MINNEAPOLIS CITY PLANNING COMMISSION

REGULAR MEETING AGENDA: October 19, 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  |  Nick Magrino  |  Sam Rockwell

CALL TO ORDER

APPROVAL OF ACTIONS FROM THE OCTOBER 5, 2015, MEETING

APPROVAL OF AGENDA

COMMITTEE OF THE WHOLE CONSENT AGENDA ITEMS - OCTOBER 8, 2015

A.   Land Sale – 2015 & 2109 Jackson St NE (Approval) 

Staff report by Haila Maze

Review for consistency with the Comprehensive Plan the sale of 2015 & 2019 Jackson St NE for multifamily residential development.

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.    365 Nicollet, 315 Nicollet Mall, Ward 3.

Staff report by Kimberly Holien, PL-297

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

A.   Final plat.

Recommended Motion: Approve the application for a final plat.

2.    Loring Park Rezoning Study, Ward 7.

Staff report by Beth Elliott

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

A.   Amending Title 20, Chapter 521 of the Minneapolis Code of Ordinances Relating to Zoning Code: Zoning Districts and Maps.  Amending Title 20, Chapter 551 of the Minneapolis Code of Ordinances Relating to Zoning Code: Overlay Districts.

The purpose of the amendments is to make zoning map and ordinance changes to support the land use guidance in the Loring Park Neighborhood Master Plan. Proposed changes to the zoning of property would affect the primary zoning of property in the Loring Park Neighborhood as well as applicable overlay districts.

Recommended Motion: Approve the zoning map amendment for the rezoning of parcels in the attached exhibits and find that obtaining consent signatures for the rezoning of properties from residential to commercial in the Loring Park Rezoning Study would be impractical.

3.    Village Market, 912 E 24th St, 2301 Elliot Ave S and 2218-20 10th Ave S, Ward 6

This item was continued from the August 17 and Sept 21, 2015 meetings.

Staff report by Hilary Dvorak, BZZ-7274.

A.   Expansion of a non-conforming use to add approximately 8,800 square feet of floor area to an existing shopping center in the I1 Light Industrial zoning district.

Recommended Motion: Continue the application to add approximately 8,800 square feet of floor area to an existing shopping center in the I1 Light Industrial zoning district, to the November 2, 2015, City Planning Commission meeting.

B.    Site plan review.

Recommended Motion: Continue the application for an 8,800 square foot addition to an existing building, to the November 2, 2015, City Planning Commission meeting.

4.    Karmel Plaza and Square, 2910 - 2936 Pillsbury Ave S, Ward 10.

This item was continued from the September 8 and September 21, 2015 meetings.

Staff report by Andrew Liska, BZZ-7324

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by Basim Sabri of Karmel Properties, LLC.

A.   Expansion of a Non-Conforming Use.

Recommended Motion: Approve the application for an expansion of non-conforming use to allow the proposed expansion to the 1st, 2nd, 3rd, and 4th floors, subject to the following conditions:

1.     Unless otherwise authorized or required by the City Planning Commission, the conditions of approval for BZZ-1361, BZZ-4801, BZZ-5482, and BZZ-6524, BZZ-6921, and BZZ-7113 shall remain in effect.

2.     The easternmost 65 feet of the 4th floor shall be set back not less than 42 feet from the north property line. The remainder of the 4th floor shall be set back not less than 62 feet from the north property line.

3.     CPED staff review and approval of the final site, floor, and building elevation plans.

4.     The exterior materials shall match the existing structure in material, color, and texture.

5.     All site improvements shall be completed by October 19, 2017, unless extended by the Zoning Administrator, or the permit may be revoked for noncompliance.

B.    Site Plan Review.

Recommended Motion: Approve the application to expand the 1st floor approximately 451 square feet, the 2nd floor approximately 993 square feet, the 3rd floor approximately 6,607 square feet, and the 4th floor approximately 820 square feet, subject to the following conditions:

1.     Unless otherwise authorized or required by the City Planning Commission, the conditions of approval for BZZ-1361, BZZ-4801, BZZ-5482, and BZZ-6524, BZZ-6921, and BZZ-7113 shall remain in effect.

2.     The easternmost 65 feet of the 4th floor shall be set back not less than 42 feet from the north property line. The remainder of the 4th floor shall be set back not less than 62 feet from the north property line.

3.     All walls shall comply with the minimum window requirements from section 530.120 of the Zoning Code.

4.     CPED staff review and approval of the final site, floor, and building elevation plans.

5.     The exterior materials shall match the existing structure in material, color, and texture.

6.     All site improvements shall be completed by October 19, 2017, unless extended by the Zoning Administrator, or the permit may be revoked for noncompliance.

5.    Eco.Culture, 3721, 3725, 3731 Chicago Ave S, Ward 9.

Staff report by Mei-Ling Smith, BZZ-7396

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

A.   Conditional use permit application to allow a shopping center in an existing building.

Recommended Motion: Approve the application for conditional use permit to allow a shopping center in the C1 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, floor, and landscaping plans by the Department of Community Planning and Economic Development. The final landscaping plan shall specify the scientific names and numbers of the proposed trees and shrubs in tabular format.

3.     All site improvements shall be completed by October 19, 2017, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

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

5.     A landscaped yard with discontinuous curbing and landscape materials shall be provided along the east property line between the alley and parking area to capture and infiltrate stormwater runoff, and to block off alley access from the parking area.

6.     The applicant shall provide a minimum seven-foot on-site landscaped yard between the parking area and west property line.

7.     The applicant shall provide a three-foot, 60 percent opaque screen within the landscaped yard along the west property line to comply with the screening requirements in section 530.170 of the zoning code.

8.     The applicant shall provide no fewer than one canopy tree in the landscaped yard along the west property line in lieu of the proposed ornamental trees.

9.     The surface of the parking area shall be repaired and restriped in compliance with sections 541.300 and 541.320 of the zoning code.

6.    Car Care Clinic, 5415 34th Ave S, Ward 11.

Staff report by Aaron Hanauer, BZZ-7392

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

A.   Conditional use permit to allow for the reestablishment of a minor auto repair facility in the C1/Neighborhood Commercial District.

Recommended Motion: Approve the application for a conditional use permit to allow for the reestablishment of a minor auto repair facility in the C1/Neighborhood Commercial 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.    Site plan review.

Recommended Motion: Approve the site plan review application to allow for the reestablishment of a minor auto repair facility, subject to the following conditions:

1.     As required by Section 530.150, the southern curb cut along 34th Ave S shall be closed and a boulevard reestablished.

2.     As required by Section 530.160-General Landscaping and Screening and Section 530.180-Landscaping of other areas landscaped area shall be covered with turf grass, native grasses or other perennial flowering plants, vines, shrubs or trees. In addition, plantings shall comply with Section 530.200-Plant Material Standards, and Section 530.210-Installation and Maintenance of Materials.

3.     As a form of alternative compliance to the requirement of Section 530.170-Parking and Loading Landscaping and Screening, the applicant shall plant a landscaped yard that is 3’-8” deep onsite for the parking area fronting 34th Ave S. As required by Section 530.160-General Landscaping and Screening, landscaping shall be provided that is three feet in height and not less than 60 percent opaque within the public right of way or onsite along 34th Ave S and Boardman St to screen onsite parking.

4.     As a condition of approval and required by Section 530.170-Parking and Loading Landscaping and Screening, the southeastern most off-street parking space along Boardman St E shall be converted to a landscaped area to comply with the front yard setback requirement.

5.     As a condition of approval, elevation drawings of the trash enclosure shall be submitted that shows compliance with Section 535.80-Screening of Refuse and Recycling Storage Containers.

6.     As a form of alternative compliance to the requirement of Section 530.170-Parking and Loading Landscaping and Screening a minimum of three deciduous trees shall be planted in the 34th Ave S public-right-of-way or onsite in front of the 34th Ave S parking area.

7.     As required by Section 541.320-Marking of Parking Spaces, the parking spaces and aisles shall be clearly marked on the pavement, using paint or other marking devices approved by the city engineer. Such markings shall conform to the approved parking plan and shall be maintained in a clearly legible condition. No parking facilities shall be marked in a manner which shall reduce the number of parking stalls to less than the number required by this zoning ordinance.

8.     As required by Section 535.70, the four posts at the back of the building (eastern elevation) shall be removed from the building.

9.     As required by Section 541.340-Lighting the two unshielded light poles shall be removed from the project site. In addition, a lighting plan shall be submitted that shows the project site in compliance with Section 535.590-Lighting and Section 541.340-Lighting.

10.  As required by Section 541.380-Snow Storage, required parking spaces, driveways, access aisles and landscaping shall not be used for the purpose of snow storage.

7.    Monopole telecommunications tower, 5417 33rd Ave S, Ward 11.

Staff report by Joe Giant, BZZ-7366

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by Buell Consulting, on behalf of Verizon Wireless.

A.   Conditional use permit to construct a monopole telecommunications tower.

Recommended Motion: Approve the conditional use permit application for a 45-foot monopole telecommunications tower in the R1A Single-Family 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.     All site improvements shall be completed by October 19, 2017, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

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

4.     The equipment shelter and tower shall be constructed of a material and/or painted to blend in with the fire station. 

5.     Vegetative screening that meets the requirements of Section 530.160(b) of the zoning code shall be installed along the east side of the project area in order to screen the equipment shelter and base of the tower.

6.     The fence shall be composed of a decorative or ornamental material. Vinyl coated chain link shall qualify for purposes of this condition. Barbed wire and razor wire are prohibited.

7.     All tower-mounted antennas and transmission equipment, present and future, must be completely contained within the tower.

8.    Webber Park Library, 1407, 1411, 1413 & 1423 45th Ave N, and 4414 Humboldt Ave N, Ward 4.

Staff report by Joe Giant, BZZ-7378, PL-298, Vac-1639 and Vac-1640

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

A.   Rezone a portion of the property located at 1423 45th Ave N from the C2 District to the C1 District.

Recommended Motion: Approve the application for a rezoning from the R4 Multiple-Family District to the C1 Neighborhood Commercial District.

B.    Rezone the properties located at 1407, 1411, and 1413 and a portion of 1423 45th Ave N from the R4 District to the C1 District.

Recommended Motion: Approve the application for a rezoning from the C2 Neighborhood Corridor Commercial District to the C1 Neighborhood Commercial District.

C.   Rezone a small portion of the property located at 4414 Humboldt Ave N from the C2 District to the C1 District.

Recommended Motion: Approve the application for a rezoning from the C2 Neighborhood Corridor Commercial District to the C1 Neighborhood Commercial District.

D.   Conditional use permit for a library in the C1 District.

Recommended Motion:  Approve the application for a library, 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.

E.    Variance to allow signage on a non-primary building wall.

Recommended Motion: Approve the application for a wall sign on a non-primary building wall.

F.    Site plan review.

Recommended Motion: Approve the application for site plan review, subject to the following conditions:

1.     All site improvements shall be completed by October 19, 2017, 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 work with staff to ensure that mechanical equipment is screened by materials that are compatible with the principal structure and compliant with Section 535.70 of the zoning code.

4.     The applicant shall work with staff to ensure that the refuse and recycling enclosure meets the screening requirements contained in Section 535.80 of the zoning ordinance.

5.     The applicant shall consider a break in the curb on the east side of the parking area to allow the parking lot to drain directly into the green space and stormwater retention area.  

6.     The applicant shall provide additional glazing on the west and south elevations to achieve a minimum of 30 percent on each elevation, in compliance with Section 530.120 of the zoning code.

G.   Preliminary and Final Plat.

Recommended Motion: Approve the preliminary and final plat.

H.   Vacation of the remainder of the public alley.

Recommended Motion: Approve the application (Vacation file 1639) to vacate 45th Ave N, from Humboldt Ave N easterly to the cul-de-sac, subject to the following condition:

1.     Provision of an easement to CenterPoint Energy as described above.

I.     Vacation of part of 45th Ave N, from Humboldt Ave N easterly to the cul-de-sac.

Recommended Motion: Approve the vacation (Vacation file 1640) to vacate the remainder of the alley in James Gillespie’s Fourth Addition from Humboldt Ave N easterly for approximately 179.32 feet to a dead end.

9.    Downtown East Phase III, 521 4th St S and 425 Portland Ave, Ward 3.

Staff report by Hilary Dvorak, BZZ-7417

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by Ryan Companies US, Inc.

A.   Conditional use permit for Phase III of a Planned Unit Development.

Recommended Motion: Approve the application for Phase III of a Planned Unit Development, 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.    Site plan review to construct a new park.

Recommended Motion: Approve the application for a new park, 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 October 19, 2017, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

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

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

5.     Windows shall be added near the north entry and to the food preparation area that are of a similar size as the rest of the windows in the pavilion.

6.     So there are no building walls over 25 feet in length and blank, additional windows shall be added to both the west and east sides of the park support building that are of a similar size as the rest of the windows in the building.

7.     There shall be 25 percent windows on the Park Ave side of the park support building.

10.  101 1st Ave N, Ward 3.

Staff report by Kimberly Holien, BZZ-7406 and PL-299

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

A.   Site plan review.

Recommended Motion: Approve the application for the variance to reduce the minimum floor area ratio from 2.0 to 1.61.

B.    Preliminary and final plat.

Recommended Motion: Approve the application for site plan review, subject to the following conditions:

1.     CPED Staff review and approval of the final site plan, lighting plan, landscaping plan, and elevations before permits may be issued. 

2.     All site improvements shall be completed by October 19, 2017, unless extended by the Zoning Administrator, or permits may be revoked for noncompliance.

3.     The south building wall shall maintain a minimum interior side yard setback of 11 feet.

4.     Glazing equivalent to 20 percent of the first floor elevations on the north and west sides of the building and 10 percent of the fourth floor of the north shall be provided, in compliance with Section 530.120 of the zoning code. 

5.     The third floor of the south elevation shall be revised to include a window, material change or other architectural element to reduce the width of the blank well below 25 feet, in compliance with Section 530.120 of the zoning code.

11.  100 Hennepin Ave, Ward 3.

Staff report by Kimberly Holien, BZZ-7404 and PL-299

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

A.   Site plan review.

Recommended Motion: Approve the application for site plan review, subject to the following conditions:

1.     CPED Staff review and approval of the final site plan, lighting plan, landscaping plan, and elevations before permits may be issued. 

2.     All site improvements shall be completed by October 19, 2017, unless extended by the Zoning Administrator, or permits may be revoked for noncompliance.

3.     The east elevation on the top floor, adjacent to the skyview terrace, shall be revised to include a window, material change or other architectural element to reduce the width of the blank well below 25 feet, in compliance with Section 530.120 of the zoning code. 

4.     The curb cut on 1st St N shall be reduced to 22 feet to improve the pedestrian experience in this location.

5.     A minimum of three parking stalls within the parking garage shall be designated as visitor parking and signed accordingly, in compliance with Table 541-2 of the zoning code.

6.     A minimum of six bicycle parking spaces that meet the requirements for short-term bike parking accessory to the proposed commercial uses shall be provided, in compliance with Table 541-3 of the zoning code. 

7.     The lighted beacon near the intersection of Hennepin Ave and 1st St N shall be retained on site within 40 feet of the intersection and the pavers and benches in this location shall be reused within the public realm along Hennepin Ave.  In the event that the beacon cannot be accommodated on site, it shall be salvaged and turned over to Public Works for storage. 

B.    Preliminary and final plat (the plat includes the properties at 100 Hennepin Ave, 25 1st St N and 101 1st Ave N.)

Recommended Motion: Approve the application for preliminary and final plat.

12.  Zoning Code Text Amendment, All Wards.

Staff report by Shanna Sether

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings to amend Title 20 of the Minneapolis Code of Ordinances, amending Chapters 520, 536, 541, 546, 547, 548, 549 and 551.

A.   Text amendment to Chapters 520, 536, 541, 546, 547, 548, 549 and 551 related to the Zoning Code: Introductory Provisions, Specific Development Standards, Off-StreetParking and Loading, Residence Districts, Office-Residence Districts, Commercial Districts, Downtown Districts and Overlay Districts.

Recommended motion: Approve the text amendment to allow emergency and overnight shelters as a principal use in certain districts. Return Chapters 537 and 550, related to the Zoning Code: Accessory Uses and Structures and Industrial Districts.

COMMISSION BUSINESS

COMMISSION UPDATES

ADJOURNMENT

NEXT REGULAR PLANNING COMMISSION MEETING: NOVEMBER 2, 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 Oct 14, 2015

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