2013 Meeting Schedule

Minneapolis City Planning Commission Actions

Regular Meeting

May 6, 2013

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

Commissioners present: President Tucker, Cohen, Gagnon, Huynh, Kronzer and Wielinski – 6

Not present: Luepke-Pier (excused) and Schiff (excused)

Committee Clerk: Lisa Baldwin (612) 673-3710

Call to Order

Approval of Actions from the April 22, 2013 meeting

The Planning Commission approved the actions from the April 22, 2013 meeting.

Committee of the Whole Consent Agenda – April 25, 2013

None. The next Committee of the Whole meeting is May 9, 2013.

Public Hearings

1. Nasib Bakery (BZZ-6007, Ward: 2), 607 Cedar Ave S (Janelle Widmeier).

A. Conditional Use Permit:  Application by Luis Caire, on behalf of Abshir Hossen, for a limited production and processing conditional use permit to allow Nasib Bakery to produce cupcakes for wholesale located at the property of 607 Cedar Ave S.

Action: The City Planning Commission adopted the findings and approved the application for a limited production and processing conditional use permit to allow Nasib Bakery to produce cupcakes for wholesale located at the property of 607 Cedar 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 two years of approval.
  2. The site shall be in compliance with the approved site plan. The property owner shall replace all required plantings that are missing or dead, install required bicycle parking, and screen all refuse containers.

Approved on consent 4-0.

Absent: Gagnon, Luepke-Pier and Schiff

2. Jakubas Dental Office (BZZ-6014, Ward: 12), 4554 Minnehaha Ave (Kimberly Holien).

A. Variance: Application by Joan Jakubas for a variance to increase the maximum front yard setback in the Pedestrian Oriented Overlay district from eight feet to 42 feet for the property located at 4554 Minnehaha Ave.

Action: The City Planning Commission adopted the findings and approved the application for a variance to increase the maximum front yard setback in the Pedestrian Oriented Overlay district from 8 feet to 42 feet for the property located at 4554 Minnehaha Ave.

Approved on consent 4-0.

Absent: Gagnon, Luepke-Pier and Schiff

B. Site Plan Review: Application by Joan Jakubas for a site plan review for a 1,120 square foot addition to an existing building located at 4554 Minnehaha Ave.

Action: The City Planning Commission approved the site plan review application for a 1,120 square foot building addition at 4554 Minnehaha Ave, subject to the following conditions:

  1. All site improvements shall be completed by May 6, 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, elevation, landscaping and lighting plans before building permits may be issued.
  3. The EIFS proposed on the exterior addition shall be replaced with a durable material such as masonry, stucco, stone, metal, Nichiha or another durable material, consistent with Section 530.120 of the zoning code. 
  4. No shelving, signage, merchandise, newspaper racks or other similar fixtures shall be placed in front of the required ground level transparent windows.
  5. The five shrubs that are impacted by the building addition shall be replaced with a minimum of five shrubs between the east wall of the addition and the parking area to maintain compliance with the previously approved site plan. 
  6. A minimum of three short-term bicycle parking spaces shall be provided. 

Approved on consent 4-0.

Absent: Gagnon, Luepke-Pier and Schiff

3. Fast Horse, Inc. (BZZ-5999, Ward: 5), 240 9th Ave N (Becca Farrar).

A. Site Plan Review: Application by Salmela Architects, on behalf of Glennelmer, LLC, has submitted a site plan review application to allow for a two-story, 4,682 square foot addition to an existing two-story, 29-foot tall, 4,355 square foot office structure located on the property at 240 9th Ave N. The property is zoned B4N (Downtown Neighborhood) District and is located in the DP (Downtown Parking) Overlay District.

Action: The City Planning Commission approved the site plan review application to allow a two-story, 4,682 square foot addition to an existing two-story, 29-foot tall, 4,355 square foot office structure on the property located at 240 9th Ave N subject to the following conditions of approval:

  1. CPED Staff review and approval of the final site, elevation, lighting and landscaping plans. 
  2. All site improvements shall be completed by May 20, 2015, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.
  3. A minimum 4-foot wide walkway shall be provided that connects the principal entrance to the public sidewalk along 9th Avenue North.
  4. Plain face CMU shall not be permitted as an exterior material on the building.
  5. Details of all plantings within the proposed on-site landscape planters shall be provided as part of the final submittal.

Approved on consent 4-0.

Absent: Gagnon, Luepke-Pier and Schiff

4. 3128 E 25th St (BZZ-6016, Ward: 2), 3128 E 25th St (Kimberly Holien).

A. Nonconforming Use Expansion: Application by Matthew Buzzard for an expansion of non-conforming use to allow for two deck additions to a legal non-conforming duplex in the R1A district at 3128 E 25th St.

Action: The City Planning Commission adopted the findings and approved the application for an expansion of a legal nonconforming use for two decks to the rear of a duplex located at 3128 E 25th St, subject to the following condition:

  1. The size of the upper deck shall be reduced to no more than 144 square feet (12’ x 12’). 

Approved on consent 4-0.

Absent: Gagnon, Luepke-Pier and Schiff

B. Variance: Application by Matthew Buzzard for a variance to reduce the required front yard setback on a reverse corner lot from 20 feet to approximately 16 feet to allow for two decks at 3128 E 25th St.

Action: The City Planning Commission adopted the findings and approved the variance to reduce the required front yard along 32nd Ave to approximately 16 feet to allow for the addition of two decks to the rear of a duplex on a reverse corner lot located at 3128 E 25th St, subject to the following condition:

  1. Approval of the final site plans by the Department of Community Planning and Economic Development.

Approved on consent 4-0.

Absent: Gagnon, Luepke-Pier and Schiff

5. 324 N 1st St (BZZ-6010, Ward: 7), 324 1st St N (Aaron Hanauer).

A. Variance:  Application by Collin Kaas, on behalf of THREE24 LLC, for a variance to reduce the setback along the northeast interior side yard from 15 feet to 7’ at the closest point for the construction of a new, five-story, 140 unit apartment building at 324 1st St N.

Action: The City Planning Commission adopted the findings and approved the application for a variance to reduce the northeast interior side yard from 15 feet to 7 feet at the closest point for the property located at 324 1st St N.

Approved on consent 4-0.

Absent: Gagnon, Luepke-Pier and Schiff

B. Variance: Application by Collin Kaas, on behalf of THREE24 LLC, for a variance to reduce the setback along the southeast interior side yard from 15 feet to 8’-7” at the closest point for the construction of a new, five-story, 140 unit apartment building at 324 1st St N.

Action: The City Planning Commission adopted the findings and approved the application for a variance to reduce the southeast interior side yard from 15 feet to 8.6 feet at the closest point for the property located at 324 1st St N.

Approved on consent 4-0.

Absent: Gagnon, Luepke-Pier and Schiff

C. Conditional Use Permit: Application by Collin Kaas, on behalf of THREE24 LLC, for conditional use permit to allow 10 surface parking stalls on the premises for a new multifamily dwelling located in the C3A/ Community Activity Center District and DP (Downtown Parking) Overlay District, at 324 1st St N.

Action: The City Planning Commission adopted the findings and approved the application for a conditional use permit to allow 10 surface parking stalls on the premises for a new multifamily dwelling located in the C3A/ Community Activity Center District and DP (Downtown Parking) Overlay District, on the property located at 324 1st St N 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.

Approved on consent 4-0.

Absent: Gagnon, Luepke-Pier and Schiff

D. Site Plan Review:  Application by Collin Kaas, on behalf of THREE24 LLC, for a site plan review for the property located at 324 1st St N.

Action: The City Planning Commission adopted the findings and approved the site plan review application for the five-story apartment building with 140 units located at 324 1st St N subject to the following conditions:

  1. Approval of the final site, elevation, landscaping and lighting plans by the Department of Community Planning and Economic Development.
  2. All site improvements shall be completed by May 6, 2015, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.
  3. Lighting levels shall meet the requirements outlined in Section 535.590 of the zoning code.
  4.  Landscaping that is required for the surface parking lot along 4th Avenue North shall meet the three-foot height and sixty percent opacity requirements. The landscaped yard that is required for the surface parking lot between the parking lot and the northeast property line shall be a minimum of seven feet in width. The installation and maintenance of all landscaped materials shall comply with the standards outlined in section 530.210.

Approved on consent 4-0.

Absent: Gagnon, Luepke-Pier and Schiff

6. West Broadway Crescent (BZZ-6000, Ward: 5), 1926-2022 West Broadway (Janelle Widmeier).

A. Variance: Application by CommonBond Communities for a variance to reduce the front yard requirement adjacent to West Broadway to allow bicycle parking and a pocket park for the property located at 1926-2022 West Broadway.

Action: The City Planning Commission approved the variance to reduce the front yard requirement adjacent to West Broadway to allow bicycle parking and a pocket park for the property located at 1926-2022 West Broadway, subject to the following condition:

  1. Department of Community Planning and Economic Development staff review and approval of the final art and pocket park design.

Approved on consent 3-0.

Recused: Huynh

Absent: Gagnon, Luepke-Pier and Schiff

B. Variance: Application by CommonBond Communities for a variance to reduce the established front yard requirement adjacent to Logan Ave N from 27 feet to approximately 15 feet to allow play equipment and the building for the property located at 1926-2022 West Broadway.

Action: The City Planning Commission approved the variance to reduce the established front yard requirement adjacent to Logan Ave N from 27 feet to approximately 15 feet to allow play equipment and the building for the property located at 1926-2022 West Broadway.

Approved on consent 3-0.

Recused: Huynh

Absent: Gagnon, Luepke-Pier and Schiff

C. Site Plan Review: Application by CommonBond Communities for a site plan review for the property located at 1926-2022 West Broadway.

Action: The City Planning Commission adopted the findings and approved the application for site plan review for a new multiple-family dwelling with 54 units for the property located at 1926-2022 West Broadway, subject to the following conditions:

  1. The applicant shall consider providing individual entrances for ground floor units as encouraged by section 530.120 of the zoning code.
  2. The freestanding sign shall comply with the requirements of Chapter 543 On-Premise Signs of the zoning code. 
  3. Mechanical equipment shall be screened as required by section 535.70 of the zoning code.
  4. Fencing shall comply with section 535.420 of the zoning code.
  5. Department of Community Planning and Economic Development staff review and approval of the final elevations, floor, site, lighting and landscape plans.
  6. Site improvements required by Chapter 530 or by the City Planning Commission shall be completed by May 6, 2015, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

Approved on consent 3-0.

Recused: Huynh

Absent: Gagnon, Luepke-Pier and Schiff

7. 628 University (BZZ-5996, Ward: 3), 628 University Ave SE (Janelle Widmeier).

A. Rezoning: Application by ESG Architects, on behalf of Hupp Holdings LLC, for a petition to rezone from R5 Multiple-family District to R6 Multiple-family District for the property located at 628 University Ave SE.

Action: Notwithstanding staff recommendation, the City Planning Commission recommended that the City Council approve the petition to rezone the property of 628 University Ave SE from the R5 district to the R6 district, based on the following findings:

  1. The rezoning is consistent with the comprehensive plan due to the site’s proximity to a community corridor, a growth center and multiple transit options.
  2. The market is trending toward smaller, affordable units, which is not recognized by the zoning code.
  3. The proposed density is appropriate for the context of the neighborhood.
  4. The proposed building could be constructed in the R5 district if minimum lot area requirements did not apply.

Aye: Cohen, Gagnon, Huynh and Kronzer

Nay: Wielinski

Absent: Luepke-Pier and Schiff

B. Variance: Application by ESG Architects, on behalf of Hupp Holdings LLC, for a variance to reduce the minimum lot area requirement by 20 percent for the property located at 628 University Ave SE.

Action: Notwithstanding staff recommendation, the City Planning Commission approved the variance to reduce the minimum lot area requirement by 20 percent for the property located at 628 University Ave SE, based on the following finding:

  1. The development is consistent with the comprehensive plan due to the site’s proximity to a community corridor, a growth center and multiple transit options.
  2. The market is trending toward smaller, affordable units, which is not recognized by the zoning code.
  3. The proposed density is appropriate for the context of the neighborhood.
  4. The proposed building could be constructed in the R5 district if minimum lot area requirements did not apply.

Aye: Cohen, Gagnon, Huynh and Kronzer

Nay: Wielinski

Absent: Luepke-Pier and Schiff

C. Variance: Application by ESG Architects, on behalf of Hupp Holdings LLC, for a variance to reduce the corner side yard adjacent to 7th Ave from 14 feet to 0 feet to allow the building located at 628 University Ave SE.

Action: Notwithstanding staff recommendation, the City Planning Commission approved the variance to reduce the corner side yard adjacent to 7th Avenue from 14 feet to 0 feet to allow the building for the property located at 628 University Ave SE, based on the following finding:

  1. With approval of the rezoning, the development can be accomplished as proposed.

Aye: Cohen, Gagnon, Huynh and Kronzer

Nay: Wielinski

Absent: Luepke-Pier and Schiff

D. Variance: Application by ESG Architects, on behalf of Hupp Holdings LLC, for a variance to reduce the front yard requirement adjacent to University Ave from 15 feet to 10 feet to allow the building and to allow larger obstructions (an awning, patio, and walkway) than allowed by the applicable regulations for the property located at 628 University Ave SE.

Action: Notwithstanding staff recommendation, the City Planning Commission approved the variance to reduce the front yard requirement adjacent to University Avenue from 15 feet to 10 feet to allow the building and to allow larger obstructions (an awning, patio, and walkway) than allowed by the applicable regulations for the property located at 628 University Ave SE, based on the following finding:

  1. With approval of the rezoning, the development can be accomplished as proposed.

Aye: Cohen, Gagnon, Huynh and Kronzer

Nay: Wielinski

Absent: Luepke-Pier and Schiff

E. Variance: Application by ESG Architects, on behalf of Hupp Holdings LLC, for a variance to reduce the interior side yard requirement from 15 feet to 6 feet to allow the parking garage located at 628 University Ave SE.

Action: Notwithstanding staff recommendation, the City Planning Commission approved the variance to reduce the interior side yard requirement from 15 feet to 6 feet to allow the parking garage for the property located at 628 University Ave SE, based on the following finding:

  1. With approval of the rezoning, the development can be accomplished as proposed.

Aye: Cohen, Gagnon, Huynh and Kronzer

Nay: Wielinski

Absent: Luepke-Pier and Schiff

F. Variance: Application by ESG Architects, on behalf of Hupp Holdings LLC, for a variance to reduce the rear yard requirement from 11 feet to 1 foot to allow the parking garage located at 628 University Ave SE.

Action: Notwithstanding staff recommendation, the City Planning Commission approved the variance to reduce the rear yard requirement from 11 feet to 1 foot to allow the parking garage for the property located at 628 University Ave SE, based on the following finding:

  1. With approval of the rezoning, the development can be accomplished as proposed.

Aye: Cohen, Gagnon, Huynh and Kronzer

Nay: Wielinski

Absent: Luepke-Pier and Schiff

G. Variance: Application by ESG Architects, on behalf of Hupp Holdings LLC, for a variance to reduce the minimum vehicle parking requirement from 40 to 25 spaces (0.62 spaces per dwelling unit and 0.46 spaces per bedroom are proposed) for the property located at 628 University Ave SE.

Action: Notwithstanding staff recommendation, the City Planning Commission approved the variance to reduce the minimum vehicle parking requirement from 40 to 25 spaces (0.62 spaces per dwelling unit and 0.46 spaces per bedroom are proposed) for the property located at 628 University Ave SE, based on the following finding:

  1. With approval of the rezoning, the development can be accomplished as proposed.

Aye: Cohen, Gagnon, Huynh and Kronzer

Nay: Wielinski

Absent: Luepke-Pier and Schiff

H. Variance: Application by ESG Architects, on behalf of Hupp Holdings LLC, for a variance to increase the maximum lot coverage from 70 percent to 85.2 percent for the property located at 628 University Ave SE.

Action: Notwithstanding staff recommendation, the City Planning Commission approved the variance to increase the maximum lot coverage from 70 percent to 85.2 percent for the property located at 628 University Ave SE, based on the following finding:

  1. With approval of the rezoning, the development can be accomplished as proposed.

Aye: Cohen, Gagnon, Huynh and Kronzer

Nay: Wielinski

Absent: Luepke-Pier and Schiff

I. Variance: Application by ESG Architects, on behalf of Hupp Holdings LLC, for a variance to increase the maximum allowed amount of impervious surface from 85 percent to 88.8 percent for the property located at 628 University Ave SE.

Action: Notwithstanding staff recommendation, the City Planning Commission approved the variance to increase the maximum allowed amount of impervious surface from 85 percent to 88.8 percent for the property located at 628 University Ave SE, based on the following finding:

  1. With approval of the rezoning, the development can be accomplished as proposed.

Aye: Cohen, Gagnon, Huynh and Kronzer

Nay: Wielinski

Absent: Luepke-Pier and Schiff

J. Site Plan Review: Application by ESG Architects, on behalf of Hupp Holdings LLC, for a site plan review for the property located at 628 University Ave SE.

Action: Notwithstanding staff recommendation, the City Planning Commission approved the application for site plan review to allow a multiple-family dwelling with 40 units for the property located at 628 University Ave SE, based on the following findings:

  1. With approval of the rezoning, the development can be accomplished as proposed.

And subject to the following conditions:

  1. Department of Community Planning and Economic Development staff review and approval of the final elevations, floor, site, lighting and landscape plans.
  2. All site improvements shall be completed by May 6, 2015, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.
  3. The use of fiber cement shall be limited to 30 percent on each building elevation.
  4. The applicant is encouraged to work with staff to provide additional articulation on the 7th Avenue building elevation.

Aye: Cohen, Gagnon, Huynh and Kronzer

Nay: Wielinski

Absent: Luepke-Pier and Schiff

Commission Business

The next Committee of the Whole meeting is May 9, 2013.

Adjournment

The meeting adjourned at 5:35 p.m.

Next Regular Planning Commission Meeting: May 20, 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.

The meeting site is wheelchair accessible; if you need other disability related accommodations, such as a sign language interpreter or materials in alternative format, please contact 612-673-2162 (673-2157 TTY/VOICE) at least five days prior to the meeting.

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

Attention: If you want help translating this information, call -Hmong - Ceeb toom. Yog koj xav tau kev pab txhais cov xov no rau koj dawb, hu 612-673-2800; Spanish - Atención. Si desea recibir asistencia gratuita para traducir esta información, llama 612-673-2700; Somali - Ogow. Haddii aad dooneyso in lagaa kaalmeeyo tarjamadda macluumaadkani oo lacag la' aan wac 612-673-3500

Minneapolis Community Planning and Economic Development (CPED) Department Home

 

Last updated May 7, 2013