MINNEAPOLIS CITY PLANNING COMMISSION

Agenda
October 7, 2019 – 4:30 p.m.
City Hall, 350 S 5th St, Room 317, Minneapolis, MN 55415

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

Staff: Lisa Kusz, 612-673-3710

Call to order

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.

Adoption of the agenda

Approval of actions from the September 23, 2019 meeting

Public hearings

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

This item was continued from the September 23, 2019 meeting.     

Staff report by Lindsey Silas, PLAN9531

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

A.      Site plan review.

Recommended Motion: Continue the site plan review for two new commercial buildings including a drive-through one cycle to the October 21, 2019 meeting of the Planning Commission.

2.       Commemorative Street name addition, Ward 8

Staff report by Lindsey Silas

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by CM VP Andrea Jenkins.

A.      Commemorative street renaming:

Recommended Motion: Approve the petition to add the commemorative name of Clarissa Rogers Walker Way to 3rd Ave S between 36th St E and 42nd St E.

3.       Commemorative Street name addition, Ward 8

Staff report by Lindsey Silas

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

A.      Commemorative street renaming:

Recommended Motion: Approve the petition to add the commemorative name of Launa Q. Newman Way to 4th Ave S between 36th St E and 42nd St E.

4.       Bimosedaa Housing Limited Partnership, 16 4th St N, Ward 3

Staff report by Aaron Hanauer, PLAN9638

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by Kirk Moorhead of Beacon Interfaith Housing Collaborative.

A.      Site plan review.

Recommended Motion: Approve the site plan review to rehabilitate a contributing building to the Minneapolis Warehouse Historic District and convert to 48 residential units, subject to the following conditions:

1.       All site improvements shall be completed by October 7, 2021, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

2.       To comply with Section 541.180-Bicycle Parking, the indoor parking spaces shall be located in enclosed and secured or supervised areas providing protection from theft, vandalism and weather and shall be accessible to intended users. Required long-term bicycle parking for residential uses shall not be located within dwelling units or within deck or patio areas accessory to dwelling units.

3.       Rooftop mechanical equipment shall continue to comply 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.       CPED staff shall review and approve the final site, elevation, landscaping, and lighting plans before building permits may be issued.

5.       Home2, 2800 University Ave SE, Ward 2

Staff report by Andrew Liska, PLAN9254

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

A.      Rezoning

Recommended motion: Approve the rezoning petition to change the zoning classification at the property located at 2800 University Ave SE from the OR2 High Density Office Residential District to the C3A Community Activity Center District.

B.      Conditional use permit.

Recommended motion: Approve the conditional use permit to increase height from 4 stories/56 feet to 8 stories/91 feet, subject to the following condition:

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

C.      Variance to reduce the minimum required number of off-street loading spaces.

Recommended motion: Approve the variance to reduce the off-street loading space requirement from two large spaces to one small space. 

D.      Variance to increase the maximum allowed front building.

Recommended motion: Approve the variance to increase the maximum allowed front building setback on Williams Ave SE from 8 feet to approximately 150 feet in the PO Pedestrian Oriented Overlay District.

E.       Variance to increase the maximum allowed parking frontage.

Recommended motion: Approve the variance to increase the maximum allowed parking lot frontage from 60 feet to 166 feet along Williams Ave SE and St Mary’s Ave SE in the PO Pedestrian Oriented Overlay District.

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

Recommended motion: Approve the variance to increase the maximum permitted FAR from 2.7 to 3.1.

G.      Variance to allow an increase of the maximum parking requirement.

Recommended motion: Return the variance to exceed the maximum parking requirement

H.      Variance to decrease the minimum window requirement.

Recommended motion: Approve the variance to reduce the minimum window requirement from 40 percent to 5% along Williams Ave SE in the PO Pedestrian Oriented Overlay District.  

I.        Site plan review.

Recommended motion: Approve the site plan review for the hotel use with 112 guest rooms, subject to the following conditions:

1.       All site improvements shall be completed by October 7, 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 blank uninterrupted walls shall be revised to include windows or other architectural elements to break the blank wall sections. 

5.       The first-floor elevation facing Williams Ave SE shall have a minimum window coverage of 5%.

6.       The applicant shall provide a delineation directing customers through the rear surface parking lot to the sidewalk along St Mary’s Ave SE.

6.       Yess Yoga, 101 26th St E, Ward 10

Staff report by Shanna Sether, PLAN9421

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by Andy Campbell Design Studio.

A.      Variance.

Recommended Motion: Approve the variance of the PO Pedestrian Oriented Overlay District standards, subject to the following condition:

1.       The applicant shall provide a minimum of 30 sq. ft. of windows on the first floor, facing the on-site parking lot.

B.      Site plan review.

Recommended Motion: Approve the site plan review for a new two-story building, subject to the following conditions:

1.       All site improvements shall be completed by October 7, 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 provide architectural feature, recesses, projects, material changes, windows or similar to break up the blank wall facing south, in compliance with section 530.120 of the zoning code. 

4.       The applicant shall provide a minimum of 30 sq. ft. of windows on the first floor, facing the on-site parking lot.

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

6.       All mechanical equipment located on the property shall comply with the screening requirements in section 535.70 of the zoning code.

7.       The applicant shall provide a lighting plan showing compliance with section 535.590 of the zoning code.

7.       233 Park Ave, 700 S 3rd St, and 240 Chicago Ave, Ward 3

Staff report by Hilary Dvorak, PLAN9532

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

A.      Conditional use permit.

Recommended Motion: Approve the amendment to the previously approved conditional use permit to allow a fourth-floor addition to the building located at 233 Park Ave, 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.      Site plan review.

Recommended Motion: Approve the site plan review for a fourth-floor addition to the building located at 233 Park Avenue, subject to the following conditions:

1.       All site improvements shall be completed by October 7, 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 mechanical equipment screening shall meet the requirements of Chapter 535, Regulations of General Applicability.

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

8.       3523 Lyndale Ave S, Ward 8

Staff report by Aaron Hanauer, PLAN9550

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

A.      Variance.

Recommended Motion: Approve the variance to reduce the drive aisle width from 22 feet to 11 feet.

B.      Site plan review.

Recommended Motion: Approve the site plan review for a multiple-family residential structure with six dwelling units, subject to the following conditions:

1.       All site improvements shall be completed by October 7, 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.       As a form of alternative compliance for not having 20 percent glazing on the first floor of the rear elevation (Section 530.120-Building design), the applicant shall maintain a minimum of 12 square feet of glazing in the door opening as proposed.

4.       As a form of alternative compliance to not having a seven-foot-wide landscape yard on the north and south sides of the parking lot (Section 530.170-Parking landscaping and screening), the final plans shall include a planting and screening proposal shown on Sheet L100 or comparable.

9.       Gateway Mixed-Use Development, 250 Nicollet Mall, Ward 3

Staff report by Hilary Dvorak, PLAN9594

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

A.      Conditional use permit.

Recommended Motion: Approve the amendment to the previously approved conditional use permit for a Planned Unit Development for a mixed-use development including office space, commercial space, a hotel, dwelling units and structured parking, subject to the following conditions:

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

2.       As required by section 527.120 of the zoning code, the development shall comply with the standards for plaza, decorative or pervious surface for on-site parking and loading areas, drives, driveways, and walkways, enhanced exterior lighting, enhanced landscaping, heated drives or sidewalks, recycling storage area and dedication of public easement and construction of below grade infrastructure to support future streetcar construction totaling a minimum of 20 points.

3.       For the plaza amenity, a decorative art-inspired drinking fountain and moveable seating exceeding 25 percent of the minimum seating requirement shall be provided.

4.       In the pre-streetcar plaza design, eight trash receptacles shall be provided. In the post-streetcar plaza design, four trash receptacles shall be provided.

B.      Site plan review.

Recommended Motion: Approve the site plan review for a mixed-use development including office space, commercial space, a hotel, dwelling units and structured parking, subject to the following conditions:

1.       All site improvements shall be completed by October 7, 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.       There shall be an entrance to the branch bank retail space from outside the building.

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

5.       For the plaza amenity, a decorative art-inspired drinking fountain and moveable seating exceeding 25 percent of the minimum seating requirement shall be provided.

6.       In the pre-streetcar plaza design, eight trash receptacles shall be provided. In the post-streetcar plaza design, four trash receptacles shall be provided.

10.   Portico, 4721 and 4737 Minnehaha Ave, Ward 12

Staff report by Peter Crandall, PLAN9601

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

A.      Rezoning the property at 4721 Minnehaha Ave.

Recommended Motion: Approve the petition to rezone the properties at 4721 Minnehaha Avenue from the R2B to the OR2 district.

B.      Rezoning the property at 4737 Minnehaha Ave.

Recommended Motion: Approve the petition to rezone the properties at 4737 Minnehaha Avenue from the C1 to the OR2 District.

C.      Variance to reduce the minimum front yard requirement.

Recommended Motion: Approve the variance to reduce the minimum front yard setback along Minnehaha Avenue from 17 feet to 3 feet.

D.      Variance to reduce minimum interior side yard.

Recommended Motion: Approve the variance to reduce the minimum north interior side yard setback from 11 feet to 5 feet.

E.       Variance to the south corner side yard.

Recommended Motion: Approve the variance to reduce the minimum front side yard setback along Nawadaha Boulevard from 21 feet to 7 feet.

F.       Variance to reduce the minimum rear yard.

Recommended Motion: Deny the variance to reduce the minimum rear yard setback to allow patios that exceed the maximum size in a required yard.

G.      Variance to allow a transformer in a required yard.

Recommended Motion: Approve the variance to reduce the minimum rear yard setback to allow a transformer in the required yard, subject to the following condition:

1.       The applicant shall screen the proposed transformer to meet the standards of chapter 535 of the zoning code.

H.      Site plan review.

Recommended Motion: Approve the site plan review for a new four-story residential building with 26 dwelling units, subject to the following conditions:

1.       All site improvements shall be completed by November 8, 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 submit a final photometric lighting plan showing the type, location, and luminance of all proposed exterior lighting on the site.

6.       The applicant shall screen all exterior mechanical equipment to meet the requirements of Chapter 535 of the zoning code.

7.       All proposed fencing on site shall comply with the requirements of Chapter 535 of the zoning code.

8.       The applicant shall work with staff to reduce the number of primary exterior materials on each elevation to no more than 3, and to revise the design of the side and rear elevations to make them compatible with and similar to the front elevation.

9.       The applicant shall work with Public Works on the final design of the alley access to allow for adequate maneuvering and snow removal. 

11.   Jackson Lofts, 750-756 Jackson St NE, Ward 3

Staff report by Shanna Sether, PLAN9663

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by DJR Architecture, Inc.

A.      Conditional use permit.

Recommended Motion: Continue the conditional use permit to increase the maximum height from two and one-half stories to three stories, to the October 21, 2019, City Planning Commission meeting.

B.      Variance.

Recommended Motion: Continue the variance to reduce the minimum front yard setback along Jackson St. NE, to the October 21, 2019, City Planning Commission meeting.

C.      Site plan review.

Recommended Motion: Continue the site plan review for a new three-story, 20-unit, multiple-family dwelling to the October 21, 2019, City Planning Commission meeting.

12.   Fullertown Flats 4736 and 4740 Grand Ave S, Ward 11

Staff report by Lindsey Silas, PLAN9672

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

A.      Variance to reduce the minimum side yard setback.

Recommended Motion: The variance to reduce the minimum side yard setback along the north side from 11 feet to 9 feet has been withdrawn.

B.      Variance to reduce the minimum parking requirement.

Recommended Motion: Approve the variance to reduce the minimum parking requirement from 23 spaces to 10 spaces, subject to the following condition:

1.       There shall be no less than one long-term bicycle parking space provided per dwelling unit.

C.      Site plan review.

Recommended Motion: Approve the site plan review for a new residential building with 23 dwelling units, subject to the following conditions:

1.       All site improvements shall be completed by October 7, 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.       There shall be no less than one long-term bicycle parking space provided per dwelling unit.

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.

7.       The final plans shall indicate the location of all mechanical equipment, including electrical generators, which shall be screened to comply with section 535.70 of the zoning code.

8.       The building width shall comply with the minimum side yard setback requirement of 11 feet along the north and south property lines.

13.   Freestanding Solar Energy System, 1600 Park Ave, Ward 6

Staff report by Lindsey Silas, PLAN9673

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

A.      Conditional use permit.

Recommended Motion: Approve the conditional use permit to allow a freestanding solar energy system in the OR2 District that occupies more than 5 percent of the lot area, 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.      Variance to reduce the minimum side yard setback.

Recommended Motion: Approve the variance to reduce the side yard setback along the south property line from five feet to one foot.

C.      Variance to reduce the minimum rear yard setback.

Recommended Motion: Return the variance to decrease the rear yard setback along the alley.

14.   Zoning Code Text Amendment, All Wards

Staff report by Janelle Widmeier

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

A.      Text amendment to authorize residential uses with up to three units on properties in lower-density zoning districts and amend standards related to building bulk, lot size, required yards, setbacks, and other development standards.

Recommended motion: Approve the text amendment to authorize residential uses with up to three units on properties in lower-density zoning districts and amend standards related to building bulk, lot size, required yards, setbacks, and other development standards.

 

Chapter 520 Introductory Provisions

Chapter 521 Zoning Districts and Maps Generally

Chapter 525 Administration and Enforcement

Chapter 530 Site Plan Review

Chapter 531 Nonconforming Uses and Structures

Chapter 535 Regulations of General Applicability

Chapter 536 Specific Development Standards

Chapter 537 Accessory Uses and Structures

Chapter 541 Off-Street Parking and Loading

Chapter 546 Residence Districts

Chapter 547 Office Residence Districts

Chapter 551 Overlay Districts

 

The Department of Community Planning and Economic Development recommends that the City Planning Commission and City Council adopt staff findings to amend Title 20 and Title 22 of the Minneapolis Code of Ordinances, as follows, and further recommends that Chapters 520, 525, 531, and 535 be returned to the author:

B.      Text amendment to limit lot combinations in lower-density zoning districts.

Recommended motion: Approve the text amendment to limit lot combinations in lower-density zoning districts.

Chapter 546 Residence Districts

Chapter 547 Office Residence Districts

Chapter 598 Land Subdivision Regulations

 

Updates and communications

Adjournment 

Next meeting: October 21, 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 Oct 4, 2019

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