MINNEAPOLIS CITY PLANNING COMMISSION

REGULAR MEETING AGENDA: MAY 22, 2017

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 MAY 8, 2018 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.

PUBLIC HEARING

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.       Rana Apartment Partial Public Alley Vacation, 2900 Pleasant Ave, Ward 10

Staff report by Aaron Hanauer, Vac-1679

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

A.      Vacation.

Recommended Motion: Approve the application (Vacation file 1679) to vacate part of the alley in Block 5, Excelsior Addition, bounded by West Lake Street, the Midtown Greenway, Grand Ave, and Pleasant Ave.

2.       One Thousand 3rd, 1000 3rd St N, Ward 5

This item was continued from the April 24, 2017 City Planning Commission meeting.

Staff report by Peter Crandall, PLAN 3976

The City Planning Commission adopted staff findings for the applications by Schafer Richardson.

A.      Conditional use permit.

Recommended Motion: The application has been withdrawn.

B.      Variance to reduce the minimum loading requirement.

Recommended Motion: The application has been withdrawn.

C.      Variance to increase the maximum height of a wall sign.

Recommended Motion: The application has been withdrawn.

D.      Site plan review.

Recommended Motion: The application has been withdrawn.

3.       MTN Bus Garage and Maintenance Facility, 4640 Lyndale Ave N, Ward 4

Staff report by Peter Crandall, PLAN 4239

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

A.      Conditional use permit.

Recommended Motion: Approve the application for a conditional use permit to allow a bus garage and maintenance facility in the I2 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 application for a bus garage and maintenance facility, subject to the following conditions:

1.       All site improvements shall be completed by June 1, 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.

3.       The applicant shall implement a sidewalk adjacent to the public street, connecting to the existing sidewalk network.

4.       The applicant shall implement either a landscape buffer or a decorative fence between the front parking area and the public right of way that meets the standards of chapter 530 & 535.

5.       The applicant shall plant at least 15 canopy trees and 75 shrubs in the required landscaped area.

6.       The applicant shall landscape the areas of the parking not used for parking in the approved site plan.

7.       Barbed wire shall be prohibited on any proposed fencing, per the requirements of chapter 535.

8.       The applicant shall implement wheel stops in the front parking area.

4.       816 Lowry Ave NE BBQ, 816 Lowry Ave NE, Ward 1

Staff report by Hilary Dvorak, PLAN 3151

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

A.      Rezoning.

Recommended Motion: Approve the application for a rezoning from the R2B Two-Family District to the C1 Neighborhood Commercial District.

5.       Armatage Montessori School, 2501 W 56th St, Ward 13

Staff report by Peter Crandall, PLAN 4240

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.

Recommended Motion: Approve the application for a 7,462 square foot addition to an existing 107,409 square foot school building in the R1 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 application for an addition to an existing school building, subject to the following conditions:

1.       All site improvements shall be completed by June 1st, 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.

3.       The applicant shall install additional landscaping and screening of the on-site surface parking lots along W 56th St that brings the project into compliance with the general landscaping requirement including providing at least 390 shrubs and/or perennial plantings and 1 canopy tree per 25 linear feet of parking lot frontage.

4.       The applicant shall provide refuse screening for the existing refuse storage that meets the requirements of chapter 535.

5.       All on-site mechanical equipment shall be screened to meet the requirements of chapter 535.

6.       Ericsson Elementary School Addition, 4315 S 31st Ave, Ward 12

Staff report by Nicholas Baker, PLAN 4039

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.

Recommended Motion: Approve the application for a Conditional Use Permit to allow expansion of an existing K-12 school 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.

B.      Site plan review.

Recommended Motion: Approve the application for an approximately 2,200 square foot addition to an existing K-12 school building, subject to the following conditions:

1.       All site improvements shall be completed by May 22, 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, trash enclosure, landscaping, and lighting plans and elevations 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.       The applicant shall provide refuse screening that meets the requirements of Chapter 535, with final plans to be approved by staff.

5.       All on-site mechanical equipment shall be screened to meet the requirements of Chapter 535, without obscuring key character-defining features of the original school building, and with final plans to be approved by staff. 

6.       The applicant shall install 4 additional deciduous canopy trees and at least 10 additional shrubs to bring the site closer to compliance with the general landscaping requirements.

7.       To meet the first floor window requirements on the building addition and compensate for the proposed closure of an existing window opening, an additional window shall be installed in the east façade of the addition, matching the existing lower level windows on this façade in size and configuration.

8.       In order to better complement and minimize disruption to the original structure, which has been identified as a potential historic resource, the new windows along the south façade of the addition should be aligned with the original window configurations on the second and third floors to the greatest extent possible.

9.       As presented, the new trash and loading area proposed in the bid alternate does not provide required on-site maneuvering and exceeds the maximum allowed 25 foot driveway width, and is not approved.

7.       Kilimanjro Reception Hall, 3021 5th Ave S, Ward 9

Staff report by Shanna Sether, PLAN 4051

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

A.      Conditional use permit.

Recommended Motion: Approve the application for a conditional use permit to allow for a reception or meeting hall, subject to the following conditions of approval:

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 applicant shall meet the minimum off-street parking requirement.

B.      Variance.

Recommended Motion: Deny the application for a variance to reduce the off-street parking from 34 to 24 parking stalls.

8.       NRRC House Rehab, 1303 Golden Valley Rd, Ward 5

Staff report by Nicholas Baker, PLAN 4025

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

A.      Rezoning.

Recommended Motion: Approve the application for a petition for a rezoning from the R2B/Two-Family District to the OR1/Neighborhood Office Residence District.

B.      Variance.

Recommended Motion: Approve the application for a variance to reduce the required number of off-street parking spaces from three to zero, subject to the following conditions:

1.       At least 4 bicycle parking spaces shall be installed that comply with the standards of section 541.280 of the zoning code.

2.       Approval of the final site, elevation and floor plans by the Department of Community Planning and Economic Development.

3.       All site improvements shall be completed by June 30, 2019, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

9.       Milwaukee Road Depot Banquet Center Expansion, 300 Washington Ave S, Ward 3

Staff report by Hilary Dvorak, PLAN 4142

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

A.      Site plan review.

Recommended Motion: Approve the application to allow the enclosure of approximately 24,000 square feet under and adjacent to the train shed for the addition of banquet space and support functions, subject to the following conditions:

1.       All site improvements shall be completed by May 22, 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.

3.       If any additional mechanical equipment is added to the site it shall meet the screening requirements of Chapter 535, Regulations of General Applicability.

4.       If a trash and recycling enclosure is needed on site it shall be located so it does not interfere with the interpretative rail elements.

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

10.   MoZaic Phase III, 1320 Lagoon Ave, 1350 Lagoon Ave and 2900 Fremont Ave S, Ward 10

Staff report by Hilary Dvorak, PLAN 4181

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

A.      Conditional use permit.

Recommended Motion: Approve the application for Phase III of a Planned Unit Development that includes a new 198,000 square foot office building with ground floor commercial space and one level of underground parking, 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 totaling a minimum of 5 points: art feature, pedestrian improvements, a water feature, Leadership in Energy and Environmental Design (LEED) and a plaza.

3.       There shall be at least four trash and recycling receptacles provided in the plaza.

B.      Site Plan Review.

Recommended Motion: Approve the application, subject to the following conditions:

1.       All site improvements shall be completed by May 22, 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.

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

11.   Marshall Street Apartments, 1301 Marshall St NE and 107 13th Ave NE, Ward 3

Staff report by Mei-Ling Smith, PLAN 4060

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

        A.      Rezoning.

Recommended Motion: Approve the petition to rezone the properties at 1301 Marshall St NE and 107 13th Ave NE from the I1 Light Industrial District to the C3A Community Activity Center District, retaining the MR Mississippi River Critical Area Overlay District.

B.      Conditional use permit.

Recommended Motion: Approve the conditional use permit to increase the maximum height from 4 stories or 56 feet, whichever is less, to 6 stories/70 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.

C.      Variance to increase the maximum floor area ratio.

Recommended Motion: Approve the variance application to increase the maximum allowed floor area ratio from 3.24 to 3.85, subject to the following condition:

1.       The ground floor non-residential uses shall not be less than 3,000 square feet, as proposed.

D.      Variance to reduce the minimum parking requirement.

Recommended Motion: Approve the variance application to reduce the minimum parking requirement from 7 to 0 for the non-residential uses.

E.    Variance to increase the percentage of required parking spaces that may be satisfied with compact parking spaces.

Recommended Motion: Approve the variance application to increase the percentage of required parking spaces that may be satisfied with compact parking spaces from 25 percent to 28 percent.

F.       Variance to reduce the front yard requirement along the south property line.

Recommended Motion: Approve the variance application to reduce the front yard requirement along the south property line from 7 feet to 0 feet for the easternmost 25 feet.

G.     Variance to reduce the side yard requirement along the north property line.

Recommended Motion: Approve the variance application to reduce the side yard requirement along the north property line from 15 feet to 9.5 feet.

H.      Variance to reduce the rear yard requirement along the east property line.

Recommended Motion: Approve the variance application to reduce the rear yard requirement along the east property line from 15 feet to 2 feet.

I.        Site plan review.

Recommended Motion: Approve the site plan review application for a six-story mixed-use building with 95 dwelling units and approximately 3,400 square feet of commercial space, subject to the following conditions:

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

2.       All site improvements shall be completed by June 30, 2019, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

3.       The applicant shall submit a lighting plan showing footcandles before building permits may be issued.

4.       Non-residential ground floor windows shall have clear or lightly tinted glass with a visible light transmittance ratio of six-tenths (0.6) or higher.

5.       All new signs are required to meet the requirements of Chapter 543 of the zoning code and separate approvals shall be obtained from CPED.

6.       A decorative fence shall be installed on the west and east sides of the landscaped area along the north side of the building to restrict pedestrian access between the north elevation and the property to the north.

7.       No fewer than 4 bicycle parking spaces shall be located within 50 feet of a principal entrance that connects to the non-residential uses.

8.       The east elevation shall be revised to comply with the restriction on blank walls exceeding 25 feet in length.

12.   620 Olson Memoria Highway; 622, 634 and 638 7th Ave N, Ward 3

Staff report by Hilary Dvorak, PLAN 4047

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

A.      Rezoning.

Recommended Motion: Approve the application for a rezoning from I2 Medium Industrial District to C3A Commercial Activity Center District.

B.      Conditional use permit for two charter schools.

Recommended Motion: Approve the application for two, K-12 schools, 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.      Conditional use permit for an accessory parking lot.

Recommended Motion: Approve the application for an accessory parking lot in the DP Downtown Parking 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.       There shall be at least four trees provided along the perimeter of the new cul-de-sac at the terminus of 7th Ave N.

3.       The corners of the parking lot and the ends of the parking aisles that are not available for parking shall be landscaped.

4.       Each parking space shall be located within 50 feet of an on-site deciduous tree.

5.       If tree islands are installed in the parking lot they shall be at least seven feet wide in any direction.

6.       The plant materials, and the installation and maintenance of the plant materials, would comply with sections 530.200 and 530.210 of the zoning code

7.       The areas not occupied by buildings, parking and loading facilities, or driveways shall be covered with turf grass, native grasses, perennials, wood mulch, shrubs, and trees.

D.      Variance for more than 20 spaces.

Recommended Motion: Approve the application for more than 20 spaces in the DP Downtown Parking Overlay District, subject to the following conditions:

1.       There shall be no more than 119 parking spaces provided on site.

2.       In order to increase the amount of green space on the site, the width of the drive aisles shall be reduced to 22 feet.

E.       Variance to reduce minimum bike parking.

Recommended Motion: Approve the application to reduce the minimum bike parking space requirement, subject to the following conditions:

1.       There shall be at least 40 bike parking spaces provided on site.

F.       Vac-1680, a portion of the 7th Ave N.

Recommended Motion: Approve the vacation of a portion of 7th Ave N between Lots 13 and 17, Block 2, Bradford’s Addition, subject to the retention of easements for the City of Minneapolis and CenterPoint Energy.

G.     Vac-1681, a portion of Lots 12-14.

Recommended Motion: Approve the vacation of a part of Lots 12-14, Block 5, Bradford & Bassett’s Addition, between East Lyndale Ave N and Lot 15, Block 5, subject to the retention of an easement for the City of Minneapolis.

H.      Preliminary plat.

Recommended Motion: Approve the application for a preliminary plat.

13.   Central Lutheran Church, 333 S 12th St, Ward 7

Staff report by Hilary Dvorak, PLAN 4105

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by Central Lutheran Church

A.      Variance to reduce the minimum loading requirement.

Recommended Motion: Approve the application to reduce the off-street loading requirement from two small spaces to one small space.

B.      Variance to reduce the minimum Floor Area Ratio (FAR) requirement.

Recommended Motion: Approve the application to reduce the minimum Floor Area Ratio (FAR) requirement from 2.0 to .94.

C.      Site plan review.

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

1.       All site improvements shall be completed by May 22, 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.

3.       The loading area shall be designed so there is a landscaped yard of at least five feet in width between the public sidewalk and the loading area.

4.       A three-foot screen consisting of a masonry wall, fence, berm, hedge, or combination thereof that is at least 60 percent opaque shall be provided between the public sidewalk and the loading area.

5.       The screening provided around the mechanical equipment shall be enhanced by providing a variety of landscape materials or a screen wall or a combination thereof.

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

14.   University Lutheran Chapel Expansion, 316 10th Ave SE, Ward 3

Staff report by Aaron Hanauer, PLAN 4042

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

A.      Variance to decrease the front yard setback along 4th St SE for the building addition

Recommended motion: Approve the application for a variance to reduce the established front yard setback from 35 feet to 8 feet along 4th St SE for the proposed building addition.

B.      Variance to decrease the front yard setback along 10th Ave SE for the building addition

Recommended motion: Approve the application for a variance to reduce the established front yard setback from 28 feet to 15 feet along 10th Ave SE for the proposed building addition.

C.      Variance to decrease the front yard setback along 4th St SE for the proposed surface parking lot

Recommended motion: Approve the application for a variance to reduce the established front yard setback from 35 feet to 9 feet along 4th St SE for the proposed surface parking lot.

D.      Variance to allow stairs and entrance landing in the front yard setback that exceed size allowances

Recommended motion: Approve the application for a variance to allow stairs and an entrance landing in the established front yard setback (along 10th Ave SE) that exceed size allowances.

E.       Variance to allow light poles within the eastern interior side yard setback

Recommended motion: Approve the application for a variance to allow light poles within the eastern interior side yard setback, subject to the following conditions:

1.       Light fixtures shall not be taller than 10 feet in height and shall meet all lighting standards in Section 535.590-Lighting.

F.       Site Plan Review.

Recommended motion: Approve the application to allow for a church chapel addition, subject to the following conditions:

1.       All site improvements shall be completed by May 22, 2019, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance. In addition, CPED staff shall review and approve the final site, elevation, landscaping, and lighting plans before building permits may be issued.

2.       To meet the intent of Section 530.120-Building design, a variety of grasses, plants and/or shrubs that provide visual interest throughout the year shall be planted below the large chapel window on 4th St.

3.       To comply with Section 530.150-Vehicular access, the existing curb cut on 10th Ave shall be removed.

4.       To comply with Section 530.170-Parking and loading landscaping and screening, a 6-foot wide landscaped yard shall be provided between the parking and eastern property line and that no parking space shall be located more than fifty (50) feet from the center of an on-site deciduous tree.

15.   Holiday Stationstores, #461, 1624 Washington Ave N, Ward 5

Staff report by Shanna Sether, PLAN 4200

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

A.      Conditional use permit to allow for an automobile convenience facility.

Recommended Motion: Deny the application for an automobile convenience facility.

B.      Conditional use permit to allow for a dynamic sign.

Recommended Motion: Deny the application for a new dynamic sign for an automobile convenience facility.

C.      Site plan review.

Recommended Motion: Deny the application for an amended site plan to allow for an automobile convenience facility. 

COMMISSION BUSINESS

COMMISSION UPDATES

ADJOURNMENT

NEXT REGULAR PLANNING COMMISSION MEETING: JUNE 12, 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 Lisa Kusz (612-673-3710) five days before the scheduled public hearing. The lead time needed to provide reasonable accommodations (physical, visual, language interpretation and American Sign Language) is five business days.

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

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Last updated May 24, 2017

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