MINNEAPOLIS CITY PLANNING COMMISSION

REGULAR MEETING AGENDA: JUNE 26, 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 JUNE 12, 2017 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 – JUNE 15, 2017

1.       Land Sales – 3229 4th St N

Staff report by Rattana Sengsoulichanh

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

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.       CaptionMax Satellite Dishes, 2438 27th Ave S, Ward 2

Staff report by Shanna Sether, PLAN 4358

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

A.      Conditional use permit.

Recommended motion: Approve the application for a conditional use permit to increase the height to 17 ft. and diameter of two communication antennae (satellite dishes) to 4.5 meters in diameter, 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.

2.       2514 Lake Place and 2505 E Lake of the Isles Pkwy, Ward 7

Staff report by Shanna Sether, PLAN 4421

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by Faegre Baker Daniels, LLP.

A.      Minor subdivision.

Recommended motion: Approve the application for a minor subdivision of 2514 Lake Place to allow for a buildable lot and future single-family dwelling and a driveway for 2505 E Lake of the Isles Pkwy, subject to the following condition:

1.       No more than one curb cut may be provided along Lake Place, which shall serve both 2514 Lake Place and 2505 E Lake of the Isles Pkwy. The applicant shall provide proof of an easement allowing driveway access for both properties.

3.       Raptor Nine Rooftop Lofts, 2909 Bryant Ave S, Ward 10

Staff report by Hilary Dvorak, PLAN 4357

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

A.      Conditional use permit.

Recommended motion: Approve the application to increase the maximum height of the building from 4 stories/56 feet to 5 stories/68 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.

Recommended motion: Approve the application to reduce the south interior side yard setback from the required 13 feet to 0 feet.

C.      Site plan review.

Recommended motion: Approve the application for a two-story addition containing seven dwelling units on the existing building, subject to the following conditions:

1.       All site improvements shall be completed by June 26, 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 front wall of the building addition shall be set back at least five feet from the front wall of the existing building.

4.       Windows shall be added to break up the blank walls on the fourth floor on the north and south elevations and on the west wall of the ground floor garage addition.

5.       The roof pitch of the garage addition shall be flat or shed.

6.       At least 28 shrubs shall be planted on the site as required by Section 530.160 of the zoning code.

7.       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 around the perimeter of the parking lot facing both Bryant Ave S and W 29th St as required by Section 530.160 of the zoning code.

8.       Two additional Thornless Honeylocust trees shall be planted along Bryant Ave S as required by section 530.170 of the zoning code.

9.       The corners of the parking lot that are unavailable for parking or vehicular circulation shall be landscaped as required by section 530.170 of the zoning code.

10.   All parking spaces 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.

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

12.   A minimum of four bicycle parking spaces shall be installed on site for the general retail sales and service/office uses.

13.   The trash and recycling containers shall be enclosed per the requirements of Chapter 535, Regulations of General Applicability.

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

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

Staff report by Aaron Hanauer, PLAN 4336

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

A.      Conditional use permit.

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 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.       A “right turn only” sign shall be installed in clear sight for vehicles exiting the building. In addition, a real-time parking counter at the entry and a “car coming” sign shall be installed near the vehicle entrance/exit and a real-time transit screen shall be installed inside or outside the building near the bus stop on Lyndale Ave.             

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

Recommended motion: Approve the application for a variance to increase the floor area ratio from 2.55 to 3.1.

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

Recommended motion: The variance application has been returned.

D.      Variance to reduce the southern interior yard.

Recommended motion: Approve the application for a variance to reduce the southern interior yard from 13 feet to 4 feet for the building and to reduce the southern interior yard setback from 13 feet to 5 feet for the balconies.

E.       Variance to reduce the rear yard.

Recommended motion: Approve the application for a variance to reduce the eastern rear yard from 13 feet to 3 feet for the building and to reduce the eastern rear yard setback from 13 feet to 1 foot for the balconies.

F.       Amended site plan review.

Recommended motion: Approve the site plan review application to allow for a new mixed-use building with 86 residential units and 21,025 square feet of commercial space, subject to the following conditions:

1.       All site improvements shall be completed by June 26, 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.       All mechanical equipment, including the rooftop mechanical units and the transformer near the alley shall comply with Section 535.70-Screening of mechanical equipment.

4.       To comply with Section 530.120-Building Design, the first floor shall have clear or lightly tinted glass with a visible light transmittance ratio of six-tenths (0.6) or higher and the first floor windows needed to meet the minimum requirement shall allow views into and out of the building at eye level. 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.

5.       To comply with Section 551.120-Building Façade, the bottom of any window used to satisfy the ground floor window requirement for nonresidential uses may not be more than two (2) feet above the adjacent grade.

6.       To comply with Section 530.120-Building design, the applicant shall install windows on the 5th floor consistent with the other windows on this elevation at a spacing not less than 25 feet. As a form of alternative compliance, CPED is recommending that a vine growing system be installed for a majority of the eastern elevation on the first floor and/or a mural(s) be installed on the rear elevation close to 26th St. 

7.       To comply with the Guide to Exterior Building Walls and Materials, not more than 3 exterior materials are allowed on each elevation (excluding windows, doors, accent materials and foundation materials) and that the appearance and materials of the rear and side walls shall continue to be similar to and compatible with the front of the building.

8.       To comply with Section 541.330-Size, a minimum of 32 of the residential parking spaces shall be standard size.

9.       To comply with Section 530.150-Vehicular Access, the applicant shall install a raised planting median between the truck and vehicle access point comparable to what is shown on Sheet A0-3 and Sheet A0-5.

10.   No delivery trucks shall be allowed to enter or exit the subject alley via 27th St. 

5.       Hiawatha Collegiate High School, 3530 E 28th St, Ward 2

Staff report by Hilary Dvorak, PLAN 4346

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by Hiawatha Collegiate High School ABC.

A.      Conditional use permit for a school, grades K-12.

Recommended motion: Approve the application for a school, grades K-12, 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 to increase the maximum permitted height of light poles around the athletic field.

Recommended motion: Approve the application to increase the maximum permitted height of four light poles around the athletic field from 35 feet to 60 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.

2.       The overall height of the four light poles around the athletic field shall not exceed 60 feet.

C.      Variance to increase the maximum permitted height of a fence.

Recommended motion: Approve the application to increase the maximum permitted height of a fence in the required corner side yard and north interior side yard from six feet to 20 feet, subject to the following conditions:

1.       The netting shall be taken down when the athletic field is not in use.

2.       The netting and the upright poles shall be removed during the off season.

D.      Variance to reduce the required corner side yard setback for an athletic field.

Recommended motion: Approve the application to reduce the required corner side yard setback for an athletic field from 12 feet to two feet, subject to the following conditions:

1.       Landscaping shall be added between the property line and the athletic field to help screen it.

2.       The soccer barrier netting system and the soccer goal shall be removed during the off season.

E.       Variance to reduce the required interior side yard setback for an athletic field.

Recommended motion: Approve the application to reduce the required north interior side yard setback for an athletic field from nine feet to zero feet, subject to the following condition:

1.       The soccer barrier netting system and the soccer goal shall be removed during the off season.

F.       Variance to reduce the required rear yard setback for an athletic field.

Recommended motion: Approve the application to reduce the required rear yard setback for an athletic field from nine to seven feet.

G.     Site plan review to allow partial demolition of the existing building and an approximate 74,000 square foot addition.

Recommended motion: Approve the application to allow partial demolition of the existing building and an approximate 74,000 square foot addition, subject to the following conditions:

1.       All site improvements shall be completed by June 26, 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 plant materials, and installation and maintenance of the plant materials, shall comply with sections 530.200 and 530.210 of the zoning code.

4.       In addition to the 179 ornamental grasses and 53 perennials, there shall be at least 146 shrubs provided on site.

6.       1500 Nicollet, 11 W 15th St and 1500, 1510, 1518, 1538 and 1544 Nicollet Ave, Ward 7

Staff report by Hilary Dvorak, PLAN 4207

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by Minneapolis Leased Housing Associates IX, LLLP.

A.      Rezoning.

Recommended motion: Approve the application for a rezoning petition for the properties located at 11 W 15th St and 1500, 1510, 1518 and 1544 Nicollet Ave from the C1 Neighborhood Commercial District to the C2 Neighborhood Corridor Commercial District.

B.      Conditional use permit.

Recommended motion: Approve the application for a mixed-use development including housing and commercial, 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.       To comply with the intent of the mixed use density bonus, not less than 85 percent of the ground floor of the north building shall be dedicated to commercial uses, including 85 percent of the Nicollet Ave frontage of the north building.

3.       The skyway shall be designed to meet the standards of Chapter 535, Regulations of General Applicability.

4.       As required by section 527.120 of the zoning code, the development shall comply with the standards for underground parking, on-site renewable energy, an outdoor children’s play area, an art feature, decorative or pervious surfaces for on-site parking and loading areas, drives, driveways, and walkways, pedestrian improvements, decorative fencing, enhanced lighting, enhanced landscaping, a recycling storage area, a water feature and a public bike repair station.

5.       Pedestrian scaled lighting shall be provided in or around the perimeter of the play area.

6.       At least two benches and one trash and recycling receptacle shall be installed near the play area.

7.       The applicant shall provide information pertaining to the capital cost of the project and information pertaining to the public art piece that will be located on site prior to the issuance of building permits.

8.       CPED is recommending that the applicant consider reducing the number of colors of the fiber cement siding to three instead of four.

C.      Variance to increase the maximum permitted floor area ratio (FAR).

Recommended motion: Approve the application to increase the maximum permitted floor area ratio (FAR) of the building from 2.72 to 3.89, subject to the following condition:

1.       To comply with the intent of the mixed use density bonus, not less than 85 percent of the ground floor of the north building shall be dedicated to commercial uses, including 85 percent of the Nicollet Ave frontage of the north building.

D.      Variance of the PO Pedestrian Oriented Overlay District standards.

Recommended motion: Approve the application of the PO Pedestrian Oriented Overlay District standards to allow a single commercial use to extend more than 120 linear feet along a public street.

E.       Variance to increase the maximum permitted height of a fence.

Recommended motion: Approve the application increase the maximum permitted height of a fence from 6 feet to 10 feet, subject to the following condition:

1.       The height of the decorative metal fence along the Nicollet Ave side of the property shall be no taller than 42 inches.

F.       Site plan review.

Recommended motion: Approve the application for a mixed-use development including 184 dwelling units and commercial space, subject to the following conditions:

1.       All site improvements shall be completed by August 4, 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 principal residential entrance to the north building shall be located not more than eight from the front property line.

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

5.       There shall be at least 82 long-term bicycle parking spaces provided for the residential portion of the development.

6.       Additional landscaping shall be planted to the north and south sides of the mechanical equipment located along the public alley.

7.       The lighting plan shall be in conformance with the standards of Chapter 535, Regulations of General Applicability.

G.     Preliminary Plat.

Recommended motion: Approve the preliminary plat.

7.       3145-3149 Hennepin Ave, Ward 10

Staff report by Nicholas Baker, PLAN 4456

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

A.      Conditional use permit.

Recommended motion: Approve the application for a Conditional Use Permit to allow for an increase in height from three stories and 42 feet to four stories and 47 feet in the C1 Neighborhood Commercial District, 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 permitted floor area ratio in the C1 Neighborhood Commercial District.

Recommended motion: Approve the application for a variance to increase the maximum permitted Floor Area Ratio in the C1 Neighborhood Commercial District from 2.38 to 2.72.

C.      Variance to reduce the required front yard setback adjacent to an office-residential district.

Recommended motion: Approve the application for a variance to reduce the required front yard setback adjacent to an office-residential district from 15 feet to 0 feet.

 

D.      Variance to reduce the required north side yard setback adjacent to an office-residential district.

Recommended motion: Approve the application for a variance to reduce the required north side yard setback from 15 feet to 0 feet, subject to the following conditions:

1.       With the exception of the proposed walkway and stairway, no building elements shall extend closer than 5 feet to the neastorth property line.

E.       Variance to reduce the required rear yard setback.

Recommended motion: Approve the application for a variance to reduce the required rear yard setback from 11 feet to 7 feet.

F.       Site plan review.

Recommended motion: Approve the application for a new mixed-use building with 25 dwelling units and 7,500 sq. ft. of commercial space, subject to the following conditions:

1.       All site improvements shall be completed by June 26, 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.       All refuse and recycling storage containers are subject to the screening requirements in Chapter 535, with final plans to be reviewed and approved by staff. Containers must be screened from view on all four sides and located within the rear 40 feet or 20% of the lot, whichever is greater.

5.       All mechanical equipment is subject to the screening requirements of Chapter 535 and district requirements, with final plans to be reviewed and approved by staff.

6.       The blank, uninterrupted wall exceeding 25 feet in length proposed on the north façade of the 1st level commercial space should be addressed through the introduction of one or more additional windows or other acceptable design features.

7.       A minimum of three parking stalls per non-residential use over 1,000 square feet shall be allocated to the commercial users of the building.

8.       Fences must comply with the requirements in Chapter 535, with final plans to be reviewed and approved by staff. A 15 foot sight triangle shall be maintained at the alley intersection to the rear of the site, as required by Section 535.400 of the zoning code.

9.       All signs are subject to Chapter 543, On-Premise Signs. The applicant will be required to submit a separate sign permit application for any signage that is proposed.

10.   Proposed lighting must comply with Chapter 535 and Chapter 541 of the zoning code, with a final lighting plan to be reviewed and approved by staff.

8.       Zoning Code Text Amendment, All Wards

Staff report by Jason Wittenberg

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

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

Chapter 548 related to the Zoning Code: Commercial Districts

Chapter 549 related to the Zoning Code: Downtown Districts

Chapter 550 related to the Zoning Code: Industrial Districts

 

The purpose of the amendment is to revise yard/setback requirements in nonresidential zoning districts.

Recommended motion: Approve the text amendment to revise yard/setback requirements in nonresidential zoning districts.

 

Chapter 548 related to the Zoning Code: Commercial Districts

Chapter 549 related to the Zoning Code: Downtown Districts

Chapter 550 related to the Zoning Code: Industrial Districts

COMMISSION BUSINESS

COMMISSION UPDATES

ADJOURNMENT

NEXT REGULAR PLANNING COMMISSION MEETING: JULY 17, 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

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

http://www.minneapolismn.gov/meetings/planning/index.htm

 

 

Last updated Jun 22, 2017

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