MINNEAPOLIS CITY PLANNING COMMISSION

Actions
September 23, 2019 – 4:30 p.m.
City Hall, 350 S 5th St, Room 317, Minneapolis, MN 55415

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

 

Commission members absent:  Jean Coleman, Secretary; Jono Cowgill

Staff: Lisa Kusz, 612-673-3710

Approval of actions from the August 19, 2019 meeting

The Planning Commission approved the actions from the August 19, 2019 meeting.

Committee of the Whole – August 22, 2019

1.       Approved 2020 CPC Calendar

 

2.       Gateway Northeast Tax Increment Financing Plan

Staff report by Rattana Sengsoulichanh

Action: Approved the staff report.

3.       Land Sales – 3637 Emerson Ave N and 3315 Thomas 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.       Mino-bimaadiziwin, 2015, 2019, 2113 Cedar Ave S; 1820 and 1834 E 22nd St, Ward 6

Staff report by Hilary Dvorak, PLAN8586

The City Planning Commission adopted staff findings for the application by Red Lake Nation.

A.      Final plat.

Action: Approved the final plat application to create one lot.

Approved on consent.

2.       Currie Park, 404 and 420 15th Ave S and 1417 S 5th St, Ward 6

Staff report by Hilary Dvorak, Vac-1703

A.      Vacation.

Action: Continued the application to the October 21, 2019 City Planning Commission meeting.

3.       Satori, 817, 819, 821 and 825 W Broadway Ave and 1828, 1830, 1832, 1836 and 1838 Bryant Ave N, Ward 5

Staff report by Hilary Dvorak, PLAN9426 and Vac-1682

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by Timothy Baylor with Pinnacle Management LLC.

A.      Rezoning.

Action: Continued the application to the October 21, 2019 City Planning Commission meeting.

B.      Rezoning.

Action: Continued the application to the October 21, 2019 City Planning Commission meeting.

C.      Rezoning.

Action: Continued the application to the October 21, 2019 City Planning Commission meeting.

D.      Conditional use permit.

Action: Continued the application to the October 21, 2019 City Planning Commission meeting.

E.       Variance.

Action: Continued the application to the October 21, 2019 City Planning Commission meeting.

F.       Site plan review.

Action: Continued the application to the October 21, 2019 City Planning Commission meeting.

G.      Alley vacation Vac-1682.

Action: Continued the application to the October 21, 2019 City Planning Commission meeting.

H.      Preliminary plat.

Action: Continued the application to the October 21, 2019 City Planning Commission meeting.

4.       Gateway Northeast, 2419, 2423 and 2435 Marshall St NE and 30, 34, 38 and 44 Lowry Ave NE, Ward 3

Staff report by Hilary Dvorak, PLAN9430 and Vac-1724

The City Planning Commission adopted staff findings for the application by CommonBond Communities.

A.      Rezoning.

Action: The City Planning Commission recommended that the City Council approve the petition to rezone the properties located at 2419 and 2423 Marshall Street Northeast from R2B Two-family District to C2 Neighborhood Corridor Commercial District.

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

Abstain: Luepke Pier

Absent: Coleman and Cowgill

B.      Rezoning.

Action: The City Planning Commission recommended that the City Council approve the petition to rezone the properties located at 30, 34, 38 and 44 Lowry Avenue Northeast from C1 Neighborhood Commercial District to C2 Neighborhood Corridor Commercial District.

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

Abstain: Luepke Pier

Absent: Coleman and Cowgill

C.      Conditional use permit.

Action: Approved the conditional use permit to increase the height of the building from 4 stories or 56 feet to 5 stories of 69 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.

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

Abstain: Luepke Pier

Absent: Coleman and Cowgill

D.      Variance.

Action: Approved the variance to increase the maximum floor area ratio of the building from 1.7 to 2.49.

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

Abstain: Luepke Pier

Absent: Coleman and Cowgill

E.       Variance.

Action: Approved the variance to reduce the south interior side yard setback from the required 13 feet to 11 feet.

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

Abstain: Luepke Pier

Absent: Coleman and Cowgill

F.       Site Plan Review.

Action: Approved the site plan review for a mixed-use building with 128 dwelling units and 9,600 square feet of commercial space, subject to the following conditions:

1.       All site improvements shall be completed by October 25, 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 final site plan approvals subject to conditions of inclusionary housing shall be filed with the Office of the Hennepin County Recorder or Registrar of Titles and evidence of proper filing shall be submitted to the zoning administrator prior to the issuance of any building permits.

4.       There shall be a minimum of 49 shrubs on the site, in compliance with Section 530.160 of the zoning code.

5.       Trees shall be arranged so all parking spaces are located within 50 feet of the center of an on-site deciduous tree, in compliance with Section 530.170 of the zoning code.

6.       The proposed tree islands are at least seven feet wide in any direction

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

8.       The two transformers shall be moved to the east so landscaping can be located on the west side of them for screening purposes.

9.       The applicant shall provide information about the size and height of the rooftop mechanical equipment to confirm that the building itself will screen it from the public street.

10.   Green screens on the building with climbing vines shall be located where there are blank, uninterrupted walls exceeding 25 feet in length on the south elevation of the building.

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

Abstain: Luepke Pier

Absent: Coleman and Cowgill

G.      Preliminary and final plat.

Action: Approved the preliminary and final plat application to create one lot and a new public alley.

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

Abstain: Luepke Pier

Absent: Coleman and Cowgill

H.      Vacation.

Action: The City Planning Commission recommended that the City Council approve the vacation of a portion of an existing alley dedicated in the plat Westfall’s Addition to Minneapolis subject to the retention of easements in favor of Xcel Energy.

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

Nay: Kronzer

Abstain: Luepke Pier

Absent: Coleman and Cowgill

5.       Costco Gas, 3311 Broadway St NE, Ward 1

Staff report by Andrew Liska, PLAN9545

The City Planning Commission adopted staff findings for the application by Costco Wholesale, LLC.

A.      Conditional use permit.

Action: Approved the conditional use permit to allow an automobile convenience facility, 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.

Aye: Brown, Ellison, Kronzer, Luepke Pier, Olson, Schroeder, and Sweasy

Absent: Coleman and Cowgill

B.      Site plan review.

Action: Approved the site plan review for the establishment of a new automobile use, subject to the following conditions:

1.       All site improvements shall be completed by September 23, 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 provide landscaping and screening to meet 95% opacity at three (3) feet in height along Broadway Street NE and Hoover Street NE.

5.       The applicant shall provide screening of the transformer.

6.       The lighting on site shall comply with the standards of Chapter 535 of the zoning code.

7.       The applicant shall comply with the canopy tree requirements in Chapter 530.160 of the zoning code.

Aye: Brown, Ellison, Kronzer, Luepke Pier, Olson, Schroeder, and Sweasy

Absent: Coleman and Cowgill

6.       1621 25th St W, Ward 7

Staff report by Lindsey Silas, PLAN9440

The City Planning Commission adopted staff findings for the application by Bryan Anderson.

A.      Nonconforming use.

Action: Approved the application for an expansion of a nonconforming use to make exterior changes to an existing nonconforming triplex.

Approved on consent.

7.       Starbucks and Office Development, 4159 Hiawatha Ave, Ward 12

Staff report by Lindsey Silas, PLAN9531

A.      Site plan review.

Action: Continued the application to the October 7, 2019 Planning Commission meeting.

8.       2546 Johnson St NE, Ward 1

Staff report by Peter Crandall, PLAN9539

The City Planning Commission adopted staff findings for the application by Beverly and Darrell Koopman.

A.      Rezoning.

Action: The City Planning Commission recommended that the City Council approve the petition to rezone the property at 2546 Johnson St NE from the R2B Two-family District to the OR1 Office-Residence District.

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

Nay: Luepke Pier and Sweasy

Absent: Coleman and Cowgill

9.       2912 30th Ave S, Ward 2

Staff report by Peter Crandall, PLAN9571

The City Planning Commission adopted staff findings for the application by Nick Hubers.

A.      Variance.

Action: Approved the variance to reduce the minimum drive aisle dimensions to allow for maneuvering in the alley for four new surface parking stalls.

Approved on consent.

B.      Site plan review.

Action: Approved the site plan review subject to the following condition:

1.       Amending condition of approval #4 for PLAN4869 to allow for four on site surface parking stalls that do not meet the minimum landscaping and screening standards of Chapter 530.

Approved on consent.

10.   2921 29th Ave S, Ward 2

Staff report by Peter Crandall, PLAN9572

The City Planning Commission adopted staff findings for the application by Nick Hubers.

A.      Variance.

Action: Approved the variance to reduce the minimum drive aisle dimensions to allow for maneuvering in the alley for three new surface parking stalls.

Approved on consent.

B.      Site plan review.

Action: Approved the site plan review subject to the following condition:

1.       Amending condition of approval #4 for PLAN4870 to allow for three on site surface parking stalls that do not meet the minimum landscaping and screening standards of Chapter 530.

Approved on consent.

11.   2829 27th Ave S, Ward 2

Staff report by Peter Crandall, PLAN9573

The City Planning Commission adopted staff findings for the application by Nick Hubers.

A.      Variance.

Action: Approved the variance to reduce the minimum drive aisle dimensions to allow for maneuvering in the alley for four new surface parking stalls.

Approved on consent.

B.      Site plan review.

Action: Approved the site plan review subject to the following condition:

1.       Amending condition of approval #4 for PLAN4748 to allow for four on site surface parking stalls that do not meet the minimum landscaping and screening standards of Chapter 530.

Approved on consent.

12.   315 Nicollet Mall, Ward 3

Staff report by Peter Crandall, PLAN9523

The City Planning Commission adopted staff findings for the application by Nick Murnane of The Opus Group.

A.      Variance.

Action: Approved the variance to the Nicollet Mall Overlay District standards to increase the maximum setback along Nicollet Mall from 8 feet to 20 feet with setbacks as shown on the attached plans.

Aye: Brown, Ellison, Kronzer, Luepke Pier, Olson, Schroeder, and Sweasy

Absent: Coleman and Cowgill

B.      Variance.

Action: Approved the variance to the Nicollet Mall Overlay District standards to decrease the minimum commercial gross square footage on the ground level from 60% to 28%.

Aye: Brown, Ellison, Kronzer, Luepke Pier, Olson, Schroeder, and Sweasy

Absent: Coleman and Cowgill

C.      Site plan review.

Action: Approved the site plan review for a new 21-story mixed use tower, subject to the following conditions:

1.       All site improvements shall be completed by October 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 provide a final photometric lighting plan the includes all proposed exterior lighting fixtures.

5.       The applicant shall designate at least 7 visitor parking stalls in the enclosed parking structure and sign them accordingly.

6.       The applicant shall work with city staff to increase the proposed screening between the motor court and the public right of way along 3rd St S.

Aye: Brown, Ellison, Kronzer, Luepke Pier, Olson, Schroeder, and Sweasy

Absent: Coleman and Cowgill

13.   Center for Performing Arts Expansion, 3754 Pleasant Ave, Ward 8

Staff report by Aaron Hanauer, PLAN9066

The City Planning Commission adopted staff findings for the application by Hayes Properties LLC and Stahl Construction.

A.      Conditional use permit.

Action: Approved the conditional use permit to allow an increase in height from 4 stories/56 feet to 5 stories/55 feet in the OR2 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, Ellison, Kronzer, Luepke Pier, Olson, and Sweasy

Absent: Coleman, Cowgill, and Schroeder

B.      Variance.

Action: Approved the variance to reduce the corner side yard setback along 38th Street from 15 feet to 0 feet for the proposed building addition, canopy and walkway.

Aye: Brown, Ellison, Kronzer, Luepke Pier, Olson, and Sweasy

Absent: Coleman, Cowgill, and Schroeder

C.      Variance.

Action: Approved the variance to reduce the rear yard setback from 13 feet to 11 feet for the proposed building and from five feet to zero for loading, subject to the following conditions:

1.       A real time transit screen is installed in the lobby/vestibule

2.       A minimum of 40 bicycle parking spaces shall be provided with half of the spaces meeting requirements for short term parking along with an outside bicycle maintenance facility.

Aye: Brown, Ellison, Kronzer, Luepke Pier, Olson, and Sweasy

Absent: Coleman, Cowgill, and Schroeder

D.      Variance.

Action: Returned the variance to decrease the front and interior side yard setback for the community garden.

Aye: Brown, Ellison, Kronzer, Luepke Pier, Olson, and Sweasy

Absent: Coleman, Cowgill, and Schroeder

E.       Variance.

Action: Approved the variance to reduce off-street parking from 75 spaces to 1 space with 25 spaces grandfathered for the existing building.

Aye: Brown, Ellison, Kronzer, Luepke Pier, Olson, and Sweasy

Absent: Coleman, Cowgill, and Schroeder

F.       Variance

Action: Approved the variance for a reduction in the drive aisle width from 22 feet to zero feet to allow for maneuvering within the public alley.

Aye: Brown, Ellison, Kronzer, Luepke Pier, Olson, and Sweasy

Absent: Coleman, Cowgill, and Schroeder

G.      Site plan review.

Action: Approved the site plan review for a 23,129 square foot, subject to the following conditions:

1.       All site improvements shall be completed by September 23, 2021, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance. And CPED staff shall review and approve the final site, elevation, landscaping, and lighting plans before building permits may be issued.

2.       As outlined in Section 541.180-Bicycle parking, not less than fifty (50) percent of the required bicycle parking shall meet the standards for short-term bicycle parking.

3.       Rooftop mechanical equipment shall be screened in compliance with Section 535.70 - Screening of mechanical equipment.

4.       Existing and proposed lighting shall comply with Chapter 535 and Chapter 541 of the zoning code.

5.       To comply with Section 530.120 of the zoning code, the applicant shall provide a minimum of 38 square feet of window coverage on the first floor of the north elevation (10 percent) to provide the ability to see in and out of the building and to have a glazing level similar to the floors above on the north elevation.

6.       To comply with Section 530.120-Building design, the applicant shall install a minimum of 38 square feet of windows on the upper floors of the north elevation.

7.       To comply with Section 530.160-General landscaping and screening, the applicant shall plant a minimum of 19 onsite shrubs.

8.       To comply with Section 530.170-Parking and loading landscaping and screening, the applicant shall provide six-foot screen consisting of arborvitae that is at least 95 percent opaque for the length of the parking spaces along the north property line.

9.       As a form of alternative compliance to Section 530.170-Parking and loading landscaping and screening, the applicant shall provide landscape screening that is at least 60 percent opaque and 3 feet in height between the parking space and 38th St.

Aye: Brown, Ellison, Kronzer, Luepke Pier, Olson, and Sweasy

Absent: Coleman, Cowgill, and Schroeder

14.   The Herbert, 1200 Central Ave NE, Ward 1

Staff report by Andrew Frenz, PLAN9230

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

A.      Conditional use permit.

Action: Continued the application to the October 21, 2019 meeting of the City Planning Commission. 

B.      Variance to increase the sign allocation on the east elevation.

Action: Continued the application to the October 21, 2019 meeting of the City Planning Commission. 

C.      Variance to increase the size of a wall sign.

Action: Continued the application to the October 21, 2019 meeting of the City Planning Commission. 

D.      Variance to allow an externally-illuminated wall sign on a non-primary building wall.

Action: Continued the application to the October 21, 2019 meeting of the City Planning Commission. 

E.       Variance to increase the sign allocation on the north elevation.

Action: Continued the application to the October 21, 2019 meeting of the City Planning Commission. 

F.       Site plan review.

Action: Continued the application to the October 21, 2019 meeting of the City Planning Commission. 

15.   North High School Field Renovation, 1801 Fremont Ave N, Ward 5

Staff report by Shanna Sether, PLAN9429

The City Planning Commission adopted staff findings for the application by Mobilize Design & Architecture, LLC.

A.      Conditional use permit.

Action: Approved the conditional use permit to allow site improvements to an existing athletic facility, subject to the following conditions:

1.       The conditional use permit shall be recorded with Hennepin County as required by Minn. Stat. 462.3595, subd. 4 before building permits may be issued or before the use or activity requiring a conditional use permit may commence. Unless extended by the zoning administrator, the conditional use permit shall expire if it is not recorded within two years of approval.

2.       The applicant shall provide bicycle parking for a minimum of eight bicycles.

Approved on consent.

B.      Variance to reduce required front yard setback.

Action: Approved the variance to reduce the front yard setback along Fremont Ave N from 20 ft. to 16 ft. for field house.

Approved on consent.

C.      Variance to reduce corner side yard setback.

Action: This application has been Returned.

D.      Site plan review.

Action: Approved the site plan review for improvements to an existing athletic field, subject to the following conditions:

1.       All site improvements shall be completed by September 23, 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 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 parking lot shall provide a landscaped screen at least 60% opaque between the parking lot and the public sidewalk adjacent to both Fremont and Girard Aves N.

5.       The applicant shall provide sidelights adjacent to the two principal entrances, facing Fremont Ave N.

6.       The applicant shall comply with the maximum height and area requirements for signage accessory to an athletic field.

7.       The applicant shall provide refuse and recycling container screening per section 535.80 of the zoning code.

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

Approved on consent.

Adjournment 

The meeting adjourned at 6:30 p.m.

Next meeting: October 7, 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 Sep 24, 2019

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