Minneapolis City Planning Commission Agenda

Regular Meeting

November 10, 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 October 26, 2014 meeting

Approval of Agenda

Committee of the Whole Consent Agenda – October 30, 2014

1.     Land Sale – 1326 Water St (Staff: Haila Maze)

Review for consistency with the Comprehensive Plan the sale of 1326 Water St to the MPRB for the development of the Mississippi East Bank Trail.

Recommended Motion: Approve the staff report - the item consistent with the Minneapolis Plan.

Public Hearings

Introduction to the Public Hearing

1. Street Name Petition (Ward: 6), Carew Dr between 6th St S and 7th St S to 9th Ave S (Hilary Dvorak).

Staff report

A. Street Name Petition: Application by Council Members Abdi Warsame and Jacob Frey to change the name of Carew Drive, between 6th St S and 7th St S, to 9th Ave S.

Recommended Motion: The Department of Public Works and the Department of Community Planning and Economic Development recommends that the City Planning Commission and City Council adopt the findings and approve the petition to change the name of Carew Dr, between 6th St S and 7th St S, to 9th Ave S.

2. Turbo Tim’s Anything Automotive (BZZ-6859, Ward: 1) 2823-2827 Central Ave NE (Aaron Hanauer).

Staff report

A. Conditional Use Permit: Application by Frank Stone, on behalf of Positively Central LLC, for a conditional use permit to allow for a minor auto repair facility in an existing building at 2823-2827 Central Ave NE in the 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 approve the application for a conditional use permit to allow for a building conversion into a minor auto repair facility at 2823-2827 Central Ave NE, 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.  Site Plan Review: Application by Frank Stone, on behalf of Positively Central LLC, for a site plan review for property located at 2823-2827 Central Ave NE.

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 minor auto repair facility at 2823-2827 Central Ave NE, subject to the following conditions:

  1. Vehicular alley access to and from the site is prohibited. The curb cut leading to the building along Central Avenue Northeast shall be removed and the boulevard shall be reestablished as proposed by the applicant.
  2. The existing rooftop mechanical equipment on the roof shall be removed. Any new mechanical equipment shall be screened to be in compliance with section 535.70.
  3. The Central Ave NE 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.
  4. The installation and maintenance of all landscape materials shall comply with section 530.210 of the zoning code.  The landscaping and screening adjacent to the parking lot shall be completed by August 31, 2015.
  5. Department of Community Planning and Economic Development staff review and approval of the final building elevations, floor, site, lighting and landscape plans.
  6. All other site improvements required by Chapter 530 or by the City Planning Commission and proposed by applicant shall be completed by November 10, 2016, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

3. Krause Anderson Corporate Headquarters (BZZ-6828 and PL-285, Ward: 7) 501, 507, 515 and 523 8th St S, 502 and 518 9th St S, and 811 5th Ave S (Becca Farrar). This item was continued from the October 14, 2014 meeting.

Staff report

A. Variance: Application by Pope Architects, on behalf of Kraus Anderson, for a variance of the minimum FAR requirement in the B4N District from 2.0 to .73 for the properties located at 501, 507, 515 and 523 8th St S, 502 and 518 9th St S, and 811 5th Ave S.

Recommended Motion: The application has been withdrawn.

B. Variance: Application by Pope Architects, on behalf of Kraus Anderson, for a variance to allow a proposed wall sign to exceed the maximum height permitted in the B4N District of 28 feet for the properties located at 501, 507, 515 and 523 8th St S, 502 and 518 9th St S, and 811 5th Ave S.

Recommended Motion: The application has been withdrawn.

C. Site Plan Review: Application by Pope Architects, on behalf of Kraus Anderson, for a site plan review to allow for the construction of a new 4-story, approximately 80,000 square foot office building on a full city block. The property is zoned B4N (Downtown Neighborhood) District and is located in the DP (Downtown Parking) Overlay District at 501, 507, 515 and 523 8th St S, 502 and 518 9th St S, and 811 5th Ave S.

Recommended Motion: The application has been withdrawn.

D. Plat: Application by Pope Architects, on behalf of Kraus Anderson, for a preliminary and final plat for the properties located at 501, 507, 515 and 523 8th St S, 502 and 518 9th St S, and 811 5th Ave S.

Recommended Motion: The application has been withdrawn.

4. Lagoon and Irving Apartments (BZZ-6883, Ward: 7) 1609 and 1611 Lagoon and 2910 Irving Ave S (Hilary Dvorak).

Staff report

A. Conditional Use Permit: Application by Scott Nelson with DJR Architecture, on behalf of Daniel Oberpriller with CPM Development LLC, for a conditional use permit to increase the height of the building in the SH Shoreland Overlay District from 2.5 stories/35 feet to 6 stories/75 feet for the properties located at 1609 and 1611 Lagoon and 2910 Irving 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 height of the building located in the SH Shoreland Overly District from the permitted 2.5 stories/35 feet to 6 stories/75 feet at the properties located at 1609 and 1611 Lagoon and 2910 Irving 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 height of the building shall be no taller than 70.5 feet and the height of the elevator penthouse shall be no taller than 75 feet.

B. Variance: Application by Scott Nelson with DJR Architecture, on behalf of Daniel Oberpriller with CPM Development LLC, for a variance to increase the maximum impervious surface requirement from 85 percent to 87 percent for the properties located at 1609 and 1611 Lagoon and 2910 Irving 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 impervious surface requirement from 85 percent to 87 percent at the properties located at 1609 and 1611 Lagoon and 2910 Irving Ave S subject to the following condition:

  1. The development shall comply with all applicable regulations governing stormwater management, and shall employ best management practices to minimize off-site stormwater runoff, maximize overland flow and flow distances over surfaces covered with vegetation, increase on-site filtration, replicate predevelopment hydrologic conditions as nearly as possible, minimize off-site discharge of pollutants to ground and surface water, and encourage natural filtration function.

C. Variance: Application by Scott Nelson with DJR Architecture, on behalf of Daniel Oberpriller with CPM Development LLC, for a variance to reduce the front yard setback along Lagoon Ave from the required 15 feet to 10 feet for a transformer, 7 feet for a walkway and to 5 feet for the building located at 1609 and 1611 Lagoon and 2910 Irving 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 Lagoon Ave from the required 15 feet to 10 feet for a transformer, 7 feet for a walkway and to 5 feet for the building at the properties located at 1609 and 1611 Lagoon and 2910 Irving Ave S, subject to the following condition:

  1. In order to provide additional screening around the transformer a low wall shall be built along Lagoon Avenue on the subject site.

D. Variance: Application by Scott Nelson with DJR Architecture, on behalf of Daniel Oberpriller with CPM Development LLC, for a variance to reduce the corner side yard setback along Irving Ave S from the required 18 feet to 5 feet for the building and to zero feet for the stairs and walkway for the properties located at 1609 and 1611 Lagoon and 2910 Irving 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 corner side yard setback along Irving Ave S from the required 18 feet to 5 feet for the building and to zero feet for the stairs and walkway at the properties located at 1609 and 1611 Lagoon and 2910 Irving Ave S.

E. Variance: Application by Scott Nelson with DJR Architecture, on behalf of Daniel Oberpriller with CPM Development LLC, for a variance to reduce the rear yard setback from the required 15 feet to 5 feet for the building located at 1609 and 1611 Lagoon and 2910 Irving 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 rear yard setback from the required 15 feet to 5 feet for the building at the properties located at 1609 and 1611 Lagoon and 2910 Irving Ave S.

F. Site Plan Review: Application by Scott Nelson with DJR Architecture, on behalf of Daniel Oberpriller with CPM Development LLC, for a site plan review for the properties located at 1609 and 1611 Lagoon and 2910 Irving 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 28,284 square foot, mixed-use building at the properties located at 1609 and 1611 Lagoon and 2910 Irving Ave S, subject to the following conditions:

  1. Approval of the final site plan, landscaping plan, elevations and lighting plan by the Department of Community Planning and Economic Development
  2. All site improvements shall be completed by November 10, 2016, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.
  3. Brick shall be used in lieu of the burnished block.
  4. In order to provide additional screening around the transformer a low wall shall be built along Lagoon Ave on the subject site.

5. Sanford Middle School Expansion and Renovation (BZZ-6884, Ward: 12) 3524 42nd Ave S (Mei-Ling Anderson).

Staff report

A. Conditional Use Permit: Application by Paul May, on behalf of Minneapolis Public Schools, for a conditional use permit to allow an addition to an existing school for students in grades 6 through 8 in the R1A Single-Family District located at 3524 42nd 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 allow an addition to an existing school for students in grades 6 through 8 in the R1A Single-Family District at the property located at 3524 42nd 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. Conditional Use Permit: Application by Paul May, on behalf of Minneapolis Public Schools, for a conditional use permit permit to increase the maximum allowed height from the permitted 2.5 stories/35 feet to 3 stories/56 feet for the property located at 3524 42nd 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 allow an increase in the maximum allowed height from the permitted 2.5 stories/35 feet to 3 stories/56 feet at the property located at 3524 42nd 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.

C. Variance: Application by Paul May, on behalf of Minneapolis Public Schools, for a variance to reduce the east front yard setback from 20 feet to 0 feet for an accessible ramp exceeding four feet in width for the property located at 3524 42nd 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 east front yard setback from 20 feet to 0 feet for an accessible ramp exceeding four feet in width at the property located at 3524 42nd Ave S.

D. Variance: Application by Paul May, on behalf of Minneapolis Public Schools, for a variance to reduce the west front yard setback from 20 feet to 0 feet for an accessible ramp exceeding four feet in width, and from 20 to 14 feet for the building wall for the property located at 3524 42nd 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 west front yard setback from 20 feet to 0 feet for an accessible ramp exceeding four feet in width at the property located at 3524 42nd Ave S.

E. Variance: Application by Paul May, on behalf of Minneapolis Public Schools, for a variance to increase the maximum allowed impervious surfaces from 60 percent of the site to 68 percent of the site in the R1A Single-Family District located at 3524 42nd 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 allowed impervious surfaces from 60 percent of the site to 68 percent of the site in the R1A Single-Family District at the property located at 3524 42nd Ave S.

F. Variance: Application by Paul May, on behalf of Minneapolis Public Schools, for a variance to increase the maximum allowed floor area ratio above 0.5 to 0 for the property located at 3524 42nd 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 allowed floor area ratio above 0.5 to 0.72 at the property located at 3524 42nd Ave S.

G. Site Plan Review: Application by Paul May, on behalf of Minneapolis Public Schools, for a site plan review for a 39,000 square foot addition to an existing building located at 3524 42nd 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 for a 39,000 square foot addition to an existing building at the property located at 3524 42nd Ave S, subject to the following conditions:

  1. Approval of the final site plan, landscaping plan, elevations, trash enclosure and lighting plan by the Department of Community Planning and Economic Development.
  2. All site improvements shall be completed by November 10, 2016, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.
  3. All signs shall comply with Chapter 541 of the zoning code. All signage requires a separate permit from CPED.
  4. All on-site vehicle parking spaces and drive aisles shall comply with the minimum dimensions in Chapter 541 of the zoning code.
  5. The applicant shall provide elevations for the proposed refuse storage enclosure and rooftop mechanical equipment.
  6. The applicant shall submit revised landscaping and site plans that show a seven-foot landscaped and screened yard for the parking lot frontage along the west property line, of which three feet would be located in the public right-of-way, extending approximately to the west building entrance, and to demonstrate compliance with the requirement that all surface parking spaces shall be within 50 feet of an on-site canopy tree.
  7. The applicant shall provide no fewer than three canopy trees along the west parking lot frontage.

6. Portland Tower (BZZ-6898, Ward: 7) 516 8th St S (Becca Farrar).

Staff report

A. Conditional Use Permit: Application by Shamrock Companies, on behalf of Portland Tower, LLC, for a conditional use permit to allow an increase in height in the B4N District from 10 stories or 140 feet to 17 stories or approximately 177 feet for the property located at 516 8th St 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 allow an increase in the maximum allowable height in the B4N District from 10 stories or 140 feet to 17 stories or approximately 177 feet on the property located at 516 8th St 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 Shamrock Companies, on behalf of Portland Tower, LLC, for a variance of the west interior side yard setback requirement for the property located at 516 8th St 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 interior side yard setback along the west property line from 15 feet to 11 feet for the residential uses located on floors 6-17, on the property located at 516 8th St S.

C. Variance: Application by Shamrock Companies, on behalf of Portland Tower, LLC, for a variance of the maximum parking requirement for the property located at 516 8th St 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 allow an increase in the maximum off-street parking requirement for the project to allow a parking ratio of 1.79 for the proposed building (as well as a ratio of 1.08 for the adjacent Sexton building and a net ratio of 1.43 for both buildings), on the property located at 516 8th St S.

D. Site Plan Review: Application by Shamrock Companies, on behalf of Portland Tower, LLC, for a site plan review to allow for the construction of a new 17-story, condominium building that includes a ground level commercial space and provides a total of 344 parking spaces to serve the proposed building and the existing Sexton building located on the adjacent parcel to the north (521 7th St S). The property is zoned B4N (Downtown Neighborhood) District and is located in the DP (Downtown Parking) Overlay and is located at 516 8th St 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 17-story, condominium building that includes an approximately 3,000 square foot ground level commercial space on the property located at 516 8th St 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 November 10, 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. Metal panels consistent with those proposed on the street-facing elevations shall be installed on the north and west elevations of the proposed building, floors 1-5, in lieu of the pre-cast concrete panels.
  5. Green screens shall be installed and spaced at a distance of no greater than 25 linear feet on the blank walls that exist on the north and west elevations of the building. A portion of the plantings shall provide greenery year round.

7. Zoning Code Text Amendment (Ward: All) (Aaron Hanauer),(Mei-Ling Anderson), (Shanna Sether)

Staff report

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

Chapter 520 related to the Zoning Code: Introductory Provisions

Chapter 521 related to the Zoning Code: Zoning Districts and Maps Generally

Chapter 525 related to the Zoning Code: Administration and Enforcement

Chapter 530 related to the Zoning Code: Site Plan Review

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

Chapter 536 related to the Zoning Code: Specific Development Standards

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

Chapter 541 related to the Zoning Code: Off-Street Parking and Loading

Chapter 546 related to the Zoning Code: Residence Districts

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 551 related to the Zoning Code: Overlay Districts

The purpose of the amendment is to establish regulations for accessory dwelling units on a citywide basis.

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, 521, 525, 535, 537, 541, and 551. Staff further recommends that Chapters 530, 536, 546, 547, 548, and 549 be returned to the author.

Commission Business

Adjournment

Next Regular Planning Commission Meeting: December 2, 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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