MINNEAPOLIS CITY PLANNING COMMISSION

REGULAR MEETING AGENDA: DECEMBER 4, 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 NOVEMBER 13, 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 – NOVEMBER 16, 2017

1.       Land Sale – 2214 4th Ave 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.       Minneapolis Public Schools, Ward 10

Staff report by Stephanie Rouse, Vac1693

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.      Vacation.

Recommended Motion: Continue the vacation application to the January 8, 2017 City Planning Commission public hearing.

2.       Prospect Park Senior Living Project, 3000 4th St SE, 3024 4th St SE, and 3033 University Ave SE, Ward 2

Staff report by Aaron Hanauer, PLAN5266

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

A.      Preliminary and final plat.

Recommended Motion: Approve the application for a preliminary and final plat to combine several underlying plats into one.

3.       3213 Snelling Ave, Ward 9

Staff report by Stephanie Rouse, PLAN5389

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

A.      Conditional use permit.

Recommended Motion: Approve the application for a conditional use permit to increase the weight of trucks and other commercial vehicles stored as part of a contractor’s yard within 100 feet of a residential 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.       Nine arborvitae shrubs (or similar coniferous shrub) shall be planted along the alley on both the north and south sides of the driveway. Spirea bushes shall be planted three feet on center along Snelling Ave. All shrubs shall be planted on the outside of the fence to be visible from both Snelling Ave and the alley.

3.       The gates on both Snelling Ave and the alley shall be solid wood at a height of 6 feet and shall be kept closed unless vehicles are traveling through.

4.       Vehicles shall not exit the site into the alley.

4.       1700 E Lake St, Ward 9

Staff report by Stephanie Rouse, PLAN5476

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

A.      Conditional use permit.

Recommended Motion: Approve the conditional use permit to allow a shopping center in the C2 Neighborhood Corridor 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.       No shelving, signage, merchandise, newspaper racks or other similar fixtures shall be placed in front of the required ground level transparent windows.

5.       949 Hennepin Ave E, Ward 3

Staff report by Lindsey Wallace, PLAN5478

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

A.      Conditional use permit.

Recommended Motion: Approve the application for a conditional use permit to allow an off-sale liquor store, 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.       No shelving, signage, merchandise, newspaper racks or other similar fixtures shall be placed in front of the required ground level transparent windows.

3.       The yard between the parking area and property line shall be landscaped as proposed with grasses, perennials, and shrubs. The applicant shall plant five ornamental or canopy trees within the yard along Hennepin Ave E to comply with section 530.170 of the zoning code.

4.       The applicant shall explore options for widening the landscaped yard to seven feet along all public streets to comply with section 530.170 of the zoning code.

5.       The applicant shall provide required screening of the parking lot to comply with section 530.170 of the zoning code.

6.       The applicant shall consider options for closing one of the three existing curb cuts on the site.

7.       The applicant shall restore the freestanding sign at the southwest corner of the property. The lower portion of the sign shall be removed and only the taller portion of the sign with vintage elements shall be reused. The freestanding sign at the southeast corner of the property shall be removed.

6.       Hilton Tru/Home2, 317 2nd Ave S, Ward 3

Staff report by Mei-Ling Smith, PLAN5481

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by Bethany Hardy of Cities Edge Architects.

A.      Site plan review.

Recommended Motion: Approve the application for a 41,300 sq. ft., eight-story addition to an existing building, subject to the following conditions:

1.       All site improvements shall be completed by December 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 applicant shall provide windows, recesses, or projections on floors 3 through 8 of the east elevation of the addition to eliminate blank walls exceeding 25 feet, as required by section 530.120 of the zoning code.

4.       The first floor plan shall be revised to include the awning proposed on the west elevation.

5.       The site and/or floor plans shall be updated to include no fewer than four (4) secure bicycle parking spaces, per section 541.180 of the zoning code.

6.       The site plan shall be revised to show no less than one (12 feet by 50 feet) on-site loading space with a vertical clearance of 12 feet, 9 inches, unless the proposed floor area in the addition is revised to eliminate the off-street loading requirement. The loading area may be located within the valet driveway.

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

8.       The applicant shall obtain an encroachment permit for any building or site improvements that take place within the public right-of-way.

7.       3823 31st St W, Ward 13

Staff report by Lindsey Wallace, PLAN5176

This item was continued from the November 13, 2017 meeting.

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

A.      Variance to decrease the rear yard setback.

Recommended motion: Approve the application for a variance to decrease the rear yard setback along the south property line from 9 feet to 4 feet, 4 inches.

B.      Variance to decrease the side yard setback.

Recommended motion: Approve the application for a variance to decrease the rear yard setback along the south property line from 9 feet to 6 feet, subject to the following condition:

1.       The applicant shall landscape the east side yard with shrubs, perennials, and grasses to provide a buffer between the proposed building and the existing apartment building to the east.

C.      Variance to allow a patio.

Recommended motion: Approve the application for a variance to allow a patio that exceeds 50 square feet in the required front yard, subject to the following condition:

1.       The patio shall be surfaced with durable and decorative materials, including but not limited to pervious pavers, decorative pavers, stamped concrete, colored concrete or brick. The surfacing materials shall be approved by CPED staff prior to building permit issuance.

D.      Variance to allow an electrical transformer.

Recommended motion: Approve the application for a variance to allow an electrical transformer in the required front yard, subject to the following conditions:

1.       The electrical transformer must be screened as required by section 535.70 of the zoning code. The applicant shall provide additional landscaping and screening of the transformer in addition to what is required by section 535.70 of the zoning code.

2.       The transformer shall be decoratively wrapped or painted. The design of the decorative wrap or paint shall be reviewed and approved by CPED prior to building permit issuance.

3.       The transformer shall be set back at least five feet from the north property line along 31st Street W.

E.       Variance to reduce the minimum required width for a two-way drive aisle.

Recommended motion: Approve the application for a variance to reduce the minimum required width for a two-way drive aisle from 22 feet to 15 feet, subject to the following condition:

1.       The surface parking stalls on site shall be 12 feet wide to ensure that all maneuvering occurs on the subject site.

F.       Variance to allow surface parking spaces within six feet of residential dwelling units.

Recommended motion: Approve the application for a variance to allow surface parking spaces within six feet of residential dwelling units, subject to the following condition:

1.       The applicant shall provide plantings between the compact surface parking stalls and the building as proposed. The plantings shall consist of salt-tolerant shrubs and/or perennials.

G.     Site plan review.

Recommended motion: Approve the application for a three story apartment building with 15 dwelling units, subject to the following conditions:

1.       All site improvements shall be completed by December 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 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 screen the surface parking lot from the public street with salt-tolerant plantings that comply with 535.170 of the zoning code. Such screening shall form a screen three feet in height and not less than sixty percent opaque.

5.       The applicant shall continue to work with Public Works Surface Water and Sewer to ensure compliance with storm water management techniques. The applicant shall explore options for on-site storm water filtration.

6.       The final plans shall be revised to demonstrate how all building entrances and walkways will be lit to maintain a minimum acceptable level of security while not creating glare or excessive lighting of the site to comply with sections 530.130 and 530.260 of the zoning code.

8.       Patrick Henry High School, 4320 Newton Ave N, Ward 4

Staff report by Mei-Ling Smith, PLAN5251

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by Molly Ellis of Wendel Companies, on behalf of Minneapolis Public Schools.

A.      Conditional Use Permit.

Recommended motion: Approve the conditional use permit to allow an addition to an existing 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.

2.       All site improvements shall be completed by December 4, 2019, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

3.       The applicant shall revise the final site plan to show a minimum of 150 bicycle parking spaces.

4.       All refuse and recycling storage containers be located within the building or fully screened with an enclosure.

5.       The final site plan shall be revised to demonstrate that all mechanical equipment will be fully screened from the public street as required by section 535.70 of the zoning code.

6.       The existing fencing on either side of the walkway near the west building entrance shall be removed, as proposed.

7.       The north and west curb cuts shall be removed and replaced with landscaping, as proposed.

8.       A minimum 5-foot on-site landscaped yard shall be installed along the 100-foot parking frontage along the west property line, per the requirements in section 530.170 of the zoning code.

9.       Per section 530.170 of the zoning code, the applicant shall provide a three-foot screen along all parking frontage areas, additional trees and shrubs in the corners of parking lots, at least 2 canopy trees along the east parking lot frontage, a total of 6 canopy trees along the north parking lot frontage, and 4 new canopy trees in the west parking lot frontage of the south parking lot per section 530.170 of the zoning code.

B.      Variance to reduce the front yard requirement.

Recommended motion: Approve the variance to reduce 20-foot front yard requirement adjacent to Newton Ave N to allow a walkway exceeding 12 feet to a walkway with a width of between 22 and 40 feet.

C.      Variance to increase the maximum floor area ratio.

Recommended motion: Approve the variance to increase the maximum floor area ratio from 0.5 to 1.2.

D.      Variance to increase the maximum allowed impervious surfaces.

Recommended motion: Approve the variance to increase the maximum allowed impervious surfaces from 60 percent to 78 percent.

E.       Variance to increase the maximum allowed lot coverage.

Recommended motion: Approve the variance to increase maximum allowed lot coverage from 45 percent to 48 percent.

F.       Site Plan Review.

Recommended motion: Return the site plan review application.

9.       651 Nicollet Mall, Ward 7

Staff report by Lindsey Wallace, PLAN5489

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

A.      Conditional use permit.

Recommended Motion: Deny the application for a conditional use permit to allow a dynamic sign.

B.      Variance to allow more than one dynamic sign on a zoning lot.

Recommended Motion: Deny the application for a variance to allow more than one dynamic sign on a zoning lot.

C.      Variance to allow a window sign blocking views.

Recommended Motion: Deny the application for a variance to allow window signs that block views into a building between 4 and 7 feet above grade.

D.      Variance to allow a wall sign that exceeds the maximum height.

Recommended Motion: Approve the application for a variance to increase the maximum allowed height of a wall sign from 28 feet to 85.5 feet.

10.   2nd St Townhomes, 2407 2nd St NE, Ward 3

Staff report by Stephanie Rouse, PLAN5390

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

A.      Rezoning.

Recommended motion: Approve the application for a Petition to rezone the property located at 2407 2nd St NE from the R2B District to the R3 District.

B.      Conditional use permit.

Recommended motion: Approve the application for a cluster development with a six-unit building and a four-unit building, 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 development standard #5 for cluster developments in Chapter 536, fences shall be prohibited that segment areas designated as common are into individual private spaces.

C.      Variance to decrease the front yard setback.

Recommended motion: Approve the application to reduce the front yard setback along 2nd St NE from 20 feet to 15 feet for the building and from 20 feet to 7 feet for the ground level patios.

D.      Variance to decrease the corner side yard setback.

Recommended motion: Approve the application to reduce the corner side yard setback along 24th Ave NE from 20 feet to 7 feet for ground level patios.

E.       Variance to increase the maximum impervious surface coverage.

Recommended motion: Approve the application to increase the maximum impervious surface coverage from 60 percent to 67.8 percent, subject to the following conditions:

1.       The applicant shall submit updated plans showing breaks in the continuous concrete curbing to allow stormwater to flow into the adjacent landscaping to infiltrate.

F.       Site plan review.

Recommended motion: Approve the application for a for a cluster development with a six-unit building and a four-unit building, subject to the following conditions:

1.       All site improvements shall be completed by December 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.       At least one additional canopy tree shall be planted at the southeast end of the parking lot to comply with Section 530.170.

4.       The final lighting plan shall conform to the standards of Chapter 535, Regulations of General Applicability. Sufficient pedestrian scale lighting shall be added to the walkways leading to the bicycle storage building and the parking lot.

11.   Longfellow Station Commercial Building, 3801 Hiawatha Ave, Ward 12

Staff report by Aaron Hanauer, PLAN5011

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

A.      Conditional use permit.

Recommended motion: Approve the application to allow for an amendment of a planned unit development in the C3A District to allow for the construction of a two-story building, 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 Section 527.120-Alternatives to zoning ordinance standards, the applicant shall install a public art piece at the intersection of Hiawatha and 38th and complete the stormwater rain beam extension as previously proposed (BZZ-5011).

B.      Variance for floor area ratio.

Recommended motion: Approve the application for a variance of the PO/Pedestrian Oriented Overlay District Standards to allow for the development to have a floor area ratio less than 1.0.

C.      Variance to surface parking lot frontage.

Recommended motion: Approve the application of the PO/Pedestrian Oriented Overlay District Standards to allow for a surface parking spanning more than 40 feet of street frontage.

D.      Variance for building placement.

Recommended motion: Return the application for a variance of the PO/Pedestrian Oriented Overlay District Standards to allow for a surface parking to span more than 40 feet of street frontage.

E.       Site plan review.

Recommended motion: Approve the site plan application to allow for the construction of a new two story commercial building, subject to the following conditions:

1.       To comply with Section 530.120-Building Design, windows are required to be clear or tinted glass with a visible light transmittance ratio of six-tenths (0.6) or higher that face a public street or onsite parking area. Furthermore, all proposed shelving, mechanical equipment, and other similar fixtures shall allow views into and out of the building between four and seven feet above the adjacent grade. The project is in compliance with the window requirements.

2.       All mechanical equipment including the transformer shall be screened in compliance with Section 535.70-Screening of mechanical equipment,

3.       To comply with Section 551.100, fast food restaurant uses are prohibited.

4.       All site improvements shall be completed by December 4, 2019, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

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

12.   North Loop Neighborhood Mixed-Use Development, 128 2nd St N and 128 1st Ave N, Ward 3

Staff report by Aaron Hanauer, PLAN5463

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by Sharon Cohn, 128 2nd Street LLC.

A.      Site plan review.

Recommended Motion: Approve the application for a new mixed-use building with ground floor commercial and apartments on the upper floors, subject to the following conditions:

1.       All site improvements shall be completed by December 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.       To comply with Section 535.70, mechanical grills for the HVAC equipment and transformer shall be painted the same color as the surrounding exterior building material.

4.       To comply with Table 541-2 Specific Off-Street Parking Requirements, the applicant shall mark and designate three off-street parking spaces for visitors.

5.       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.

6.       As a form of alternative compliance, the applicant shall install windows or visual art piece on the first floor of the north elevation near 2nd Ave N to mitigate the blank wall that exceeds 25 linear feet.

7.       To comply with the DP/Downtown Parking Overlay District regulations, the applicant shall sign the drop off area as a drop-off zone only or something similar to prevent it from being used as vehicle parking.

13.   625 4th Ave S, Ward 7

Staff report by Aaron Hanauer, PLAN5283

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

A.      Conditional use permit.

Recommended motion: Approve the application for a conditional use permit for 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.

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

1.       All site improvements shall be completed by December 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.       To comply with Chapter 535 screening requirements, the applicant shall paint the individual mechanical grills for the residential units to match the adjacent material color.

4.       To comply with Section 530.120-Building design, the roof of the upper floor amenity space shall also have a flat roof.

5.       To comply with Section 530.260-Crime Prevention Through Environmental Design, the applicant shall replace the opaque graphic panel fence design and continue the horizontal cable or other fencing material that provides more views in and out of the porch area.

6.       The applicant shall provide 30 bike parking spaces in compliance with Section 541.180 (c)-Bicycle Parking in Downtown Districts

7.       The proposed skyway shall meet the skyway standards in Chapter 535-Regulations of General Applicability. Specifically, the proposed skyway shall meet the bird safe requirements outlined in Section 535.890 and maintain a clearly identified pedestrian access point (shown on South 6th Street). Furthermore, the project shall include interior and exterior signage as outlined in Section 535.920-Development standards for all permitted skyways. Finally, the skyway shall remain open during the hours required by Section 535.920 of the zoning code

8.       As a form of alternative compliance to Section 530.120-Building design the applicant shall place windows in the residential units that have exposure on the west elevation as well as in the stairwell, if allowed by building code.

9.       To comply with Section 530.150 and Urban Design Policy 10.2, the applicant shall eliminate the 5th Ave vehicle access point and install active uses in its place.

C.      Preliminary/Final Registered Land Survey.

Recommended motion: Approve the application for a preliminary and final registered land survey, subject to the following condition:

1.       This action of the Planning Commission shall be recorded with Hennepin County at or prior to such time as the signed RLS is presented for recording with Hennepin County.

14.   Zoning Code Text Amendment, Ward All

Staff report by Steve Poor

The Department of Community Planning and Economic Development recommends that the City Planning Commission and City Council return Chapter 525 to the author and adopt staff findings to amend Title 20 of the Minneapolis Code of Ordinances, as follows:

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

Chapter 544 Off-Premise Signs and Billboards

The purpose of the amendment is to revise regulations related to off-premise advertising signs and billboards.

Recommended Motion: Approve the text amendment to enlarge the Downtown Entertainment Billboard District and the remove the restrictions of City financing of billboards. Staff has no Recommendation regarding the amendment to permit wall signs on building walls along Hennepin Ave and Washington Ave.

COMMISSION BUSINESS

COMMISSION UPDATES

ADJOURNMENT

NEXT REGULAR PLANNING COMMISSION MEETING: January 8, 2018

·         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 Dec 6, 2017

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