MINNEAPOLIS CITY PLANNING COMMISSION

REGULAR MEETING AGENDA: DECEMBER 5, 2016

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  |  Rebecca Gagnon  |  Ryan Kronzer  |  Nick Magrino  |  Sam Rockwell  |  Amy Sweasy  |  Scott Vreeland

CALL TO ORDER

APPROVAL OF ACTIONS FROM THE NOVEMBER 14, 2016, MEETING

APPROVAL OF AGENDA

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

COMMITTEE OF THE WHOLE CONSENT AGENDA ITEMS - NOVEMBER 17, 2016

1.    Land Sale – Vacant Housing Recycling Program 

Staff report by Rattana Sengsoulichanh

Review for consistency with the Comprehensive Plan the sale of 3334 James Ave N for the construction of a single-family home.

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

2.    Land Sales – Vacant Housing Recycling Program 

Staff report by Rattana Sengsoulichanh

Review for consistency with the Comprehensive Plan the sale of 317 26th Ave N, 3631 Colfax Ave N, 3257 Logan Ave N, 3542 Lyndale Ave N and 3825 Bloomington Ave S for the rehabilitation of single-family homes.

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

3.    Land Sale – Vacant Housing Recycling Program

Staff report by Rattana Sengsoulichanh

Review for consistency with the Comprehensive Plan the sale of 1718 Fillmore St NE for the rehabilitation as a single-family home or duplex.

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

4.    Land Sales – Vacant Housing Recycling Program

Staff report by Rattana Sengsoulichanh

Review for consistency with the Comprehensive Plan the sale of 606 33rd Ave N and 2127 Aldrich Ave N for the rehabilitation of duplexes.

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

5.    Land Sale – 4530 Bryant Ave N

Staff report by Rattana Sengsoulichanh

Review for consistency with the Comprehensive Plan the sale of 4530 Bryant Ave N for the construction of a single-family home.

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

6.    Land Sale – 2601, 2607, 2609, 2615, 2617, 2621, 2625, and 2629 University Ave NE

Staff report by Joe Bernard

Review for consistency with the Comprehensive Plan the sale of 2601, 2607, 2609, 2615, 2617, 2621, 2625, and 2629 University Ave NE for construction of the City of Minneapolis East Side Storage and Maintenance Facility

     Recommended motion: Approve the staff report – the item is inconsistent 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.    Ramblin’ Rose Bed & Breakfast, 306 2nd St NE, Ward 3

Staff report by Lisa Steiner, BZZ-8035

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

A.   Conditional use permit.

Recommended Motion: Approve the application for a conditional use permit to establish a bed & breakfast, 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.    861 Hennepin Ave E, Ward 3

Staff report by Peter Crandall, BZZ-8031

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

A.   Rezoning.

Recommended Motion: Approve the application for a rezoning to add the Industrial Living Overlay District.

3.    4210 E 34th, Ward 2

Staff report by Nicholas Baker, BZZ-8012

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

A.   Conditional use permit.

Recommended Motion: Approve the application for a Conditional Use Permit to allow a contractor’s office in the CI/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.

2.     The use shall comply with the enclosed building requirement of section 548.180 of the zoning code, with no outdoor storage of tools, materials, or equipment to take place on the site.

3.     There will be no ongoing on-street parking of trucks or commercial vehicles adjacent to the site and the use shall comply with the truck and commercial vehicle parking requirement of section 548.250 of the zoning code.

4.    5405 and 5407 Xerxes Ave S, Ward 13

Staff report by Suado Abdi, BZZ-8015 and MS-252

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

A.   Variance to reduce the required minimum lot area for both lots.

Recommended Motion: Approve the variance to reduce the minimum lot area for both lots from 5,000 square feet to 4,508 square feet for Parcel A and 3,606 square feet for Parcel B, subject to the following condition:

1.     The driveway for lot A, which will connect to Xerxes Ave S, shall not include a turnaround or vehicle maneuvering area in the area between the home and the public sidewalk.  Landscaping or landscape features shall be incorporated that prevent vehicle maneuvering in the front yard. 

B.   Minor subdivision that would create two separate parcels for each of the single family structures.

Recommended Motion: Approve the application for a minor subdivision.

5.    RCCS Addition, 3805 Washington Ave N, Ward 4

Staff report by Lisa Steiner, BZZ-8009

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

A.   Site plan review.

Recommended Motion: Approve the application for an addition, subject to the following conditions:

1.     All site improvements shall be completed by December 5, 2018, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

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

3.     The windows in the addition shall be clear or lightly tinted with a visible light transmittance ratio of six-tenths or higher, as required by Section 530.120 of the Zoning Code.

4.     One small loading space shall be incorporated on final plans, as required by Section 541.480 of the Zoning Code.

5.     If feasible with accessibility requirements, a clear and well-lit walkway at least four feet in width shall connect the principal building entrance to the adjacent public sidewalk on Dowling Avenue, as required by Section 530.130 of the Zoning Code.

6.     The frontage of the parking area nearest to Dowling shall incorporate shrubs and perennial plantings, as required by Section 530.170 of the Zoning Code.

6.    Bancroft Elementary Addition and Renovation, 1315 E 38th St, Ward 8

Staff report by Hilary Dvorak, BZZ-7912

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 an addition to a School, grades K-12.

Recommended Motion: Approve the application for an addition to a School, grades K-12, 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.   Conditional use permit to increase the height of the building addition.

Recommended Motion: Approve the application to increase the height of the building addition from the permitted 2.5 stories or 35 feet to 3 stories or 50 feet, 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 to reduce the required front yard setbacks.

Recommended Motion: Approve the application to reduce the required front yard setback along 13th Ave S from 20 feet to seven feet for a transformer and transformer screening and along 14th Ave S from 20 feet to zero feet for a staircase, subject to the following condition:

1.     The transformer screening shall be decorative and there shall be landscaping located between it and the front property line along 13th Ave S.

D.   Variance to increase the maximum Floor Area Ratio (FAR) of the building.

Recommended Motion: Approve the application to increase the maximum floor area ratio (FAR) of the building from .5 to .66.

E.    Variance to increase the maximum amount of impervious surface.

Recommended Motion: Approve the application to increase the maximum amount of impervious surface from 60 percent to 66 percent.

F.    Site plan review for an approximately 40,000 square foot addition.

Recommended Motion: Approve the application for an approximately 40,000 square foot addition, subject to the following conditions:

1.     All site improvements shall be completed by December 5, 2018, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

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

3.     There shall be no other wall signs for Bancroft Elementary School attached to the building other than the proposed sign over the new canopy located along 13th Ave S.

4.     The overall height of the proposed sign over the new canopy located along 13th Ave S shall not exceed 14 feet.

5.     The rooftop mechanical equipment screen wall shall be moved back from the west and south edges of the building in order to minimize its visibility.

6.     Exterior lighting fixture details shall be provided to ensure that the overall height of the lights are in conformance with the standards of Chapter 535, Regulations of General Applicability.

7.    1203 Washington Ave S plaza and surface parking lot, 1203-1207 Washington Ave S, Ward 3

Staff report by Aaron Hanauer, BZZ-7993

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

A.   Conditional use permit to allow for an accessory parking lot in the DP Overlay District.

Recommended Motion: Approve the application to allow for a 20-space surface parking lot in the DP 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.     As required by Section 551-750-Prohibited uses, the surface parking lot shall be for accessory parking only and the use of the parking lot as a commercial lot is prohibited. In addition, in order to comply with Section 530.170-Parking and loading landscaping and screening, the parking or loading of trucks or commercial vehicles of more than fifteen thousand (15,000) pounds shall be prohibited.

3.     The proposed plaza shall be installed prior to or at the same time as the proposed surface parking lot, the parking lot shall be landscaped and screened from 12th Ave S in compliance with Section 530.170, a six-foot wide walkway (instead of four) shall be installed between the plaza and surface parking area, and landscape planting changes at a later date may require review by the Planning Commission and an amendment to the conditional use permit.

4.     Parking or loading of trucks or commercial vehicles of more than fifteen thousand (15,000) pounds shall be prohibited in the proposed surface parking area in order for the site to maintain compliance with the parking and loading and landscaping and screening requirements outlined in Section 530.170.

5.     To comply with Section 535.810 Development standards, the applicant shall provide snow and ice removal for the plaza and shall not utilize the plaza for snow storage from the parking lot. 

B.   Variance application to exceed the maximum off-street parking allowance.

Recommended Motion: Approve the application to exceed the maximum off-street parking allowance from 12 spaces to 20 spaces in the Downtown Districts.

C.   Variance to reduce the minimum floor area ratio requirement.

Recommended Motion: Approve the application to reduce the minimum floor area ratio requirement from 0.6 to 0.2 in the B4N/Downtown Neighborhood District.

D.   Vacation of part of an alley.

Recommended Motion: Approve the vacation of the portion of the alley, subject to the following condition:

1.     Retention of easements for Xcel Energy and CenterPoint Energy.

8.    233 Park Ave S 4th Floor Addition, 233 Park Ave, 700 and 724 S 3rd St, Ward 3

Staff report by Hilary Dvorak, BZZ-8008

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 to amend a previously approved Planned Unit Development (PUD).

Recommended Motion: Approve the application to amend a previously approved Planned Unit Development, 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.

Recommended Motion: Approve the application for a fourth floor addition on the Old Spaghetti Factory building, subject to the following conditions:

1.     All site improvements shall be completed by December 5, 2018, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

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

3.     All mechanical equipment screening shall meet the requirements of Chapter 535, Regulations of General Applicability.

9.    4700 Cedar Retail Addition and Renovation, 4700-4714 Cedar Ave S, Ward 11

Staff report by Lisa Steiner, BZZ-7986

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

A.   Site plan review.

Recommended Motion: Approve the application for an approximately 2,300 square foot addition, subject to the following conditions:

1.     All site improvements shall be completed by December 5, 2018, 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.     Any walkways that lead through a parking area shall be elevated and striped to better ensure pedestrian safety.

4.     A lighting plan indicating compliance with section 535.590 of the zoning code shall be provided prior to the issuance of any building permits.

5.     The addition shall be relocated to comply with the building placement provision outlined in section 530.110 of the zoning code. This requires that the building addition, or the construction of a new building to accommodate the propose use, shall be located within 8 feet of the property line along Cedar Avenue.

6.     Blank, uninterrupted walls shall not exceed twenty-five (25) feet in length on the building addition, as required by section 530.120 of the zoning code.

7.     At least one canopy tree per 500 square feet of the required landscaped area shall be provided, as required by section 530.160 of the zoning code.

8.     At least one tree shall be provided for each 25 linear feet, or fraction thereof, of parking area frontage, as required by section 530.170 of the zoning code. These can be either canopy or ornamental trees.

9.     Each parking space shall be located within 50 feet of the center of an on-site deciduous tree, as required by section 530.170 of the zoning code.

10.  Micro Apartments, 2618 Essex St SE, Ward 2

Staff report by Lisa Steiner, BZZ-8022

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

A.   Variance of minimum parking requirement.

Recommended Motion: Approve the application for a variance to reduce the minimum parking requirement from 14 to 9 spaces.

B.   Variance to increase the percentage of off-street parking spaces that may be provided as compact spaces.

Recommended Motion: Approve the application for a variance to increase the percentage of off-street parking spaces that may be provided as compact spaces.

C.   Variance of north interior side yard.

Recommended Motion: Approve the application for a variance of the north interior side yard from 11 feet to 10 feet for the building, 3 feet for the parking area, and 0 feet for the patio/walkway.

D.   Variance of south interior side yard.

Recommended Motion: Approve the application for a variance of the south interior side yard from 11 feet to 9 feet.

E.    Variance of rear yard.

Recommended Motion: Approve the application for a variance of the rear yard requirement from 11 feet to 9 feet for the mechanical lift, 3 feet for the patio, and 0 feet for the patio/walkway.

F.    Variance of front yard.

Recommended Motion: Approve the application for a variance of the required front yard requirement from the established 18 foot 10 inch requirement to 13 feet for the canopy.

G.   Site plan review.

Recommended Motion: Approve the application for a new 25-unit building, subject to the following conditions:

1.     All site improvements shall be completed by December 5, 2018, 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 plant materials, and installation and maintenance of the plant materials, shall comply with sections 530.200 and 530.210 of the zoning code.

4.     A metal mesh, lattice, or similar material for growing vines shall be installed along portions of the blank walls to provide visual interest along the ground level of the south elevation, as required by section 530.120 of the zoning code.

5.     Screening at least 6 feet in height and 95 percent opaque shall be incorporated to adequately screen the parking area from the adjacent residentially zoned property to the north, as required by section 530.170 of the zoning code. This screening may be incorporated either on the subject property, or the applicant should work with the adjacent property owner to the north to install a fence on the north side of the shared property line.

11.  REX 26, 2601-2621 Lyndale Ave S, Ward 10

Staff report by Aaron Hanauer, BZZ-8014

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

A.   Petition to rezone the properties at 2601 and 2607 Lyndale Ave S from C1/ Neighborhood Commercial District to C2/Neighborhood Corridor Commercial District.

Recommended Motion: Approve the application for a petition to rezone the properties at 2601 and 2607 Lyndale Ave S from C1/ Neighborhood Commercial District to C2/Neighborhood Corridor Commercial District.

B.   Petition to rezone the properties located at 2609, 2613, 1617 and 2621 Lyndale Ave S from OR2/ High Density Office Residence District to C2/ Neighborhood Corridor Commercial District.

Recommended Motion: Approve the application for a petition to rezone the properties at 2609, 2613, 2617 and 2621 Lyndale Ave S from OR2/ High Density Office Residence District to C2/ Neighborhood Corridor Commercial District.

C.   Conditional use permit to increase the maximum permitted building height.

Recommended Motion: Approve the application to increase the maximum height in the C2 District from 4 stories or 56 feet to 5 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.

D.   Variance to increase the maximum allowable floor area ratio of the building.

Recommended Motion: Approve the variance application to increase the maximum floor area ratio from 2.38 to 2.8.

E.    Variance to reduce the front yard setback for the building.

Recommended Motion: Approve the application for a variance to reduce the front yard setback from 32 feet to 21 feet for the first 25 feet.

F.    Variance to reduce the southern interior yard to allow for the building and projecting balconies.

Recommended Motion: Approve the application for a variance to reduce the southern interior yard from 13 feet to 4.5 feet for the building and to reduce the southern interior yard setback from 13 feet to 7 feet for the balconies.

G.   Variance to reduce the rear yard to allow for the building and projecting balconies.

Recommended Motion: Approve the application for a variance to reduce the rear yard setback from 13 feet to 5.5 feet for the building.

H.   Variance to allow off-site parking in a zoning district not specified in Table 541-5 Location of Off-Site Parking.

Recommended Motion: Approve the application to vary the location of off-site parking as specified in Table 541-5 Location of Off-Site Parking.

I.     Site plan review.

Recommended Motion: Approve the site plan review application to allow for a new mixed-use building with 77 residential units and 20,000 square feet of commercial space, subject to the following conditions:

1.     All site improvements shall be completed by January 13 2019, 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. A lighting plan shall be submitted prior to building permit issuance demonstrating that the exterior lighting shall comply with Section 535.590-Lighting requirements.

3.     To comply with the Minneapolis Guide to Exterior Building Walls and Materials, the proposed areas noted as color CMU on the elevations shall be rockface CMU and be limited to 30 percent on the rear (east elevation). In addition, as a form of alternative of compliance for a blank wall, a vine growing system shall be installed for a majority of the first floor on the eastern elevation.

4.     The heating, ventilation and air conditioning screens on the outside walls shall be painted to match the surrounding wall finish to help reduce their visibility.

5.     The first floor shall have clear or lightly tinted glass with a visible light transmittance ratio of six-tenths (0.6) or higher and a detailed floor plan and shelving plan shall be submitted prior to building permit issuance that shows full compliance with the requirements of Section 530.120-Building Design and Section 551.120-Building Façade. 

6.     The transformer along the alley shall be screened in compliance with Section 535.70.

7.     CPED encourages the applicant to continue to work with Minneapolis Public Works and Metro Transit to run electricity to the bus shelter in order to provide heat and lighting.

8.     Signs shall be posted in the loading area to direct delivery trucks to travel north through the alley to W 26th St.

COMMISSION BUSINESS

COMMISSION UPDATES

ADJOURNMENT

NEXT REGULAR PLANNING COMMISSION MEETING: JANUARY 9, 2017

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

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

·         Recommendations of the Planning Commission on public hearing items are only forwarded to the Zoning and Planning Committee of the City Council for applications for rezonings, street or alley vacations, Zoning Code text amendments, and comprehensive plan amendments. Planning Commission decisions are final on all other items unless appealed.

·         The meeting site is wheelchair accessible. For other reasonable accommodations, such as a sign language interpreter or materials in an alternative format, please contact 612-673-2162 (673-2157 TTY/VOICE) at least five days prior to the meeting.

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

http://www.minneapolismn.gov/cped/

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Last updated Nov 29, 2016

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