
Koktan asked when the moratorium ends.
James stated the moratorium ends on June 22, 2021.
Koktan stated he had no issue with the moratorium expiring.
The item moves to City Council as a public hearing on May 24th, 2021.
ACTIONS OF THE COMMISSION:
M/Goltzman, S/Rohman: To close the public hearing.
Motion carried 6-0. Confirmed with a roll call vote.
M/Koktan, S/Albrecht: In Case PL2021-20, I move to recommend denial of the
ordinance attached to the staff report amending Chapter 21 of the City Code to establish
additional standards for self-storage facilities and to remove the moratorium on self-
storage facilities.
Motion carried 6-0. Confirmed with a roll call vote.
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ITEM 5
8:39 p.m.
APPLICANT:
LOCATION:
City of Bloomington
Citywide
REQUEST: France Avenue and W 108th Street: Proposed School Crosswalk Safety
Improvements and France Avenue Striping Changes
PUBLIC HEARING DISCUSSION:
Marohn provided the subject location. Community engagement brought this intersection
as a concern for pedestrian crossing. An initial first step is to gather pedestrian counts.
Due to the pandemic, staff has not been able to collect data. There are 30 students of
Westwood Elementary that live west of France Avenue this year. On this section of
France Avenue, the volume are about 3,000 vehicles a day. The north leg and east legs of
the intersection have been crosswalk markings and ADA ramps. The overhead lighting
has been improved as well. There is a sidewalk gap between 108 Place and France
Avenue. As part of the 108th Street reconstruct project, that gap will be connected.
Crosswalk treatments are prescribed based on traffic volumes, speeds and roadway cross
section. If traffic volumes are lower, the best way to address pedestrian safety is to reduce
the number of lanes the pedestrians have to navigate across. Staff has determined that
curb extensions on the north side is the best treatment at this time. Curb extensions will
increase visibility of the pedestrians, encourage slower turning speeds, reduce pedestrian
crossing travel and will create a gateway to a residential and pedestrian area. Staff intends
to do a full four-way stop analysis after staff collects data counts in fall 2021 or spring
2022. In order to construct the curb bump-out, the four lanes will be reduced to two-lanes
north of the intersection and continue the 2-lane cross section to W 110th Street. The lane
will be wide enough through the curb extension for a vehicle and a bicycle. At 110th
Street, the roadway is already a 2-lane cross section. Staff posted the proposed project
information on Let’s Talk Bloomington webpage and sent out mailings. The survey
results indicated 4 of the 5 survey respondents were in support of the bump outs. One
comment asked about an improvement at another location at France Avenue and
Canterbury Drive. That intersection has higher traffic volumes.
Solberg stated he often sees kids crossing that intersection. If there are crosswalks at two,
why not add it to all four sides? It also facilitates ADA movements as well.
Marohn stated the 108th Street reconstruct is only the west leg and not the east leg. It is a
good point that bump outs work around the crosswalks on both legs. However, they have
less concern about the traffic volumes on 108th Street. They do not want to restrict
turning movements for school buses. Wrapping a bump out all the way around affects the
movements for school buses.
Solberg asked for best practice for striping two legs as opposed to four legs.
Marohn stated on some side streets, if all four sides are crosswalks, it gives an illusion
that it is a four way stop intersection.
Koktan asked about crossing guards.
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Marohn stated the Bloomington Public Schools do not use crossing guards but there are
student patrols at the school sites.
Rohman asked why the roadway returns to existing condition south of 108th Street.
Marohn stated the intent is that it will be a full two lane except for the last 100 feet
toward 110th Street. Staff will take a look to see if there is enough traffic to adequately
serve by a single lane.
Goltzman commended staff to enhance the intersection in the short term. Continuation of
sidewalks is important as well.
Korman stated it is important to ensure students are safe. Winter time makes everything
more dangerous. Student patrols are on the school site but are not placed this far away
from the school. She supported the improvements.
Chair Solberg opened the public hearing.
The public hearing was closed via a 6-0 roll call vote on the motion. No one offered
testimony.
The item moves to the Council on May 24th, 2021.
ACTIONS OF THE COMMISSION:
M/Goltzman, S/Korman: To close the public hearing.
Motion carried 6-0. Confirmed with a roll call vote.
M/Albrecht, S/Korman: We the Planning Commission supports the staff recommended
pedestrian crossing safety improvement at France Avenue and W 108th Street, which
includes: curb bulb-outs on the north leg of the intersection, on both sides of France
Avenue; and striping changes on France Avenue.
Motion carried 6-0. Confirmed with a roll call vote.
The meeting adjourned at 9:16 p.m.
Prepared By: Liz O’Day Reviewed By: Glen Markegard,
Mike Centinario,
Nick Johnson,
Shawn James, Amy
Marohn
Approved By Planning Commission:
43