MINNEAPOLIS CITY PLANNING COMMISSION

Actions
June 3, 2019 – 4:30 p.m.
City Hall, 350 S 5th St, Room 317, Minneapolis, MN 55415

Commission members present:  Alissa Luepke-Pier, Vice President; Jean Coleman, Secretary; Matthew Brown; Kim Ellison; Ryan Kronzer; Alyssa Olson; Jeremy Schroeder; Amy Sweasy

 

Commission members absent:  Sam Rockwell, President; Jono Cowgill

Staff: Lisa Kusz, 612-673-3710

Approval of actions from the May 13, 2019 meeting

The Planning Commission approved the actions from the May 13, 2019 meeting.

Committee of the Whole consent agenda items – May 16, 2019

1.       Land Sale – 2120 Aldrich Ave N

Staff report by Rattana Sengsoulichanh

Action: Approved the staff report – the item is consistent with The Minneapolis Plan for Sustainable Growth.

Public hearings

1.       Penn Ave Union, 2200 Golden Valley Rd; 1911-1915 Penn Ave N; 1906-1914 Queen Ave N, Ward 5

Staff report by Mei-Ling Smith, PLAN7770

The City Planning Commission adopted staff findings for the application by David Witt of Mobilize Design & Architecture.

A.      Final plat.

Action: Approved the application to combine several underlying plats into one.

Approved on consent.

2.       Midtown Corner, 2913 and 2941 26th Ave S; 2912 28th Ave S, Ward 2

Staff report by Lindsey Wallace, PLAN8682

The City Planning Commission adopted staff findings for the applications by Steve Burch.

A.      Final plat.

Action: Approved the application for a final plat, subject to the following condition:

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

Approved on consent.

3.       Malcolm Yards – Phase I, 445 Malcolm Ave SE; 419-504 29th Ave SE; 501 30th Ave SE, Ward 2

This item was continued from the May 13, 2019 meeting.

Staff report by Aaron Hanauer, PLAN8040

The City Planning Commission adopted staff findings for the application by Jeff Ellerd of The Wall Companies.

A.      Final plat.

Action: Approved the application for a final plat.

Approved on consent.

4.       First Unitarian K-12 School, 900 Mount Curve Ave, Ward 7

Staff report by Lindsey Silas, PLAN8839

The City Planning Commission adopted staff findings for the applications by Tim Roehl.

A.      Conditional use permit.

Action: Approved the conditional use permit to allow a K-12 school in the R2 Two-Family 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.

Aye: Brown, Coleman, Kronzer, Olson, Schroeder, and Sweasy

Absent: Cowgill, Ellison, and Rockwell

B.      Variance.

Action: Approved the variance to reduce the minimum parking requirement from seven spaces to zero spaces, subject to the following condition:

1.       The applicant shall work with Public Works to explore opportunities for designated drop-off spaces on Groveland Terrace.

Aye: Brown, Coleman, Kronzer, Olson, Schroeder, and Sweasy

Absent: Cowgill, Ellison, and Rockwell

5.       3443 Lyndale Ave S, Ward 8

This item was continued from the May 13, 2019 meeting.

Staff report by Peter Crandall, PLAN8693

The City Planning Commission adopted staff findings for the applications by Alex Brogle.

A.      Rezoning.

Action: Notwithstanding staff recommendation, the City Planning Commission denied the petition to rezone the property located at 3443 Lyndale Ave S from the R2B, Two-family Residence district to the R5, Multiple-family Residence district, based on the following findings:

1.       The project is in the sole interest of the property owner and not in the public interest.

2.       There are reasonable uses permitted under the existing zoning.

Aye: Coleman, Ellison, Kronzer, and Schroeder

Nay: Brown, Olson, and Sweasy

Absent: Cowgill and Rockwell

B.      Variance to increase the maximum floor area ratio.

Action: Notwithstanding staff recommendation, the City Planning Commission denied the variance to increase the maximum floor area ratio from 2.0 to 2.38, based on the following findings:

1.       A hardship does not exist as this is not a unique lot.

Aye: Brown, Coleman, Ellison, Kronzer, Olson, Schroeder, and Sweasy

Absent: Cowgill and Rockwell

C.      Variance to reduce the minimum front yard setback.

Action: Notwithstanding staff recommendation, the City Planning Commission denied the variance to reduce the minimum front yard setback from 26 feet to 15 feet for the building and from 26 feet to 3 feet to allow for a patio.

1.       A hardship does not exist as this is not a unique lot.

2.       The proposed setback is not compatible with the surrounding properties.

3.       The building will interfere with access to adequate light to adjacent properties.

Aye: Brown, Coleman, Ellison, Kronzer, Olson, Schroeder, and Sweasy

Absent: Cowgill and Rockwell

D.      Variance to reduce the minimum interior side yard setback.

Action: Notwithstanding staff recommendation, the City Planning Commission denied the variance reduce the minimum interior side yard setback along the south property line from 11 feet to 5 feet.

1.       A hardship does not exist as this is not a unique lot.

2.       The proposed setback is not compatible with the surrounding properties.

3.       The building will interfere with access to adequate light to adjacent properties.

Aye: Brown, Coleman, Ellison, Kronzer, Olson, Schroeder, and Sweasy

Absent: Cowgill and Rockwell

E.       Variance to reduce the minimum interior side yard setback.

Action: Notwithstanding staff recommendation, the City Planning Commission denied the variance to reduce the minimum interior side yard setback along the north property line from 11 feet to 7 feet.

1.       A hardship does not exist as this is not a unique lot.

2.       The proposed setback is not compatible with the surrounding properties.

3.       The building will interfere with access to adequate light to adjacent properties.

Aye: Brown, Coleman, Ellison, Kronzer, Olson, Schroeder, and Sweasy

Absent: Cowgill and Rockwell

F.       Variance to reduce the minimum rear yard setback.

Action: Notwithstanding staff recommendation, the City Planning Commission denied the variance to reduce the minimum rear yard setback from 11 feet to 7 feet.

1.       A hardship does not exist as this is not a unique lot.

2.       The proposed setback is not compatible with the surrounding properties.

3.       The building will interfere with access to adequate light to adjacent properties.

Aye: Brown, Coleman, Ellison, Kronzer, Olson, Schroeder, and Sweasy

Absent: Cowgill and Rockwell

G.      Site Plan Review.

Action: Notwithstanding staff recommendation, the City Planning Commission denied the site plan review for a new four-story residential building with 19 dwelling units, based on the following finding:

1.       With the denial of the rezoning and variances, the site plan cannot be approved.

Aye: Brown, Coleman, Ellison, Kronzer, Olson, Schroeder, and Sweasy

Absent: Cowgill and Rockwell

6.       2812 Fremont Ave S, Ward 10

Staff report by Shanna Sether, PLAN8579

The City Planning Commission adopted staff findings for the applications by DJR Architecture, Inc.

A.      Variance to reduce the south interior side yard setback.

Action: Approved the variance to reduce the south interior side yard setback from 11 ft. to 5 ft. 9 in.

Aye: Brown, Coleman, Ellison, Kronzer, Olson, Schroeder, and Sweasy

Absent: Cowgill and Rockwell

B.      Variance to reduce the minimum drive aisle width.

Action: Approved the variance to reduce the minimum drive aisle from 22 ft. to 4 ft.

Aye: Brown, Coleman, Ellison, Kronzer, Olson, Schroeder, and Sweasy

Absent: Cowgill and Rockwell

C.      Site plan review.

Action: Approved the site plan review for a new 10-unit, multiple-family dwelling, subject to the following conditions:

1.       All site improvements shall be completed by June 3, 2021, 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 signs shall comply with Chapter 543 of the zoning code. All signage requires a separate permit from CPED.

4.       The applicant shall screen all trash receptacles, recycling and compost containers per section 535.80 of the zoning code.

5.       The applicant shall screen the mechanical equipment per section 535.70 of the zoning code.

6.       The applicant shall comply with the lighting requirements per section 535.590 of the zoning code.

7.       The applicant shall remove the rock mulch and instead cover the area not occupied by buildings with turf grass, native grasses, perennials, wood mulch, shrubs, and/or trees.

8.       The applicant shall work with the neighboring property owner on relocation of the parking to the rear of the building.

Aye: Brown, Coleman, Ellison, Kronzer, Olson, Schroeder, and Sweasy

Absent: Cowgill and Rockwell

7.       Nokomis Mixed-Use, 4715 Cedar Ave S and 4712 Longfellow Ave, Ward 12

Staff report by Shanna Sether, PLAN8780

The City Planning Commission adopted staff findings for the applications by ESG Architecture & Design.

A.      Conditional use permit to increase the maximum height.

Action: Approved the conditional use permit to increase the maximum height of structures from 2 ½ stories, not to exceed 35 feet to 5 stories, approximately 64 ft. 2 in., measured to the roof deck, and to approximately 72 ft. 2 in. to the top of the stair and elevator towers, 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.

Aye: Brown, Coleman, Kronzer, Olson, Schroeder, and Sweasy

Absent: Cowgill, Ellison, and Rockwell

B.      Conditional use permit related to the fill requirements of the FP Floodplain Overlay District.

Action: Approved the conditional use permit to reduce the minimum extension of fill from fifteen (15) ft. to zero (0) ft. beyond the limits of the structure in the FP Overlay 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.

Aye: Brown, Coleman, Kronzer, Olson, Schroeder, and Sweasy

Absent: Cowgill, Ellison, and Rockwell

C.      Variance.

Action: Approved the variance to increase the maximum floor area ratio from 2.04 to 2.45.

Aye: Brown, Coleman, Kronzer, Olson, Schroeder, and Sweasy

Absent: Cowgill, Ellison, and Rockwell

D.      Site plan review.

Action: Approved the site plan review for a new mixed-use building with a grocery store and 130 dwelling units, subject to the following conditions:

1.       All site improvements shall be completed by June 3, 2021, 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 submit the tax parcel division, combination, or lot line adjustment request form to CPED and submit proof of the filing with Hennepin County.

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

5.       The applicant shall provide a detailed first-floor plan/merchandising plan. No additional shelving, equipment or other mechanisms shall block views into and out of the building in the area between 4 and 7 feet above the adjacent grade.

6.       The applicant shall provide no more than three exterior materials per elevation, excluding windows, doors, and foundation materials and shall work with staff to introduce a limited amount of metal siding on the east elevation.

7.       The wood-like screen shall be installed per the elevations presented at the June 3, 2019 Planning Commission meeting, with the addition of it being extended along the entire south elevation.

8.       The applicant shall provide a minimum of 10 bicycle parking spaces for the grocery stores; five of the required spaces shall meet the minimum requirements of short-term bicycle parking.

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

10.   The applicant shall screen the mechanical equipment per section 535.70 of the zoning code.

11.   The applicant shall comply with the lighting requirements per section 535.590 of the zoning code.

12.   The windows shall be installed where the art mural was, adjacent to the main entry, as shown on the plans presented at the June 3, 2019 CPC meeting.

Aye: Brown, Coleman, Kronzer, Olson, Schroeder, and Sweasy

Absent: Cowgill, Ellison, and Rockwell

8.       311 2nd St SE, Ward 3

Staff report by Peter Crandall, PLAN8810

The City Planning Commission adopted staff findings for the applications by Doran-CSM II, LLC.

A.      Conditional use permit.

Action: Approved the conditional use permit to allow a Planned Unit Development with 574 dwelling units and approximately 4,000 square feet of commercial space, 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 527.100, all site improvements for Phase I of the project shall be substantially completed by June 3rd, 2021.  A building permit shall be obtained and construction substantially underway for Phase II by no later than June 3rd, 2023.

3.       All required amenities shall be constructed with the first phase of the project, as required in Section 527.100 of the zoning code. 

Aye: Brown, Coleman, Kronzer, Olson, Schroeder, and Sweasy

Absent: Cowgill, Ellison, and Rockwell

B.      Site plan review.

Action: Approved the site plan review for a new seven-story mixed use development with 574 dwelling units and approximately 4,000 square feet of commercial uses, 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. The developer is encouraged to explore native plantings.

2.       All signs shall comply with Chapter 543 of the zoning code. All signage requires a separate permit from CPED. There shall be no signs that discourage public passage through private 4th Ave SE.

3.       The applicant shall submit a final lighting plan detailing type, luminance, and location of all exterior lighting fixtures that meets the requirements of chapter 530 of the zoning code.  The plan shall include the entire project site.

4.       All on site mechanical equipment shall be screened to meet the requirements of chapter 535 of the zoning code.

5.       The applicant shall designate two small loading spaces, one in each of the enclosed parking garages, to meet the minimum loading requirements of chapter 541.

Aye: Brown, Coleman, Kronzer, Olson, Schroeder, and Sweasy

Absent: Cowgill, Ellison, and Rockwell

C.      Preliminary and final plat.

Action: Approved the preliminary and final plat for a new Planned Unit Development.

Aye: Brown, Coleman, Kronzer, Olson, Schroeder, and Sweasy

Absent: Cowgill, Ellison, and Rockwell

9.       Zoning Code Text Amendment, All Wards

Staff report by Mei-Ling Smith

The City Planning Commission recommended that the City Council adopt staff findings to amend Title 20 of the Minneapolis Code of Ordinances, as follows, and further recommended that Chapters 521, 531, 541, and 543 be returned to the author:

A.      Text amendment: Amending Title 20 of the Minneapolis Code of Ordinances related to the Zoning Code, as follows:

Chapter 520 Introductory Provisions

Chapter 530 Site Plan Review

Chapter 548 Commercial Districts

Chapter 549 Downtown Districts

Chapter 550 Industrial Districts

Chapter 551 Overlay Districts

 

The purpose of the amendment is to amend regulations for drive-through facilities.

Action: Approved the text amendment to amend regulations for drive-through facilities.

Approved on consent.

Adjournment 

The meeting adjourned at 8:15 p.m.

Next meeting: June 17, 2019

·         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

 

Last updated Jun 18, 2019

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