MINNEAPOLIS CITY PLANNING COMMISSION

REGULAR MEETING AGENDA: JULY 6, 2015

4:30 p.m. | City Hall, Room 317 | 350 South 5th Street | Minneapolis, MN 55415

Committee Clerk

Lisa Kusz - 612.673.3710

Commissioners

Matthew Brown, President  |  John Slack, Vice President  |  Alissa Luepke Pier, Secretary

Lisa Bender  |  Meg Forney  |  Rebecca Gagnon  |  Ben Gisselman  |  Ryan Kronzer  |  Theodore Tucker

CALL TO ORDER

APPROVAL OF ACTIONS FROM THE JUNE 15, 2015, MEETING

APPROVAL OF AGENDA

COMMITTEE OF THE WHOLE CONSENT AGENDA ITEMS - JUNE 18, 2015

A.   Land Sale – 1704 – 33rd Ave N

Staff report by Jim Voll

Review for consistency with the Comprehensive Plan the sale of 1704 – 33rd Ave N for the adaptive reuse of Fire Station #14 for commercial/office uses.

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

B.    Corcoran Triangle TIF Plan and Related Plan Modifications

Staff report by Paul Mogush

Review for consistency with the comprehensive plan the Corcoran Triangle Tax Increment Financing (TIF) Plan, Modification No. 2 to the Hiawatha and Lake Redevelopment Plan, and Modification No. 24 to the Model City Urban Renewal Plan.

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

C.   Anson Brooks Mansion Designation Study

Staff report by Paul Mogush

Review and Comment on the Anson Brooks Mansion Designation Study.

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

D.   Glendale Housing Development Project Plan

Staff report by Haila Maze

Review for consistency with the Comprehensive Plan the establishment of a housing development project.

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

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.    3100 W Lake St, Ward 7

Staff report by Hilary Dvorak, RLS-78

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by Justin Fincher with The Ackerberg Group.

A.   Registered Land Survey (RLS) to re-divide the exiting tracts within the building.

Recommended motion: Approve the application for a Registered Land Survey, subject to the following condition:

1.     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.    Partial alley vacation, Ward 1

Staff report by Mei-Ling Smith, Vac-1644

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

A.   Vacate part of the alley in the vicinity of 33rd Ave NE and Taylor St NE.

Recommended motion: Approve the vacation (Vacation file 1644) of part of the alley in the vicinity of 33rd Ave NE and Taylor St NE, subject to the provision of easements to Xcel Energy and Comcast.

3.    Partial alley vacation, Ward 13

Staff report by Becca Farrar, Vac-1647

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

A.   Alley vacation.

Recommended motion: Deny the vacation of part of the alley located in Block 5, South Gate Terrace 2nd Division, bounded by Robbins St, W 54th St, Cumberland Rd and Upton Ave S.

4.    Huron and Essex Hotel, 501 Huron Blvd and 2510 Essex St SE, Ward 2

Staff report by Aaron Hanauer, BZZ-7219

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

A.   An amendment to the conditional use permit.

Recommended motion: Approve the conditional use permit for an increase in height from 4 stories or 56 feet to 5 stories or 64.7 feet 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.

B.    An amendment to the site plan.

Recommended motion: Approve the site plan review for the construction of a five-story, 140-room hotel, subject to the following conditions:

1.     As required by section 530.120 (2) (d), the first floor windows shall have clear or lightly tinted glass with a visible light transmittance ratio of 0.6 or higher and shelving, mechanical equipment or other similar fixtures shall not block views into and out of the building in the area between four (4) and seven (7) feet above the adjacent grade. 

2.     Landscaped areas shall be covered with turf grass, native grasses or other perennial flowering plants, vines, mulch, shrubs or trees and the installation and maintenance of the landscape materials shall comply with the standards outlined in section 530.210. 

3.     Any mechanical equipment proposed to be placed on the roof will be required to be screened to the requirements of 535.70. In addition, the transformer and backup generator shall be screened as required by section 535.70.

4.     A lighting plan shall be submitted prior to building permit issuance that shows the project is in compliance with the lighting requirements outlined in section 535.590.

5.     As required by section 541.330, the compact parking spaces shall be labeled as such.

6.     As required by section 530.110 and the request for alterative compliance, evenly placed planters shall be installed between the building pillars and the main building wall along Huron Blvd SE.

7.     Screening of the surface parking lot shall be in compliance with section 530.160 and 530.170 in terms of height and opacity.

5.    4712 Longfellow Ave, Ward 12

Staff report by Kimberly Holien, BZZ-7215

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

A.   Rezoning. 

Recommended motion: Approve the application for a rezoning from the OR2, High Density Office Residence District to the C2, Neighborhood Corridor Commercial District. 

6.    GAF Heater Unit, 50-74 Lowry Ave N, Ward 4

Staff report by Mei-Ling Smith, BZZ-7205

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by Brandon Boyd, on behalf of GAF.

A.   Conditional use permit.

Recommended motion: Approve the application for a conditional use permit to increase the maximum permitted height in the I3 General Industrial District, the MR Mississippi River Critical Area Overlay District, and the SH Shoreland 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.

2.     Approval of the final site plan and elevations by CPED.

3.     All site improvements shall be completed by July 6, 2017, unless extended by the zoning administrator, or the permit may be revoked for non-compliance.

4.     All parking areas shall be striped to meet the size requirements in section 541.330 of the zoning code.

7.    Walker Art Center Addition and Site Improvements, 725 Vineland Place/1750 Hennepin Ave, Ward 7

This item was continued from the June 15, 2015 meeting.

Staff report by Lisa Steiner, BZZ-7188

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by John Cook of HGA, on behalf of the Walker Art Center.

A.   Variance of the plaza development standards.

Recommended motion: Approve the application for a variance of the plaza standards to reduce required seating and required number of trash receptacles, subject to the following conditions:

1.     At least 105 linear feet of seating, including at least 21 linear feet of fixed seating and 21 linear feet of seating with backs, shall be incorporated in the plaza area along Hennepin Ave.

2.     At least 95 linear feet of seating, including at least 19 linear feet of fixed seating and 19 linear feet of seating with backs shall be incorporated on or adjacent to the plaza area along Vineland Place, as required by Section 535.810 of the Zoning Code.

B.    Site plan review.

Recommended motion: Approve the application for an approximately 5,000 square foot addition, subject to the following conditions:

1.     At least 26 bicycle parking spaces shall be provided on site, of which at least 13 must meet the standards for long-term bicycle parking, as required by Section 541.180 of the Zoning Code.

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

3.     All site improvements shall be completed by July 6, 2017, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

4.     All signs shall require a separate permit from CPED.

8.    Edison High School NE Green Campus, Phase II-B, 2030 Monroe St NE, Ward 1

Staff report by Hilary Dvorak, BZZ-7174

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

A.   Conditional use permit for a school expansion.

Recommended motion: Approve the application for a school expansion including a concession stand, greenhouse and parking lot, 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 for a solar energy system that is greater than 20 feet in height.

Recommended motion: Approve the application for a freestanding solar energy system that is greater than 20 feet in height, 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 freestanding solar energy system shall not be taller than 20 feet in height.

C.   Variance to reduce the front yard setback along Monroe St NE.

Recommended motion: Approve the application to reduce the front yard setback along Monroe St NE from the required 20 feet to 5 feet for a greenhouse and screen enclosure.

D.   Variance to increase the width of a walkway located in a front yard.

Recommended motion: Approve the application to increase the maximum width of a walkway from 12 feet to 14 feet located in a required front yard adjacent to Monroe St NE.

E.    Variance to increase the height of a fence.

Recommended motion: Approve the application to increase the height of a fence from the maximum of 8 feet to 12 feet 6 inches, subject to the following condition:

1.     Only the I-beam element located over the entrance gates that lead into the football field and track shall be 12 feet 6 inches in height.

F.    Site plan review.

Recommended motion: Approve the application for a site plan review for a school expansion including a concession stand, greenhouse and parking lot, 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 July 6, 2017, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

3.     There shall be at least nine trees planted between the parking lot and the front property line along Monroe St NE as required by section 530.170 of the zoning code.

4.     The parking lot shall be designed so all of the parking spaces are located within 50 feet from an on-site deciduous tree as required by section 530.170 of the zoning code.

5.     At least 20 bicycle parking spaces shall be provided on the site.

6.     The transformer and any other proposed mechanical equipment shall be screened per the requirements of Chapter 535, Regulations of General Applicability.

7.     The final lighting plan shall conform to the standards of Chapter 535, Regulations of General Applicability.

8.     A minimum of 111 shrubs shall be provided on site.

9.    100 Washington Ave S, Ward 3

Staff report by Lisa Steiner, BZZ-7172

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by Jason Stiefel of Shea Inc, on behalf of Shorenstein Realty Services.

A.   Variance of the plaza development standards.

Recommended motion: Approve the application for a variance of the plaza standards to reduce required seating and required number of trash receptacles, subject to the following conditions:

1.     Not less than 321 linear feet of seating shall be incorporated on the plaza area. At least twenty percent of this shall be seating with backs and twenty percent shall be fixed seating.

2.     The applicant shall provide the required amenities shown on the site plan, including a water feature, game table, and stormwater accommodations.

B.    Variance to increase maximum allowed area of a freestanding sign.

Recommended motion: Deny the application to increase the maximum area of a freestanding sign.

C.   Site plan review.

Recommended motion: Approve the application for an approximately 4,000 square foot addition, subject to the following conditions:

1.     A seven-foot landscaped yard with screening at least three feet in height and sixty percent opaque shall be incorporated along the parking lot frontages on Marquette Ave and 2nd Ave S, as required by Section 530.170 of the zoning code.

2.     The steel railings which obstruct on-site pedestrian access shall be removed. Screening at least three feet in height and sixty percent opaque shall be incorporated along the parking lot frontage on 2nd St S.

3.     CPED staff review and approval of the final site, elevation, lighting, and landscaping plans before building permits may be issued.

4.     All site improvements shall be completed by July 6, 2017, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

10.  Washington & Chicago, 233 Park Ave, 713 Washington Ave S, 700, 708 and 724 3rd St S, Ward 3

Staff report by Hilary Dvorak, BZZ-7218 and PL-296

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

A.   Conditional use permit for a planned unit development.

Recommended motion: Approve the application for a PUD including the rehabilitation of two existing buildings into a hotel and commercial space and the construction of a new seven-story, mixed use building including 183 dwelling units and ground floor commercial space, 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.     There shall be a minimum of 18 bicycle parking spaces provided at street level for the non-residential uses within the development as required by section 541.080 of the zoning code.

3.     All of the bays in the fence along 3rd St S shall be filled with the metal structures capable of supporting climbing vines.

4.     As required by section 527.120 of the zoning code, the development shall comply with the standards for historic preservation, decorative or pervious surface for on-site parking and loading areas, drives, driveways, and walkways, decorative fencing and a recycling storage area from Table 527-1, Amenities totaling a minimum of 15 points.

B.    Conditional use permit for a surface parking lot located in the DP Downtown Parking Overlay District.

Recommended motion: Approve the application for a surface parking lot located in the DP Downtown Parking Overlay District, subject to the following condition:

5.     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 number of surface parking spaces in the DP Downtown Parking Overlay District.

Recommended motion: Approve the application to increase the number of surface parking spaces in the DP Downtown Parking Overlay District from 20 to 39.

D.   Variance to increase the height of a fence located within five feet of a public sidewalk.

Recommended motion: Approve the application to increase the height of a fence located within five feet of a public sidewalk from the maximum of 6 feet to 12 feet, subject to the following condition:

1.     All of the bays in the fence along 3rd St S shall be filled with the metal structures capable of supporting climbing vines.

E.    Site plan review.

Recommended motion: Approve the application for a planned unit development including the rehabilitation of two existing buildings into a hotel and commercial space and the construction of a new seven-story, mixed use building including 183 dwelling units and ground floor commercial space, 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 July 6, 2017, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

3.     The walls on the first floor of the building facing the surface parking area and the walls of the covered entry to the underground parking garage shall be designed so they are not over 25 feet in length and void of windows, entries, recesses or projections, or other architectural elements as required by section 530.120 of the zoning code.

4.     The walls on the first floor of the building facing the surface parking area shall utilize a material other than painted concrete block, given how visible these walls will be to those parking in this area.

5.     All mechanical equipment shall be screened as required by the standards of Chapter 535, Regulations of General Applicability.

6.     The final lighting plan shall conform to the standards of Chapter 535, Regulations of General Applicability.

7.     The applicant shall work with CPED to incorporate additional windows in those areas of the building walls on the first floor facing the surface parking area where they could logically be accommodated.

F.    Replat.

Recommended motion: Approve the preliminary and final plat, subject to the following condition:

1.     The Reciprocal Easement Agreement shall be recorded with Hennepin County.

11.  314 6th Ave N, Ward 3

Staff report by Shanna Sether, BZZ-7235

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by Aaron Roseth of ESG Architects, Inc.

A.   Variance to reduce the rear yard setback.

Recommended motion: Approve the application for a variance to reduce the rear yard setback from 15 feet to approximately 5 feet 6 inches, where windows are provided for residential uses.

B.    Variance of the loading requirement.

Recommended motion: Approve the application for a variance to eliminate the off-street loading requirement for a multiple-family dwelling.

C.   Site plan review.

Recommended motion: Approve the application for a site plan review to allow for a new six-story, mixed-use building, subject to the following conditions:

1.     All mechanical equipment shall be arranged so as to minimize visual impact by using screening consistent with section 535.70 of the zoning code.

2.     Lighting shall comply with section 535.590 of the zoning code.

3.     Department of Community Planning and Economic Development staff review and approval of the final building elevations, floor, site, lighting and landscape plans.

4.     Site improvements required by Chapter 530 or by the City Planning Commission shall be completed by July 6, 2017, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

12.  Episcopal Commons, 1730 Clifton Place, Ward 7

Staff report by Hilary Dvorak, BZZ-7226

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

A.   Conditional use permit to increase the height of the building.

Recommended motion: Approve the application to increase the height of the building in the SH Shoreland Overlay District from 2.5 stories or 35 feet to 4 stories or 62 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.

B.    Variance to increase the maximum amount of parking spaces.

Recommended motion: Approve the application to increase the maximum amount of parking spaces from 110 spaces to 163 spaces.

C.   Variance to increase the amount of lot coverage allowed on the site.

Recommended motion: Approve the application to increase the amount of lot coverage allowed on the site from 70 percent to 75 percent.

D.   Variance to reduce the front yard setbacks along both Clifton Place and Groveland Ave.

Recommended motion: Approve the application to reduce the front yard setbacks along both Clifton Place and Groveland Ave from 15 feet to a distance ranging between 15 feet and 0 feet, subject to the following condition:

1.     The transformer shall be located as close to the building as possible and plantings five to six feet in height shall be used to screen it from the public sidewalk.

E.    Variance to reduce the off-street loading space.

Recommended motion: Approve the application to reduce the off-street loading space requirement for the office portion from 1 small space to 0 spaces, subject to the following condition:

1.     The applicant shall work with the Public Works Department to try and establish an appropriate location for an on-street loading zone.

F.    Site plan review.

Recommended motion: Approve the application for a new mixed-use building including approximately 10,300 square feet of office space and 59 dwelling units, 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 July 6, 2017, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

3.     The applicant shall explore the idea of planting vines that will cascade over the top of the retaining wall to further break up its length.

4.     There shall be two long-term bicycle parking spaces provided within the parking garage for the office portion of the development.

5.     The rooftop mechanical equipment shall be screened per the standards of Chapter 535, Regulations of General Applicability.

6.     The transformer shall be located as close to the building as possible and plantings five to six feet in height shall be used to screen it from the public sidewalk.

7.     The final lighting plan shall conform to the standards of Chapter 535, Regulations of General Applicability.

13.  Superior Plating Site Redevelopment, 315 1st Ave NE, and 101, 115, 119, and 125 4th St NE, Ward 3

Staff report by Becca Farrar, BZZ-7202, PL-294 and Vac-1645

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by LMC NE Minneapolis Holdings, LLC.

A.   Conditional use permit for a planned unit development.

Recommended motion: Approve the application for a PUD, 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.     As required by section 527.120 of the zoning code, the development shall comply with the standards for some combination of the following amenities from Table 527-1, Amenities and those proposed by the applicant totaling a minimum of 20 points: for an active liner use as part of a parking garage, plaza, decorative and/or pervious surfaces for on-site parking, etc., pedestrian improvements, pet exercise area, recycling storage area, and LEED. 

3.     A cross-access easement shall be provided that ensures that the second phase shall be permitted to utilize the previously vacated 4th St NE extension or the curb cut off of 1st Ave NE for access to that development site.

B.    Variance to increase the allowable floor area ratio.

Recommended motion: Approve the application for a variance of the maximum floor area ratio from 2.7 to 2.91.

C.   Site plan review.

Recommended motion: Approve the application for a new mixed-use, multiple building development that includes 278 dwelling units, 22,169 square feet of commercial space, and approximately 385 parking spaces, 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 July 6, 2017, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

3.     Additional enhancements shall be provided in the public plaza as an alternative compliance measure that includes:  decorative string lights in the public plaza as well as an additional public art piece.

4.     A cross-section shall be provided that details the proposed planters and landscape plantings where the parking garage is exposed adjacent to the walk-up units along University Ave NE.

5.     Additional plantings shall be provided on the north end of the site between the fully exposed parking garage wall and the proposed fencing along University Ave NE.

6.     The principal entrance to the lobby adjacent to University Ave NE shall be pulled out and relocated to be within 8 feet of the property line in that location to emphasize its importance.

7.     Architectural elements that are significantly enhanced shall be added to the principal tower entrance to mitigate its setback from the public street.

8.     The walkway connecting the tower principal entrance to the public sidewalk shall be of a continuous grade and paving pattern.

9.     To ensure opportunities for natural surveillance to the pedestrian accessway to the parking, these walls shall comply with the nonresidential window requirements of section 530.120 of the zoning code. 

10.  The mechanical unit located adjacent to the service drive shall be relocated to a less prominent location along University Ave NE; north of the walk-up units adjacent to the fully exposed parking garage.

11.  The public plaza shall comply with the plaza standards as outlined in Chapter 535 of the Zoning Code and shall further include the following features: two public art installments, decorative string lights, a drinking fountain, and interpretative elements as previously required by the HPC (BZH-27768).

12.  The applicant shall continue to work with Public Works on reducing the overall width of the curb cut off of 1st Ave NE.

13.  The applicant shall consider eliminating the one-way service drive off of University Ave NE.

14.  All mechanical units/transformers shall be screened as required by Section 535.70 of the Zoning Code.

D.   Preliminary and final plat.

Recommended motion: Approve the application for a preliminary and final plat that consolidates several underlying platted lots into two lots.

E.    Vacation of a portion of an existing utility easement.

Recommended motion: Approve the vacation of part of an existing utility easement.

14.  Lowry Ave NE Corridor Plan,  Ward 1 and 3

Staff report by Haila Maze

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

A.   Considering adoption of the Lowry Ave Northeast Corridor Plan and Implementation Framework.

Recommended motion: Approve the Lowry Ave Northeast Corridor Plan and Implementation Framework and amend the policy guidance for the area into the City’s comprehensive plan with the following conditions:

1.     The comprehensive plan amendment is subject to final review and approval by the Metropolitan Council.

2.     Additional transportation planning and design work will be necessary for development and implementation of the Nicollet-Central Streetcar. The features and recommendations of this plan will be referenced in that planning process and reevaluated in conjunction with the larger project. They may be adjusted, refined, or updated if necessary.

3.     The features and recommendations of this plan will be used to guide preparation of an updated comprehensive plan in upcoming years. As with all small area plans, features and recommendations of this plan will be reevaluated and may be adjusted or updated in the next update to the Comprehensive Plan.

COMMISSION BUSINESS

COMMISSION UPDATES

ADJOURNMENT

NEXT REGULAR PLANNING COMMISSION MEETING: July 20, 2015

·         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.

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Last updated Jul 1, 2015

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