2012 Meeting Schedule

Minneapolis City Planning Commission Agenda

Regular Meeting

February 6, 2012

4:30 p.m. - Room 317, City Hall, Minneapolis, Minnesota

Commissioners: President Motzenbecker, Carter, Cohen, Huynh, Kronzer, Luepke-Pier, Mammen, Schiff, Tucker and Wielinski – 10

Committee Clerk: Lisa Baldwin (612) 673-3710

Call to order

Approval of the Agenda

Committee of the Whole Consent Agenda – January 26, 2012

1.  Land Sale – 906 22nd Ave N (Jim Voll)

Review for consistency with the comprehensive plan the sale of 906 22nd Ave N for the rehabilitation of a two-family house.

Recommended Action: Approve the staff report – the item is consistent with The Minneapolis Plan.

2. 201 Lowry Avenue Northeast Redevelopment Plan (Haila Maze)

Review for consistency with the Comprehensive Plan the establishment of a redevelopment district.

Recommended Action: Approve the staff report – the item is consistent with The Minneapolis Plan.

 3. Review for consistency with the comprehensive plan Modification No. 16 to the Seward South Urban Renewal Plan and Modification No. 119 to the Common Development and Redevelopment Plan and Common Tax Increment Financing Plan. (Paul Mogush)

Recommended Action: Approve the staff report – the item is consistent with The Minneapolis Plan.

Public Hearings

Introduction to the Public Hearing

Public Hearing

1. Track 29 Apartments (PL-150, Ward: 10), 2813-2841 Bryant Ave S, 811 28th St W, 2828 Aldrich Ave S (Kimberly Holien).

Staff report

A. Plat: Approve a resolution correcting the legal description for PL-250, approved by the City Planning Commission August 15, 2011.

Recommended Motion: The Department of Community Planning and Economic Development – Planning Division recommends that the City Planning Commission adopt the findings and approve the corrected resolution for PL-250 for the addresses 2813-2841 Bryant Ave S, 811 28th St W and 2828 Aldrich Ave S.

2. Zoning Code Text Amendment (Ward: All), (Aly Pennucci).

Staff report

Code text

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

Amending Chapter 536 related to the Zoning Code: Specific Development Standards

Amending Chapter 548 related to the Zoning Code: Commercial Districts

The purpose of the amendment is to allow for film, video and audio production as a permitted use in the Commercial Districts, and to establish specific development standards for these uses.

Recommended Motion: The Community Planning and Economic Development Planning Division recommends that the City Planning Commission and City Council adopt the findings and approve the zoning code text amendment, amending chapters 536 and 548.

3. 2906 Golden Valley Rd (BZZ-5450, Ward: 5), 2906 Golden Valley Rd (Janelle Widmeier).

Staff report

A. Nonconforming Use Expansion: Application by Kris Brogan, on behalf of Alliance Housing Inc., for an expansion of a nonconforming use located in the R1 district for the property located at 2906 Golden Valley Rd to allow a 2-story rear addition to an existing 4-unit dwelling.

Recommended Motion: The Department of Community Planning and Economic Development – Planning Division recommends that the City Planning Commission adopt the findings and approve the application for an expansion of a legal nonconforming use to allow a rear two-story addition to a four-unit dwelling located at 2906 Golden Valley Rd.

B. Variance: Application by Kris Brogan, on behalf of Alliance Housing Inc., for a variance to increase the maximum floor area ratio from 0.5 to 0.633 for the property located at 2906 Golden Valley Rd to allow a 2-story rear addition to an existing 4-unit dwelling.

Recommended Motion: The Department of Community Planning and Economic Development – Planning Division recommends that the City Planning Commission adopt the findings and approve the variance to increase the maximum floor area ratio from 0.5 to 0.633 at the property of 2906 Golden Valley Rd.

4. 2844 Irving Ave S (BZZ-5445, Ward: 10), 2844 Irving Ave S (Janelle Widmeier).

Staff report

A. Nonconforming Use Expansion: Application by Michael Warren for an expansion of a nonconforming use located in the R1 district for the property located at 2844 Irving Ave S.

Recommended Motion: The Department of Community Planning and Economic Development – Planning Division recommends that the City Planning Commission adopt the findings and approve the application for an expansion of a legal nonconforming use to allow additions to a two-family dwelling located at 2844 Irving Ave S.

B. Variance: Application by Michael Warren for a variance to reduce the established front yard requirement as measured between the two adjacent residential structures to allow a 2 ½ story building and porch addition with steps exceeding six feet in width for the property located at 2844 Irving Ave S.

Recommended Motion: The Department of Community Planning and Economic Development – Planning Division recommends that the City Planning Commission adopt the findings and approve the variance to reduce the established front yard requirement as measured between the two adjacent residential structures to allow a 2 ½ story building and porch addition with steps exceeding six feet in width at the property of 2844 Irving Ave S.

C. Variance: Application by Michael Warren for a variance to reduce the interior side yard requirement from 7 feet to 3.4 feet to allow rear and front additions for the property located at 2844 Irving Ave S.

Recommended Motion: The Department of Community Planning and Economic Development – Planning Division recommends that the City Planning Commission adopt the findings and approve the variance to reduce the interior side yard requirement from 8 feet to 3.4 feet to allow building additions at the property of 2844 Irving Ave S.

D. Variance: Application by Michael Warren for a variance to increase the maximum floor area ratio from 0.5 to 0.521 for the property located at 2844 Irving Ave S.

Recommended Motion: The Department of Community Planning and Economic Development – Planning Division recommends that the City Planning Commission adopt the findings and approve the variance to increase the maximum floor area ratio from 0.5 to 0.521 at the property of 2844 Irving Avenue South.

5. Mill and Main (BZZ-5456, Ward: 3), 501 Main St SE (Jim Voll).

Staff report

Site plan

A. Conditional Use Permit: Application by Doran Development Group LLC., for a conditional use permit to increase the maximum allowable height from 4 stories to 7 stories, or approximately 76 feet, for the main building, and 8 stories, or approximately 91 feet, to the top of the mechanicals and elevator and staircase overrun for a 180-unit residential development for property located at 501 Main St SE.

Recommended Motion: The Community Planning and Economic Development Department – Planning Division recommends that the City Planning Commission approve the conditional use permit application to increase the height from 4 stories, or 56 feet, to 7 stories or 76 feet, for the main building, and 8 stories, or approximately 91 feet, for the mechanicals and elevator and staircase overruns, as shown on the site plan, for property located at 501 Main Street SE 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 one year of approval.

B. Site Plan Review: Application by Doran Development Group LLC., for a site plan review for property located at 501 Main St SE.

Recommended Motion: The Community Planning and Economic Development - Planning Division recommends that the City Planning Commission adopt the findings and approve the site plan review application for a 180-unit residential building located at 501 Main St SE; subject to the following conditions:

  1. CPED Planning staff review and approval of the final elevations and site and landscaping plans before permits may be issued.

  2. All site improvements shall be completed by February 6, 2013, unless extended by the Zoning Administrator, or the permit may be revoked for noncompliance.

  3. Compliance with the HPC conditions of approval.

  4.  Compliance with the applicable standards of the MR Mississippi River Overlay District.

  5. Provision of the required seven-foot landscaped yard and three-foot 60 percent opaque screening between the surface parking area and Main Street SE as required by Section 530.170 of the zoning code.

  6.  Provision of 234 bicycle parking spaces, of which 90 percent shall meet the definition of long-term spaces, as required by Section 541.180 and Section 551.1330 of the zoning code.

  7. Provision of a sidewalk easement, running north-south, that allows public access be provided along the west side of the vacated 5th Avenue SE right-of-way. The easement area shall contain a built sidewalk, to provide access though the site. This easement and sidewalk shall be reviewed by Public Works and shall be coordinated, to the extent possible, with the adjacent redevelopment of the A Mill site by Dominium.

  8. Provision of an at least four foot wide walkway along the west side of the building,as shown on the site plan, connecting to the public sidewalk on Main Street SE.

  9. The parking spaces on the west side of the building shall be used for a loading area for tenant moves that can not utilize the inside loading area on a temporary basis as necessary.

  10. The landscaping plan shall be amended to show native plantings, rather than sod, in the tree boulevard along 6th Avenue SE, utilizing species approved by staff based on the 6th Avenue Gateway plan.

  11.  The public art work along the 6th Avenue Gateway shall be protected during the construction of the project. The protection plan shall be reviewed and approved by the Public Art Administrator.

6. 29th and Lyndale Redevelopment (BZZ-5447, Ward: 10), 2900-2910 Lyndale Ave S and 2901-2919 Aldrich Ave S (Janelle Widmeier).

Staff report

Site plan

A. Conditional Use Permit: Application by Gretchen Camp with BKV Group, Inc., on behalf of Lyn-Lake Development Partners, LLC, for a conditional use permit to increase the maximum building height from 4 stories to 7 stories and from 56 feet to 87 feet for the property located at 2900-2910 Lyndale Ave S & 2901-2919 Aldrich Ave S to allow a mixed use building with ground floor commercial uses and 171 dwelling units.

Recommended Motion: The Community Planning and Economic Development Department – Planning Division recommends that the City Planning Commission adopt the findings and approve the application for a conditional use permit to increase the maximum building height from 4 stories to 7 stories and from 56 feet to 87 feet for the property located at 2900-2910 Lyndale Avenue South & 2901-2919 Aldrich Ave S, 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 one year of approval.

  2.  To reduce the amount of time that the building shadows the greenway during the winter months, the fifth floor shall be set back at least 25 feet from 29th Street and the sixth floor shall be set back at least 35 feet from 29th St.

B. Variance: Application by Gretchen Camp with BKV Group, Inc., on behalf of Lyn-Lake Development Partners, LLC, for a variance of the PO Overlay District standard requiring the first floor of the building to be located within 8 feet of a lot line adjacent to a street to allow the first floor to be set back more than 8 feet from Lyndale Ave and 29th St for the property located at 2900-2910 Lyndale Ave S & 2901-2919 Aldrich Ave S.

Recommended Motion: The Department of Community Planning and Economic Development – Planning Division recommends that the City Planning Commission adopt the findings and approve the variance of the PO Overlay District standard requiring the first floor of the building to be located within 8 feet of a lot line adjacent to a street to allow the first floor to be set back more than 8 feet from Lyndale Avenue and 29th Street located at the properties of 2900-2910 Lyndale Ave S & 2901-2919 Aldrich Ave S, subject to the following condition:

  1. The transformer proposed at the corner of 29th St and Aldrich Ave shall be located in the interior of the site.

C. Variance: Application by Gretchen Camp with BKV Group, Inc., on behalf of Lyn-Lake Development Partners, LLC, for a variance of the PO Overlay District standard requiring the maximum width of a curb cut to be 20 feet to allow a 25.5 foot wide curb cut on Aldrich Ave for the property located at 2900-2910 Lyndale Ave S & 2901-2919 Aldrich Ave S.

Recommended Motion: The Department of Community Planning and Economic Development – Planning Division recommends that the City Planning Commission adopt the findings and approve the variance of the PO Overlay District standard requiring the maximum width of a curb cut to be 20 feet to allow a 25.5 foot wide curb cut on Aldrich Ave located at the properties of 2900-2910 Lyndale Ave S & 2901-2919 Aldrich Ave S.

D. Variance: Application by Gretchen Camp with BKV Group, Inc., on behalf of Lyn-Lake Development Partners, LLC, for a variance to reduce the interior side yard requirement from 17 feet to 0 feet and the rear yard requirement from 13 feet to 0 feet to allow the building located at 2900-2910 Lyndale Ave S & 2901-2919 Aldrich Ave S.

Recommended Motion: The Department of Community Planning and Economic Development – Planning Division recommends that the City Planning Commission adopt the findings and approve the variance to reduce the interior side yard requirement from 17 feet to 0 feet and the rear yard requirement from 15 feet to 0 feet to allow the building located at the properties of 2900-2910 Lyndale Ave S & 2901-2919 Aldrich Ave S.

E. Variance: Application by Gretchen Camp with BKV Group, Inc., on behalf of Lyn-Lake Development Partners, LLC, for a variance to reduce the minimum drive aisle width requirement to allow 7 parking spaces to maneuver in the public alley for the property located at 2900-2910 Lyndale Ave S & 2901-2919 Aldrich Ave S.

Recommended Motion: The Department of Community Planning and Economic Development – Planning Division recommends that the City Planning Commission adopt the findings and deny the variance to reduce the minimum drive aisle width requirement to allow 5 parking spaces to maneuver in the public alley and in lieu of approve a variance to reduce the minimum drive aisle width requirement to allow 2 parking spaces located north of the parking garage ramp to maneuver in the public alley located at the properties of 2900-2910 Lyndale Ave S & 2901-2919 Aldrich Ave S.

F. Variance: Application by Gretchen Camp with BKV Group, Inc., on behalf of Lyn-Lake Development Partners, LLC, for a variance to increase the maximum size of a projecting sign and the amount of signage allowed on a primary building wall for the property located at 2900-2910 Lyndale Ave S & 2901-2919 Aldrich Ave S.

Recommended Motion: The Department of Community Planning and Economic Development – Planning Division recommends that the City Planning Commission adopt the findings and approve the variance to increase the maximum size of a projecting sign and the amount of signage allowed on a primary building wall located at the properties of 2900-2910 Lyndale Ave S & 2901-2919 Aldrich Ave S, subject to the following conditions:

  1. The total amount of signage located on the Lyndale Avenue elevation shall not exceed 582 square feet. 

  2. The total amount of signage for on-site uses shall not exceed 184 square feet on the Lyndale Avenue elevation.

  3. The total amount of signage located on the 29th Street elevation shall not exceed 50 square feet.

G. Site Plan Review: Application by Gretchen Camp with BKV Group, Inc., on behalf of Lyn-Lake Development Partners, LLC, for a site plan review for a new mixed use building with 171 dwelling units located at 2900-2910 Lyndale Ave S & 2901-2919 Aldrich Ave S.

Recommended Motion:  The Community Planning and Economic Development Department – Planning Division recommends that the City Planning Commission adopt the findings and approve the application for site plan review for a new mixed use building with 171 dwelling units located at the properties of 2900-2910 Lyndale Avenue South & 2901-2919 Aldrich Avenue South, subject to the following conditions:

  1. An open decorative metal fence and landscaping that complies with the screening requirements of section 535.70 of the zoning code shall be provided between Aldrich Avenue and the generator, transformer, and parking area in lieu of the landscaping requirements of 530.70 of the zoning code.

  2. Community Planning and Economic Development Department – Planning Division staff review and approval of the final elevations, floor, site, lighting and landscape plans.

  3. Site improvements required by Chapter 530 or by the City Planning Commission shall be completed by February 6, 2013, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

7. Linden Corner (BZZ-5420 and Vac-1596, Ward: 13), 4242, 4246, 4246 ½, 4250 and 4264 Upton Ave S (Hilary Dvorak). This item was continued from the January 9, 2012 meeting.

Staff report

Site plan

A. Conditional Use Permit: Application by Carol Lansing with Faegre & Benson, on behalf of Mark Dwyer with Linden Hills Redevelopment, LLC, for a conditional use permit for a multiple-family dwelling with 40 dwelling units located at 4242, 4246, 4246 ½, 4250 and 4264 Upton Ave S.

Recommended Motion: The Community Planning and Economic Development Department - Planning Division recommends that the conditional use permit for a multiple-family dwelling with 40 dwelling units located at 4242, 4246, 4246 ½, 4250 and 4264 Upton Ave S be returned to the applicant.

B. Conditional Use Permit: Application by Carol Lansing with Faegre & Benson, on behalf of Mark Dwyer with Linden Hills Redevelopment, LLC, for a conditional use permit to increase the height of the building from 3 stories/42 feet to 5 stories/59 feet for property located at 4242, 4246, 4246 ½, 4250 and 4264 Upton Ave S.

Recommended Motion: The Community Planning and Economic Development Department - Planning Division recommends that the City Planning Commission adopt the findings and deny the conditional use permit to increase the height of the building from 3 stories/42 feet to 5 stories/59 feet and in lieu of approve the conditional use permit to increase the height of the building from 3 stories/42 feet to 5 stories/56 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 one year of approval.

  2. The height of the proposed building shall be limited to 56 feet.

  3. The fourth and fifth levels of the building shall be setback as shown on the plans.

C. Variance: Application by Carol Lansing with Faegre & Benson, on behalf of Mark Dwyer with Linden Hills Redevelopment, LLC, for a variance of the LH Linden Hills Overlay District to allow the building to be located more than 8 feet from the front and/or corner side property lines adjacent to Upton Ave S and W 43rd St for property located at 4242, 4246, 4246 ½, 4250 and 4264 Upton Ave S.

Recommended Motion: The Department of Community Planning and Economic Development – Planning Division recommends that the City Planning Commission adopt the findings and approve the variance of the LH Linden Hills Overlay District to allow the building to be located more than 8 feet from the front and/or corner side property lines adjacent to Upton Ave S and W 43rd St located at 4242, 4246, 4246 ½, 4250 and 4264 Upton Ave S.

D. Variance: Application by Carol Lansing with Faegre & Benson, on behalf of Mark Dwyer with Linden Hills Redevelopment, LLC, for a variance to allow bicycle racks and a vehicle height limiter (an overhead bar with columns) in the required front yard setback along Upton Ave S for property located at 4242, 4246, 4246 ½, 4250 and 4264 Upton Ave S.

Recommended Motion: The Department of Community Planning and Economic Development – Planning Division recommends that the City Planning Commission adopt the findings and approve the variance to allow bicycle racks and a vehicle height limiter (an overhead bar with columns) in the required front yard setback along Upton Ave S located at 4242, 4246, 4246 ½, 4250 and 4264 Upton Ave S subject to the following conditions:

  1. The vehicle height limiter shall be constructed out of materials that match the character of the development.

  2. Landscape materials shall be planted in the area between the north edge of the driveway and the north property line in order to provide additional screening of the bicycle racks and the vehicle height limiter.

E. Site Plan Review: Application by Carol Lansing with Faegre & Benson, on behalf of Mark Dwyer with Linden Hills Redevelopment, LLC, for a site plan review for a mixed-use building located at 4242, 4246, 4246 ½, 4250 and 4264 Upton Ave S.

Recommended Motion: The Community Planning and Economic Development Department - Planning Division recommends that the City Planning Commission adopt the findings and approve the site plan review application for the property located at 4242, 4246, 4246 ½, 4250 and 4264 Upton Ave S subject to the following conditions:

  1. Approval of the final site, elevation, landscaping and lighting plans by the Department of Community Planning and Economic Development – Planning Division.

  2. All site improvements shall be completed by February 24, 2013, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

  3. The proposed four-foot high solid wood fence located along the north side of the property shall be a four-foot high decorative fence that matches the decorative fence on top of the retaining wall.

  4. There shall be at least one bicycle rack (accommodates two bicycles) provided in the commercial level of the parking garage.

  5. The applicant is encouraged to provide at least 40 bicycle racks (each one accommodates one bicycle) in the residential level of the parking garage.

F. Vacation: Application by Carol Lansing with Faegre & Benson, on behalf of Mark Dwyer with Linden Hills Redevelopment, LLC, for a right-of-way vacation (Vac-1596) for a trapezoidal area adjacent to 4264 Upton Ave S.

Recommended Motion: The Department of Community Planning and Economic Development – Planning Division recommends that the City Planning Commission and the City Council accept the findings and approve the application to vacate the trapezoidal area adjacent to 4264 Upton Ave S subject to the following condition:

  1. The current property owner shall provide an easement to the City of Minneapolis for the area that will be vacated so there is no interruption in the pocket park amenity. The easement shall be terminated if building permits have been issued for the development project.

Commission Business

Adjournment

Next Regular Planning Commission Meeting: February 21, 2012 (Tuesday)

The President reserves the right to limit discussion on Agenda items.

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.

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Links for the site plan drawings will expire after one year.

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Last updated Mar 6, 2012