2013 Meeting Schedule
Minneapolis City Planning Commission Agenda

Regular Meeting

May 20, 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 May 6, 2013 meeting
Approval of Agenda
Committee of the Whole Consent Agenda – May 9, 2013
None. The next Committee of the Whole meeting is May 23, 2013.

Public Hearings

Introduction to the Public Hearing

Public Hearing

1. Cedar Riverside Townhomes (PL-261, Ward: 2), 620-24 20th Ave S and 1922 7th St S (Hilary Dvorak).

Staff report

A. Plat: Application by Greater Metropolitan Housing Corporation (GMHC) for a final plat application for the property located 620-24 20th Ave S.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the findings and approve the final plat application for the property located 620-24 20th Ave S subject to the following condition:

  1. The Reciprocal Easement Agreement shall be recorded with Hennepin County.

2. Gurley Candy Factory (BZZ-6032, Ward: 5), 900 3rd St N (Aaron Hanauer).

Staff report

Site plan

A. Conditional Use Permit: Application by Maureen Michalski, on behalf of Schafer Richardson, for a conditional use permit to allow for an expansion of an accessory parking lot from 10 vehicles to 13 vehicles for the property located at 900 N 3rd St.

Recommended Motion: The Community Planning and Economic Development Department recommends that the Planning Commission adopt the findings and approve the application for a conditional use permit to allow for an expansion of an accessory parking lot from 10 vehicles to 13 vehicles in the B4N/Downtown Neighborhood District and DP/Downtown Parking Overlay Districts, on the property located at 900 3rd St N, subject to the following conditions 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.
  2. The parking spaces along the northwest building wall shall be redesigned to comply with the size requirements outlined in section 541.330.

B. Site Plan Review: Application by Maureen Michalski, on behalf of Schafer Richardson, for a site plan review for the property located at 900 N 3rd St.

Recommended Motion: The Community Planning and Economic Development Department recommends that the City Planning Commission adopt the findings and approve the site plan review application for the renovation of the Gurley Candy Factory with retail/restaurant and office space on the first floor and 30 units on the floors above at 900 3rd 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 20, 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. Windows will have clear glass and will not have shelving, mechanical equipment or other fixtures blocking views into and out of the building.
  5. The parking spaces along the northwest building wall shall be redesigned to comply with the minimum parking space and aisle dimension requirements outlined in section 541.330.
  6. The parking area along 9th Ave N shall be screened by a landscaped yard three feet in depth and plantings three feet in in height and not less than sixty (60) percent opaque. The northeast property line shall contain a landscaped yard at least 2 ½ feet in depth and plantings shall be installed that are three feet in in height and not less than sixty (60) percent opaque.
  7. Four secure bicycle parking spaces shall be provided on site or in the public right-of way (with permission of the city engineer).

3. 1915 Fremont Ave S (BZZ-6033, Ward: 7), 1915 Fremont Ave S (Becca Farrar).

Staff report

A. Rezoning: Application by Peter Frenz for a petition to rezone the property located at 1915 Fremont Ave S from the R2B (Two-family) District to the R3 (Multiple-family) District in order to allow for the conversion of an existing duplex into a triplex. Currently, there is an existing illegal dwelling unit that occupies the 3rd floor of the dwelling. With approval of the rezoning, the illegal dwelling unit could be converted to a legal dwelling unit with the appropriate building permits.

Recommended Motion: The Department of Community Planning and Economic Development 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 1915 Fremont Ave S from the R2B (Two-family) District to the R3 (Multiple-family) District in order to allow for the conversion of an existing duplex into a triplex.

4. Bickford (BZZ-6012, Ward: 7), 525 3rd St N and 345 6th Ave N (Janelle Widmeier).

Staff report

Site plan

A. Conditional Use Permit: Application by Hive Modular LLC, on behalf of The Neat Pig Group LLC, for a conditional use permit amendment for the third phase of a planned unit development for the property located at 525 3rd St N and 345 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 application for a conditional use permit amendment to allow a third phase with a mixed use building in a planned unit development for the property located at 525 3rd St N and 345 6th Ave 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 two years of approval.
  2. Enhanced landscaping, including seasonal interest and an increased variety of plant types, shall be provided in the proposed landscaped area adjacent to the intersection of 4th Street North and 5th Ave N.
  3. An art or water feature shall be provided in the proposed landscaped area adjacent to the intersection of 4th St N and 5th Ave N.  Said feature shall strive to promote quality design, enhance a sense of place, contribute to a sense of vitality, show value for artist and artistic processes, and use resources wisely, and shall be maintained in good order for the life of the principal structure.  Department of Community Planning and Economic Development staff shall review and approve the final art or water feature design.

B. Variance: Application by Hive Modular LLC, on behalf of The Neat Pig Group LLC, for a variance to reduce the minimum floor area ratio from 2.0 to 0.9 for the property located at 525 3rd St N and 345 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 application for a variance to reduce the minimum floor area ratio from 2.0 to 0.9 for the property located at 525 3rd St N and 345 6th Ave N.

C. Site Plan Review: Application by Hive Modular LLC, on behalf of The Neat Pig Group LLC, for a site plan review for the property located at 525 3rd St N and 345 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 application for site plan review amendment to allow a mixed use building for the property located at 525 3rd St N and 345 6th Ave N, subject to the following conditions:

  1. Department of Community Planning and Economic Development staff review and approval of the final building elevations, floor, site and landscape plans.
  2. Site improvements required by Chapter 530 or by the City Planning Commission shall be completed by May 20, 2015, or the permit may be revoked for non-compliance.
  3. Blank, uninterrupted walls that do not include windows, entries, recesses or projections or other architectural elements shall not exceed 25 feet in length as required by 530.120 of the zoning code.
  4. Mechanical equipment shall be screened as required by section 535.70 of the zoning code.

5. 815 14th Ave SE (BZZ-6020, Ward: 3), 815 14th Ave SE (Kimberly Holien).

Staff report

Site plan

A. Rezoning: Application by Blake Bonjean of 815 14th Avenue LLC for a rezoning of the building located at 815 14th Ave SE from the I1, Light Industrial district to the R5, 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 application for Rezoning from the I1, Light Industrial district to the R5, Multiple-family Residence district for the property at 815 14th Ave SE.

B. Conditional Use Permit: Application by Blake Bonjean of 815 14th Avenue LLC for a conditional use permit to increase height in the R5 district from four stories or 56 feet to five stories, 60.5 feet for the property located at 815 14th Ave SE.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the above findings and approve the application for a conditional use permit to allow an increase in height from 4 stories, 56 feet to 5 stories, 60 feet for the properties located at 815 14th 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. Variance: Application by Blake Bonjean of 815 14th Avenue LLC for a variance to reduce the south side yard setback from 13 feet to zero for the property located at 815 14th Ave SE.

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 varianceto reduce the required south side yard setback from 13 feet to zero for the property 815 14th Ave SE.

D. Variance: Application by Blake Bonjean of 815 14th Avenue LLC for a variance to reduce the north side yard setback from 13 feet to nine feet for the property located at 815 14th Ave SE.

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 north side yard setback from 13 feet to nine feet for the property at 815 14th Ave SE.

E. Variance: Application by Blake Bonjean of 815 14th Avenue LLC for a variance to reduce the front yard setback from 15 feet to 5'4" for the property located at 815 14th Ave SE.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt the above findings and approve the application for a variance to the front yard setback from 15 feet to 5'4" for the property at 815 14th Ave SE.

F. Variance: Application by Blake Bonjean of 815 14th Avenue LLC for a variance to reduce the vehicle parking requirement from 50 spaces to 34 spaces for the property located at 815 14th Ave SE.

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 vehicle parking requirement from 50 spaces to 34 spaces for the property located at 815 14th Ave SE.

G. Variance: Application by Blake Bonjean of 815 14th Avenue LLC for a variance to increase the floor area ratio in the R5 district from 2.4 to 2.6 for the property located at 815 14th Ave SE.

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 floor area ratio in the R5 district from 2.4 to 2.6.for the property at 815 14th Ave SE.

H. Variance: Application by Blake Bonjean of 815 14th Avenue LLC for a variance to increase the maximum lot coverage in the R5 district from 70 percent to 71.1 percent for the property located at 815 14th Ave SE.

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 maximum lot coverage in the R5 district from 70 percent to 70.6 percent for the property at 815 14th Ave SE.

I. Site Plan Review: Application by Blake Bonjean of 815 14th Avenue LLC for a site plan review for the property located at 815 14th 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 36-unit residential building for the property at 815 14th Ave SE, subject to the following conditions:

  1. All site improvements shall be completed by June 28, 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 primary exterior material on the first floor shall be brick. 
  4. The minimum thickness of the Nichiha fiber cement panels shall be greater than one-half inch. 
  5. The east elevation shall include windows for 20 percent of the first floor in compliance with Section 530.120 of the zoning code. 
  6. A pedestrian connection a minimum of four feet in width shall be provided from the east side of the site to the Van Cleve pedestrian bridge. 
  7. A minimum of 100 bicycle parking spaces shall be provided on site with 90 percent of said stalls meeting the requirements for long-term bike parking, in compliance with Section 541.180 of the zoning code. 

6. 5th Street SE Mixed Use (BZZ-6044, Ward: 3), 1300-1322 5th St SE and 425 14th Ave SE (Kimberly Holien).

Staff report

Site plan

A. Rezoning: Application by Carol Lansing, on behalf of Opus Development Company, for a rezoning from C1, Neighborhood Commercial district to the C3A, Community Activity Center district (retaining the PO and UA Overlay districts) for the properties located at 1300-1322 5th St SE and 425 14th Ave SE.

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 from C1, Neighborhood Commercial district to C3A, Community Activity Center district for the properties located at 1300-1322 5th St SE and 425 14th Ave SE.

B. Conditional Use Permit: Application by Carol Lansing, on behalf of Opus Development Company, for a conditional use permit to increase height in the C3A district from 4 stories, 56 feet to 6 stories, 73'4" for the properties located at 1300-1322 5th St SE and 425 14th Ave SE.

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 4 stories, 56 feet to 6 stories, 73’4” feet for the properties located at 1300-1322 5th St SE and 425 14th Ave 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. Above the second floor, the building shall be setback not less than eight feet from the north property line. 

C. Variance: Application by Carol Lansing, on behalf of Opus Development Company, for a variance to increase the maximum front yard setback in the PO, Pedestrian Oriented Overlay district from 8 feet to 10.5 feet for the properties located at 1300-1322 5th St SE and 425 14th Ave SE.

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 the Pedestrian Oriented Overlay District standards increase the front yard setback for the residential entry from eight feet to 10.5 feet for the properties located at 1300-1322 5th St SE and425 14th Ave SE.

D. Variance: Application by Carol Lansing, on behalf of Opus Development Company, for a variance to reduce the interior side yard setbacks for the properties located at 1300-1322 5th St SE and 425 14th Ave SE.

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 required interior side yard setbacks for the properties located at 1300-1322 5th St SE and 425 14th Ave SE. 

E. Variance: Application by Carol Lansing, on behalf of Opus Development Company, for a variance to reduce the minimum parking requirement from 140 spaces to 62 spaces (a total of 138 spaces will be provided but 76 are intended to be used for general commercial parking) for the properties located at 1300-1322 5th St SE and 425 14th Ave SE.

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 vehicle parking requirement from 140 spaces to 62 spaces for the properties located at 1300-1322 5th St SE and 425 14th Ave SE, subject to the following condition:

  1. A minimum of 138 parking stalls shall be provided on site. The balance of the non-residential parking may be made available for general public parking.

F. Variance: Application by Carol Lansing, on behalf of Opus Development Company, for a variance to reduce the minimum loading requirement from one small space to 0 for the properties located at 1300-1322 5th St SE and 425 14th Ave SE.

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 loading requirement from one space to zero for the properties located at 1300-1322 5th St SE and 425 14th Ave SE.

G. Site Plan Review: Application by Carol Lansing, on behalf of Opus Development Company, for a site plan review for a new mixed use building with 140 dwelling units and approximately 9,500 square feet of ground floor commercial space for the properties located at 1300-1322 5th St SE and 425 14th 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 mixed-use development with 140 residential dwelling units on the properties 1300-1322 5th St SE and 425 14th Ave SE, subject to the following conditions:

  1. All site improvements shall be completed by June 28, 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. No shelving, signage, merchandise, newspaper racks or other similar fixtures shall be placed in front of the required ground level transparent windows.
  4. Primary exterior material changes at a later date shall require review by the Planning Commission and an amendment to the site plan review.
  5. The rock mulch on the south side of the building shall be replaced with wood mulch or an alternate material. 
  6. A minimum of 24 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. 

Commission Business

Adjournment

Next Regular Planning Commission Meeting: June 10, 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 May 16, 2013