MINNEAPOLIS CITY PLANNING COMMISSION

Agenda
November 4, 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 October 21, 2019 meeting

Committee of the Whole consent agenda items – October 24, 2019

1.       Bessemer Apartments Tax Increment Financing Plan

Staff report by Wes Durham

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

2.       Land Sales – 1337 Newton Ave N, 2031 Queen Ave N, and 2919 Upton Ave N

Staff report by Rattana Sengsoulichanh

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

Action Item

Approve new September 2020 CPC meeting dates.

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.       2325 E 38th St, 3812 24th Ave S, Ward 12

This item was continued from the October 21, 2019 City Planning Commission meeting.

Staff report by Peter Crandall, PLAN9777

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

A.      Variance.

Recommended Motion: Approve the variance to reduce the minimum front yard along 24th Ave S from 22 feet to 8 feet for the R5 portion of the site, including elimination of the previously approved condition of approval related to the transformer location.

B.      Site plan review.

Recommended Motion: Approve the site plan review for a new four story mixed use building with 63 dwelling units and 4,000 square feet of commercial space, subject to the following conditions:

1.       The applicant shall comply with all previously adopted conditions of approval.

2.       The new proposed location of the transformer shall comply with all screening requirements of chapter 535.

2.       North Central University Academic Commons, 1401, 1413, and 1425 Chicago Ave, Ward 6

This item was continued from the October 21, 2019 City Planning Commission meeting.

Staff report by Hilary Dvorak, PLAN9674 and Vac-1726

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

A.      Conditional use permit.

Recommended motion: Approve the conditional use permit to expand the North Central University campus, subject to the following condition:

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

B.      Conditional use permit to increase the height of the building.

Recommended motion: Approve the conditional use permit increase the height of the building from six stories/84 feet to six stories/106 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 of off-street parking.

Recommended motion: Approve the variance to reduce the off-street parking requirement from 21 spaces to zero spaces.

D.      Variance to reduce the front yard setback.

Recommended motion: Approve the variance to reduce the front yard setback from the required 15 feet to four feet.

E.       Variance to reduce the corner side yard setback.

Recommended motion: Approve the variance to reduce the corner side yard setback along E 14th St from the required 15 feet to ten feet.

F.       Variance to reduce the rear yard setback.

Recommended motion: Approve the variance to reduce the required rear yard setback from the required 15 feet to zero feet.

G.      Variance of sign regulations.

Recommended motion: Approve the variance the sign regulations to increase the overall amount of signage allowed on Chicago Ave, to increase the size and height of a wall sign on Chicago Ave, to increase the height of a wall sign on E 15th St, to allow a sign on a non-primary building wall and to increase the size and height of a wall sign on a non-primary building wall a non-primary building wall.

H.      Site plan review.

Recommended motion: Approve the site plan review for a new 82,000 square foot academic building, subject to the following conditions:

1.       All site improvements shall be completed by December 13, 2020, 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.

I.        Preliminary and final plat.

Recommended motion: Approve the preliminary and final plat application to create one lot.

J.        Vacation 1682.

Recommended motion: Approve the vacation of the north-south alley, in the southeast quadrant of Chicago Ave and E 14th St in the plat of J.S. & W. Elliot’s Addition to Minneapolis, subject to the retention of easements in favor of Xcel Energy.

3.       Minneapolis Kenny Addition and Remodeling, 5720 Emerson Ave S, Ward 13

Staff report by Aaron Hanauer, PLAN9649

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

A.      Conditional use permit.

Recommended Motion: Approve the conditional use permit to allow an addition to a K-12 school in the R1/Single-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.

B.      Variance.

Recommended Motion: Approve the variance to reduce the western interior side yard setback from 8

feet to 6 feet at its closest point.

C.      Site plan review.

Recommended Motion: Approve the site plan review to allow for a building addition to a school, subject

to the following conditions:

1.       All site improvements shall be completed by November 4, 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 is subject to the screening requirements of Section 535.70-Screening of mechanical equipment.

4.       To comply with Section 530.210- any tree in the landscaped yard in front of the parking lot along 57th St W that is not in a living condition shall be replaced.

5.       The new refuse and recycling enclosure shall comply with the requirements of Section 535.80 Screening of Refuse and Recycling Storage Containers.

6.       As a form of alternative compliance to Section 530.120-Building Design, shrubs shall be provided within the tree island nearest the building/surface parking lot that can achieve a height of at least four feet in height.

4.       Minnesota Teen Challenge Tubman Center, 3101/3111 1st Ave S, 11 31st St E, Ward 8

Staff report by Shanna Sether, PLAN9747

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by Station 19 Architects.

A.      Change of a nonconforming use.

Recommended Motion: Approve the change of a nonconforming use application for a community residential facility serving up to 78 beds.

B.      Variance.

Recommended Motion: Approve the variance of the specific development standards to allow for a community residential facility providing on-site, outpatient services to clients who have not completed a residential treatment program, subject to the following condition:

1.       On-site services shall be allowed for residents of the facility, those participating in a scheduled post-residential treatment program and up to forty (40) outpatient clients per day who have not completed a residential treatment program.

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

This item was continued from the October 7 and October 21, 2019 meetings.

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: Approve the conditional use permit to increase the height of the building from 2 ½ stories not to exceed 35 feet to 3 stories, 35 ft., subject to the following condition:

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

B.      Variance.

Recommended Motion: Approve the variance to reduce the minimum front yard setback from 25 ft. 1 in. to 15 ft. for the proposed structure and to 0 ft. for the ground-level patio, subject to the following condition:

1.       The applicant shall provide a landscaped buffer around the proposed concrete patio.

C.      Site plan review.

Recommended Motion: Approve the site plan review for a new three-story, 20-unit multiple-family dwelling, subject to the following conditions:

1.       All site improvements shall be completed by November 4, 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 applicant shall provide additional landscape materials, including shrubs and perennials along the Broadway St NE landscaped yard.

5.       The applicant shall provide fencing meeting the requirements found in Chapter 535 of the zoning code and providing additional screening in the form of a hedge along the south property line.

6.       The applicant shall screen all mechanicals per section 535.70 of the zoning code.

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

8.       The applicant shall amend the sign plan to comply with section 543.200 of the zoning code.

9.       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.

6.       Calhoun Towers, 3404 & 3430 List Place, 3441 31st St W, 3140 Abbott Ave S, & 3421 W Lake St, Ward 13

Staff report by Aaron Hanauer, PLAN9785

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

A.      Conditional use permit.

Recommended Motion: Approve the conditional use permit to allow a four-phase development that would retain the existing 113-unit building and add four buildings with 743 additional units (a total 856 units), 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 qualify for eight outdoor amenity points for the PUD, (5 points for meeting the standard plus 3 points for significantly exceeding standard, the walkways and pathways noted as having decorative paving (Sheet L-141) shall be surfaced with pervious pavers, pervious concrete, decorative pavers, stamped concrete, colored concrete, brick or other decorative and durable materials. In addition, the two smaller outdoor open spaces shall be built as shown in the plans with the arbor structures, art/sculpture in planting bed, and surrounding landscaping, along with permanent seating as shown in the design perspectives.

3.       To qualify for five pedestrian improvement points for the PUD (3 points for meeting the standard plus 2 points for significantly exceeding the standard), the applicant shall leave the pathway through the pocket park open from 7am to 8pm daily.

4.       To comply with Section 527.100-Time of Completion and Section 527.110-Phasing of Development, CPED is recommending that the project proceed on a continuous basis and that all site improvements for Building A be completed by December 31, 2023, that all site improvements for Building B be completed by December 31, 2024, that all site improvements for Building C be completed by December 31, 2024, and that all site improvements for Building D be completed by December 31, 2027, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

5.       The proposed 157-space temporary surface parking lot shall not be utilized for surface parking after December 31, 2023 and all impervious surfaces related to the surface parking lot shall be removed by December 31, 2024.

B.      Variance to decrease the front yard setback for Building A.

Recommended motion: Approve the variance to reduce the front yard setback along W 31st St from 15 feet to 12 feet along W 31st St for Building A.

C.      Variance to decrease the western interior side yard setback for Building A/Parking Garage).

Recommended motion: Approve the variance to reduce the western interior side yard setback from 55 feet to 19 feet for the parking structure attached to Building A.

D.      Variance to decrease the front yard setback for Building B.

Recommended motion: Approve the variance to reduce the front yard setback along Abbott Ave S from 15 feet to 11 feet for Building B and the projecting balconies.

E.       Variance to decrease the eastern interior side yard setback for Building C.

Recommended motion: Approve the variance to reduce the eastern interior side yard setback from 17 feet to 14 feet for Building C and to reduce the eastern interior side yard from 17 feet to 8 feet for the projecting balconies.

F.       Variance to decrease the front yard setback for Building C.

Recommended motion: Approve the variance to reduce the front yard setback along the south facing lot line of List Place from 15 feet to 13 feet for Building C and to reduce the front yard setback along List Place from 15 feet to 10 feet for the projecting balconies.

G.      Variance to decrease the front yard setback for Building D.

Recommended motion: Approve the variance to reduce the east interior side yard setback from 17 feet to 1 foot for Building D. 

H.      Variance to decrease the front yard setback (East Pocket Park).

Recommended motion: Approve the variance to reduce the front yard setback along Abbot Ave from 15 feet to 0 feet for the proposed eastern pocket park.

I.        Variance to decrease the front yard setback (West Pocket Park).

Recommended motion: Approve the variance to reduce the front yard setback along W 31st St from 15 feet to 0 feet for the proposed western pocket park.

J.        Variance to decrease the front yard setback (Transformer).

Recommended motion: Approve the variance to reduce the front yard setback along W 31st St from 15 feet to 4 feet for the proposed transformer near List Place.

K.      Site Plan Review.

Recommended motion: Approve the site plan review to complete a four-phase development that would retain the existing 113-unit building and add four buildings with 744 additional dwelling units (a total 857 units), subject to the following conditions:

1.       As outlined in the Planned Unit Development application, all site improvements and phases shall be completed by December 31, 2027, 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.       Transformers shall be screened in compliance with Section 535.70-Screening of mechanical equipment and the exterior grilles of the HVAC equipment shall be painted the same color as the surrounding exterior building material.

4.       To comply with Section 530.120-Building Design, bike rooms used to count towards active functions shall at a minimum also include bike repair station(s).

5.       To comply with Section 535.810-Development Standards for All Permitted Plaza, a majority of the impervious area of the plaza shall be surfaced with pervious pavers, decorative pavers, stamped concrete, colored concrete, or brick.

6.       Building D shall comply with the Guide to Exterior Materials and shall not include more than three exterior materials on an elevation, excluding windows, door and foundation materials.

7.       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.

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

Chapter 520 Introductory Provisions

Chapter 546 Residence Districts

Chapter 547 Office Residence District

Chapter 548 Commercial Districts

Chapter 549 Downtown Districts

Chapter 551 Overlay Districts

The purpose of the amendment is to modify the occupancy regulations in the zoning code.

Recommended Motion: Approve the text amendment to modify occupancy regulations.

 

Updates and communications

Adjournment 

Next meeting: November 18, 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 Nov 1, 2019

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