2014 Meeting Schedule

Minneapolis City Planning Commission Agenda

Regular Meeting

April 7, 2014

4:30 p.m. - City Hall, 350 S 5th St - Room 317, Minneapolis, Minnesota

Commissioners: President Tucker, Bender, Brown, Forney, Gagnon, Gisselman, Kronzer, Luepke-Pier and Slack – 9

Committee Clerk: Lisa Kusz (612) 673-3710

Call to Order

Approval of Actions from the March 24, 2014 meeting

Approval of Agenda

Committee of the Whole Consent Agenda – March 27, 2014

1. Land Sales – 2413, 2423, 2425, 2503, 2507 and 2511 Penn Ave N (Staff: Jim Voll)

Review for consistency with the Comprehensive Plan the sale of 2413, 2423, 2425, 2503, 2507 and 2511 Penn Ave N for construction of new mixed-use multi-family development.

Recommended Action: Approve the staff report – the item is consistent with The Minneapolis Plan.

2. Location and Design Review – PV107: Cedar Ave Sidewalk Modifications (Staff: Joe Bernard)

Recommended Action: Approve the staff report – the item is consistent with The Minneapolis Plan.

Public Hearings

Introduction to the Public Hearing

Public Hearing

1.  Northeast College Prep (BZZ-6468, Ward: 1), 2511 Taylor St NE (Janelle Widmeier).

Staff report

A. Conditional Use Permit: Application by Northeast College Prep for a conditional use permit to allow a grade school in the existing building located at the property of 2511 Taylor St NE.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a conditional use permit to allow a grade school in the existing building for the property located at 2511 Taylor St NE, subject to the following conditions:

  1. The conditional use permit shall be recorded with Hennepin County as required by Minn. Stat. 462.3595, subd. 4 before building permits may be issued or before the use or activity requiring a conditional use permit may commence. Unless extended by the zoning administrator, the conditional use permit shall expire if it is not recorded within two years of approval.
  2. The site improvements required by the City Planning Commission for BZZ-5915 shall be implemented.
  3. The proposed chain link fencing shall be vinyl coated.

2.  KIPP Stand Academy (BZZ-6466, Ward: 4), 5000 Oliver Ave N (Lisa Steiner).

Staff report

A. Conditional Use Permit: Application by Minnetonka Funding Group, LLC for a conditional use permit for the property located at 5000 Oliver Ave N to allow a School, K-12 use in an existing building. The property is located in the R1/Single-Family Residence District and SH/Shoreland Overlay District.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a conditional use permit to allow a school, K-12 use at the property located at 5000 Oliver Ave N, subject to the following conditions:

  1. The conditional use permit shall be recorded with Hennepin County as required by Minn. Stat. 462.3595, subd. 4 before building permits may be issued or before the use or activity requiring a conditional use permit may commence. Unless extended by the zoning administrator, the conditional use permit shall expire if it is not recorded within two years of approval.
  2. The applicant shall provide landscaped yards along the north and west side of the main parking lot as required by section 530.170 of the zoning code.
  3.  All parking spaces in the main parking area shall be located within fifty feet of the center of an on-site deciduous tree.
  4. Landscaped areas not covered with turf grass, native grasses or other perennial flowering plants, vines, shrubs, or trees shall be covered with wood mulch or other similar materials.

3.  3041 Aldrich Ave S (BZZ-6476, Ward: 10) (Becca Farrar).

Staff report

A. Nonconforming Use Change: Application by Morgan Luzier for a change of non-conforming use for the property located at 3041 Aldrich Ave S to allow a clinic/sports and health facility (wellness/healing cooperative) that may include physical therapy, acupuncture, massage, chiropractic, pilates, meditation and other similar practices in lieu of the existing photography studio.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the change of a nonconforming use applications subject to the following conditions of approval:

  1. All site improvements shall be completed by April 7, 2016, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.
  2. All necessary building permits shall be attained as applicable.
  3. Any signage shall meet the requirements outlined in Section 543.250 of the Zoning Code.  A separate permit shall be attained from the Zoning Office.
  4. Any new on-site lighting shall be downcast, shielded and comply with Chapter 535.
  5.  The trash receptacles located at the rear of the building shall be screened as required by Section 535.80 of the Zoning Code.

4.  Eastlake Craft Brewery (BZZ-6463, Ward: 9), 920 E Lake St (2843 Elliot Ave) (Lisa Steiner).

Staff report

A. Conditional Use Permit: Application by Ryan Pitman, on behalf of Eastlake Craft Brewery, for a conditional use permit to allow a limited production and processing use at 920 E Lake St, within the Midtown Global Market (2843 Elliot Ave). The property is located in the C3A/Community Activity Center District and the PO/Pedestrian Oriented Overlay District.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a conditional use permit to allow a limited production and processing use at the property located at 920 E Lake St (2843 Elliot Ave), subject to the following condition:

  1. The conditional use permit shall be recorded with Hennepin County as required by Minn. Stat. 462.3595, subd. 4 before building permits may be issued or before the use or activity requiring a conditional use permit may commence. Unless extended by the zoning administrator, the conditional use permit shall expire if it is not recorded within two years of approval.

5.  Alliance Steel Services (BZZ-6454, Ward: 1), 81 St Anthony Pkwy (Hilary Dvorak).

Staff report

A. Conditional Use Permit: Application by Jeffery Ellerd, Wenck Associates, on behalf of G&G Real Estate, LLC for a conditional use permit for an expansion of a recycling facility located at 81 St. Anthony Parkway.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a conditional use permit to allow for an expansion of a recycling facility at the property located at 81 St. Anthony Parkway, subject to the following conditions:

  1. The conditional use permit shall be recorded with Hennepin County as required by Minn. Stat. 462.3595, subd. 4 before building permits may be issued or before the use or activity requiring a conditional use permit may commence. Unless extended by the zoning administrator, the conditional use permit shall expire if it is not recorded within two years of approval.
  2. Nothing shall be stored near the entrance gates to the site.
  3. A storage container plan shall be developed in order to better utilize the land outside of the building footprint.

B. Variance: Application by Jeffery Ellerd, Wenck Associates, on behalf of G&G Real Estate, LLC for a variance to reduce the off-street parking requirement from 40 to 24 for property located at 81 St. Anthony Parkway.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a variance to reduce the off-street parking requirement from 40 to 24 spaces at the property located at 81 St. Anthony Parkway.

C. Variance: Application by Jeffery Ellerd, Wenck Associates, on behalf of G&G Real Estate, LLC for a variance of the surfacing requirements for property located at 81 St. Anthony Parkway.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a variance of the surfacing requirements at the property located at 81 St. Anthony Parkway, subject to the following conditions:

  1. Additional Class 5 shall be brought in to level out the ground where the storage containers and semi-trailers are parked.

D. Site Plan Review: Application by Jeffery Ellerd, Wenck Associates, on behalf of G&G Real Estate, LLC for a site plan review for a 15,000 square foot addition for property located at 81 St. Anthony Parkway.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the site plan review application to allow for a 15,000 square foot addition at the property located at 81 St. Anthony Parkway, subject to the following conditions:

  1. Approval of the final site, landscaping, elevation and lighting plans by the Department of Community Planning and Economic Development
  2. All site improvements shall be completed by April 7, 2016, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.
  3. A minimum of 20 evergreen trees shall be planted on the site.
  4. The “Al Johnson Trucking” sign located near the entrance gates to the site shall be removed.
  5. As part of the container management plan the applicant shall designate an area for the trash dumpster. It shall be screened per the requirements of section 535.80 of the zoning code.

6.  700Central (BZZ-6467, Ward: 3), 708 Central Ave NE and 119-123 7th St SE (Becca Farrar).

Staff report

A. Conditional Use Permit: Application by Nolan Properties Group, LLC, on behalf of 7th & Central, LLC, for a conditional use permit to allow an increase in the maximum allowable building height from 4 stories or 56 feet to 8 stories or 86 feet at the tallest portion of the structure located at 708 Central Ave NE and 119-123 7th St SE.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a conditional use permit to allow an increase in the maximum allowable height from 4 stories or 56 feet to 8 stories or 86 feet at the tallest portion of the structure on the properties located at 708 Central Ave NE and 119 - 123 7th St SE, subject to the following condition:

  1. The conditional use permit shall be recorded with Hennepin County as required by Minn. Stat. 462.3595, subd. 4 before building permits may be issued or before the use or activity requiring a conditional use permit may commence. Unless extended by the zoning administrator, the conditional use permit shall expire if it is not recorded within two years of approval.

B. Variance: Application by Nolan Properties Group, LLC, on behalf of 7th & Central, LLC, for a variance of the maximum size of a retail sales and services use to allow up to a 10,000 square foot commercial space in the C3A (Community Activity Center) district for the properties located at 708 Central Ave NE and 119-123 7th St SE.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a variance to allow up to a 10,000 square foot retail sales and services use in the C3A (Community Activity Center) district on the properties located at 708 Central Ave NE and 119 - 123 7th St SE, subject to the following conditions:

  1. The ground floor tenant space shall have a minimum of 50% transparent windows that are evenly distributed on the west elevation of the structure facing Central Ave. 
  2. The ground floor tenant space shall have a minimum of 50% transparent windows that are evenly distributed on the south elevation of the structure facing 7th St SE.
  3. No shelving, signage, merchandise, newspaper racks or other mechanisms shall be placed in front of the required ground level transparent windows.

C. Variance: Application by Nolan Properties Group, LLC, on behalf of 7th & Central, LLC, for a variance to increase the allowable floor area ratio from 2.7 to 3.5 for the properties located at 708 Central Ave NE and 119-123 7th St SE.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a variance to increase the allowable floor area ratio from 2.7 to 3.5 on the properties located at 708 Central Ave NE and 119 - 123 7th St SE.

D. Variance: Application by Nolan Properties Group, LLC, on behalf of 7th & Central, LLC, for a variance to reduce the interior side yard setback along the east property line from 15 feet to 5 feet for the properties located at 708 Central Ave NE and 119-123 7th St SE.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a variance to reduce the interior side yard setback along the east property line from 15 feet to 5 feet on the properties located at 708 Central Ave NE and 119 - 123 7th St SE.

E. Variance: Application by Nolan Properties Group, LLC, on behalf of 7th & Central, LLC, for a variance to reduce the interior side yard setback along the north property line from 15 feet to zero feet for the penthouse addition for the properties located at 708 Central Ave NE and 119-123 7th St SE.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a variance to reduce the interior side yard setback along the north property line from 15 feet to zero feet for surface parking and a penthouse addition on the properties located at 708 Central Ave NE and 119 - 123 7th St SE.

F. Variance: Application by Nolan Properties Group, LLC, on behalf of 7th & Central, LLC, for a variance of the off-street parking requirement for the residential component of the project from 140 spaces to 126 spaces for the properties located at 708 Central Ave NE and 119-123 7th St SE.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a variance to reduce the off-street parking requirement for the residential component of the project from 140 spaces to 126 spaces on the properties located at 708 Central Ave NE and 119 - 123 7th St SE.

G. Site Plan Review: Application by Nolan Properties Group, LLC, on behalf of 7th & Central, LLC, for a site plan review for renovations to the existing buildings as well as for new construction on the premises to allow a new mixed-use development with a total of 150 dwelling units (179 bedrooms) and up to 10,000 square feet of ground level commercial space on the property which is located in the C3A (Community Activity Center) district and the UA (University Area) Overlay District at 708 Central Ave NE and 119-123 7th St SE.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the site plan review application to allow renovations to the existing buildings as well as for new construction on the premises to allow a new mixed-use development with a total of 156 dwelling units (179 bedrooms) and up to 10,000 square feet of ground level commercial space on the properties located at 708 Central Ave NE and 119 - 123 7th St SE, subject to the following conditions:

  1. CPED Staff review and approval of the final site, elevation, lighting and landscaping plans before building permits may be issued.
  2. All site improvements shall be completed by April 7, 2016 unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.
  3. All ground level windows must be transparent (non-reflective) as required by Section 530.120 of the Zoning Code.    
  4. The ground floor tenant space shall have a minimum of 50% transparent windows that are evenly distributed on the west elevation of the structure facing Central Ave. 
  5. The ground floor tenant space shall have a minimum of 50% transparent windows that are evenly distributed on the south elevation of the structure facing 7th St SE.
  6.  No shelving, signage, merchandise, newspaper racks or other mechanisms shall be placed in front of the required ground level transparent windows.
  7. The blank, uninterrupted walls that exceed 25 feet in length on the proposed development including: on the west elevation of the proposed building addition located along 7th St SE; on the east elevation of the rooftop addition located on the 700 building; and on the east ground-level elevation of the proposed building addition located along 7th St SE shall be modified to comply with Section 530.120 of the Zoning Code.
  8. A well-lit walkway at least 4 feet in width shall be provided that connects the buildings and the adjacent public sidewalks to the on-site parking. 

7.  Essex Hotel Project (BZZ-6473, Ward: 2), 1014, 1018 and 1022 Essex Ave SE, 506 Huron Blvd SE (Aaron Hanauer).

Staff report

A. Rezoning: Application by Scott Nelson of DJR Architecture for a petition to rezone the properties located at 1014, 1018, and 1022 Essex Ave and 506 Huron Blvd from the R5/Multiple Family District to the C3A/Community Activity Center District.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission and City Council adopt the findings and approve the rezoning of the properties located at 1014-1022 Essex St SE and 506 Huron Boulevard SE from the R5/Multiple Family District to the C3A/Community Activity Center District.

B. Conditional Use Permit: Application by Scott Nelson of DJR Architecture for a conditional use permit to increase the maximum permitted height of a commercial building from 4 stories or 56 feet to approximately 5 stories or 63 feet at the tallest point for properties located at 1014, 1018, and 1022 Essex Ave and 506 Huron Blvd.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a conditional use permit to allow an increase in the maximum permitted height of a commercial building from 4 stories or 56 feet to approximately 5 stories or 63 feet at the tallest point for the properties located at 1014-1022 Essex St SE and 506 Huron Boulevard SE, subject to the following condition:

  1. The conditional use permit shall be recorded with Hennepin County as required by Minn. Stat. 462.3595, subd. 4 before building permits may be issued or before the use or activity requiring a conditional use permit may commence. Unless extended by the zoning administrator, the conditional use permit shall expire if it is not recorded within two years of approval.

C. Variance: Application by Scott Nelson of DJR Architecture for a variance to increase the maximum floor area ratio from 2.7 to 3.2 for properties located at 1014, 1018, and 1022 Essex Ave and 506 Huron Blvd.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a variance to allow for an increase in the maximum floor area ratio from 2.7 to 3.2 for the commercial building located at 1014-1022 Essex St SE and 506 Huron Boulevard SE.

D. Variance: Application by Scott Nelson of DJR Architecture for a variance to reduce the interior setback (south) from 5 feet to 1.9 feet to allow for an uncovered driveway for properties located at 1014, 1018, and 1022 Essex Ave and 506 Huron Blvd.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a variance to reduce the interior setback (south) from 5 feet to 2.1 feet to allow for an uncovered driveway for the proposed project located at 1014-1022 Essex St SE and 506 Huron Boulevard SE. 

E. Variance: Application by Scott Nelson of DJR Architecture for a variance to reduce the front yard requirement adjacent to the south lot line to allow a transformer for properties located at 1014, 1018, and 1022 Essex Ave and 506 Huron Blvd.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a variance to reduce the front yard requirement adjacent to the south lot line to allow a transformer for the proposed project located at 1014-1022 Essex St SE and 506 Huron Boulevard SE. 

F. Variance: Application by Scott Nelson of DJR Architecture for a variance to reduce the number of off-street loading spaces from 2 to 0 for properties located at 1014, 1018, and 1022 Essex Ave and 506 Huron Blvd.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a variance to reduce the number of off-street loading spaces from 2 to 0 for the proposed project located at 1014-1022 Essex St SE and 506 Huron Boulevard SE. 

G. Site Plan Review: Application by Scott Nelson of DJR Architecture for a site plan review for properties located at 1014, 1018, and 1022 Essex Ave and 506 Huron Blvd.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the site plan review application to allow for the construction of a five-story, 122-room hotel for the property at 1014-1022 Essex St SE and 506 Huron Boulevard SE, subject to the following conditions:

  1. To ensure compatibility on all sides of the building, the south elevation shall have the stucco replaced with brick on floors two through four for at least two additional bays nearest Huron Boulevard SE.
  2. The first floor windows shall have clear or lightly tinted glass with a visible light transmittance ratio of 0.6 or higher and the ground floor will have windows that allow views into and out of the building at eye level without shelving, mechanical equipment or other similar fixtures that block views into and out of the building in the area between four (4) and seven (7) feet above the adjacent grade for the required window calculations.
  3. The applicant shall work with staff to provide landscaping to the east and south of the transformer to minimize its visibility from Huron Boulevard SE and the neighboring property to the south.
  4. The installation and maintenance of all landscape materials shall comply with 530.210. The rooftop mechanical equipment shall be screened to be in compliance with Section 535.70.
  5. A lighting plan shall be submitted that is in compliance with Section 535.590 and 541.570 of the Minneapolis zoning code. 
  6. Within the drop-off area, the applicant shall install a differentiated pavement that leads from the vestibule to the Essex St SE sidewalk on both sides of the drive apron.
  7. The applicant shall install a fence on the east and south side of the transformer. The fence around the transformer and along the south and west property lines shall be an open and decorative metal fence.
  8. Department of Community Planning and Economic Development staff review and approval of the final building elevations, floor, site, lighting and landscape plans.
  9. Site improvements required by Chapter 530 or by the City Planning Commission shall be completed by April 7, 2016, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

8.  Zoning Code Text Amendment (Ward: All) (Andrew Liska).

Staff report

A. Text Amendment: Amending Title 20 of the Minneapolis Code of Ordinances as follows:

Chapter 537 related to the Zoning Code:  Accessory Uses and Structures

The purpose of the amendment is to allow donation collection bins to be operated by for-profit entities as an accessory use.

Recommended Motion: The Department of Community Planning and Economic Development has no recommendation regarding the proposed zoning code text amendment, amending Chapter 537.

9.  Zoning Code Text Amendment (Ward: All) (Mei-Ling Anderson). This item was continued from the February 19 and March 3, 2014 meetings.

Staff report

A. Rezoning: Amending Title 20 of the Minneapolis Code of Ordinances as follows:

Chapter 520 related to the Zoning Code:  Introductory Provisions

Chapter 525 related to the Zoning Code:  Administration and Enforcement

Chapter 535 related to the Zoning Code:  Regulations of General Applicability

Chapter 536 related to the Zoning Code: Specific Development Standards

Chapter 547 related to the Zoning Code:  Office Residence Districts

Chapter 548 related to the Zoning Code:  Commercial Districts

Chapter 549 related to the Zoning Code:  Downtown Districts

Chapter 550 related to the Zoning Code:  Industrial Districts

Chapter 551 related to the Zoning Code:  Overlay Districts

The purpose of the amendment is to allow additional sale and display of goods to be located outside of business establishments.

Recommended Motion: The  Department  of  Community  Planning  and  Economic  Development  recommends  that  the  City Planning Commission and City Council adopt the findings and approve the zoning code text amendment, amending Chapters 525, 548, 549, 550, and 551. Staff further recommends that Chapters 520, 535, 536, 547 be returned to the author.

Commission Business

Adjournment

Next Regular Planning Commission Meeting: April 23, 2014

The President reserves the right to limit discussion on Agenda items.

Recommendations of the Planning Commission on public hearing items are only forwarded to the Zoning and Planning Committee of the City Council for applications for rezonings, street or alley vacations, Zoning Code text amendments, and comprehensive plan amendments.  Planning Commission decisions are final on all other items unless appealed.

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Links for the site plan drawings will expire after one year.

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Last updated Apr 3, 2014