2012 Meeting Schedule

Minneapolis City Planning Commission Agenda

Regular Meeting

April 23, 2012

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

Commissioners: President Motzenbecker, Cohen, Huynh, Kronzer, Luepke-Pier, Mammen, Schiff, Tucker and Wielinski – 9

Committee Clerk: Lisa Baldwin (612) 673-3710

Call to order

Approval of the Agenda

Committee of the Whole Consent Agenda – April 12, 2012

None.The next Committee of the Whole meeting is April 26, 2012.

Public Hearings

Introduction to the Public Hearing

Public Hearing

1. Dangerous Man Brewing Company (BZZ-5506, Ward: 3), 1300 2nd St NE (Brad Ellis).

Staff report

A. Conditional Use Permit: Application by Rob Miller and Sarah Bonvallet for a conditional use permit to allow a limited production and processing beer brewing facility in the C1 Neighborhood Commercial District located at 1300 2nd St NE.

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 a conditional use permit to allow a limited production and processing use at 1300 2nd St NEt in the C1 Neighborhood Commercial 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 one year of approval.

B. Variance: Application by Rob Miller and Sarah Bonvallet for a variance to the maximum gross floor area of a limited production and processing use from 1,200 square feet to 3,200 square feet for the property located at 1300 2 nd St NE.

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 a variance to increase the gross floor area of a limited production and processing use from 1,200 square feet to 3,288 square feet for property located at 1300 2nd St NE in the C1 Neighborhood Commercial District.

2. Ambassador Press (BZZ-5507, Ward: 5), 1400 Washington Ave N (Janelle Widmeier).

Staff report

A. Variance: Application by Dan Cayemberg with Trossen Wright Plutowski Architects, on behalf of Ambassador Press, for a variance to reduce the minimum parking requirement from 51 to 40 spaces for the property located at 1400 Washington Ave N to allow a 13,650 square foot building addition.

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 minimum parking requirement from 51 to 40 spaces for the property located at 1400 Washington Ave N, subject to the following condition:

  1. At least 13 bicycle parking spaces that comply with the standards of 541. 180 of the zoning code, of which at least 6 are long-term, shall be provided.

B. Site Plan Review: Application by Dan Cayemberg with Trossen Wright Plutowski Architects , on behalf of Ambassador Press, for a site plan review for the property located at 1400 Washington Ave N.

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 site plan review to allow a building addition for the property located at 1400 Washington Ave N, subject to the following conditions:

  1. Additional enhanced landscaping with seasonal interest and a variety of plant types shall be provided in the landscaped areas adjacent to each side of the addition and between the parking area and 2nd Street North as an alternative to complying with the window requirements.

  2. Where shrubs will be replaced between the parking area and an adjacent street, the replacement shrubs shall comply with the screening requirements of section 530.170 of the zoning code.

  3. Not less than one deciduous canopy tree shall be provided for every 25 linear feet or fraction thereof of parking lot frontage along Washington Avenue North as required by section 530.170 of the zoning code. This requirement shall also be met if trees will be replaced between the parking area and 2nd Street North.

  4. Rock mulch shall not be used in disturbed planting areas.

  5. The refuse storage container shall be screened from 2nd Street North and 14th Avenue North as required by section 535.70 of the zoning code.

  6. Mechanical equipment shall be screened as required by section 535.70 of the zoning code.

  7. Lighting shall comply with the standards of section 535.590 of the zoning code.

  8. CPED Planning staff review and approval of the final site, landscaping, floor and building elevation plans.

  9. All site improvements shall be completed by April 23, 2013, unless extended by the Zoning Administrator, or the permit may be revoked for noncompliance.

3. Vèlo Flats (BZZ-5509, Ward: 7), 103 2nd St N (Kimberly Holien).

Staff report

A. Variance: Application by Carol Lansing, on behalf of Opus Development, for a variance to reduce the west interior side yard setback from the required 15 feet to zero feet for residential windows for property located at 103 2nd St N.

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 a variance to reduce the west interior side yard setback from the required 15 feet to .14 feet for residential windows for the property located at 103 2 nd St N subject to the following condition:

  1. The building setbacks, as shown on the plans submitted as part of the application, shall be provided.

B. Variance: Application by Carol Lansing, on behalf of Opus Development, for a variance to reduce the rear yard setback from the required 15 feet to 1.6 feet for residential windows for property located at 103 2nd St N.

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 a variance to reduce the rear yard setback from the required 15 feet to 1.6 feet for residential windows for the property located at 103 2 nd St N subject to the following condition:

  1. The building setbacks, as shown on the plans submitted as part of the application, shall be provided.

C. Variance: Application by Carol Lansing, on behalf of Opus Development, for a variance to allow two signs on a non-primary building wall facing the alley for property located at 103 2nd St N.

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 a variance to allow two signs on a non-primary building wall facing the alley for the property located at 103 2 nd St N.

D. Site Plan Review: Application by Carol Lansing, on behalf of Opus Development, for a site plan review for property located at 103 2nd St N.

Recommended Motion: The Department of Community Planning and Economic Development– Planning Division recommends that the City Planning Commission approve the site plan review application for a mixed-use development with 106 residential dwelling units for the property located at 103 2 nd St N, subject to the following conditions:

  1. All site improvements shall be completed by April 23, 2013, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

  2. Planning Staff review and approval of the final site, elevation, landscaping and lighting plans before building permits may be issued.

  3. No shelving, signage, merchandise, newspaper racks or other mechanisms shall be placed in front of the required ground level transparent windows.

  4. A minimum of two visitor parking spaces for the residential portion of the building shall be designated within the parking area, in compliance with 541.170 of the zoning code .

4. Keewaydin School Expansion (B ZZ-5514, Ward: 12), 5209 30th Ave S (Tom Leighton).

Staff report

A. Conditional Use Permit: Application by Minneapolis Public Schools for a conditional use permit for expansion of a K-12 school located at 5209 30 th Ave S that includes a gymnasium, auditorium, cafeteria, administration offices, and eight new classrooms.

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 a conditional use permit for expansion of a K-12 school at 5209 30th 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. The applicant must comply with the specific development standards for K-12 schools as set forth in chapter 546 of the Minneapolis Zoning Code.

  3. Any proposed lighting and signage must comply with Chapters 535 and 543 of the Minneapolis Zoning Code.

B. Conditional Use Permit: Application by Minneapolis Public Schools for a conditional use permit to increase the allowed height from 35 feet and 2-1/2 stories to 36 feet and 3 stories for property located at 5209 30 th 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 a conditional use permit to increase the allowed height from 35 feet, 2-1/2 stories, to 36 feet and 3 stories for the K-12 school addition at 5209 30th 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. West facing doors in the existing school building shall be retained in the renovated building.

C. Variance: Application by Minneapolis Public Schools for a variance to increase the impervious surface coverage from 65% to 68%for property located at 5209 30 th 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 variance to increase the impervious surface coverage from 65% to 68% at 5209 30th Ave S.

D. Site Plan Review: Application by Minneapolis Public Schools for a site plan review for a 45,000 square foot addition to an existing K-12 school located at 5209 30 th Ave S.

Recommended Motion: The Department of Community Planning and Economic Development–Planning Division recommends that the City Planning Commission approve the site plan review application for the K-12 school and school addition at 5209 30th Ave S, subject to the following conditions:

  1. The final site, elevation, landscaping and lighting plans shall be subject to review and approval by Planning staff before building permits may be issued.

  2. A total of seven additional trees shall be planted in the landscaped areas between the parking areas and the public streets (3 around the north parking lot and 4 around the south parking lot).

  3. All site improvements shall be completed by April 23, 2013, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

  4. West facing doors in the existing school building shall be retained in the renovated building.

5. Nicollet Avenue Apartments (BZZ-5510, Ward: 11), 5422-5426 Nicollet Ave (Janelle Widmeier).

Staff report

A. Conditional Use Permit: Application by Todd Mohagen with Mohagen Hansen Architectural Group, on behalf of Diamond Lake Development LLC, for a conditional use permit to increase the maximum height from 3 stories to 4 stories and from 42 feet to 45 feet (not including a one to two foot high parapet) for the property located at 5422-5426 Nicollet Ave to allow a new mixed use building with ground floor retail and 45 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 3 stories to 4 stories and from 42 feet to 45 feet for the property located at 5422-5426 Nicollet 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 one year of approval.

B. Variance: Application by Todd Mohagen with Mohagen Hansen Architectural Group, on behalf of Diamond Lake Development LLC, for a variance to reduce the minimum lot area requirement by 15.5 percent for the property located at 5422-5426 Nicollet Ave.

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 minimum lot area requirement by 15.5 percent located at the property located at 5422-5426 Nicollet Ave.

C. Variance: Application by Todd Mohagen with Mohagen Hansen Architectural Group, on behalf of Diamond Lake Development LLC, for a variance to increase the maximum height of a wall sign from 14 feet to 16 feet above the adjacent grade for the property located at 5422-5426 Nicollet Ave.

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 height of building signage from 14 feet to 16 feet above the adjacent grade located at the property located at 5422-5426 Nicollet Ave.

D. Site Plan Review: Application by Todd Mohagen with Mohagen Hansen Architectural Group, on behalf of Diamond Lake Development LLC, for a site plan review to allow a mixed use building with 45 dwelling units for the property located at 5422-5426 Nicollet Ave.

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 45 dwelling units located at the property located at 5422-5426 Nicollet Ave, subject to the following conditions:

  1. Additional columnar landscaping shall be provided along the west wall to minimize effects of blank, uninterrupted walls exceeding 25 feet in length that do not include architectural elements as required by section 530.120 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 April 23, 2013, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

6. A Mill Artist Lofts (BZZ-5522 and PL-263, Ward: 3), 100 3 rd Ave SE, 300 2 nd St SE and 400 2 nd St SE (aka 301 Main St SE) (Jim Voll).

Staff report

A. Conditional Use Permit: Application by Minneapolis Leased Housing Associates IV, Limited Partnership, for a conditional use permit for a Planned Unit Development with 255 residential units for property located at 100 3rd Ave SE, 300 2nd St SE, and 400 2nd St SE (also know as 301 Main St SE).

Recommended Motion: The Department of Community Planning and Economic Development – Planning Division recommends that the City Planning Commission adopt the findings and approve the conditional use permit for a planned unit development with 255 dwelling units for property located 100 3rd Ave SE, 300 2nd St SE, and 400 2nd St SE (also known as 301 Main St SE) 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. As required by Section 527.120 of the zoning code, the development shall comply with the standards for some combination of the following amenities from Table 527-1, Amenities, totaling a minimum of 25 points; historic preservation, public right-of-way dedication, and conservation of the built environment.

  3. The “grand staircase” on the southwest side of the parking structure, which is part of the conservation of the built environment amenity, be revised to make it more open with wider stairs and landings and improved lighting.

  4. If Lot 3 is to be sold to anyone other than Minneapolis Leased Housing Associates IV, Limited Partnership, planning staff shall be notified before the sale to determine that the proposed sale will not place the site out of conformance with the required zoning code, subdivision ordinance, CPC, and HPC requirements before the sale proceeds. A sale of the lot may not place the Lot 3 or the White Elevators out of conformance with the zoning code, subdivision ordinance, or CPC and HPC approvals.

B. Variance: Application by Minneapolis Leased Housing Associates IV, Limited Partnership, for a variance of the maximum allowable Floor Area Ratio for property located at 100 3rd Ave SE, 300 2nd St SE, and 400 2nd St SE (also know as 301 Main St SE).

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 maximum allowable floor area ratio from 2.3 to approximately 3.6 for property located 100 3rd Ave SE, 300 2nd St SE, and 400 2nd St SE (also known as 301 Main St SE).

C. Variance: Application by Minneapolis Leased Housing Associates IV, Limited Partnership, for a variance of the screening requirement for mechanical equipment for property located at 100 3rd Ave SE, 300 2nd St SE, and 400 2nd St SE (also know as 301 Main St SE).

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 mechanical screening requirements for property located 100 3rd Ave SE, 300 2nd St SE, and 400 2nd St SE (also known as 301 Main St SE) subject to the following conditions:

  1. If the mechanical equipment is not located on a rail car as an historical interpretive feature, then it shall be screened as required by Section 535.70 of the zoning code.

D. Site Plan Review: Application by Minneapolis Leased Housing Associates IV, Limited Partnership, for a site plan review for property located at 100 3rd Ave SE, 300 2nd St SE, and 400 2nd St SE (also know as 301 Main St SE).

Recommended Motion: The Department of Community Planning and Economic Development - Planning Division recommends that the City Planning Commission adopt the findings and approve the site plan review application for property located 100 3rd Ave SE, 300 2nd St SE, and 400 2nd St SE (also known as 301 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 for Phase I shall be completed by April 23, 2014, unless extended by the Zoning Administrator, or the permit may be revoked for noncompliance. Phase II, for the Machine Shop, will require additional HPC and possibly CPC review at which time a compliance deadline will be set.

  3. Compliance with the HPC conditions of approval.

  4. Approval of the historic parking variance. If the historic variance is not approved the project shall comply with parking regulations of the zoning code as allowed by the zoning code and any other applicable city ordinances.

  5. Compliance with the applicable standards of the SH Shoreland Overlay District and the MR Mississippi River Overlay District.

  6. Provision of a sidewalk easement, running east-west, that allows public access be provided along the north 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 redvelopent of the Mill and Main site by Doran Construction. The parking bay shown on the site plan along the south side of the sidewalk shall be eliminated and replaced with a green boulevard with grass or plantings and trees to provide a buffer from the drive aisles and parking.

E. Plat: Application by Minneapolis Leased Housing Associates IV, Limited Partnership, for a preliminary plat for property located at 100 3rd Ave SE, 300 2nd St SE, and 400 2nd St SE (also know as 301 Main St SE).

Recommended Motion: The Department of Community Planning and Economic Development – Planning Division recommends that the City Planning Commission approve the preliminary subdivision plat for property located at100 3rd Ave SE, 300 2nd St SE, and 400 2nd St SE (also known as 301 Main St SE).

7. France Avenue Apartments (BZZ-5503, Ward: 13), 4525, 4529, 4537 and 4541 France Ave S (Becca Farrar).

Staff report

A. Rezoning: Application by Mohagen Hansen Architectural Group, on behalf of France Development, LLC, for a petition to rezone the properties at 4525, 4529, 4537 and 4541France Ave S from the C1 (Neighborhood Commercial), R5 (Multiple-family), and R2B (Two-family) districts to the OR2 district (High Density Office Residence).

Recommended Motion: The Department of Community Planning and Economic Development - Planning Division recommends that the City Planning Commission and City Council adopt the findings and approve the rezoning petition to change the zoning classifications of the properties located at 4525, 4529, 4537 and 4541 France Ave S to the OR2 (High Density Office Residence) district.

B. Variance: Application by Mohagen Hansen Architectural Group, on behalf of France Development, LLC, for a variance of the front yard setback requirement along the west property line adjacent to France Ave S from 15 feet to 10 feet for the building and to allow encroachments in the required front yard for the properties located at 4525, 4529, 4537 and 4541France 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 a variance of the front yard setback requirement along the west property line adjacent to France Ave S from 15 feet to 10 feet for the building and to allow encroachments in the required front yard on the properties located at 4525, 4529, 4537 and 4541 France Ave S.

C. Variance: Application by Mohagen Hansen Architectural Group, on behalf of France Development, LLC, for a variance of the interior side yard setback requirement along the north property line due to a side residential entrance that faces the lot line from 15 feet to 11 feet for the properties located at 4525, 4529, 4537 and 4541France 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 a variance of the interior side yard setback requirement along the north property line for a side residential entrance that faces the lot line from 15 feet to 11 feet on the properties located at 4525, 4529, 4537 and 4541 France Ave S.

D. Variance: Application by Mohagen Hansen Architectural Group, on behalf of France Development, LLC, for a variance to allow two neighborhood serving retail sales and service uses greater than 2,000 square feet at 2,960 square feet for the properties located at 4525, 4529, 4537 and 4541France 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 a variance to allow two neighborhood serving retail sales and service uses greater than 2,000 square feet at 2,960 square feet on the properties located at 4525, 4529, 4537 and 4541 France Ave S.

E. Site Plan Review: Application by Mohagen Hansen Architectural Group, on behalf of France Development, LLC, for a site plan review for a new 4-story, 56 foot tall, mixed-use development that includes two 2,960 square foot ground level neighborhood serving retail sales and services uses and 62 dwelling units for the properties located at 4525, 4529, 4537 and 4541France Ave S.

Recommended Motion: The Department of Community Planning and Economic Development– Planning Division recommends that the City Planning Commission approve the site plan review application for a 4-story, 56 foot tall, mixed-use development that includes two 2,960 square foot ground level neighborhood serving retail sales and services uses and 62 dwelling units on the properties located at 4525, 4529, 4537 and 4541 France Ave S subject to the following conditions:

  1. Planning Staff review and approval of the final site, elevation, lighting and landscaping plans before building permits may be issued.

  2. All site improvements shall be completed by April 23, 2013, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

  3. At least 20% of the units shall meet the definition of affordable housing and continue to do so for the next 15 years.

  4. A minimum of a 3 foot tall berm with plantings shall be incorporated along the south elevation of the building to mitigate blank walls and a lack of windows.

  5. Each of the neighborhood serving retails sales and services uses shall have a principal entrance off of the sidewalk along France Ave S.

Commission Business

Adjournment

Next Regular Planning Commission Meeting: May 7, 2012

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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