2013 Meeting Schedule

Minneapolis City Planning Commission Agenda

Regular Meeting

March 4, 2013

4:30 p.m. - City Hall, 350 S 5th St - Room 317, Minneapolis, Minnesota

Commissioners: Cohen, Gagnon, Huynh, Kronzer, Luepke-Pier, Schiff, Tucker and Wielinski – 8

Committee Clerk: Lisa Baldwin (612) 673-3710

Call to Order

Approval of Actions from the February 19, 2013 meeting

Approval of Agenda

Committee of the Whole Consent Agenda – February 21, 2013

None. The next Committee of the Whole meeting will be March 6, 2013.

Public Hearings

Introduction to the Public Hearing

Public Hearing

1. 5953 Penn Ave S (BZZ-5885, Ward: 13), 5953 Penn Ave S (Janelle Widmeier).

Staff report

A. Rezoning: Application by Lindquist & Vennum LLP, on behalf of BBS Family LLC, to rezone the property of 5953 Penn Ave S from R1 Single-family District to R3 Multiple-family District to legalize a 3-unit dwelling. 

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission and City Council adopt the findings and approve the petition to rezone the property of 5953 Penn Ave S from the R1A district to the R3 district.

2. 2601 Colfax Ave N (BZZ-5894, Ward: 3), 2601 Colfax Ave N (Brad Ellis).

Staff report

A. Rezoning: Application by W. George Lang for a rezoning from the R2B district to the R3 district in order to lawfully establish a two-family dwelling on the property located at 2601 Colfax Ave N.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission and City Council adopt the findings and approve the rezoning petition to the change the zoning classification for the property located at 2601 Colfax Ave N from R2B Two-Family District to R3 Multiple-Family District to allow for the conversion of a single-family dwelling to a two-family dwelling.

3. Webber Park (BZZ-5916, Ward: 4), 4300 Webber Parkway (Hilary Dvorak).

Staff report

Site plan

A. Conditional Use Permit: Application by Brady Halverson with Landform Professional Services, on behalf of the Minneapolis Park and Recreation Board, for a conditional use permit to allow development within 50 feet of the ordinary high water mark of Webber Pond per the standards of the SH Shoreland Overlay District for the property located at 4300 Webber Parkway.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the conditional use permit application to allow development within 50 feet of the ordinary high water mark of Webber Pond per the standards of the SH Shoreland Overlay District located at 4300 Webber Parkway subject to the following condition:

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

B. Site Plan Review: Application by Brady Halverson with Landform Professional Services, on behalf of the Minneapolis Park and Recreation Board, for a site plan review to allow for the construction of a new 2,950 square foot bath house for the property located at 4300 Webber Parkway.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the site plan review application to allow for the construction of a new 2,950 square foot bath house located at 4300 Webber Parkway subject to the following conditions:

  1. Approval of the final site, landscaping, elevation and lighting plans by the Department of Community Planning and Economic Development.
  2. All site improvements shall be completed by March 4, 2015, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.
  3. The north and west walls of the building shall be designed so they are in compliance with Section 530.120 of the zoning code.
  4. There shall be not less than 14 percent window area provided on the Webber Parkway elevation.
  5. Screening that is three feet in height and equal to 60 percent opaque shall be provided along the southwesterly side of the parking as required by Section 530.170 of the zoning code.
  6. If the refuse and recycling containers are kept outside once the development project is complete they 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.

4. The Beez Kneez Honey House(BZZ-5943, Ward: 12), 3957-63 42nd Ave S (Aly Pennucci).

Staff report

A. Conditional Use Permit: Application by Kristy Allen, of The Beez Kneez, LLC, for a conditional use permit to establish a limited production and processing use (honey extraction, bottling and sales) at 3957-63 42nd Ave S, in the C1 Neighborhood Commercial District.

Recommended Motion: The Department of Community Planning and Economic Development 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 3957-63 42nd Ave S, in the C1 Neighborhood Commercial district, subject to the following conditions:

  1. The conditional use permit shall be recorded with Hennepin County as required by Minn. Stat. 462.3595, subd. 4 before building permits may be issued or before the use or activity requiring a conditional use permit may commence. Unless extended by the zoning administrator, the conditional use permit shall expire if it is not recorded within two years of approval.
  2. The commercial space, including the storage area, shall comply with the window requirements as required per section 530.120 of the zoning code. Windows shall allow views into and out of the building at eye level. Shelving, mechanical equipment or other similar fixtures shall not block views into and out of the building.
  3. A minimum of four (4) bicycle parking spaces shall be provided.

B. Variance: Application by Kristy Allen, of The Beez Kneez, LLC, for a variance to increase the maximum size of a limited production and processing use from 1,200 square feet of gross floor area to approximately 2,900 square feet of gross floor area for the property located at 3957-63 42nd Ave S, in the C1 Neighborhood Commercial District.

Recommended Motion: The Department of Community Planning and Economic Development 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 2,900 square feet for property located at 3957-63 42nd Ave S, in the C1 Neighborhood Commercial district.

5. HERC Inventory Building(BZZ-5938, Ward: 5), 505 6th Ave N (Kimberly Holien).

Staff report

Site plan

A. Conditional Use Permit: Application by Hennepin County Environmental Services for a conditional use permit to allow a 32,820 square foot building addition to an existing waste transfer or disposal facility located at 505 6th Ave N, in the I3, General Industrial District. The addition will be used for supply storage and to house mechanical equipment to provide snow melt to the Interchange plaza and heating to the new Covanta administration building to be constructed as part of the Interchange project. 

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the conditional use permit for a waste disposal facility for the property at 505 6th St N, 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. Parking for the use may be provided off-site within the adjacent Interchange project.  

B. Conditional Use Permit: Application by Hennepin County Environmental Services for a conditional use permit to increase height in the I3, General Industrial District from four stories, 56 feet to 63’4” for property located at 505 6th Ave N. 

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the conditional use permit for increased height for the property at 505 6th Ave N, 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.    

C. Site Plan Review: Application by Hennepin County Environmental Services for a site plan review for a 32,820 square foot building addition for property located at 505 6th Ave N. 

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission approve the site plan review application for a 32,820 addition to an existing waste disposal facility at 505 6th Ave N, subject to the following conditions:

  1. All site improvements shall be completed by December 3, 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.

6. The Bridges (BZZ-5932, Ward: 3), 918 & 928 University Ave SE, and 211/215 & 219 10th Ave SE (Becca Farrar).

Staff report

Site plan

A. Rezoning: Application by Doran University V, LLC, for a petition to rezone the properties located at 918 & 928 University Ave SE, and 211/215 & 219 10th Ave SE from the C2 (Neighborhood Corridor Commercial) District to the OR3 (Institutional Office Residence) District while maintaining the University Area (UA) Overlay District and the Mississippi River (MR) Overlay District.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission and City Council adopt the findings and approve the rezoning petition to change the zoning classification of the properties located at 918 & 928 University Ave SE, and 211/215 & 219 10th Ave SE from the C2 District to the OR3 District. The UA (University Area) Overlay District and the Mississippi River (MR) Overlay District would be maintained.

B. Conditional Use Permit: Application by Doran University V, LLC, for a conditional use permit to allow an increase in height from 6 stories or 84 feet to approximately 11 stories or 120 feet tall at the tallest point for the properties located at 918 & 928 University Ave SE, and 211/215 & 219 10th Ave.

Recommended Motion: The Department of Community Planning and Economic Development 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 6 stories or 84 feet to approximately 11 stories or 120 feet at the tallest point for the properties located at 918 & 928 University Ave SE, and 211/215 & 219 10th Ave SE 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 two years of approval.

C. Variance: Application by Doran University V, LLC, for a variance of the front yard setback requirement along the north property line adjacent to University Ave SE from 15 feet to approximately 1 foot for the properties located at 918 & 928 University Ave SE, and 211/215 & 219 10th Ave.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a variance of the front yard setback requirement along the north property line adjacent to University Ave SE from 15 feet to approximately 1 foot for the properties located at 918 & 928 University Ave SE, and 211/215 & 219 10th Ave SE.

D. Variance: Application by Doran University V, LLC, for a variance of the corner side yard setback requirement along the east property line adjacent to 10th Ave SE from 15 feet to zero feet to allow the building wall, entrance canopy, balconies, walkways wider than 6 feet in width, as well as a transformer for the properties located at 918 & 928 University Ave SE, and 211/215 & 219 10th Ave.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a variance of the corner side yard setback requirement along the east property line adjacent to 10th Ave SE from 15 feet to zero feet at the closest point to allow the building wall, entrance canopy, balconies, walkways wider than 6 feet in width, as well as a transformer for the properties located at 918 & 928 University Ave SE, and 211/215 & 219 10th Ave SE.

E. Variance: Application by Doran University V, LLC, for a variance of the interior side yard setback requirement along the west property line from 25 feet to approximately 5 feet for the properties located at 918 & 928 University Ave SE, and 211/215 & 219 10th Ave.

Recommended Motion: The Department of Community Planning and Economic Development 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 west property line from 25 feet to approximately 5 feet for the properties located at 918 & 928 University Ave SE, and 211/215 & 219 10th Ave SE.

F. Variance: Application by Doran University V, LLC, for a variance to allow an increase in the allowable FAR from 4.2 to approximately 4.3 for the properties located at 918 & 928 University Ave SE, and 211/215 & 219 10th Ave.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a variance to allow an increase in the allowable FAR from 4.2 to approximately 4.3 for the properties located at 918 & 928 University Ave SE, and 211/215 & 219 10th Ave SE.

G. Variance: Application by Doran University V, LLC, for a variance of the off-street parking requirement from approximately 211 spaces to 128 spaces for the properties located at 918 & 928 University Ave SE, and 211/215 & 219 10th Ave.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a variance to reduce the parking requirement for the residential component of the development in the UA Overlay District from 211 spaces to 128 spaces for the properties located at 918 & 928 University Ave SE, and 211/215 & 219 10th Ave SE.

H. Site Plan Review: Application by Doran University V, LLC, for a site plan review to allow a new 9 to 11 story approximately 120 foot tall multi-family residential development that includes approximately 211 market rate units with approximately 318 bedrooms and 128 off-street parking spaces located at 918 & 928 University Ave SE, and 211/215 & 219 10th Ave.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission approve the site plan review application for the construction of a new 9 to 11 story approximately 120 foot tall multi-family residential development that includes approximately 211 market rate units with approximately 318 bedrooms and 128 off-street parking spaces for the properties located at 918 & 928 University Ave SE, and 211/215 & 219 10th Ave SE subject to the following conditions of approval:

  1. All site improvements shall be completed by April 12, 2015, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.
  2. CPED Staff review and approval of the final site, elevation, landscaping and lighting plans before building permits may be issued.
  3. Incorporation of a principal entrance off of University Avenue SE into the entrance vestibule.
  4. Incorporation of windows, entries, recesses, projections or other architectural elements along the west and south elevations of the proposed building to break up the blank uninterrupted walls that exceed 25 feet in width per Section 530.120 of the Zoning Code.
  5. The first two levels of the building shall incorporate clear windows that have a pattern and rhythm consistent with the above floors that resemble the clear storefront windows located in the active areas within the building. Etched or perforated glass openings that allow light and limited views into and out of the building are acceptable.
  6. Compliance with the landscaping quantities as required by Section 530.160 of the Zoning Code.
  7. The Travel Demand Management Plan must be approved by the Development Services Director prior to submission of plans for final approval and building permit issuance.

7. Five15 On the Park (formerly Currie Park Lofts) (BZZ-5918, PL-273 and Vac-1608, Ward: 2), 1500, 1506 and 1514 6th St S; 1500, 1501, 1506, 1507, and 1515 5th St S; 1505 and 1509 4th St S (Becca Farrar).

Staff report

Site plan

A. Conditional Use Permit: Application by Fine Associates, on behalf of Currie Park Developments, LLC, for a conditional use permit for a two-phase Planned Unit Development (PUD) with an alternative request for yards for the properties located at 1500, 1506 and 1514 6th St S; 1500, 1501, 1506, 1507, and 1515 5th St S; 1505 and 1509 4th St S.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for a conditional use permit for Phase I of a Planned Unit Development on the properties located at 1500, 1506 and 1514 6th St S; 1500, 1501, 1506, 1507, and 1515 5th St S; 1505 and 1509 4th St 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 two years 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 and those proposed by the applicant totaling a minimum of 15 points: outdoor open space, outdoor children’s play area, reflective roof, decorative fencing, and a recycling storage area.
  3. Fencing shall not be permitted along the east property that precludes pedestrians from utilizing the access easement.
  4. The existing surface parking lot on the north side of the site will not require compliance with the design and maintenance provisions of Section 530.170 of the Zoning Code provided the applicant obtains approvals for Phase II of the PUD by March 4, 2016.

B. Variance: Application by Fine Associates, on behalf of Currie Park Developments, LLC, for a variance of the interior/rear yard setbacks along the north property lines for the properties located at 1500, 1506 and 1514 6th St S; 1500, 1501, 1506, 1507, and 1515 5th St S; 1505 and 1509 4th St S..

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application to allow a variance of the interior/rear yard setbacks along the north property lines to approximately 1 foot at the closest point to the building wall on the properties located at 1500, 1506 and 1514 6th St S; 1500, 1501, 1506, 1507, and 1515 5th St S; 1505 and 1509 4th St S..

C. Variance: Application by Fine Associates, on behalf of Currie Park Developments, LLC, for a variance of the interior/rear yard setbacks along the east property lines for the properties located at 1500, 1506 and 1514 6th St S; 1500, 1501, 1506, 1507, and 1515 5th St S; 1505 and 1509 4th St S..

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application to allow a variance of the interior/rear yard setbacks along the east property lines to approximately 6 feet at the closest point for the building wall and to allow a transformer, and decks that exceed the allowable encroachment parameters on the properties located at 1500, 1506 and 1514 6th St S; 1500, 1501, 1506, 1507, and 1515 5th St S; 1505 and 1509 4th St S..

D. Variance: Application by Fine Associates, on behalf of Currie Park Developments, LLC, for a variance to allow a child care center in excess of 2,000 square feet at approximately 3,000 square feet for the properties located at 1500, 1506 and 1514 6th St S; 1500, 1501, 1506, 1507, and 1515 5th St S; 1505 and 1509 4th St S.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approvethe variance application to allow a child care center in excess of 2,000 square feet at approximately 3,000 square feet on the properties located at 1500, 1506 and 1514 6th St S; 1500, 1501, 1506, 1507, and 1515 5th St S; 1505 and 1509 4th St S..

E. Variance: Application by Fine Associates, on behalf of Currie Park Developments, LLC, for a variance of the Pedestrian-Oriented Overlay District standards pertaining to curb cut width from 20 feet to 29 feet for the properties located at 1500, 1506 and 1514 6th St S; 1500, 1501, 1506, 1507, and 1515 5th St S; 1505 and 1509 4th St S..

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approvethe variance application of the Pedestrian-Oriented Overlay District standards pertaining to curb cut width from 20 feet to 29 feet on the properties located at 1500, 1506 and 1514 6th St S; 1500, 1501, 1506, 1507, and 1515 5th St S; 1505 and 1509 4th St S.

F. Variance: Application by Fine Associates, on behalf of Currie Park Developments, LLC, for a variance of the loading requirement to allow one small loading space for the properties located at 1500, 1506 and 1514 6th St S; 1500, 1501, 1506, 1507, and 1515 5th St S; 1505 and 1509 4th St S..

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approvethe variance application of the loading requirement to allow one small loading space on the properties located at 1500, 1506 and 1514 6th St S; 1500, 1501, 1506, 1507, and 1515 5th St S; 1505 and 1509 4th St S.

G. Site Plan Review: Application by Fine Associates, on behalf of Currie Park Developments, LLC, for a site plan review for a new 6-story mixed-use development that includes 260 dwelling units with a total of 271 bedrooms and approximately 6,000 square feet of ground level neighborhood-serving retail spaces. A total of 242 off-street parking stalls are provided. The properties are zoned R6 (Multiple-family) District and are located in the Cedar-Riverside Transit Station Area (TSA), Pedestrian-Oriented (PO) Overlay District and University Area (UA) Overlay District at 1500, 1506 and 1514 6th St S; 1500, 1501, 1506, 1507, and 1515 5th St S; 1505 and 1509 4th St S..

Recommended Motion: The Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the site plan application for a new 6-story mixed-use development that includes 260 dwelling units with a total of 271 bedrooms and approximately 6,000 square feet of ground level neighborhood-serving retail spaces on the properties located at 1500, 1506 and 1514 6th St S; 1500, 1501, 1506, 1507, and 1515 5th St S; 1505 and 1509 4th St S subject to the following conditions:

  1. All site improvements shall be completed by April 12, 2015, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.
  2. CPED Staff review and approval of the final site, elevation, landscaping and lighting plans before building permits may be issued.
  3. The north elevation of the building shall comply with the 30% window requirement as required by Section 530.120 of the Zoning Code.
  4. The blank walls greater than 25 feet in width on the north and east elevations of the building shall be modified to incorporate architectural elements including recesses and projections, windows and entries per Section 530.120 of the Zoning Code.
  5. Cement board shall not exceed more than 30% coverage on any single elevation of the proposed building.

H. Plat: Application by Fine Associates, on behalf of Currie Park Developments, LLC, for a preliminary plat  for the properties located at 1500, 1506 and 1514 6th St S; 1500, 1501, 1506, 1507, and 1515 5th St S; 1505 and 1509 4th St S..

Recommended Motion: The Community Planning and Economic Development Department recommends that the City Planning Commission adopt the findings and approve the preliminary plat for properties located at 1500, 1506 and 1514 6th St S; 1500, 1501, 1506, 1507, and 1515 5th St S; 1505 and 1509 4th St S.

I. Vacation: Application by Fine Associates, on behalf of Currie Park Developments, LLC, for a vacation of sidewalk easements that run through the property located at 1500, 1506 and 1514 6th St S; 1500, 1501, 1506, 1507, and 1515 5th St S; 1505 and 1509 4th St S..

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission and the City Council adopt the findings and approve the vacation application (Vacation File 1608) subject to the provision of an easement to Centurylink and rededicated of a 10-foot wide sidewalk easement to ensure pedestrian access and the following condition of approval:

  1. A new 10-foot wide sidewalk easement shall be dedicated and recorded prior to building permit issuance on the north side of the existing easement in order to ensure a mid-block crossing and safe pedestrian access to 15th Ave S. The walkway shall be designed in accordance with City standards and shall be lit and secured as appropriate to ensure the safety of pedestrians.

Commission Business

Adjournment

Next Regular Planning Commission Meeting: March 25, 2013

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 Feb. 26, 2013