2014 Meeting Schedule

Minneapolis City Planning Commission Agenda

Regular Meeting

June 9, 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 May 19, 2014 meeting

Approval of Agenda

Committee of the Whole Consent Agenda – May 22, 2014

1.   Land Sale – 5227 Girard Ave N (Staff: Jim Voll)

Review for consistency with the Comprehensive Plan the sale of 5227 Girard Ave N for construction of a new single-family home.

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

2.   Land Sale – City owned land/excess right-of-way west of and adjacent to 1977 West River Road (Staff: Jim Voll)

Review for consistency with the Comprehensive Plan the sale of city owned land/excess right-or-way west of and adjacent to 1977 West River Road for a business expansion.

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

3.   Land Sale – Downtown East Block 1 Development (Staff: Beth Elliott)

Review for consistency with the comprehensive plan the sale of the liner parcel and air rights on Block 1 of the Downtown East development project bounded by Chicago Ave, Park Ave, 3rd St S, and 4th St S.

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

Public Hearings

Introduction to the Public Hearing

Public Hearing

1. 300 2nd St S and 333 1st St S (Vac-1623, Ward: 7), (Janelle Widmeier).  This item was continued from the August 26, September 16, October 28 and December 2, 2013, January 13, March 24 and May 19, 2014 meetings.

Staff report

A. Vacation: Application by The City of Minneapolis Department of Community Planning and Economic Development to vacate the remaining no outlet alley adjacent to the property of 300 2nd St S and 333 1st St S.

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 vacation, subject to the retention of easements by Xcel Energy.

2. Webster Elementary Conversion to K5-3K Prototype (BZZ-6538, Ward: 3), 425 5th St NE (Mei-Ling Anderson).

Staff report

A. Conditional Use Permit: Application by Stephanie Buckley, on behalf of Minneapolis Public Schools, for a conditional use permit to allow a school for students in preschool through grade 5 in an existing building located at 425 5th St NE in the R1A Single-Family 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 school for students in preschool through grade 5 in an existing building at the property located at 425 5th 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. All site improvements shall be completed by June 9, 2015, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.
  3. All signs are expected to comply with Chapter 543 of the Zoning Code. All new signage requires a separate permit from CPED.
  4. CPED staff review and approval of the final site, lighting, and landscaping plans.
  5. All parking spaces shall be located within fifty feet of the center of an on-site deciduous tree.
  6. Not less than one tree shall be provided for each twenty-five linear feet or fraction thereof of parking lot frontage.
  7. The parking lot shall be resurfaced and restriped as required by Chapter 541 of the zoning code.

3. Elmwood Properties (Custom Airbrush Tanning) (BZZ-6568, Ward: 2), 837 15th Ave SE (Hilary Dvorak).

Staff report

A. Nonconforming Use Change: Application by Craig Janssen, with Elmwood Properties,for a change of non-conforming use application from an office to a retail sales and services use in the R4 Multiple-family District for the property located at 837 15th Ave SE.

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 application from an office to a retail sales and services use in the R4 Multiple-family District for the property located at 837 15th Ave SE subject to the following conditions:

  1. The custom airbrush tanning salon sign shall be no larger than 16 square feet and not taller than 14 feet above grade. The sign shall be nonilluminated. The applicant shall apply for a sign permit.
  2. The Elmwood Property signs shall be no larger than 16 square feet and not taller than 14 feet above grade. The signs shall be nonilluminated. The applicant shall apply for sign permits.
  3. The parking area shall be striped per the standards of Chapter 541, Off-Street Parking and Loading.
  4. There shall be an eight-foot wide landscaped yard installed along the north side of the parking area. It shall be landscaped per the standards of Chapter 530, Site Plan Review.

4. Syverson Porch Expansion (BZZ-6556, Ward: 8), 3900 4th Ave S (Lisa Steiner).

Staff report

A. Nonconforming Use Expansion: Application by James Syverson for an expansion of nonconforming use application to allow for the reconstruction of an enclosed porch with a larger footprint and deck above. The property is located at 3900 4th Ave S in the R1A Single-family district and is a legal nonconforming duplex.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the expansion of a nonconforming use application for the property located at 3900 4th Ave S.

5. Karmel West (BZZ-6417, Ward: 10), 312 Lake St W (Brad Ellis).

Staff report

A. Site Plan Review: Application by Basim Sabri, on behalf of Karmel West, LLC, has applied for a site plan review to construct a 42 foot by 75 foot second story addition above a portion of the building located at 312 Lake St W in the I2 Medium Industrial District and C2 Neighborhood Corridor Commercial District. 

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and continue the site plan review application for a 3,150 square foot addition an existing mixed-use building for the property located at 312 Lake St W to the City Planning Commission meeting of June 23, 2014.

6. Blaisdell Apartments (BZZ-6553, Ward: 10), 2118 Blaisdell Ave (Becca Farrar).

Staff report

A. Site Plan Review: Application by Cermak Rhoades Architects, on behalf of NuWay, Inc., for  a site plan review to allow for the conversion of an existing building most recently used as a commercial use into a 22-unit apartment building on the property located at 2118 Blaisdell Ave.  The property is located in the OR2 (High Density Office Residence) District.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission continue the site plan review application to allow for the conversion of an existing structure into 22 apartment units in the building located at 2118 Blaisdell Ave, to the June 23, 2014, meeting.

7. Mount Olivet Lutheran Church – James Ave Addition (BZZ-6544, Ward: 13), 5025 Knox Ave S (Janelle Widmeier).

Staff report

A. Conditional Use Permit: Application by ESG Architects, on behalf of Mount Olivet Lutheran Church, for a conditional use permit to increase the maximum height of a building from 2.5 stories, 35 feet to 3 stories, 35 feet in the R1 district and the FP and SH overlay districts for the property located at 5025 Knox Ave S.

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 increase the maximum height from 2.5 to 3 stories to allow a building addition in the R1 District and the SH and FP Overlay Districts located at the property of 5025 Knox Ave S, 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 ESG Architects, on behalf of Mount Olivet Lutheran Church, for a variance to reduce the minimum front yard requirement adjacent to James Ave S from 25 feet to 13.5 feet to allow a building addition for the property located at 5025 Knox Ave S.

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 minimum front yard requirement adjacent to James Ave from 25 feet to 13.5 feet to allow a building addition located at the property of 5025 Knox Ave S.

C. Variance: Application by ESG Architects, on behalf of Mount Olivet Lutheran Church, for a variance to increase the maximum floor area ratio from 0.5 to 0.52 for the property located at 5025 Knox Ave S.

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 maximum floor area ratio from 0.5 to 0.52 located at the property of 5025 Knox Ave S.

D. Site Plan Review: Application by ESG Architects, on behalf of Mount Olivet Lutheran Church, for a site plan review amendment for the property located at 5025 Knox Ave S.

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 an approximately 9,600 square foot building addition located at the property of 5025 Knox Ave S, subject to the following conditions:

  1. At least 309 shrubs shall be provided on-site as required by section 530.160 of the zoning code.
  2. Department of Community Planning and Economic Development staff review and approval of the final building elevations, floor, fixture, site, lighting and landscape plans.
  3. Site improvements required by Chapter 530 or by the City Planning Commission shall be completed by April 23, 2016, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

8. Friendship Store (BZZ-6507, PL-282 and Vac-1631, Ward: 8), 317 38th St E, 3800 and 3808 Clinton Ave S and 3805, 3815, 3817, 3821 and 3825 3rd Ave S (Becca Farrar).

Staff report

A. Rezoning: Application by Cresa, on behalf of Seward Co-op, for a petition to rezone the properties located at 317 38th St E,  3800 and 3808 Clinton Ave S, and 3805 and 3815 3rd Ave S from the R1A (Single-family) District to the C1 (Neighborhood Commercial) 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 petition to change the zoning classification of the property located at 317 38th St E, 3800 and 3808 Clinton Ave S, and 3805 and 3815 3rd Ave S from the R1A (Single-family) District to the C1 (Neighborhood Commercial) District.

B. Rezoning: Application by Cresa, on behalf of Seward Co-op, for a petition to rezone the properties located at 3817, 3821 and 3825 3rd Ave S to add the TP (Transitional Parking) Overlay 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 petition to change the zoning classification of the property located at 3817, 3821 and  3825 3rd Ave S to add the TP (Transitional Parking) Overlay District.  The underlying R1A District shall remain.

C. Conditional Use Permit: Application by Cresa, on behalf of Seward Co-op, for a conditional use permit to establish a surface parking lot in the TP (Transitional Parking) Overlay District for the properties located at 317 38th St E, 3800 and 3808 Clinton Ave S and 3805, 3815, 3817, 3821 and 3825 3rd Ave S.

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 establish a surface parking lot in the TP (Transitional Parking) Overlay District, 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.

D. Variance: Application by Cresa, on behalf of Seward Co-op, for a variance to reduce the front yard setback along the west property line adjacent to 3rd Ave S for the proposed parking lot from 20 feet to approximately 7 feet for the properties located at 317 38th St E, 3800 and 3808 Clinton Ave S and 3805, 3815, 3817, 3821 and 3825 3rd Ave S.

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 setback along the west property line adjacent to 3rd Ave S for the proposed parking lot from 20 feet to approximately 7 feet.

E. Variance: Application by Cresa, on behalf of Seward Co-op, for a variance to reduce the front yard setback for the first 25 feet from south to north along the east property line adjacent to Clinton Ave S from approximately 17 feet (established) to zero feet for the properties located at 317 38th St E, 3800 and 3808 Clinton Ave S and 3805, 3815, 3817, 3821 and 3825 3rd Ave S.

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 setback for the first 25 feet from south to north along the east property line adjacent to Clinton Ave S from approximately 17 feet (established) to zero feet.

F. Variance: Application by Cresa, on behalf of Seward Co-op, for a variance to reduce the rear yard setback for the proposed parking lot from 5 feet to approximately 2 feet, 3 inches for the properties located at 317 38th St E, 3800 and 3808 Clinton Ave S and 3805, 3815, 3817, 3821 and 3825 3rd Ave S.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and deny the application for a variance to reduce the rear yard setback for the proposed parking lot from 5 feet to approximately 2 feet, 3 inches.

G. Variance: Application by Cresa, on behalf of Seward Co-op, for a variance of the TP (Transitional Parking) Overlay District standards: (1) to increase the allowable width of a surface parking lot in the TP from 75 feet to approximately 136 feet; and (2) to not close the parking lot with a secure gate or other appropriate mechanism between the hours of 10 p.m. and 6 a.m. for the properties located at 317 38th St E, 3800 and 3808 Clinton Ave S and 3805, 3815, 3817, 3821 and 3825 3rd Ave S.

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 TP (Transitional Parking) Overlay District standards: (1) to increase the allowable width of a surface parking lot in the TP from 75 feet to approximately 136 feet; and (2) to not close the parking lot with a secure gate or other appropriate mechanism between the hours of 10 p.m. and 6 a.m.

H. Variance: Application by Cresa, on behalf of Seward Co-op, for a variance to increase the maximum size of a commercial use in the C1 district from 4,000 square feet to approximately 21,295 square feet for the properties located at 317 38th St E, 3800 and 3808 Clinton Ave S and 3805, 3815, 3817, 3821 and 3825 3rd Ave S.

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 maximum size of a commercial use in the C1 district from 4,000 square feet to approximately 21,295 square feet, subject to the following conditions:

  1. The building shall have a minimum of 50% transparent windows on the north elevation of the structure facing 38th St E. 
  2. The building shall have a minimum of 40% transparent windows on the west elevation of the structure facing 3rd Ave S.
  3. No shelving, signage, merchandise, newspaper racks or other mechanisms shall be placed in front of the required ground level transparent windows.

I. Variance: Application by Cresa, on behalf of Seward Co-op, for a variance to increase the maximum amount of impervious surface from 65% to approximately 79.3% on the R1A zoned parcels located at 3817, 3821 & 3825 3rd Ave S for the properties located at 317 38th St E, 3800 and 3808 Clinton Ave S and 3805, 3815, 3817, 3821 and 3825 3rd Ave S.

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 maximum amount of impervious surface from 65% to approximately 79.3% on the R1A zoned parcels located at 3817, 3821 and 3825 3rd Ave S.

J. Variance: Application by Cresa, on behalf of Seward Co-op, for a variance of the roof sign standards regarding height, location and type for the properties located at 317 38th St E, 3800 and 3808 Clinton Ave S and 3805, 3815, 3817, 3821 and 3825 3rd Ave S.

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 roof sign standards regarding height, location and type.

K. Site Plan Review: Application by Cresa, on behalf of Seward Co-op, for a site plan review to allow a new two-story or 47 foot tall, approximately 21,295 square foot grocery store on the properties located at 317 38th St E, 3800 and 3808 Clinton Ave S and 3805, 3815, 3817, 3821 and 3825 3rd Ave S.

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 a new two-story or 35 foot tall, approximately 21,295 square foot grocery store on the subject properties located at 317 38th St E, 3800 and 3808 Clinton Ave S and 3805, 3815, 3817, 3821 and 3825 3rd Ave S, 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 June 9, 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 applicant shall coordinate construction of the new alley outlet to 3rd Ave S with Public Works.
  5. The building shall have a minimum of 50% transparent windows on the north elevation of the structure facing 38th St E. 
  6. The building shall have a minimum of 40% transparent windows on the west elevation of the structure facing 3rd Ave S.
  7. No shelving, signage, merchandise, newspaper racks or other mechanisms shall be placed in front of the required ground level transparent windows.
  8. No plain face concrete block is permitted.
  9. The principal entrance on the north elevation of the building off of 38th St E shall be reoriented so that the doors face the street.
  10. The elevator storage room located at the corner of the building shall be relocated and transparent windows shall be incorporated to provide transparency. The applicant is further encouraged to consider incorporating a secondary entrance into a common entrance vestibule off of 38th St E in order to activate the corner of the building.
  11. The blank, uninterrupted walls that exceed 25 feet in length on the south elevation of the building shall be modified to comply with Section 530.120 of the Zoning Code.
  12. A well-lit walkway at least 4 feet in width shall be provided that bisects the center island of parking at the south end of the parking lot.  Where the walkway crosses the driveway off of 3rd Ave S and off of 38th St E, pavement markings shall be incorporated to delineate the pedestrian crossing.
  13. The plan shall be modified along the east property line to meet the 7-foot landscaped yard requirement as outlined in Section 530.170 of the Zoning Code. 
  14. The dumpster shall be screened as required by Section 535.80 of the Zoning Code.
  15. The mechanical equipment shall be screened in compliance with the regulations outlined in Section 535.70 of the Zoning Code.

L. Plat: Application by Cresa, on behalf of Seward Co-op, for a preliminary and final plat to consolidate the underlying properties into two lots located at 317 38th St E, 3800 and 3808 Clinton Ave S and 3805, 3815, 3817, 3821 and 3825 3rd Ave S.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the Preliminary and Final Plat application and the drainage and utility variance for the properties located at 317 38th St E, 3800 and 3808 Clinton Ave S and 3805, 3815, 3817, 3821 and 3825 3rd Ave S.

M. Vacation: Application by Cresa, on behalf of Seward Co-op, for an alley vacation to vacate a portion of the existing alley that runs north/south and provide a new outlet to 3rd Ave S for the properties located at 317 38th St E, 3800 and 3808 Clinton Ave S and 3805, 3815, 3817, 3821 and 3825 3rd Ave S.

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 request to vacate a portion of the existing alley that runs north/south and provide a new outlet to 3rd Ave S, subject to the retention of easements dedicated to Xcel Energy over the entire described area to be vacated.

Commission Business

Adjournment

Next Regular Planning Commission Meeting: June 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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Last updated Jun 4, 2014