Department of Community Planning & Economic Development
250 South 4th Street, Room 300
Minneapolis, MN 55415-1385
MEMORANDUM
TO:
City Planning Commission, Committee of the Whole
FROM:
Hilary Dvorak, Principal Planner, (612) 673-2639
DATE:
April 27, 2017
SUBJECT:
U-Haul, 4201 Hiawatha Avenue
SITE DATA
Existing Zoning
I1, Light Industrial District
IL Industrial Living Overlay District
Lot Area
76,080 square feet / 1.75 acres
Ward(s)
12
Neighborhood(s)
Hiawatha
Designated Future
Land Use
Transitional Industrial
Land Use Features
Not applicable
Small Area Plan(s)
46th and Hiawatha Station Area Master Plan (2001)
The site is located on the southeast corner of Hiawatha Avenue and East 42nd Street.
PROJECT DESCRIPTION
The site is occupied by two buildings; a larger 48,750 square foot building and a smaller 1,425 square
foot building. The applicant is proposing to demolish the larger building a construct a new, five-story
132,000 square foot self-storage building with associated truck rental. The smaller building on the site
would be converted to a retail showroom for the use.
The site is zoned I1, Light Industrial District and is located in the IL Industrial Living Overlay District. In
the I1 zoning district, self-storage is a permitted use while truck rental requires a conditional use
permit.
The maximum height limitation in the I1 zoning district is 4 stories/56 feet. The height of the proposed
building is 5 stories/65 feet. A conditional use permit to increase the height of the building will be
required.
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Department of Community Planning and Economic Development
The minimum parking requirement is 36 spaces. The applicant is proposing to vary the minimum
parking requirement to 32 spaces. The minimum loading requirement is 3 large spaces (12 feet by 50
feet). The applicant is proposing to vary the minimum loading requirement to zero spaces.
As shown, some of the signs on the building are over 28 feet in height, which is the maximum sign
height in the I1 zoning district. A variance for sign height will be required.
Site plan review is required.
The size of the building (over 100,000 square feet) also required a mandatory Travel Demand
Management Plan (TDMP).
LAND USE APPLICATIONS
Based on staff’s preliminary review, the following land use applications have been identified:
x
x
x
x
x
x
x
Conditional use permit for truck rental
Conditional use permit to increase the height of the building from 4 stories/56 feet to 5
stories/65 feet
Parking variance from 36 spaces to 32 spaces
Loading variance from 3 large to zero
Sign variance of maximum 28-foot height limit
Site plan review
Travel Demand Management Plan (TDMP)
LAND USE GUIDANCE
The site is located in a transitional industrial area. The site is located within the boundaries of the 46th
and Hiawatha Station Area Master Plan (2001). The Consensus Plan in this document calls for retail,
single story and office/convertible space on the site. The plan specifically says:
A. Retail
The retail space in the plan is all on the first floor of multi-story, multi-use buildings. The plan allows
for approximately 145,000 square feet of retail space.
C. Office/Convertible Space
The market report clearly states that 46th and Hiawatha could be an attractive location for office
development. The amount of office supportable over the next 20-25 years is uncertain, but the
number is likely around 100,000 square feet. However, the plan allows for approximately 220,000
square feet of what is labeled of “office space/convertible space.” This means that this space can be
designed in a loft-style and be used for either office uses or residential uses as the market dictates. This
space would also allow for live-work situations, music studios, gallery space, theater space, etc.
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PROPOSED USE:
AMERCO Real Estate Company is applying for a Conditional Use Permit (CUP) from
City of Minneapolis for the property located on 4225 Hiawatha Avenue. The principal
development is for construction of a new state of the art interior, climate controlled selfservice storage center which is a permitted use. The conditional use application is for
truck and trailer rentals to be allowed as part of the principal use. It is also to permit a
building height increase of 9’-8” (total height of 65’-8”) from the allowed height of 56’-0”.
The proposed project likewise includes the interior remodeling of the existing automotive
shop (Taylor Star 1 Automotive) into a Showroom. The showroom qualifies as an
accessory use because it is incidental to the self-service storage center. As well as
serving the customers, it contributes to the comfort, convenience, and necessity of the
occupants. The structure is lesser in area than the principal use and on the same zoning
lot as the proposed principal structure; therefore, it meets the standards and applicable
regulation of the Accessory Use zoning requirements. U-Haul is also applying for a
variance to keep the existing driveway widths (33’-6” average) for safer truck ingress and
egress, as well.
BACKGROUND:
The subject property is a 1.75-acre site that is legally described as Tax Parcel
Identification Number 0702-8233-10147. It is located on the southeast corner of 42nd
Street and Hiawatha Avenue and consists of two structures. The existing main building is
a single-story building constructed of steel I-beams supporting open-web trusses (48,750
sf). This building will be razed for construction of the new self-service storage facility.
There is also an existing concrete block automotive repair shop (1,425 sf). It will be
remodeled into a retail Showroom as part of the proposed development. Woof Pack
Doggy Day Spa, American General, Metropolitan Security, and Hiawatha Commercial
Auto Care currently occupy the site. As part of the schedule, the existing tenants will
relocate before the start of construction.
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EXISTING LAND USE/ZONING:
Per the City of Minneapolis zoning map, the proposed site is currently zoned Light
Industrial (I-1) and Self-storage is a permitted use.
As illustrated in the zoning exhibit below, the following land use districts are adjacent to
the subject property.
North:
South:
East:
West:
Light Industrial (I-1) and R-5
Light Industrial (I-1) and R-5
Light Industrial (I-1) and R-1
Hiawatha Avenue (MN State Hwy 55) and R-1 across Highway 55
(Refer to Zoning Exhibit below for more details).
PRIMARY ZONING EXHIBIT
COMMUNITY OUTREACH:
A meeting with the Longfellow Community Council was completed on Tuesday, April 4,
2017. In addition, U-Haul has prepared mailing labels to notify the community within 350
feet of the property about the upcoming public hearing for the proposed conditional use
permit application. The notification and report will meet the City of Minneapolis codes and
regulations.
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PROPOSED SITE DESIGN:
As illustrated in the Preliminary Site Plan below, AMERCO is proposing to construct a five
(5) story modern interior self-storage climate controlled facility (+/-131,755 gfa). In
addition, the proposed development includes renovation of the existing automotive shop
(1,425 sf) into a retail showroom. Families will generally arrive, enter the showroom, and
choose from a variety of products and services. The showroom provides a wide array of
packing and shipping supplies including cartons, tape, and packing materials. The retail
showroom also houses model storage rooms for customer viewing and rental selection.
The custom site designs for the U-Haul moving and storage center will complement the
community it serves with an architecturally compatible design. Standard interior floor
plans have various storage room sizes including 5'x5', 5'x10', 10'x10' and 10'x15'
components. Designs also include interior storage, controlled room access for increased
security, the benefit of noise reduction, and an aesthetically pleasing exterior.
The designs also include a Dispatching and Receiving area (D&R). The main function of
the D&R area is to store moving blankets, furniture dollies, hand dollies, and other
moving devices available for customer use at the time of truck rental. These tools are
offered to each customer to promote safer and easier moving practices. One other item of
importance to note is that all vehicles are serviced off-site at a local maintenance center;
therefore, no equipment will be maintained on this property. Finally, exterior site
improvements include perimeter landscaped buffers, safe pedestrian accessibility, and
paved customer parking areas.
This project is surrounded by established commercial and industrial commerce; therefore,
the proposed development provides a contextually appropriate land use as it relates to
the existing environment. The proposed development creates a natural transition
between the commercial and residential developments and preserves the integrity and
character of the area. U-Haul will provide a valuable service to the community, create
jobs, and increase tax revenue.
Approval of the conditional use application will allow the business to include a limited
inventory of trucks, vans, and trailers available for rental to serve the moving needs of the
community. Per the City of Minnesota Ordinance, automobile rentals area permitted as a
conditional use in the Light Industrial (i-1) zoning district.
(Refer to Preliminary Site Plan below for more details).
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PRELIMINARY SITE PLAN:
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MATRIX SUMMARY:
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CONCLUSION:
We would like to thank the Committee of the Whole for reviewing U-Haul’s proposal for a
Conditional Use permit. As previously discussed, the principal development is for
construction of a new state of the art interior, climate controlled self-service storage
center which is a permitted use. The conditional use application is for truck and trailer
rentals to be allowed as part of the principal use; as well as, a building height increase of
9’-8” (total height of 65’-8”) from the allowed height of 56’-0”.
The project also includes the interior renovation of the existing automotive shop into a
Showroom as an accessory use. For safety reasons, the only other variance U-Haul is
requesting is to keep the existing average driveway widths of thirty-five feet, six inches
(+/-35’-6”), instead of reducing them to twenty-five (25’-0”) feet. Although the type of
business is changing, the proposed self-service storage center fits within the mixture of
industrial trades surrounding the property.
In closing, we would like to mention that U-Haul promotes social and economic
sustainability by bringing neighborhood dealers and centers into the community.
U-Haul neighborhood centers attract customers into the City who might not
otherwise visit the location. In addition, our dealers are local area residents that
understand the goals and challenges of the community in which they live and
work. They are personally invested in their business and their City.
Consequently, our dealers strive to provide quality products and service to ensure
their own success, and in turn, support neighboring commerce. This business
model allows local dealers the ability to serve and support the community while
improving their own chances of survival through expanding economies. Please
consider approving our request for a Conditional Use permit.
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