2013 Meeting Schedule

Minneapolis City Planning Commission Agenda

Regular Meeting

June 24, 2013

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

Commissioners: President Tucker, Brown, Cohen, Gagnon, Huynh, Kronzer, Luepke-Pier, Schiff, Slack and Wielinski – 10

Committee Clerk: Lisa Baldwin (612) 673-3710

Call to Order

Approval of Actions from the June 10, 2013 meeting

Approval of Agenda

Committee of the Whole Consent Agenda – June 13, 2013

1.   Land Sale – 1235 Monroe St NE (Staff: Haila Maze)

Review for consistency with the Comprehensive Plan the sale of 1235 Monroe St 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. Top Gun Detailing (BZZ-6093, Ward: 9), 3438 Snelling Ave (Aaron Hanauer).

Staff report

Site plan

A. Conditional Use Permit: Application by Donna Sanders, on behalf of Top Gun Detailing and Reconditioning, for a conditional use permit to allow for a minor auto repair facility in the I1/Light Industrial Zoning District at 3438 Snelling Ave.

Recommended Motion: The Community Planning and Economic Development Department recommends that the City Planning Commission adopt the findings and approve the application for a conditional use permit to allow for a minor auto repair facility in the I1/Light Industrial Zoning District at 3438 Snelling Ave subject to the following conditions:

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

B. Variance: Application by Donna Sanders, on behalf of Top Gun Detailing and Reconditioning, for a variance to reduce the minimum off-street parking requirement from 9 spaces to 5 spaces, where the five spaces are grandfathered for property located at 3438 Snelling Ave.

Recommended Motion: The Community Planning and Economic Development Department recommends that the City Planning Commission adopt the findings and approve the application for a variance to reduce the minimum off-street parking requirement from 9 spaces to 5 spaces, where the five spaces are grandfathered at 3438 Snelling Ave. 

C. Site Plan Review: Application by Donna Sanders, on behalf of Top Gun Detailing and Reconditioning, for a site plan review for property located at 3438 Snelling Ave.

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 property located at 3438-3450 Snelling Ave 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 10, 2015, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.
  3. Outdoor detailing, repairs, and car washing is prohibited.
  4. The minor automobile repair facility shall comply with the specific development standards outlined in section 536.20.
  5. The refuse storage enclosures shall be enclosed to comply with the standards of Section 535.80.
  6. The applicant shall work with the neighboring property at 3434 Snelling Ave to fix any broken boards on the fence on the shared property line and have it treated/painted one color. In addition, the applicant shall be required to rebuild the fence if the existing fence needs to be replaced.
  7. The applicant shall work with Public Works and CPED staff to reduce the size of the curb cut and provide a landscape yard a minimum of three feet in width along Dight Ave (either on site or within the public right of way) that has screening three feet in height. In addition, at least 10 shrubs shall be planted in the front of the building to be in compliance with 530.160 (a) (2).
  8. The applicant shall provide a minimum of five 90-degree parking spaces within the 3442 and 3446 Snelling Ave surface area that are marked and contains wheel stops.

2. 815 14th Ave SE (BZZ-6095, Ward: 3), 815 14th Ave SE (Kimberly Holien).

Staff report

A. Variance: Application by Blake Bonjean of 815 14th Avenue LLC has submitted an application for a variance to reduce the north side yard setback from 13 feet to approximately six feet to allow for balconies on a 36-unit multi-family residential building at 815 14th Ave SE. This is a modification to a project that was approved by the City Planning Commission on May 20, 2013. 

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 six feet for the property at 815 14th Ave SE.   

3. 2827 Williams Ave SE and 2828 University Ave SE (BZZ-6066, Ward: 2), 2827 Williams Ave SE and 2828 University Ave SE (Shanna Sether).

Staff report

A. Rezoning: Application by David Barnhart for a rezoning petition to change the zoning classification of 2827 Williams Ave SE from R4 Multiple-Family District to C2 Neighborhood Corridor Commercial District to allow for the expansion of an accessory parking lot serving the office building at 2828 University Ave SE.

Recommended Motion: The Department of Community Planning and Economic Development recommends that the City Planning Commission continue the application for the rezoning petition to change the zoning classification of 2827 Williams Ave SE from R4 Multiple-Family District to C2 Neighborhood Corridor Commercial District to allow for the expansion of an accessory parking lot serving the commercial and office building at 2828 University Ave SE to the August 12, 2013, City Planning Commission public hearing.

4. 15th Ave Student Housing (BZZ-6080, Ward: 2 and 3), 700, 702, 704, 706, 710, 712, and 714 14th Ave SE, 1409, 1411, 1413, 1415, 1417, and 1419 7th St SE, 701, 709, 715, and 717 15th Ave SE (Becca Farrar).  This item was continued from the June 10, 2013 meeting.

Staff report

Site plan

A. Rezoning: Application by Faegre Baker Daniels, LLP, on behalf of CPM Development, LLC, for a petition to rezone the parcels at 700, 702, 704, 706, 710, 712, and 714 14th Ave SE, 1409, 1411, 1413, 1415, 1417, and 1419 7th St SE, 701, 709, 715, and 717 15th Ave SE from the R5 (Multiple-family) District to the R6 (Multiple-family) District. The UA (University Area) Overlay District would be maintained.

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 classifications of the properties located at 700, 702, 704, 706, 710, 712, and 714 14th Ave SE, 1409, 1411, 1413, 1415, 1417, and 1419 7th St SE, 701, 709, 715, and 717 15th Ave SE from the R5 District to the R6 District. The UA (University Area) Overlay District will be maintained.

B. Variance: Application by Faegre Baker Daniels, LLP, on behalf of CPM Development, LLC, for a variance to reduce the front yard setback along the west property line adjacent to 14th Ave SE from 15 feet to 7 feet, 11 inches for the building and to allow various yard encroachments for the properties located at 700, 702, 704, 706, 710, 712, and 714 14th Ave SE, 1409, 1411, 1413, 1415, 1417, and 1419 7th St SE, 701, 709, 715, and 717 15th 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 front yard setback along the west property line adjacent to 14th Ave SE from 26 feet to 7 feet, 11 inches for the building and to allow various yard encroachments for the properties located at 700, 702, 704, 706, 710, 712, and 714 14th Ave SE, 1409, 1411, 1413, 1415, 1417, and 1419 7th St SE, 701, 709, 715, and 717 15th Ave SE subject to the following condition of approval:

  1. The setback reductions delineated on the final plans shall match the submitted plans.

C. Variance: Application by Faegre Baker Daniels, LLP, on behalf of CPM Development, LLC, for a variance to reduce the front yard setback along the east property line adjacent to 15th Ave SE from 30 feet to 12 feet, 1 inch for the building and to allow various yard encroachments for the properties located at 700, 702, 704, 706, 710, 712, and 714 14th Ave SE, 1409, 1411, 1413, 1415, 1417, and 1419 7th St SE, 701, 709, 715, and 717 15th 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 front yard setback along the east property line adjacent to 15th Ave SE from 30 feet to 12 feet, 1 inch for the building and to allow various yard encroachments for the properties located at 700, 702, 704, 706, 710, 712, and 714 14th Ave SE, 1409, 1411, 1413, 1415, 1417, and 1419 7th St SE, 701, 709, 715, and 717 15th Ave SE subject to the following condition of approval:

  1. The setback reductions delineated on the final plans shall match the submitted plans.

D. Variance: Application by Faegre Baker Daniels, LLP, on behalf of CPM Development, LLC, for a variance to reduce the corner side yard setback along the south property line adjacent to 7th St SE from 15 feet to 5 feet, 4 inches for the building and to allow various yard encroachments for the properties located at 700, 702, 704, 706, 710, 712, and 714 14th Ave SE, 1409, 1411, 1413, 1415, 1417, and 1419 7th St SE, 701, 709, 715, and 717 15th 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 corner side yard setback along the south property line adjacent to 7th St SE from 15 feet to 5 feet, 4 inches for the building and to allow various yard encroachments for the properties located at 700, 702, 704, 706, 710, 712, and 714 14th Ave E, 1409, 1411, 1413, 1415, 1417, and 1419 7th St  SE, 701, 709, 715, and 717 15th Ave SE subject to the following condition of approval:

  1. The setback reductions delineated on the final plans shall match the submitted plans.

E. Variance: Application by Faegre Baker Daniels, LLP, on behalf of CPM Development, LLC, for a variance to allow transformers and generators within the required north interior side yard for the properties located at 700, 702, 704, 706, 710, 712, and 714 14th Ave SE, 1409, 1411, 1413, 1415, 1417, and 1419 7th St SE, 701, 709, 715, and 717 15th 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 allow transformers and generators within the required north interior side yard for the properties located at 700, 702, 704, 706, 710, 712, and 714 14th Ave SE, 1409, 1411, 1413, 1415, 1417, and 1419 7th St SE, 701, 709, 715, and 717 15th Ave SE.

F. Variance: Application by Faegre Baker Daniels, LLP, on behalf of CPM Development, LLC, for a variance to increase the maximum lot coverage from 70% to 81.2% for properties located at 700, 702, 704, 706, 710, 712, and 714 14th Ave SE, 1409, 1411, 1413, 1415, 1417, and 1419 7th St SE, 701, 709, 715, and 717 15th 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 from 70% to 81.2% for the properties located at 700, 702, 704, 706, 710, 712, and 714 14th Ave SE, 1409, 1411, 1413, 1415, 1417, and 1419 7th St SE, 701, 709, 715, and 717 15th Ave SE.

G. Variance: Application by Faegre Baker Daniels, LLP, on behalf of CPM Development, LLC, for a variance to reduce the required number of off-street parking stalls from 321 to 174 spaces (.27 per bedroom) for the properties located at 700, 702, 704, 706, 710, 712, and 714 14th Ave SE, 1409, 1411, 1413, 1415, 1417, and 1419 7th St SE, 701, 709, 715, and 717 15th 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 number of off-street parking stalls from 321 to 174 spaces (.27 per bedroom) for the properties located at 700, 702, 704, 706, 710, 712, and 714 14th Ave SE, 1409, 1411, 1413, 1415, 1417, and 1419 7th St SE, 701, 709, 715, and 717 15th Ave SE subject to the following condition of approval:

  1. The required number of off-street parking stalls shall not be reduced below a ratio of .27 per bedroom.

H. Variance: Application by Faegre Baker Daniels, LLP, on behalf of CPM Development, LLC, for a variance to eliminate the off-street loading requirement for the properties located at 700, 702, 704, 706, 710, 712, and 714 14th Ave SE, 1409, 1411, 1413, 1415, 1417, and 1419 7th St SE, 701, 709, 715, and 717 15th 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 eliminate the off-street loading requirement for the properties located at 700, 702, 704, 706, 710, 712, and 714 14th Ave SE, 1409, 1411, 1413, 1415, 1417, and 1419 7th St SE, 701, 709, 715, and 717 15th Ave SE.

I. Variance: Application by Faegre Baker Daniels, LLP, on behalf of CPM Development, LLC, for a variance to reduce the two-way drive-aisle requirement in the underground parking garage from 22 feet to 18 feet for the properties located at 700, 702, 704, 706, 710, 712, and 714 14th Ave SE, 1409, 1411, 1413, 1415, 1417, and 1419 7th St SE, 701, 709, 715, and 717 15th 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 eliminate the two-way drive-aisle requirement in the underground parking garage from 22 feet to 18 feet for the properties located at 700, 702, 704, 706, 710, 712, and 714 14th Ave SE, 1409, 1411, 1413, 1415, 1417, and 1419 7th St SE, 701, 709, 715, and 717 15th Ave SE subject to the following condition of approval:

  1. The 5 off-street parking spaces affected by the reduced width shall be designated as compact parking spaces.

J. Site Plan Review: Application by Faegre Baker Daniels, LLP, on behalf of CPM Development, LLC, for a site plan review to allow for the construction of a new 6-story, 80-foot tall, 202 unit residential development with a total 643 bedrooms, and 174 below grade parking spaces for the properties located at 700, 702, 704, 706, 710, 712, and 714 14th Ave SE, 1409, 1411, 1413, 1415, 1417, and 1419 7th St SE, 701, 709, 715, and 717 15th 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 the construction of a new 6-story residential development that includes 202 residential dwelling units with 643 bedrooms and 174 below grade parking spaces (ratio of .27 per bedroom) on the properties located at 700, 702, 704, 706, 710, 712, and 714 14th Ave SE, 1409, 1411, 1413, 1415, 1417, and 1419 7th St SE, 701, 709, 715, and 717 15th Ave SE subject to the following conditions:

  1. All site improvements shall be completed by August 2, 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 final elevations shall include the applicable material calculations for each elevation of the building. Cement board materials shall not exceed more than 30% coverage on any single elevation of the proposed building.
  4. A detailed landscape plan shall be provided with the final submittal that details all specific plantings that are located on the subject property and those that are located in the public right-of-way. The final plan shall be substantially similar to the plan approved by the Planning Commission.
  5. Compliance with the landscape quantity requirements, including canopy trees, per Section 530.160 of the Zoning Code.
  6. A total of 643 bicycle parking spaces shall be provided on the premises; 90% of which meet the long-term bicycle parking standards as outlined in Section 541.180 of the Zoning Code.

5. 5th Street SE Mixed Use (BZZ-6044, Ward: 3), 1300-1322 5th St SE and 425 14th Ave SE (Kimberly Holien). This item was continued from the May 20, 2013 and June 10, 2013 meetings.

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 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 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 to 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 and 425 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 E 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 E.

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 August 2, 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: July 15, 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 Jun 18, 2013