2014 Meeting Schedule

Minneapolis City Planning Commission Agenda

Regular Meeting

August 11, 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 July 28, 2014 meeting

Approval of Agenda

Committee of the Whole Consent Agenda – July 31, 2014

None.  The next Committee of the Whole meeting is August 14, 2014.

Public Hearings

1. Lime Apartments and VFW Parking (RLS-73, Ward: 10), 2900-2910 Lyndale Ave S and 2901-2919 Aldrich Ave S (Janelle Widmeier). 

Staff report

A. Registered Land Survey: Application by Lyndale Development Partners LLC for a preliminary and final registered land survey subdivision for the property located at 2900-2910 Lyndale Ave S and 2901-2919 Aldrich Ave S.  The purpose of this subdivision is to create separate ownership tracts.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the Registered Land Survey application for the properties located at 2900-2910 Lyndale Ave S and 2901-2919 Aldrich Ave S, subject to the following conditions:

  1. This RLS creates tracts that, if separately redeveloped, would not meet the requirements of the zoning and subdivision ordinances for lot area and width and the prohibition against lots with more than five sides at ground level. Approval of this RLS does not constitute approval for the separate redevelopment of any tract if such tract does not comply with applicable zoning and subdivision ordinances.
  2. This action of the Planning Commission shall be recorded with Hennepin County at or prior to such time as the signed RLS is presented for recording with Hennepin County.

2. Houndsteeth Recording Studio (BZZ-6691, Ward: 12), 4501 Minnehaha Ave (Lisa Steiner). 

Staff report

A. Nonconforming Use Change: Application by Anthony Williamette for a change of nonconforming use to allow an audio recording studio in place of the existing archery sales/service use within the existing building at 4501 Minnehaha Ave. The property is within the R2B Two-family District.

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 to allow an audio production use in the R2B Two-family District for the property located at 4501 Minnehaha Ave, subject to the following conditions:

  1. The audio production facility shall not create noise in such a way that violates section 535.620 of the Minneapolis Zoning Code or Chapter 389 of the Minneapolis Code of Ordinances related to noise.
  2. Any future signs will require a separate sign permit from CPED and must comply with 543.250 of the zoning code, which specifies that nonconforming uses in residential districts on corner lots shall be limited to two non-illuminated flat wall identification signs, not to exceed sixteen feet in area and fourteen feet in height each.
  3. The pole from a removed sign at the northwest corner of the site shall be removed per section 543.180.
  4. The applicant shall plant shrubs at least three feet in height and 60 percent opaque along the south and west sides of the impervious surface lot.
  5. All areas not occupied by buildings, parking facilities, or driveways, shall be covered with turf grass, native grasses or other perennial flowering plants, vines, wood mulch, shrubs, trees, or edible landscaping per 530.180. All landscape materials shall be installed to current industry standards and incorporate environmentally sound management practices per 530.210.
  6. All site improvements shall be completed by August 11, 2016, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

3. Elan Uptown East (BZZ-6571, Ward: 10), 2825 and 2837 Dupont Ave S (Hilary Dvorak).  This item was continued from the June 23 and July 14, 2014 meetings.

Staff report

A. Conditional Use Permit: Application by Carol Lansing with Faegre Baker Daniels, on behalf of Greystar Development, LLC, for a conditional use permit to amend the previously approved Planned Unit Development to allow for signage for the properties located at 2825 and 2837 Dupont 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 amend the previously approved Planned Unit Development to allow for signage at the properties located at 2825 and 2837 Dupont Ave S, 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 overall height of the freestanding sign on Colfax Ave S shall not exceed nine feet six inches and the overall height of the freestanding sign on Dupont Ave S shall not exceed eight feet.

4. Elan Uptown Center and West (BZZ-6694, Ward: 10), 2828 Dupont Ave S and 2812-2828 Emerson Ave S (Hilary Dvorak). 

Staff report

A. Conditional Use Permit: Application by Carol Lansing with Faegre Baker Daniels, on behalf of Greystar Development, LLC, for a conditional use permit to amend the previously approved Planned Unit Development to allow for signage for the properties located at 2828 Dupont Ave S and 2812-2828 Emerson 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 amend the previously approved Planned Unit Development to allow for signage at the properties located at 2828 Dupont Ave S and 2812-2828 Emerson Ave S, 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 overall height of the freestanding sign on Emerson Ave S shall not exceed eight feet.

5. 1121 Fillmore St NE (BZZ-6436, Ward: 1), (Janelle Widmeier). 

Staff report

A. Rezoning: Application by Greg Clemente has applied to rezone the property of 1121 Fillmore St NE from R1A Single-Family District to R3 Multiple-Family District to allow an office to be converted to a third dwelling unit.

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 1121 Fillmore St NE from the R1A District to the R3 District.

6. MINC Keds (BZZ-6652, Ward: 3), 875 ½ Hennepin Ave E (1133 Taylor St NE) (Mei-Ling Anderson). 

Staff report

A. Conditional Use Permit: Application by Verizon Wireless for a conditional use permit to allow a new 100 foot-tall, freestanding monopole communication tower on the property located at 875 ½ Hennepin Ave E (1133 Taylor St NE) in the I1 Light Industrial 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 new 100 foot tall, freestanding monopole communication tower and nine-foot lightning rod on the property located at 875 ½ Hennepin Ave E (1133 Taylor St NE) in the I1 Light Industrial 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.
  2. The base of the tower and base unit shall be screened with a decorative fence or masonry wall to comply with the screening requirements in section 535.540 (3) of the zoning code.
  3. No barbed wire shall be allowed on the required screening.
  4. The monopole, antennae, and all supporting structures shall be painted a light brown color and treated with or constructed with a non-corrosive material.
  5. All driveway and maneuverings areas shall be surfaced per section 541.300 of the zoning code.

7. Karmel Plaza and Square (BZZ-6524, Ward: 10), 2910-2936 Pillsbury Ave (Janelle Widmeier). 

Staff report

A. Site Plan Review: Application by DJR Architecture, on behalf of Karmel Properties LLC, for a site plan review at the property of 2910-2936 Pillsbury Ave to allow third and fourth floor building additions for offices totaling approximately 26,000 square feet in area and a two-level parking structure addition with a net increase of 103 spaces to the Karmel Plaza building.

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 third and fourth floor building additions for offices totaling approximately 26,000 square feet in area and a two-level parking structure addition with a net increase of 104 spaces to the Karmel Plaza building for the properties located at 2910-2936 Pillsbury Ave, subject to the following conditions:

  1. All walls of the fourth floor addition shall comply with the minimum window requirements from section 530.120 of the zoning code.
  2. The third floor shall be set back one structural bay, or approximately 20 feet, to minimize the increase in shadowing on the Midtown Greenway.
  3. The fourth floor shall be set back at least 70 feet from the north lot line for not less than 50 percent of the total building width, to minimize the increase in shadowing on the Midtown Greenway.
  4. A flat roof shall be installed on top of the fourth floor addition as required by section 530.120 of the zoning code.
  5. The first floor recycling area addition shall be set back at least 12 feet from the north lot line so as not to impede a future promenade as called for in the Midtown Greenway Land Use and Development Plan.
  6. Unless otherwise authorized or required by the City Planning Commission, the conditions of approval for BZZ-1361, BZZ-4801 and BZZ-5482 shall remain in effect.
  7. CPED staff review and approval of the final site, landscaping, lighting, floor and building elevation plans.
  8. All site improvements shall be completed by August 11, 2016, unless extended by the Zoning Administrator, or the permit may be revoked for noncompliance.

8. Blaisdell Apartments (BZZ-6553, Ward: 10), 2118 Blaisdell Ave (Becca Farrar). This item was continued from the June 9, June 23, July 14 and July 28, 2014 meetings.

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 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 has been withdrawn.

9. The New Franklin (BZZ-6690, Ward: 6), 1013-1021 Franklin Ave E (Lisa Steiner). 

Staff report

A. Conditional Use Permit: Application by First & First for a conditional use permit to allow a reception/meeting hall in the C2 District has located at 1013-1021 Franklin Ave E in the C2 Neighborhood Commercial Corridor 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 reception or meeting hall at the properties located at 1013-1021 Franklin Ave E, 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. A 3 foot landscaped yard with screening at least 6 feet in height and 95% opaque shall be provided along the south walkway leading to the storage addition.
  3. The parking area shall be designed with discontinuous curbing to provide on-site retention and filtration of stormwater, as required by section 530.230 of the zoning code.
  4. Dumpsters shall be enclosed on all four sides by screening compatible with the principal structure that is at least 2 feet higher than the dumpster, as required by section 535.80 of the zoning code.

B. Variance: Application by First & First for a variance to reduce the minimum rear yard requirement from 7 feet to 0 feet to allow for a 645 square foot storage addition for the property located at 1013-1021 Franklin Ave E.

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 rear yard requirement from 7 feet to 0 feet at the properties located at 1013-1021 Franklin Avenue East, subject to the following condition:

  1. The applicant shall consider a roof design for the one-story addition which discourages unauthorized access to the roof.

C. Variance: Application by First & First for a variance to reduce the minimum off-street parking requirement from 70 spaces to 6 spaces for the property located at 1013-1021 Franklin Ave E.

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 off-street parking requirement from 70 spaces to 6 spaces at the properties located at 1013-1021 Franklin Ave E, subject to the following conditions:

  1. The minimum parking requirement shall be provided through valet parking and/or a shared parking agreement approved by the City.
  2. A minimum of six (6) bicycle parking spaces shall be provided. The bicycle parking may be located in the right-of-way if approved by Public Works.

D. Variance: Application by First & First for a variance to increase the maximum size allocation of signs from 101 square feet to 130 square feet for the property located at 1013-1021 Franklin Ave E.

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 of the maximum size allocation of signs from 101 square feet to 130 square feet at the properties located at 1013-1021 Franklin Ave E.

E. Variance: Application by First & First for a variance to increase the maximum height of a sign from 28 feet to 39 feet for the property located at 1013-1021 Franklin Ave E.

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 maximum height of a sign from 28 feet to 39 feet at the properties located at 1013-1021 Franklin Ave E.

F. Variance: Application by First & First for a variance to increase the maximum area of a projecting sign from 20 square feet to 130 square feet for the property located at 1013-1021 Franklin Ave E.

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 maximum area per projecting sign at the properties located at 1013-1021 Franklin Ave E, subject to the following conditions:

  1. The projecting sign shall be no larger than 101 square feet.

G. Variance: Application by First & First for a variance to increase the extension of a projecting sign from 4 feet to approximately 6 feet for the property located at 1013-1021 Franklin Ave E.

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 maximum extension of a projecting sign from 4 feet to approximately 6 feet at the properties located at 1013-1021 Franklin Ave E.

10. Southwest High School (BZZ-6646 and Vac-1633, Ward: 13), 3414 W 47th St (Hilary Dvorak). 

Staff report

A. Rezoning: Application by Dan Moll with ATS&R Architects & Engineers, on behalf of Minneapolis Public Schools, for a rezoning of the western portion of the property located at 3414 47th Ave W from the R1 Single-family District to the R1A Single-family District.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission continue the rezoning petition for the western portion of the property located at 3414 47th Ave W from the R1 Single-family District to the R1A Single-family District to the August 25, 2014, City Planning Commission meeting.

B. Conditional Use Permit: Application by Dan Moll with ATS&R Architects & Engineers, on behalf of Minneapolis Public Schools, for a conditional use permit to allow an expansion to the existing K-12 school located at 3414 47th Ave W.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission continue the application for a conditional use permit to allow an expansion to the existing K-12 school located at 3414 47th Ave W to the August 25, 2014, City Planning Commission meeting.

C. Conditional Use Permit: Application by Dan Moll with ATS&R Architects & Engineers, on behalf of Minneapolis Public Schools, for a conditional use permit to increase the height of the building to exceed 2.5 stories/35 feet for the property located at 3414 47th Ave W.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission continue the application for a conditional use permit to increase the height of the building from the permitted 2.5 stories/35 feet to 6 stories/76 feet (in actuality the proposed addition will be 3 stories/52 feet) in height located at 3414 47th Ave W to the August 25, 2014, City Planning Commission meeting.

D. Variance: Application by Dan Moll with ATS&R Architects & Engineers, on behalf of Minneapolis Public Schools, for a variance to increase the permitted floor area ratio of the building from .5 to 1.03 (the existing FAR is .87) for the property located at 3414 47th Ave W.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission continue the application for a variance to increase the permitted floor area ratio of the building from .5 to 1.03 (the existing FAR is .87) located at 3414 47th Ave W to the August 25, 2014, City Planning Commission meeting.

E. Variance: Application by Dan Moll with ATS&R Architects & Engineers, on behalf of Minneapolis Public Schools, for a variance to increase the maximum impervious surface allowance from 65 percent to 84 percent (the existing is 81 percent) for the property located at 3414 47th Ave W.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission continue the application for a variance to increase the maximum impervious surface allowance from 65 percent to 84 percent (the existing is 81 percent) located at 3414 47th Ave W to the August 25, 2014, City Planning Commission meeting.

F. Variance: Application by Dan Moll with ATS&R Architects & Engineers, on behalf of Minneapolis Public Schools, for a variance to increase the maximum lot coverage allowance from 50 percent to 58 percent (the existing is 54 percent) for the property located at 3414 47th Ave W.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission continue the application for a variance to increase the maximum lot coverage allowance from 50 percent to 58 percent (the existing is 54 percent) located at 3414 47th Ave W to the August 25, 2014, City Planning Commission meeting.

G. Variance: Application by Dan Moll with ATS&R Architects & Engineers, on behalf of Minneapolis Public Schools, for a variance to reduce the required off-street parking requirement from 381 to 302 (where 184 are grandparented) for the property located at 3414 47th Ave W.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission continue the application for a variance to reduce the required off-street parking requirement from 381 to 302 (where 184 are grandparented) located at 3414 47th Ave W to the August 25, 2014, City Planning Commission meeting.

H. Site Plan Review: Application by Dan Moll with ATS&R Architects & Engineers, on behalf of Minneapolis Public Schools, for a site plan review for an addition to an existing K-12 school located at 3414 47th Ave W.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission continue the site plan review application to allow an addition to an existing K-12 school located at 3414 47th Ave W to the August 25, 2014, City Planning Commission meeting.

I. Vacation: Application by Dan Moll with ATS&R Architects & Engineers, on behalf of Minneapolis Public Schools, for a vacation of the utility easement that extends through vacated Beard Ave S located at 3414 47th Ave W.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission continue the vacation of the utility easement that extends through vacated Beard Ave S to the August 25, 2014, City Planning Commission meeting.

11. Theatre Garage and Marquee Apartments (BZZ-6675, Ward: 10), 2004-2018 Lyndale Ave S (Mei-Ling Anderson). 

Staff report

A. Rezoning: Application by Master Properties MN, on behalf of TGMA Developers, LLC, for a petition to rezone the properties located 2008-2018 Lyndale Ave S from the C1 Neighborhood Commercial District to the C2 Neighborhood Corridor 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 at the properties located at 2008, 2012, 2014, and 2018 Lyndale Ave S from the C1 Neighborhood Commercial District to the C2 Neighborhood Corridor Commercial District.

B. Conditional Use Permit: Application by Master Properties MN, on behalf of TGMA Developers, LLC, for a conditional use permit to increase the maximum allowed height in the C2 Neighborhood Corridor Commercial District from 4 stories/56 feet to 73 feet-6 inches for the properties located 2004-2018 Lyndale 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 allowed height in the C2 Neighborhood Corridor Commercial District from 4 stories/56 feet to 6 stories/73 feet-6 inches, 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.

C. Variance: Application by Master Properties MN, on behalf of TGMA Developers, LLC, for a variance to reduce the rear yard setback from 15 feet to 3 feet for the properties located 2004-2018 Lyndale Ave S.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the above findings and approve the application for a variance to reduce the minimum rear yard setback from 15 feet to 3.5 feet at the properties located at 2004-2018 Lyndale Ave S.

D. Variance: Application by Master Properties MN, on behalf of TGMA Developers, LLC, for a variance to reduce the south interior side yard setback from 15 feet to 5 feet for the properties located 2004-2018 Lyndale 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 south interior side yard setback from 15 feet to 5 feet at the properties located at 2004-2018 Lyndale Ave S.

E. Site Plan Review: Application by Master Properties MN, on behalf of TGMA Developers, LLC, for a site plan review for a six-story, mixed-use building with 82 dwelling units for the properties located 2004-2018 Lyndale 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, six-story, mixed-use building with 82 dwelling units at the properties located at 2004-2018 Lyndale Ave S, subject to the following conditions:

  1. Approval of the final site, elevation, landscaping, and lighting plans by CPED staff.
  2. All site improvements shall be completed by November 15, 2016, unless extended by the zoning administrator, or the permit may be revoked for non-compliance.
  3. All signs are expected to comply with Chapter 541 of the Zoning Code. All new signage requires a separate permit from CPED.
  4. The west and south walls of the parking garage shall be completely enclosed,, shall comply with the blank wall limitations of section 530.120 of the zoning code, and shall include a densely planted landscaped area immediately to the west of the wall.
  5. A minimum of 74 parking spaces shall be designated for the on-site residential units and shall be signed as such.
  6. The final plans shall be revised to show that no fewer than two (2) long-term bicycle parking spaces will be provided for the theater as required by section 541.180 of the zoning code.

12.  Zoning Code Text Amendment (Ward: All), (Lisa Steiner). 

Staff report

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

Amending Chapter 520 related to Zoning Code: Introductory Provisions

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

Amending Chapter 536 related to Zoning Code: Specific Development Standards

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

The purpose of the amendment is to amend regulations pertaining to farmstands.

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 520, 535, 536, and 537.

Commission Business

Adjournment

Next Regular Planning Commission Meeting: August 25, 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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