2012 Meeting Schedule

Minneapolis City Planning Commission Agenda

Regular Meeting

June 11, 2012

4:30 p.m. - City Hall, 350 S 5th St - Room 317, 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 – May 24, 2012

1.  Dwell at Calhoun Greenway Redevelopment Plan (Staff: Paul Mogush)

Review for consistency with the Comprehensive Plan the proposed Dwell at Calhoun Greenway Redevelopment Plan.

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

2.   Land Sale – 655 Taylor St (Staff: Haila Maze

Review for consistency with the Comprehensive Plan the sale of 655 Taylor St for the development of a single family home.

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

3.   Land Sale – 3010 California St NE (Staff: Haila Maze

Review for consistency with the Comprehensive Plan the sale of 3010 California St NE for the development of a single family home.

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

4.  Land Sale – 1322 Washington St NE (Staff: Haila Maze

Review for consistency with the Comprehensive Plan the sale of 1322 Washington St NE for the development of a single family home.

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

5.  Land Sale – 2631 6th St NE (Staff: Haila Maze

Review for consistency with the Comprehensive Plan the sale of 2631 6th St NE for the development of a single family home.

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

6.   Land Sale – 642 Buchanan St NE (Staff: Haila Maze

Review for consistency with the Comprehensive Plan the sale of 642 Buchanan St NE for the development of a single family home.

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

9.  Capital Projects: 2013 – 2017 Capital Improvement Program Projects – (Staff: Joe Bernard)

Recommended Action: Approve the staff report – staff recommends that the following projects are deemed consistent with the comprehensive plan, with no further review required.

 

Project

Title

Agency

31101

311 Systems Refresh

311

91101

911 Telephone System Replacement

911

ART01

Art in Public Places

CPED

CTY06

ADA Facility Assessments

PW - Property Service

BR106

1st Ave S over HCRRA

PW - Bridges

BR126

40th St Pedestrian & Bicycle Bridge over 35W

PW - Bridges

BR127

Nicollet Ave over Minnehaha Creek

PW - Bridges

IT033

Police Report Management System Upgrade

IT

IT034

Minneapolis Information Commons

IT

MBC10

Exterior Improvements

MBC

MPD03

Hamilton School Acquisition and Facility Improvement

MPD

PRK30

Community Service Area Improvement Program

Park Board

PRK31

Bossen Park Field Improvements

Park Board

PRK32

Northeast Park Building Improvements

Park Board

PRKCP

Parks Capital Infrastructure

Park Board

PSD15

Traffic Maintenance Facility Improvement

PW - Property Service

PV080

18th Ave NE (Monroe to Johnson St NE)

PW - Paving

PV081

46th St W (Dupont to Lyndale Ave S)

PW - Paving

PV082

31st St E (Minnehaha to 28th Ave S)

PW - Paving

PV083

Minnehaha Ave (24th to 26th St E)

PW - Paving

PV084

54th St W (Penn to Lyndale Ave S)

PW - Paving

PV087

34th Ave S (54th St E to Minnehaha Pkwy)

PW - Paving

-

Multi-space Meter Installation

PW - Transportation

 Recommended Action: Approve the staff report – staff recommends that the following project concepts are deemed consistent with the comprehensive plan; however additional review will be needed when more project details are available.

 

Project

Title

Agency

MPD02

Minneapolis Police Dept. Evidence Unit

MPD

FIR11

Fire Station #11

PW - Facilities

 Public Hearings

Introduction to the Public Hearing

Public Hearing

1. Walgreens(BZZ-5576, Ward: 1), 2643 Central Ave NE (Brad Ellis).

Staff report

A. Conditional Use Permit: Application by Scott Palmateer, onbehalf of Walgreens, has submitted an application for a conditional use permit to allow a dynamic sign on a new monument sign accessory to a drugstore on the property located at 2643 Central Ave NE in the C2 Neighborhood Corridor Commercial District.

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 to allow a 23.1 square foot dynamic sign on the property located at 2643 Central Ave NE 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 sign message shall remain static for a period of not less than sixty (60) seconds. The transition from one (1) message to the next shall be direct and immediate, without any special effects.

  3. The dynamic sign shall have a pitch of not greater than twenty (20) millimeters between each pixel. Special effects, including but not limited to dissolving, fading, scrolling, starbursts and wiping shall be prohibited.

  4. Between sunrise and sunset the maximum luminance shall be five thousand (5,000) nits and between sunset and sunrise the maximum luminance shall be five hundred (500) nits. The sign shall be equipped with an automatic dimmer control or other mechanism that automatically controls the sign's brightness to comply with this requirement.

2. 4133 Grand Ave S (BZZ-5574, Ward: 8), 4133 Grand Ave S (Kimberly Holien).

Staff report

A. Nonconforming Use Expansion: Application by Michael Sullivan has submitted an application for an expansion of non-conforming use to allow for the addition of two bedrooms in the basement of a non-conforming, four-unit building at 4133 Grand Ave S, in the R1A, Single-family district.   

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 additional bedrooms, bathrooms and living space in the basement of the existing four-unit building located at 4133 Grand Ave S subject to the following condition:

  1. The egress window wells shall be smaller than 16 square feet and shall be located at least two feet from the interior property line.

3. 4135 Hiawatha Ave (BZZ-5572, Ward: 12) 4135 Hiawatha Ave (Kimberly Holien).

Staff report

A. Conditional Use Permit: Application by Ryan Widuch of Elevated Beer Wine and Spirits has submitted an application for a conditional use permit to allow an off-sale liquor store in the existing building at 4135 Hiawatha Ave, in the I1, Light Industrial District.    

Recommended Motion: The Community Planning and Economic Development Department - Planning Division recommends that the City Planning Commission adopt the findings and approve the conditional use permit for an off-sale liquor store located at 4135 Hiawatha Ave 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. Approval of the final site, landscaping and dumpster enclosure plans by the Department of Community Planning and Economic Development – Planning Division.

  3. All site improvements shall be completed by June 11, 2013, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

  4. Four additional ornamental trees shall be planted in the green space area along Hiawatha Avenue.

  5. A landscaped island with a deciduous tree planted in it shall be located in the parking lot so that every parking space is located within 50 feet of an on-site deciduous tree.

  6. A minimum of three short-term bicycle parking spaces shall be provided on the site, in compliance with Section 541.180 of the zoning code. 

  7. The refuse and recycling containers shall be enclosed on all four sides by screening compatible with the principal structure not less than two feet higher than the refuse container or shall be otherwise effectively screened from the street, adjacent residential uses located in a residence or office residence district and adjacent permitted or conditional residential uses as required by section 535.80 of the zoning code.

  8. Shelving, mechanical equipment, signage or other similar fixtures shall not block views into and out of the building in the area between four feet and seven feet above the adjacent grade, in compliance with Section 530.120 of the zoning code. 

4. 3535 Grand (BZZ-5562, Ward: 10), 3535, 3539 and 3543 Grand Ave S (Joe Bernard).

Staff report

Site plan

A. Variance: Application by David Motzenbecker and Karl Drecktrah with BKV Group, on behalf of CPM Development, for a variance to the rear yard setback from 11 feet to 4 feet for a 4-story 30 unit multiple-family dwelling at 3535 Grand Ave S in the R5 Multiple-family District.

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 east rear yard setback from 11 feet to 4 feet for the properties located at 3535-43 Grand Ave S.

B. Variance: Application by David Motzenbecker and Karl Drecktrah with BKV Group, on behalf of CPM Development, for a variance to the front yard setback from the established 20 feet 5 ½ inches to 15 feet for a 4-story 30 unit multiple-family dwelling at 3535 Grand Ave S in the R5 Multiple-family District.

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 required front yard setback from the established 20 feet 5 ½ inches to 15 feet for the properties located at 3535-43 Grand Ave S

C. Variance: Application by David Motzenbecker and Karl Drecktrah with BKV Group, on behalf of CPM Development, for a variance to the side yard setbacks from 15 feet to 11 feet for a 4-story 30 unit multiple-family dwelling at 3535 Grand Ave S in the R5 Multiple-family District.

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 north and south side yard setbacks from 15 feet to 11 feet to allow for side entrances for the properties located at 3535-43 Grand Ave S, subject to the following conditions:

1.     The landscaping and screening adjacent to building entrances on the north and south elevations shall be 6 feet in height and a minimum of 95 percent opaque throughout the year.

D. Site Plan Review: Application by David Motzenbecker and Karl Drecktrah with BKV Group, on behalf of CPM Development, for a site plan review for a 30 unit multiple-family development located at 3535 Grand Ave S in the R5 Multiple-family District.

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 located at the property of 3535-43 Grand Ave S, subject to the following conditions:

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

  2. All site improvements shall be completed by June 11, 2013, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

  3. The exterior materials of brick cladding and metal panel shall extend from the front of the building around the northwest corner and along the north elevation for a distance not less than what is provided on the south elevation.

  4. The landscaping and screening adjacent to building entrances on the north and south elevations shall be 6 feet in height and a minimum of 95 percent opaque throughout the year.

5. Tires for Less (BZZ-5535, Ward: 3), 1401 Marshall St NE (Aaron Hanauer).

Staff report

Site plan

A. Nonconforming Use Change: Application by Haythem Soussi, on behalf of Fridley Properties, LLC, for a change of nonconforming use to go from a warehouse facility to a minor automobile repair and warehouse facility located at 1401 Marshall St NE in the R3 Multiple-Family District and MR Mississippi River Critical Area Overlay District.

Recommended Motion: The Community Planning and Economic Development Department – Planning Division recommends that the City Planning Commission adopt the findings and approve the change of nonconforming use from a warehouse to a minor automobile repair and warehouse facility in the R3-Residential District located at 1401 Marshall St NE, subject to the following conditions:

  1. All site improvements shall be completed by June 11, 2012, unless extended by the Zoning Administrator, or the permit shall be revoked for non-compliance.

B. Site Plan Review: Application by Haythem Soussi, on behalf of Fridley Properties, LLC, for a site plan review for property located at 1401 Marshall St NE in the R3 Multiple-Family District and MR Mississippi River Critical Area Overlay District.

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 to allow an minor automobile repair and warehouse in the R3 residential district at 1401 Marshall St NE with the following conditions

  1. CPED Planning staff review and approval of the final site, floor plans and elevations. 

  2. All site improvements shall be completed by June 11, 2012, unless extended by the Zoning Administrator, or the permit shall be revoked for non-compliance.

  3. An accessible and clearly identifiable entrance shall be installed along Marshall St NE through the use of lights and/or architectural features. 

  4. Previous window openings along the northern portion of the Marshall Ave elevation shall be reopened and clear, non-reflective glazing shall be installed that extends the full opening from top of the opening to the floor.

  5. The existing glass block and opaque windows facing 14th Ave NE shall be removed and transparent windows shall be installed that span the entire opening; a tinted film can be installed to reduce visibility of the warehouse facility.

  6. At least 3,369 square feet (20 percent of the net lot area) of landscaped area shall be provided on-site and at least 7 deciduous canopy trees and 34 shrubs shall be provided as required by section 530.160 of the zoning code. The applicant is encouraged to plant native grasses and perennials in addition to the required trees and shrubs.

  7. A landscaped yard of at least seven (7) feet wide and screening of three (3) feet in height and not less than 60% opaque shall be provided along Marshall Street Northeast as required by section 530.160 of the zoning code.

  8. The installation and maintenance of all landscape materials shall comply with the standards outlined in section 530.210.

  9. Used tire sales are prohibited

  10. All refuse storage shall be located within the building. 

  11. All loading and unloading shall happen within the building.

  12. The parking lot shall be striped and contain wheel stops for parking spaces.

  13. The tall shrubs in front of the windows along Marshall St NE shall be trimmed to three feet in height or replaced with shorter shrubs to allow for natural surveillance and visibility.

  14. The entire building shall be repainted in a consistent color(s) to improve the building appearance.

  15. The curb cut leading to the Marshall Ave NE loading dock and the curb cuts along 14th Ave NE shall be eliminated and boulevards reinstalled.

  16. The existing chain link fence along the north and east side of the property shall be removed and a vinyl-coated chain link fence installed in its place.

  17. Landscaping shall be installed along the north and east property lines that is three feet in height and meets the 95 percent opacity requirement.

6. 1810 Apartments (BZZ-5560 and PL-264, Ward: 2), 1800-1814 Washington Ave S (Janelle Widmeier).

Staff report

Site plan

A. Conditional Use Permit: Application by Dan Pellinen with Tushie-Montgomery Architects, on behalf of TE Miller Development LLC, for a conditional use permit to allow a planned unit development with 214 dwelling units for the property located at 1800-1814 Washington 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 conditional use permit to allow a planned unit development with 214 dwelling units located at the property of 1800-1814 Washington 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. As required by section 527.120 of the zoning code, the development shall comply with the standards for the following amenities from Table 527-1, Amenities and those proposed by the applicant totaling a minimum of 25 points: Leadership in Energy and Environmental Design, Art Feature, Decorative Pavers for On-Site Driveways and Walkways, Pedestrian Improvements, Recycling Storage Areas, and Shared Vehicle.

  3. For the art feature amenity, the applicant shall collaborate with the City’s Public Arts Coordinator to develop a process for selecting a local artist to create and install a piece that complements the project.   

  4. At least 24 short-term bicycle parking spaces that comply with the standards of section 541.180 of the zoning code shall be provided.

  5. A main entrance for residents and guests of the multiple-family dwelling shall face Washington Ave. Additional architectural elements shall be used to distinguish the entrance and emphasize its importance.

  6. The applicant shall implement all amenities as required by section 527.120 of the zoning code by June 11, 2014.

B. Variance: Application by Dan Pellinen with Tushie-Montgomery Architects, on behalf of TE Miller Development LLC, for a variance to reduce the minimum two-way drive aisle width from 22 to 19.5 feet for the property located at 1800-1814 Washington 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 minimum two-way drive aisle width from 22 feet to 19.5 feet for the property located at 1800-1814 Washington Ave S.

C. Variance: Application by Dan Pellinen with Tushie-Montgomery Architects, on behalf of TE Miller Development LLC, for a variance of the PO overlay district standard to allow a parking area to be located between the building and Washington Ave for the property located at 1800-1814 Washington 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 Pedestrian Oriented Overlay District standard to allow parking between the building and Washington Ave S for the property located at 1800-1814 Washington Ave S.

D. Site Plan Review: Application by Dan Pellinen with Tushie-Montgomery Architects, on behalf of TE Miller Development LLC, for a site plan review for the property located at 1800-1814 Washington 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 the property located at 1800-1814 Washington Ave S, subject to the following conditions:

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

  2. Site improvements required by Chapter 530 or by the City Planning Commission shall be completed by June 11, 2014, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

  3. A lower growing shrub or perennials that would comply with the 3 foot height requirement of section 530.170 of the zoning code shall be installed in the planters proposed between the short-term parking area and Washington Avenue.

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

E. Plat: Application by Dan Pellinen with Tushie-Montgomery Architects, on behalf of TE Miller Development LLC, for a plat for the property located at 1800-1814 Washington 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 preliminary plat for the property located at 1800-1814 Washington Ave S.

7. Washington and Walnut Flats (BZZ-5567, Ward: 2), 616-630 Washington Ave NE and 308 Walnut St (Kimberly Holien).

Staff report

Site plan

A. Rezoning: Application by Carol Lansing, on behalf of Opus Development, for a rezoning from C1, Neighborhood Commercial district to C3A, Community Activity Center district for a 6-story, mixed use building with 98 dwelling units at 616-630 Washington Ave NE and 308 Walnut St, in the C1, Neighborhood Commercial District and the UA, University Area and TSA PO, Transit Station Area Pedestrian Oriented Overlay Districts.

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 application for rezoning from C1, Neighborhood Commercial district to C3A, Community Activity Center district for the properties located at 616-630 Washington Ave SE and 208 Walnut St.

B. Conditional Use Permit: Application by Carol Lansing, on behalf of Opus Development, for a conditional use permit to allow an increase in the maximum allowable height from 4 stories or 56 feet to 6 stories or 84.5 feet for properties located at 616-630 Washington Ave NE and 308 Walnut St.

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 an increase in height from 4 stories, 56 feet to 6 stories, 73’4” feet for the properties located at 616-630 Washington Ave SE and 208 Walnut St, 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 “lantern” roof element shall be removed from all final elevation plans. 

C. Variance: Application by Carol Lansing, on behalf of Opus Development, for a variance to allow a reduction in the minimum lot area per dwelling unit from 254 square feet per dwelling unit to 222 square feet per dwelling unit, a variance of approximately 12.3 percent for properties located at 616-630 Washington Ave NE and 308 Walnut St.

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 a reduction in the minimum lot area per dwelling unit from approximately 254 square feet per dwelling unit to 222 square feet per dwelling unit, or a variance of approximately 12.3 percent for the properties located at 616-630 Washington Ave SE and 208 Walnut St.

D. Variance: Application by Carol Lansing, on behalf of Opus Development, for a variance to allow an increase in the maximum allowable floor area ratio (FAR) from 4.32 to 4.7 for properties located at 616-630 Washington Ave NE and 308 Walnut St.

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 maximum floor area ratio from 4.32 to 4.7 for the properties located at 616-630 Washington Ave SE and 208 Walnut St. 

E. Variance: Application by Carol Lansing, on behalf of Opus Development, for a variance to reduce the required east front yard setback from 15 feet to 0 feet for properties located at 616-630 Washington Ave NE and 308 Walnut St.

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 required east front yard setback from 15 feet to 0 feet for the properties located at 616-630 Washington Ave SE and 208 Walnut St. 

F. Variance: Application by Carol Lansing, on behalf of Opus Development, for a variance to reduce the required south side yard setback from 15 feet to 0 feet for properties located at 616-630 Washington Ave NE and 308 Walnut St.

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 south side yard setback from 15 feet to 0 feet for the properties located at 616-630 Washington Ave SE and 208 Walnut St, subject to the following condition:

  1. The portions of the upper floors of the building that contain windows shall be located a minimum of 3.5 feet from the south property line.   

G. Variance: Application by Carol Lansing, on behalf of Opus Development, for a variance to reduce the required west side yard setback from 15 feet to 0 feet for properties located at 616-630 Washington Ave NE and 308 Walnut St.

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 side yard setback from 15 feet to 0 feet for the properties located at 616-630 Washington Ave SE and 208 Walnut St subject to the following condition: 

  1. The portions of the upper floors of the building that contain windows shall be located a minimum of ten feet from the west property line.   

H. Variance: Application by Carol Lansing, on behalf of Opus Development, for a variance to the Pedestrian Oriented Overlay District standards to increase the width of the curb cut from 20 feet to 24 feet for properties located at 616-630 Washington Ave NE and 308 Walnut St.

Recommended Motion: The Department of Community Planning and Economic Development – Planning Division recommends that the City Planning Commission adopt the findings and deny the application for a variance to the Pedestrian Oriented Overlay District standards to increase the width of the curb cut from 20 feet to 24 feet for the properties located at 616-630 Washington Ave SE and 208 Walnut St.  

I. Variance: Application by Carol Lansing, on behalf of Opus Development, for a variance to the Pedestrian Oriented Overlay District standards to increase the maximum front yard setback from eight feet to 14.5 feet for properties located at 616-630 Washington Ave NE and 308 Walnut St.

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 the Pedestrian Oriented Overlay District standards increase the front yard setback for the residential entry from eight feet to 14.5 feet for the properties located at 616-630 Washington Ave SE and 208 Walnut St.

J. Variance: Application by Carol Lansing, on behalf of Opus Development, for a variance to reduce the off-street vehicle parking requirement from 88 spaces to 49 spaces for properties located at 616-630 Washington Ave NE and 308 Walnut St.

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 minimum vehicle parking requirement from 88 spaces to 49 spaces for the properties located at 616-630 Washington Ave SE and 208 Walnut St. 

K. Site Plan Review: Application by Carol Lansing, on behalf of Opus Development, for a site plan review for a 6-story, mixed-use building with 98 dwelling units for properties located at 616-630 Washington Ave NE and 308 Walnut St.

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 98 residential dwelling units on the properties 616-630 Washington Ave SE and 208 Walnut St, subject to the following conditions:

  1. All site improvements shall be completed by June 11, 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 similar fixtures shall be placed in front of the required ground level transparent windows.

  4. The south elevation shall be revised to include a material change, recess, projection or other architectural element to eliminate any blank walls in excess of 25 feet, in compliance with Section 530.120 of the zoning code.

  5. Both the east and west ends of the south elevation shall contain brick panel so that all sides of the building will be compatible with each other and similar in appearance, in compliance with Section 530.120 of the zoning code.

  6. A minimum of 84 square feet of landscaping shall be provided on site in the location of the loading space, in compliance with Section 530.160 of the zoning code. 

  7. The loading space shall be removed and the applicant shall work with Public Works on obtaining an on-street loading space on Walnut Street. 

  8. A minimum of nine short-term bicycle parking spaces shall be provided on site or within the right-of-way adjacent to the site, in compliance with Section 541.180 of the zoning code. 

8. Lake Harriet Lower School Classroom Addition (BZZ-5585, Ward: 13), 4030 Chowen Ave S (Becca Farrar).

Staff report

Site plan

A. Conditional Use Permit: Application by Luken Architecture, on behalf of Minneapolis Public Schools, to amend the conditional use permit to allow for an expansion of the existing school for the property located at 4030 Chowen 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 to amend a conditional use permit for an existing school in the R1A district and the SH Overlay district for property located at 4030 Chowen Ave S subject to the following condition of approval:

  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. Conditional Use Permit: Application by Luken Architecture, on behalf of Minneapolis Public Schools, for a conditional use permit to increase the maximum permitted height from 2.5 stories or 35 feet to 3 stories (2-floors) or 36 feet, 4 inches for the property located at 4030 Chowen 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 maximum permitted height from 2.5 stories or 35 feet to 3 stories (2-floors) or 36 feet, 4 inches for the property located at 4030 Chowen Ave S subject to the following condition of approval:

  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.

C. Variance: Application by Luken Architecture, on behalf of Minneapolis Public Schools, for a variance to allow stairs and walkways that exceed the standards authorized as permitted obstructions within the required front yard setback along Chowen Ave S for the property located at 4030 Chowen 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 application to allow stairs that exceed the standards authorized as permitted obstructions within the required front yard setback along Chowen Ave S on the property located at 4030 Chowen Ave S.

D. Variance: Application by Luken Architecture, on behalf of Minneapolis Public Schools, for a variance to allow stairs and walkways that exceed the standards authorized as permitted obstructions within the r within the corner side yard setback along W 41st St for the property located at 4030 Chowen 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 application to allow stairs and walkways that exceed the standards authorized as permitted obstructions within the corner side yard setback along W 41 St on the property located at 4030 Chowen Ave S.

E. Site Plan Review: Application by Luken Architecture, on behalf of Minneapolis Public Schools, for a site plan review for a 3-story (2 floor), 32,000 square foot addition to the existing Lake Harriet Lower School in the R1A (Single-family) district and SH (Shoreland) overlay district for the property located at 4030 Chowen 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 site plan review application to allow a 3-story (2-floor), 32,000 square foot addition to the existing Lake Harriet Lower School on the property located at 4030 Chowen Ave S subject to the following conditions of approval:

  1. Planning Staff review and approval of the final site, elevation and landscaping plans. 

  2. All site improvements shall be completed by June 11, 2013 unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

  3. All existing principal entries to the building shall be maintained.

  4. Modification of the site plan on the east side of the site along Chowen Ave S, resulting in the removal of the first two delineated parking spaces on either side of the drive aisle. A total of 4 spaces shall be removed and landscaped. 

  5. The bituminous play area located on site shall be removed once the school addition is completed and the temporary classrooms are removed from the site.

  6. A 4-foot tall decorative fence shall be installed around the perimeter of the play areas on site. 

  7. On the west side of the site along Drew Ave S, landscaping and screening shall be provided as required by Section 530.170 of the Zoning Code.

  8. The pervious wood mulch areas delineated within the surface parking lot shall be landscaped with shrubs.

  9. Two small loading spaces (10 feet by 25 feet) shall be designated in the parking lot as required by Section 541.480 of the Zoning Code.

  10. A minimum of 69 bicycle parking spaces shall be provided on-site that comply with the short-term bicycle parking provisions as outlined in Section 541.180 of the Zoning Code.

9. Dwell – Bigos Calhoun Greenway Expansion (BZZ-5578 and PL-265, Ward: 13), 3140 Chowen Ave S and 3129 Ewing Ave S (Becca Farrar).

Staff report

A. Conditional Use Permit: Application by UrbanWorks Architecture, on behalf of Bigos-Calhoun Greenway, LLC, for a conditional use permit for a Planned Unit Development (PUD) to allow a new 6-story, 72 foot tall, 185-unit residential development on the subject site. The proposed development would become a unified development with the existing 4-story, 42-foot tall 151-unit residential development located on the property for the properties located at 3140 Chowen Ave S and 3129 Ewing Ave S:

Recommended Motion: The Department of Community Planning and Economic Development – Planning Division recommends that the City Planning Commission adopt the findings and continue the application for the Conditional Use Permit for a Planned Unit Development to allow a new 6-story, 72 foot tall, 185-unit residential development on the properties located at 3140 Chowen Ave S and 3129 Ewing Ave S to the June 25, 2012, Planning Commission meeting.

B. Site Plan Review: Application by UrbanWorks Architecture, on behalf of Bigos-Calhoun Greenway, LLC, for a site plan review for a PUD in the R6 (Multiple-family) district for the properties located at 3140 Chowen Ave S and 3129 Ewing Ave S:

Recommended Motion: The Department of Community Planning and Economic Development– Planning Division recommends that the City Planning Commission continue the site plan review application for a Planned Unit Development on the properties located at 3140 Chowen Ave S and 3129 Ewing Ave S to the June 25, 2012, Planning Commission meeting.

C. Plat: Application by UrbanWorks Architecture, on behalf of Bigos-Calhoun Greenway, LLC, for a preliminary plat for the properties located at 3140 Chowen Ave S and 3129 Ewing Ave S:

Recommended Motion: The Department of Community Planning and Economic Development – Planning Division recommends that the City Planning Commission continue the preliminary plat application for the properties located at 3140 Chowen Ave S and 3129 Ewing Ave S to the June 25, 2012, Planning Commission meeting.

10. Serenity Suites (BZZ-5579, Ward: 3), 2510 4th St N (Becca Farrar).

Staff report

Site plan

A. Rezoning: Application by Jonah Bridger for a petition to rezone the property located at 2510 4th St N from the R2B (Two-family) district to the R5 (Multiple-family) district .

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 deny the rezoning petition to change the zoning classification of the property located at 2510 4th St N from the R2B district to the R5 district.

B. Rezoning: Application by Jonah Bridger for a petition to rezone the property located at 2510 4th St N from the R2B (Two-family) district to the R4 (Multiple-family) district. The applicant proposes to rezone to two separate zoning classifications as the rezoning to R5 does not require a variance and the rezoning to R4 requires a variance. The applicant has applied for both in the circumstance that one of the rezoning proposals is supported by the City Council.

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 deny the rezoning petition to change the zoning classification of the property located at 2510 4th St N from the R2B district to the R4 district.

C. Variance: Application by Jonah Bridger for a variance of the minimum lot area requirement in the R4 district to allow 11 dwelling units in the existing building located at 2510 4th St N. The R4 district requires a minimum lot area for multiple-family dwelling units of 1,250 square feet per dwelling unit. The applicant proposes 1,228 square feet per dwelling unit or a variance of approximately 2%.

Recommended Motion: The Department of Community Planning and Economic Development – Planning Division recommends that the City Planning Commission adopt the findings and deny the application for a variance of the minimum lot area requirement in the R4 district to allow 11 dwelling units in the existing building on the property located at 2510 4th St N.

D. Site Plan Review: Application by Jonah Bridger for a site plan review to allow 11 dwelling units within the existing building located at 2510 4th St N.

Recommended Motion: The Department of Community Planning and Economic Development– Planning Division recommends that the City Planning Commission deny the site plan review application to allow 11 dwelling units within the existing building on the property located at 2510 4th St N.

Commission Business

Adjournment

Next Regular Planning Commission Meeting: June 25, 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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Last updated Jun 27, 2012