MINNEAPOLIS CITY PLANNING COMMISSION

Regular meeting
May 13, 2019 – 4:30 p.m.
City Hall, 350 S 5th St, Room 317, Minneapolis, MN 55415

Commission members:  Sam Rockwell, President; Alissa Luepke-Pier, Vice President; Jean Coleman, Secretary; Matthew Brown; Jono Cowgill; Kim Ellison; Ryan Kronzer; Alyssa Olson; Jeremy Schroeder; Amy Sweasy

Staff: Lisa Kusz, 612-673-3710

Call to order

The commission may take action on items as part of a consent agenda at the beginning of the meeting. In these instances, the commission president will open the public hearing at the beginning of the meeting and will ask whether anyone would like to provide testimony or express concerns about items recommended for the consent agenda. If you plan to speak to an issue on the agenda, it is recommended that you arrive at the meeting at 4:30 or contact the assigned city staff person in advance. Please contact CPED staff with any questions that you have about the consent agenda.

Adoption of the agenda

Approval of actions from the April 29, 2019 meeting

Committee of the Whole consent agenda items – May 2, 2019

1.       Land Sale – 4143 Penn Ave N  

Staff report by Rattana Sengsoulichanh

Recommended motion: Approve the staff report – the item is consistent with The Minneapolis Plan for Sustainable Growth.

2.       Housing Replacement District IV TIF Plan

Staff report by Breyonne Golding

Recommended motion: Approve the staff report – the item is consistent with The Minneapolis Plan for Sustainable Growth.

Public hearings

Please note: if you plan on speaking, please sign in on the sheet located in the hallway, and then state your name and address clearly into the microphone when you come up to speak.

1.       Malcolm Yards – Phase I, 445 Malcolm Ave SE; 419-504 29th Ave SE; 501 30th Ave SE, Ward 2

Staff report by Aaron Hanauer, PLAN8040

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by Jeff Ellerd of The Wall Companies.

A.      Final plat.

Recommended Motion: Continue the application for a final plat to the June 3, 2019 City Planning Commission meeting.

2.       1717 2nd St NE, Ward 3

Staff report by Mei-Ling Smith, PLAN8568

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by Duane Arens.

A.      Rezoning.

Recommended Motion: Approve the petition to rezone the property at 1717 2nd St NE from the R2B Two-Family District to the C1 Neighborhood Commercial District.

3.       Ramsey St NE Vacation, Ward 3

This item was continued from the January 14, March 11, and April 29, 2019 meetings.

Staff report by Shanna Sether, Vac-1711

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by Karen Park Gallivan of Graco Inc.

A.      Vacation.

Recommended Motion: Continue the vacation of the vacate the southwesterly 37 feet of Ramsey St NE generally between 8th and 11th Aves NE indefinitely.

4.       Lagoon Apartments, 1721 Lagoon Ave, Ward 7

Staff report by Andrew Liska, PLAN8650

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by Mick Stoddard with DJR.

A.      Conditional use permit.

Recommended motion: Approve the conditional use permit to increase the maximum height in the SH Shoreland Overlay District from 2 ½ stories, not to exceed 35 feet, to 3 stories, approximately 34 feet at the parapet wall and approximately 42.5 feet at the stair roof access, 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 to reduce the required front yard setback.

Recommended motion: Approve the application to reduce the required front yard setback from 15 feet to 12.75 feet for the structure, subject to the following conditions:

1.       Approval of the final site, elevation and floor plans by the Department of Community Planning and Economic Development.

2.       All site improvements shall be completed by May 13, 2021, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

3.       The applicant shall submit an erosion control plan along with building permit demonstrating best management practices

4.       Erosion control measures shall be implemented prior to construction and shall remain in place until construction is completed and the slope is stabilized.

C.      Variance to reduce the required front yard setback. 

Recommended motion: Approve the application to reduce the required front yard setback from 10 feet to 6.83 feet for the open covered front porch, subject to the following conditions: 

1.       Approval of the final site, elevation and floor plans by the Department of Community Planning and Economic Development.

2.       All site improvements shall be completed by May 13, 2021, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

3.       The applicant shall submit an erosion control plan along with building permits demonstrating best management practices

4.       Erosion control measures shall be implemented prior to construction and shall remain in place until construction is completed and the slope is stabilized.

5.       DJR Architecture, 3017, 3021, and 3025 E Calhoun Pkwy, Ward 10

This item was continued from the January 28, February 11, February 25, March 25, and April 29, 2019 meetings.

Staff report by Peter Crandall, PLAN8143

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by Scott England.

A.      Rezoning.

Recommended motion: Approve the petition to rezone the property at 3025 E Calhoun Parkway from R2B to R3.

B.      Conditional use permit.

Recommended motion: Approve the conditional use permit to increase the maximum height of a building in the Shoreland Overlay District form 2.5 stories, 35 feet to 3 stories, 48 feet, 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 to increase the maximum floor area ratio.

Recommended motion: Approve the variance to increase the maximum floor area ratio from 1.2 to 1.47.

D.      Variance to decrease the minimum lot area per dwelling unit.

Recommended motion: Approve the variance to decrease the minimum lot area per dwelling unit from 1200 square feet to 1097 square feet.

E.       Variance to increase the maximum impervious surfaces.

Recommended motion: Approve the variance to increase the maximum impervious surface coverage from 60% to 62%.

F.       Variance to increase the maximum lot coverage.

Recommended motion: Approve the variance to increase the maximum lot coverage from 45% to 51%.

G.      Variance to decrease the minimum front yard requirement.

Recommended motion: Approve the variance to allow a patio that exceeds the maximum size in a required front yard subject to the following condition:

1.       The applicant shall reduce the size of the proposed patios in the front yard to no more than 100 square feet each.

H.      Site Plan Review.

Recommended motion: Approve the site plan review for a new three-story residential building with 17 dwelling units, subject to the following conditions:

1.       All site improvements shall be completed by June 21, 2021, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

2.       CPED staff shall review and approve the final site, elevation, landscaping, and lighting plans before building permits may be issued.

3.       The applicant shall submit the tax parcel division, combination, or lot line adjustment request form to CPED and submit proof of the filing with Hennepin County.

4.       All signs shall comply with Chapter 543 of the zoning code. All signage requires a separate permit from CPED.

5.       The applicant shall submit a final lighting plan that shows type, location, and photometric values for all proposed exterior lighting features.

6.       The applicant shall screen all on site mechanical equipment to meet the requirements of chapter 535 of the zoning code.

7.       The applicant shall retain 3 existing mature oak trees on site.  If the trees are impacted during construction, the applicant shall propose a tree mitigation plan to be reviewed by CPED and Park Board staff.

8.       The applicant shall reduce the size and/or projection of the proposed balconies in the rear yard to comply with setback requirements.

6.       310 2nd St N, Ward 3

Staff report by Aaron Hanauer, PLAN8672

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by 310 Development LLC and Tushie-Montgomery Architects.

A.      Site plan review.

Recommended Motion: Approve the site plan review for a seven-story, mixed use building with 60 residential units and ground floor commercial space, subject to the following conditions:

1.       All site improvements shall be completed by May 13, 2021, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

2.       CPED staff shall review and approve the final site, elevation, landscaping, and lighting plans before building permits may be issued.

3.       The windows on the first floor along the west elevation (2nd St N) shall have clear or lightly tinted glass with a visible light transmittance ratio of six-tenths (0.6) or higher.

4.       To comply with Section 535.70, the mechanical units shall be painted colors of the exterior building materials. In addition, the ground transformer shall be screened to comply with the requirements outlined in Section 535.70-Screening of mechanical equipment.

5.       The proposed project shall continue to comply with the maximum off-street parking allowance outlined in Table 541-2 Specific Off-Street Parking Requirements – Downtown Districts. 

6.       All signs shall comply with Chapter 543 of the zoning code. All signage requires a separate permit from CPED.

7.       Mino-bimaadiziwin, 2015, 2019, and 2113 Cedar Ave S; 1820 and 1834 E 22nd St, Ward 6

Staff report by Hilary Dvorak, PLAN8586, Vac1713, and Vac1715

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by the Red Lake Nation.

A.      Variance to reduce the minimum parking requirement.

Recommended Motion: Approve the variance to reduce the minimum parking requirement from 75 to 59.

B.      Variance to reduce the front yard setback.

Recommended Motion: Approve the variance to reduce the front yard setback from the required 15 feet to 13.5 feet for the building, 10 feet for awnings, four feet for benches and zero feet for bike racks.

C.      Variance to reduce the north interior side yard setback.

Recommended Motion: Approve the variance to reduce the north interior side yard setback from the required 15 feet to zero feet for a driveway, loading space and mechanical equipment, subject to the following condition:

1.       The applicant shall develop a landscape plan that will screen the mechanical equipment from the north.

D.      Variance to reduce the rear yard setback.

Recommended Motion: Approve the variance to reduce the rear yard setback from the required 15 feet to six feet for mechanical equipment and to one foot for a sport court, subject to the following condition:

1.       The applicant shall develop a landscape plan that will screen the mechanical equipment from the east.

E.       Site plan review.

Recommended Motion: Approve the site plan review for a new mixed-use building including 110 dwelling units, a clinic, a community center and office space, subject to the following conditions:

1.       All site improvements shall be completed by May 13, 2021, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

2.       CPED staff shall review and approve the final site, elevation, landscaping, and lighting plans before building permits may be issued.

3.       There shall be at least 51 long-term bicycle parking spaces provided on the site.

4.       The applicant shall develop a landscape plan that will screen the mechanical equipment from the north and east.

F.       Preliminary plat.

Recommended Motion: Approve the preliminary plat application to create one lot.

G.      Vacation 1713.

Recommended Motion: Approve the vacation of a portion of an existing alley dedicated in the plat Westfall’s Addition to Minneapolis subject to the retention of easements in favor of CenterPoint Energy.

H.      Vacation 1715.

Recommended Motion: Approve the vacation of a city triangle parcel, the formerly Gilson parcel and the MNDOT turnback parcel subject to the retention of easements in favor of the City of Minneapolis, CenterPoint Energy and Comcast.

8.       Midtown Corner, 2913 and 2941 26th Ave S; 2912 28th Ave S, Ward 2

Staff report by Lindsey Wallace, PLAN8656

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by Steve Burch.

A.      Conditional use permit.

Recommended Motion: Approve the conditional use permit to increase the maximum allowed height, 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 to increase the maximum allowed floor area ratio.

Recommended Motion: Return the variance to increase the maximum floor area ratio.

C.      Variance to reduce the minimum loading requirement.

Recommended Motion: Approve the variance to reduce the minimum loading requirement.

D.      Variance to reduce the minimum dwelling unit size for one-bedroom units.

Recommended Motion: Approve the variance to reduce the minimum dwelling size for a one-bedroom unit from 500 feet to 458 square feet.

E.       Variance to Pedestrian Oriented Overlay District standards.

Recommended Motion: Approve the variance to the Pedestrian Oriented Overlay District standards to allow the first floor of the building to located more than eight feet from the front lot line abutting 27th Ave S.

F.       Site plan review.

Recommended Motion: Approve the site plan review for a new six-story mixed-use building with 190 dwelling units and 8,600 square feet of commercial space, subject to the following conditions:

1.       All site improvements shall be completed by May 13, 2020, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

2.       CPED staff shall review and approve the final site, elevation, landscaping, and lighting plans before building permits may be issued.

3.       The applicant shall submit the tax parcel division, combination, or lot line adjustment request form to CPED and submit proof of the filing with Hennepin County.

4.       All signs shall comply with Chapter 543 of the zoning code. All signage requires a separate permit from CPED.

5.       The final plans shall be revised to demonstrate how all building entrances and walkways will be lit to maintain a minimum acceptable level of security while not creating glare or excessive lighting of the site to comply with sections 530.130 and 530.260 of the zoning code.

6.       The final plans shall demonstrate that the orientation of the short-term bicycle parking spaces will not result in locked bicycles blocking the sidewalk.

7.       Any electrical transformers shall be screened to comply with section 535.70 of the zoning code.

8.       The number of trees planted on the site shall be as shown in the submitted landscaping plan.

9.       The north and south elevations shall be revised so that the overall number of material types, including color variations, shall be limited to no more than five per elevation.

10.   Site plan approvals are contingent on access and utility easement vacation approval by Public Works.

G.      Preliminary and final plat.

Recommended Motion: Approve the application for a preliminary plat.

H.      Vacation.

Recommended Motion: Approve the vacation of utility and access easements.

9.       3443 Lyndale Ave S, Ward 8

Staff report by Peter Crandall, PLAN8693

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by Alex Brogle.

A.      Rezoning.

Recommended motion: Approve the petition to rezone the property located at 3443 Lyndale Ave S from the R2B, Two-family Residence district to the R5, Multiple-family Residence district.

B.      Variance to increase the maximum floor area ratio.

Recommended motion: Approve the variance to increase the maximum floor area ratio from 2.0 to 2.38.

C.      Variance to reduce the minimum front yard setback.

Recommended motion: Approve the variance to reduce the minimum front yard setback from 26 feet to 15 feet for the building and from 26 feet to 3 feet to allow for a patio.

D.      Variance to reduce the minimum interior side yard setback.

Recommended motion: Approve the variance reduce the minimum interior side yard setback along the south property line from 11 feet to 5 feet.

E.       Variance to reduce the minimum interior side yard setback.

Recommended motion: Approve the variance to reduce the minimum interior side yard setback along the north property line from 11 feet to 7 feet.

F.       Variance to reduce the minimum rear yard setback.

Recommended motion: Approve the variance to reduce the minimum rear yard setback from 11 feet to 7 feet.

G.      Site Plan Review.

Recommended motion: Approve the site plan review for a new four-story residential building with 19 dwelling units, subject to the following conditions:

1.       All site improvements shall be completed by June 21, 2021, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

2.       CPED staff shall review and approve the final site, elevation, landscaping, and lighting plans before building permits may be issued.

3.       All final site plan approvals subject to conditions of inclusionary housing shall be filed with the Office of the Hennepin County Recorder or Registrar of Titles and evidence of proper filing shall be submitted to the zoning administrator prior to the issuance of any building permits.

4.       The quantity of affordable units, percentage of the area median household income and duration of affordability shall be in compliance with the Unified Housing Policy, as of the date of permit issuance. 

5.       The plant materials, and the installation and maintenance of the plant materials, shall comply with sections 530.200 and 530.210 of the zoning code.

6.       A minimum of one canopy tree shall be planted on site, in compliance with Section 530.160 of the zoning code.

7.       The applicant shall implement a masonry base on the structure such that all elevations meet the maximum percentage for individual materials.

8.       The applicant shall provide a final lighting plan that meets the standards of chapter 535 and 530 of the zoning code.

9.       The applicant shall revise the proposed fence height to meet the requirements of chapter 543 of the zoning code.

10.   The applicant shall screen all on site mechanical equipment to meet the standards of chapter 535 of the zoning code.

10.   4th St Apartments, 1121 4th St SE, Ward 3

Staff report by Peter Crandall, PLAN8702

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by Daniel Oberpriller.

A.      Rezoning.

Recommended motion: Approve the petition to rezone the property from the R5, Multiple-family Residence District to C3A Community Activity Center District.

B.      Conditional use permit.

Recommended motion: Approve the conditional use permit to increase the maximum building height from 4 stories, 56 feet to 5 stories, 58 feet, 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 to reduce the minimum floor area of a dwelling unit.

Recommended motion: Approve the variance to decrease the minimum floor area of an efficiency dwelling unit from 350 square feet to 320 square feet.

D.      Variance to reduce the minimum front yard setback.

Recommended motion: Approve the variance to reduce the minimum front yard setback along 4th St SE from 17 feet to 7 feet.

E.       Variance to reduce the minimum east interior side yard setback.

Recommended motion: Approve the variance to reduce the minimum east interior side yard from 13 feet to 5 feet.

F.       Variance to reduce the minimum west interior side yard setback.

Recommended motion: Approve the variance to reduce the minimum west interior side yard from 13 feet to 8 feet.

G.      Variance to reduce the minimum rear yard setback requirement.

Recommended motion: Approve the variance to reduce the minimum rear yard requirement from 13 feet to 11 feet.

H.      Variance to reduce the minimum parking requirement.

Recommended motion: Approve the variance to reduce the minimum parking requirement from 32 spaces to 16 spaces based on the following conditions:

1.       The applicant shall maintain two hybrid or electric shared vehicles on site for use by the residents

I.        Site Plan Review.

Recommended motion: Approve the site plan review for a new five-story mixed use building with 64 dwelling units, subject to the following conditions:

1.       All site improvements shall be completed by June 21, 2021, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

2.       CPED staff shall review and approve the final site, elevation, landscaping, and lighting plans before building permits may be issued.

3.       All signs shall comply with Chapter 543 of the zoning code. All signage requires a separate permit from CPED.

4.       The applicant shall screen any future mechanical equipment to meet the standards of chapter 535 of the zoning code.

5.       The applicant shall provide a final lighting plan that conforms to the standard of chapter 535 and 530 of the zoning code and which demonstrates CPTED best practices.

11.   Centerpoint Energy Substation, 2406 McNair Ave N, Ward 5

Staff report by Peter Crandall, PLAN7870

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by….

A.      Final plat.

Recommended Motion: Approve the application for a final plat to establish 3 new parcels.

12.   Value Homes, LLC, 3402 and 3410  Wilshire Pl, Ward 1

Staff report by Shanna Sether, PLAN8643

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by Value Homes, LLC.

A.      Variance.

Recommended Motion: The application has been withdrawn.

B.      Minor subdivision.

Recommended Motion: The application has been withdrawn.

Updates and communications

Adjournment 

Next meeting: June 3, 2019

·         The President reserves the right to limit discussion on agenda items.

·         Please contact staff after the hearing if you have any questions regarding your project.

·         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.

·         The meeting site is wheelchair accessible. For other reasonable accommodations such as a sign language interpreter or materials in an alternative format, please contact Lisa Kusz (612-673-3710) five days before the scheduled public hearing. The lead time needed to provide reasonable accommodations (physical, visual, language interpretation and American Sign Language) is five business days.

·         Para asistencia 612-673-2700 - Rau kev pab 612-673-2800 - Hadii aad Caawimaad u baahantahay 612-673-3500

 

Last updated May 8, 2019

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