2013 Meeting Schedule

Minneapolis City Planning Commission Agenda

Regular Meeting

March 25, 2013

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

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

Committee Clerk: Lisa Baldwin (612) 673-3710

Call to Order

Approval of Actions from the March 4, 2013 meeting

Approval of Agenda

Committee of the Whole Consent Agenda – March 6, 2013

1.   Land Sale – 421 6th Ave NE (Staff: Haila Maze)

Review for consistency with the Comprehensive Plan the sale of 421 6th Ave NE for the development of a single family home.

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

Public Hearings

Introduction to the Public Hearing

Public Hearing

1. Above the Falls Master Plan Update (Wards: 1, 3, 4 and 5) (Haila Maze). This item was continued from the February 19, 2013 meeting.

Staff report

Above the Falls Master Plan

A. Master Plan: Considering adoption of the Above the Falls Master Plan Update documents.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission and City Council approve the Above the Falls Plan Update document and amend the policy guidance for the area into the City’s comprehensive plan. The comprehensive plan amendment is subject to final review and approval by the Metropolitan Council.

2. 3101 and 3107 6th St N (MS-230, Ward: 3), 3101 and 3107 6th St N (Becca Farrar).

Staff report

A. Minor Subdivision: Application by PPL Homes, LLC, has submitted a minor subdivision application for the properties located at 3101 and 3107 6th St N. The purpose of this subdivision is to create three lots out of two existing lots, or to create one additional lot. All three lots are slated for new single-family homes. 

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission approve the minor subdivision to create three lots out of two existing lots, or to create one additional lot for three new single-family homes on the properties located at 3101 and 3107 6th St N subject to the following conditions:

  1. Submission of administrative site plan review applications for staff review and approval for the proposed single-family homes.
  2. The single-family home shall comply with all applicable R4 district regulations as outlined in Chapter 546 as well as the standards outlined in Chapter 530 and Chapter 535.
  3. The applicant shall provide a recorded copy of the driveway easement proposed on the north side of the site that includes a maintenance agreement.
3. Halal Market (BZZ-5967, Ward: 6), 1926 Chicago Ave (1910 Chicago Ave) and 732 Franklin Ave E (Becca Farrar).
Staff report

A. Conditional Use Permit: Application by MN Halal Market, Inc., for a conditional use permit for limited production and processing of spices within the existing grocery store on the property located at 1926 Chicago Ave (1910 Chicago Ave). The property is located in the C2 (Neighborhood Corridor Commercial) District and NP (North Phillips) Overlay District.

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 limited production and processing within an existing grocery store on the properties located at 1926 Chicago Ave (1910 Chicago Ave) and 732 Franklin Ave E 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. All landscaping shall be in compliance with the approved plan. The property owner shall replace all required tree and shrub plantings.

4. Wetland Habitat Restoration (BZZ-5954, Ward: 2), 2521-23 27th Ave S (Aly Pennucci).

Staff report

A. Rezoning: Application by Donna Sanders, on behalf of Wetland Habitat Restorations, LLC, for a rezoning petition to add the IL Industrial Living Overlay District to the I1 Light Industrial District to allow for more flexibility in uses for the property located at 2521-23 27th Ave S, in the I1 Light Industrial 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 add the IL Industrial Living Overlay District to the existing I1 Light Industrial District for the property located at 2521-23 27th Ave S.

B. Conditional Use Permit: Application by Donna Sanders, on behalf of Wetland Habitat Restorations, LLC, for a conditional use permit to establish a contractor’s office located at 2521-23 27th Ave S, in the I1 Light Industrial District.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings above and approve the conditional use permit for a contractor’s office for the property located at 2521-23 27th Ave S, 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.
  2. The use shall comply with the enclosed building requirement of section 550.80 of the zoning code. For the purposes of this requirement, "enclosed" shall mean completely enclosed with no outdoor storage, sorting or processing of materials.
  3. The use shall comply with the truck and commercial vehicle parking requirement of section 550.110 of the zoning code.
  4. Refuse containers shall be screened as required by section 535.80 of the zoning code.
  5. CPED Planning staff review and approval of the final site and landscaping plans.

5. The GAV (BZZ-5944, Ward: 5), 1307-1315 Glenwood Ave (Janelle Widmeier).

Staff report

Site plan

A. Variance: Application by Ted Murphy, on behalf of The GAV, LLC, for a variance of the PO Pedestrian Oriented Overlay District building placement standards to allow part of the first floor of the addition to be setback more than 8 feet from Glenwood Ave and Humboldt Ave N and to allow parking between the building and Girard Ave N for the property located at 1307-1315 Glenwood Ave to allow a one-story building addition.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the variance of the PO overlay district building placement standards to allow part of the first floor of the addition to be setback more than 8 feet from Glenwood Ave and Humboldt Ave N and to allow parking between the building and Girard Ave N for the property located at 1307-1315 Glenwood Ave.

B. Variance: Application by Ted Murphy, on behalf of The GAV, LLC, for a variance of the PO Pedestrian Oriented Overlay District standard limiting parking lot width to not more than 60 feet of street frontage to allow 102 feet of parking lot frontage along Girard Ave N for the property located at 1307-1315 Glenwood Ave to allow a one-story building addition.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the variance of the PO overlay district standard limiting parking lot width to not more than 60 feet of street frontage to allow 102 feet of parking lot frontage on Girard Ave N for the property located at 1307-1315 Glenwood Ave.

C. Site Plan Review: Application by Ted Murphy, on behalf of The GAV, LLC, for a site plan review for the property located at 1307-1315 Glenwood Ave to allow a one-story building addition.

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 site plan review to allow a building addition for the property located at 1307-1315 Glenwood Ave, subject to the following conditions:

  1. On the lower level of the south building wall, additional architectural elements shall be provided to the east of the garage door or columnar plantings or a green screen adjacent to the wall shall be provided to prevent a blank wall without architectural elements that exceeds 25 feet in width as required by section 530.120 of the zoning code.
  2. Architectural elements shall be provided on the east wall of the building addition’s lower level to prevent blank, uninterrupted walls exceeding 25 feet in width that do not include sufficient architectural elements as required by section 530.120 of the zoning code.
  3. At least 10 percent of the building wall facing Girard Avenue, as measured between 2 and 10 feet above the adjacent grade, shall be windows that allow views into and out of the building. The bottom of these windows shall be within 4 feet of the adjacent grade as required by section 530.120 of the zoning code.
  4. At least 150 square feet of windows on the west elevation facing the parking lot and Humboldt Avenue shall be unobstructed by screens as required by section 551.120 of the zoning code.
  5. CPED staff review and approval of the final site, landscaping, floor and building elevation plans.
  6. All site improvements shall be completed by March 25, 2015, unless extended by the Zoning Administrator, or the permit may be revoked for noncompliance.

6. NCW Properties LLC(BZZ-5937, Ward: 2), 1113-17 16th Ave SE (Kimberly Holien).

Staff report

Site plan

A. Rezoning: Application by Nina Wong for a rezoning to add the TP, Transitional Parking overlay district for the property located at 1113-17 16th Ave SE, in the R1A 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 application for rezoning to add the TP, Transitional Parking Overlay district for the properties located at 1113-17 26th Ave SE.

B. Conditional Use Permit: Application by Nina Wong for a conditional use permit for a surface parking lot in the R1A, Single-family district and TP, Transitional Parking overlay district for the property located at 1113-17 16th Ave SE, in the R1A district. The surface parking lot is intended to serve an existing restaurant on the adjacent property at 1500 E Hennepin 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 a surface parking lot with 22 spaces for the properties located at 1113-17 16th Ave SE, subject to the following condition: 

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

C. Site Plan Review: Application by Nina Wong for a site plan review to establish a surface parking lot with 24 spaces for the property located at 1113-17 16th Ave SE.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission approve the site plan review application for a surface parking lot at 1113-17 16th Ave SE, subject to the following conditions:

  1. All site improvements shall be completed by March 25, 2015, 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, landscaping and lighting plans before building permits may be issued.
  3. The parking lot shall be gated between the hours of 6:00 a.m. and 10:00 p.m. in compliance with Section 551.430 of the zoning code.
  4. The north, east and west landscaped yards shall include shrubs that are a minimum of three feet in height and 60 percent opaque for the length of the parking area, in compliance with Section 530.170 of the zoning code. 
  5. A minimum of four deciduous trees shall be planted within the north landscaped yard, adjacent to E Hennepin Avenue, in compliance with Section 530.170 of the zoning code. 
  6. The refuse storage container shall be enclosed on all four (4) sides by screening that is comprised of a durable material not less than two (2) feet higher than the refuse container, in compliance with Section 535.80 of the zoning code. 

7. Golden Nest Assisted Living and Adult Day Center (BZZ-5915, Ward: 1), 2501 Taylor St NE (Janelle Widmeier).

Staff report

Site plan

A. Rezoning: Application by Hongjoo Lee, on behalf of Golden Nest, LLC, for a petition to rezone the property located at 2501 Taylor St NE from R2B Two-family Residence District to R4 Multiple-family Residence 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 petition to rezone the property of 2501 Taylor St NE from the R2B district to the R4 district.

B. Conditional Use Permit: Application by Hongjoo Lee, on behalf of Golden Nest, LLC, for a conditional use permit to allow an assisted living facility for the property located at 2501 Taylor St.

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 assisted living facility for the property located at 2501 Taylor St NE, subject to the following condition:

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

C. Conditional Use Permit: Application by Hongjoo Lee, on behalf of Golden Nest, LLC, for a conditional use permit to allow a development achievement center.

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 development achievement center for the property located at 2501 Taylor St NE, 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.

D. Variance: Application by Hongjoo Lee, on behalf of Golden Nest, LLC, for a variance to reduce the interior side yard requirements adjacent to the proposed shared property line to 0 feet to allow the buildings, air conditioning units and parking areas to remain for the property located at 2501 Taylor St.

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 interior side yard requirements adjacent to the proposed shared property line to 0 feet to allow the existing buildings, air conditioning units and parking areas to remain for the property located at 2501 Taylor St NE, subject to the following conditions:

  1. The applicant shall submit proof that the reciprocal easement agreement between seller and buyers of the subject property was recorded with Hennepin County. The reciprocal easement agreement shall include a provision that the City must be notified if the easement is ever terminated.
  2. Parking within the required interior side yards shall not be allowed in the parking area accessed from Taylor Street Northeast. The asphalt paving in these areas shall be removed and replaced with landscaping.

E. Variance: Application by Hongjoo Lee, on behalf of Golden Nest, LLC, for a variance to reduce the minimum lot area requirement for an assisted living facility and development achievement center from 24,000 square feet to 20,961 square feet for the property located at 2501 Taylor St.

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 minimum lot area requirement for an assisted living facility and development achievement center from 24,000 square feet to 20,961 square feet for the property located at 2501 Taylor St NE.

F. Site Plan Review: Application by Hongjoo Lee, on behalf of Golden Nest, LLC, for a site plan review for the property located at 2501 Taylor St.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the application for site plan review to allow an assisted living facility for the property located at 2501 Taylor St NE (Lots 16, 17 and 18), subject to the following conditions:

  1. Landscaping shall be provided on-site as required by section 530.160 of the zoning code.
  2. Landscaped yards not less than 7 feet wide with screening and trees shall be provided as required by section 530.170 of the zoning code adjacent to the west and north lot lines.
  3. A landscaped yard not less than 7 feet wide shall be provided as required by section 530.170 of the zoning code adjacent to the south lot line.
  4. Any areas of the parking lot left unavailable for parking or vehicle circulation shall be landscaped as required by section 530.170 of the zoning code.
  5. Installation and maintenance of all landscape materials shall comply with the standards outlined in sections 530.200 and 530.210 of the zoning code.
  6. Concrete curbs and/or wheel stops shall be installed as required by section 530.230 of the zoning code.
  7. The parking lot layouts shall comply with the minimum parking space and aisle dimensions as required by section 541.330 of the zoning code.
  8. At least 4 long-term bicycle spaces shall be provided as required by section 541.180 of the zoning code.
  9. Refuse containers shall be screened as required by section 535.80 of the zoning code.
  10. Separate access between the residential and nonresidential uses shall be provided as required by section 535.85 of the zoning code.
  11. Department of Community Planning and Economic Development staff review and approval of the final site, landscaping, and floor plans.
  12. Site improvements required by Chapter 530 or by the City Planning Commission shall be completed by March 25, 2015, or the permit may be revoked for non-compliance.

8. Mill and Main I and II Planned Unit Development (BZZ-5935 and PL-274, Ward: 3), 413, 425 and 501 Main St SE (Jim Voll).

Staff report

Site plan

A. Conditional Use Permit: Application by Doran Companies for a conditional use permit for a Planned Unit Development with 359 residential units (180 existing and 179 new construction) for property located at 413-501 Main St SE.

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 planned unit development with 359 dwelling units (180 for Phase I and 179 for Phase II) for property located 413- 501 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 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, totaling a minimum of 20 points; amenities as proposed by the applicant, as described in the staff report.
  3. Mill and Main Phase I is also subject to the applicable conditions of approval for file BZZ-5456.

B. Variance: Application by Doran Companies for a conditional use permit for a variance of an interior side yard setback on the northwesterly property line from 15 feet to zero feet for property located at 413-501 Main St SE.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the northwesterly interior side yard setback variance from 15 to zero feet for property located 413-501 Main St SE.

C. Site Plan Review: Application by Doran Companies for a conditional use permit for a site plan review for property located at 413-501 Main St SE.

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 for property located 413-501 Main St SE subject to the following conditions:

  1. CPED staff review and approval of the final elevations and site and landscaping plans before permits may be issued.
  2. All site improvements shall be completed by March 25, 2015, unless extended by the Zoning Administrator, or the permit may be revoked for noncompliance.
  3. Compliance with the HPC conditions of approval.
  4. Compliance with the applicable standards of the SH Shoreland Overlay District and the MR Mississippi River Overlay District.
  5. If allowed as a minor change to the existing approved mid-block corridor HPC certificate of appropriateness, at least two trees shall be added at the north side of the building

D. Plat: Application by Doran Companies for a preliminary and final plat for property located at 413-501 Main St SE.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission approve the preliminary and final subdivision plat for property located at 413-501 Main St SE.

Commission Business

Adjournment

Next Regular Planning Commission Meeting: April 8, 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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Last updated Mar 20, 2013