MINNEAPOLIS CITY PLANNING COMMISSION

REGULAR MEETING AGENDA: JANUARY 22, 2018

4:30 p.m. | City Hall, Room 317 | 350 South 5th Street | Minneapolis, MN 55415

Committee Clerk

Lisa Kusz - 612.673.3710

Commissioners

Matthew Brown, President  |  John Slack, Vice President  |  Alissa Luepke Pier, Secretary

Lisa Bender  |  Rebecca Gagnon  |  Ryan Kronzer  |  Nick Magrino  |  Sam Rockwell  |  Amy Sweasy

CALL TO ORDER

APPROVAL OF ACTIONS FROM THE JANUARY 8, 2018 MEETING

APPROVAL OF AGENDA

The commission may take action on items as part of a consent agenda at the beginning of the meeting. In these instances, the commission president will open the public hearing at the beginning of the meeting and will ask whether anyone would like to provide testimony or express concerns about items recommended for the consent agenda. If you plan to speak to an issue on the agenda, it is recommended that you arrive at the meeting at 4:30 or contact the assigned city staff person in advance. Please contact CPED staff with any questions that you have about the consent agenda.

COMMITTEE OF THE WHOLE CONSENT AGENDA ITEMS – JANUARY 11, 2018

1.       2018 CPC calendar

Recommended motion: Approve the 2018 CPC calendar.

PUBLIC HEARING

Please note: if you plan on speaking, please sign in on the sheet located in the hallway, and then state your name and address clearly into the microphone when you come up to speak.

1.       2526 Emerson Ave S, Ward 10

This item was continued from the December 4, 2017 and January 8, 2018 meetings.

Staff report by Stephanie Rouse, Vac1693

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by Minneapolis Public Schools.

A.      Vacation.

Recommended Motion: Approve the vacation of the public alley subject to the retention of easements for CenturyLink QC.

2.       4204 Drew Ave S, Ward 13

Staff report by Stephanie Rouse, PLAN5584

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by Jeremy Power.

A.      Variance.

Recommended motion: Return the application for a variance to reduce the minimum lot width.

B.      Minor subdivision.

Recommended motion: Approve the application for a minor subdivision.

1.       The applicant shall record a cross access easement to ensure lot 2 has access to 42nd St W from the existing driveway.

2.       The two parcels are required to share the existing curb cut off of 42nd St W for access to each site.

3.       408 4th St SE, Ward 3

This item was continued from the January 8, 2018 meeting.

Staff report by Shanna Sether, PLAN5610

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by William Wells.

A.      Variance to decrease the interior yard setback.

Recommended motion: Returnthe application for a variance to reduce the interior side yard setback for parking.

B.      Variance to decrease the rear yard setback.

Recommended motion: Approve the application for a variance to reduce the rear yard setback from 11 ft. to 5 ft. for the proposed structure.

C.      Variance to decrease the front yard setback.

Recommended motion: Approve the application for a variance to reduce the front yard setback along 4th St SE from 26 ft. to 21 ft. for the proposed structure and to 16.5 ft. for the proposed awning.

D.      Variance to reduce the minimum off-street parking

Recommended motion: Approve the application for a variance to reduce the minimum off-street parking from 14 spaces to 10 spaces.

E.       Variance to increase the maximum compact parking stalls.

Recommended motion: Approve the application for a variance to increase the maximum percentage of compact parking stalls from 25% to 50%.

F.       Variance to decrease the minimum distance between parking and the structure.

Recommended motion: Approve the application for a variance to reduce the minimum distance between an open parking space and the habitable portion of a dwelling from 6 ft. to 3 ft.

G.     Site Plan Review.

Recommended motion: Approve the application for a new 27-unit, multiple-family dwelling, subject to the following conditions:

1.       All site improvements shall be completed by January 22, 2020, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

2.       CPED staff shall review and approve the final site, elevation, landscaping, and lighting plans before building permits may be issued.

3.       The plant materials, and installation and maintenance of the plant materials, shall comply with sections 530.200 and 530.210 of the zoning code.

4.       The applicant shall provide a dense row of shrubbery, such as arborvitae, to create visual interest along the first floor of the west façade, where adjacent to the blank, uninterrupted wall.

5.       The applicant shall revise the fiber cement exterior material on the east façade to meet the standards set in Table 1. Percentage of Exterior Materials per Elevation.

6.       Vehicles and internal garage lighting shall be screened as viewed from the public right-of-way and nearby properties.

7.       The applicant shall provide screening along the rear property line if the fence on the adjacent property was to be removed in the future.

4.       Shopping Center Renovation, 2425 W Broadway, Ward 5

This item was continued from the January 8, 2018 meeting.

Staff report by Stephanie Rouse, PLAN5613

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by Ahmad Al-Hawwari.

A.      Rezoning.

Recommended Motion: Deny the application to rezone the property from the C1 Neighborhood Commercial District to the C2 Neighborhood Corridor Commercial District.

B.      Conditional use permit.

Recommended Motion: Approve the application for a conditional use permit for a shopping center, 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 use of bars, chains or similar security devices shall be prohibited.

3.       The window and door area shall not be reduced, nor shall changes be made to such windows or doors that block views into the building at eye level.

4.       The bituminous area between the parking bumpers and property line shall be removed and replaced with shrubs.

5.       The southwest end of the site labeled “bare soil” shall be planted with adequate ground cover and shrubs to provide adequate screening adjacent to the residential property per Chapter 530. As part of the screening, the dilapidated chain link fence shall be removed or repaired.

5.       REX 26, 2601-2621 Lyndale Ave S, Ward 10

Staff report by Aaron Hanauer, PLAN5733

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by REX 26 Exchange LLC and Don Gerberding.

A.      Conditional use permit.

Recommended motion: Approve the application to increase the maximum height in the C2 District from 4 stories or 56 feet to 5 stories or 62 feet, subject to the following condition:

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

B.      Variance to increase the maximum allowable floor area ratio.

Recommended motion: Approve the application for a variance to increase the floor area ratio from 2.55 to 3.4.

C.      Variance to reduce the front yard setback .

Recommended motion: This application has been returned.

D.      Variance to reduce the southern interior yard.

Recommended motion: Approve the application for a variance to reduce the southern interior yard from 13 feet to 3 feet for the building and to reduce the southern interior yard setback from 13 feet to 5 feet for the balconies.

E.       Variance to reduce the rear yard.

Recommended motion: Approve the application for a variance to reduce the eastern rear yard from 13 feet to 3 feet for the building and to reduce the eastern rear yard setback from 13 feet to 1 foot for the balconies.

F.       Amended site plan review.

Recommended motion: Approve the application for a new mixed-use building with 97 residential units and 21,025 square feet of commercial space, subject to the following conditions:

1.       All site improvements shall be completed by January 22, 2020, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

2.       CPED staff shall review and approve the final site, elevation, landscaping, and lighting plans before building permits may be issued.

3.       To comply with Section 530.120-Building Design, the first floor shall have clear or lightly tinted glass with a visible light transmittance ratio of six-tenths (0.6) or higher and the first floor windows needed to meet the minimum requirement shall allow views into and out of the building at eye level. Shelving, mechanical equipment or other similar fixtures shall not block views into and out of the building in the area between four (4) and seven (7) feet above the adjacent grade. The project complies with this requirement.

4.       To comply with Section 530.140-Transit access and previous land use approvals, the applicant shall work with Metro Transit to provide the electrical connection to the bus shelter, sufficient for lighting and heat.

5.       A lighting plan shall be submitted prior to building permit issuance demonstrating that the exterior lighting shall comply with Section 535.590-Lighting requirements. In addition, to comply with Section 551.150-Hennepin, Lyndale, Lagoon, and Lake Area, the applicant shall install pedestrian scaled exterior lighting on all street-facing elevations. Said lighting shall be mounted on the first story, evenly spaced and directed in a manner that illuminates the ground plane.

6.       To comply with Section 541.330-Size, a minimum of 32 of the residential parking spaces shall be standard size and to comply with Section 530.150-Vehicular Access, delivery trucks shall not be allowed to enter or exit the subject alley via 27th St. 

6.       Abubakar As-Saddique Islamic Center, 2824 13th Ave S, Ward 9

Staff report by Peter Crandall, PLAN5641

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by Abubakar Islamic Center.

A.      Rezoning.

Recommended motion: Approve the application to rezone from the I1 Light Industrial District to the

OR2 High Density Office Residence District.

B.      Conditional use permit.

Recommended motion: Approve for a conditional use permit to establish a new K-12 school, 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.

Recommended motion: Approve the application for a variance to reduce the required front yard setback along 12th Ave S from 15 feet to 5 feet.

D.      Site plan review.

Recommended motion: Approve the application for a renovation and addition to an existing industrial building to establish a new K-12 school and restaurant, subject to the following conditions:

1.       All site improvements shall be completed by February 23, 2020, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

2.       CPED staff shall review and approve the final site, elevation, landscaping, and lighting plans before building permits may be issued.

3.       Any mechanical equipment on-site shall be subject to the screening requirements of chapter 535.

4.       The applicant shall implement an on-site landscaped yard of at least 7 feet along 12th Ave S, 13th Ave S, and along the north property line to screen the surface parking lot.

5.       The applicant shall plant at least 8 canopy trees either in the required landscaped yard adjacent to the parking lot or on-site in the general landscaped area.

6.       The applicant shall provide bicycle parking spaces that meet the minimum requirement of 75 with at least 50% meeting the requirement for short-term parking.

7.       The applicant shall dedicate an area for 1 small loading space on site.

8.       The applicant shall indicate an area for refuse and recycling storage either on site or within the building to meet the screening requirements of chapter 535.

9.       All proposed fencing shall comply with requirements of chapter 530 and 535 of the zoning ordinance.

10.   If feasible, the applicant shall construct a pedestrian pathway adjacent to the Midtown Greenway connecting 12th Ave S to 13th Ave S.

7.       The Cottages on Lake Harriet, 4324 Lake Harriet Pkwy W, Ward 13

Staff report by Lindsey Wallace, PLAN5488

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by Maggie Tarr.

A.      Rezoning.

Recommended motion: Approve the application to rezone from the R1 Single-Family District to the R4 Multiple-Family District.

B.      Conditional use permit.

Recommended motion: Approve the application for a cluster development, 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 applicant shall work with CPED and Public Works staff to ensure appropriate stormwater treatment on site both during and after construction.

3.       The final plans shall demonstrate how the construction methods and grading will stabilize the soil conditions to protect the nearby public waters.

4.       Signage for the project shall be limited to one nonilluminated identification sign not exceeding 1 square foot with a maximum height of 4 feet. This sign should provide directional guidance to the proposed building for guests and emergency personnel. The applicant will be required to submit a separate sign permit for any signage that is proposed.

C.      Variance to reduce the interior side yard setback along the north property line.

Recommended motion: Approve the application for a variance to reduce the interior side yard setback along the north property line from 7 feet to 1 foot, subject to the following conditions:

1.       The applicant shall work with CPED and Public Works staff to ensure appropriate stormwater treatment on site both during and after construction.

2.       The final plans shall demonstrate how the construction methods and grading will stabilize the soil conditions to protect the nearby public waters.

D.      Variance to reduce the interior side yard setback along the south property line.

Recommended motion: Approve the application for a variance to reduce the interior side yard setback along the south property line from 7 feet to 3 inches, subject to the following conditions:

1.       The applicant shall work with CPED and Public Works staff to ensure appropriate stormwater treatment on site both during and after construction.

2.       The final plans shall demonstrate how the construction methods and grading will stabilize the soil conditions to protect the nearby public waters.

E.       Variance to reduce the rear yard setback along the west property line.

Recommended motion: Approve the application for a variance to reduce the interior side yard setback along the south property line from 7 feet to 6.8 inches, subject to the following conditions:

1.       The applicant shall work with CPED and Public Works staff to ensure appropriate stormwater treatment on site both during and after construction.

2.       The final plans shall demonstrate how the construction methods and grading will stabilize the soil conditions to protect the nearby public waters.

F.       Variance to allow a patio that exceeds 50 square feet in the required north interior side yard.

Recommended motion: Approve the application for a variance to allow a patio that exceeds 50 square feet in the required north interior side yard, subject to the following conditions:

1.       The patio shall be surfaced with durable and decorative materials, including but not limited to pervious pavers, decorative pavers, stamped concrete, colored concrete or brick. The surfacing materials shall be approved by CPED staff prior to building permit issuance.

2.       The applicant shall work with CPED and Public Works staff to ensure appropriate stormwater treatment on site both during and after construction.

3.       The final plans shall demonstrate how the construction methods and grading will stabilize the soil conditions to protect the nearby public waters.

G.     Variance to allow a patio that exceeds 50 square feet in the required south interior side yard.

Recommended motion: Approve the application for a variance to allow a patio that exceeds 50 square feet in the required south interior side yard, subject to the following conditions:

1.       The patio shall be surfaced with durable and decorative materials, including but not limited to pervious pavers, decorative pavers, stamped concrete, colored concrete or brick. The surfacing materials shall be approved by CPED staff prior to building permit issuance.

2.       The applicant shall work with CPED and Public Works staff to ensure appropriate stormwater treatment on site both during and after construction.

3.       The final plans shall demonstrate how the construction methods and grading will stabilize the soil conditions to protect the nearby public waters.

H.     Site plan review.

Recommended motion: Approve the application for a cluster development of four dwelling units, subject to the following conditions:

1.       All site improvements shall be completed by February 23, 2019, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

2.       CPED staff shall review and approve the final site, elevation, landscaping, and lighting plans before building permits may be issued.

3.       The plant materials, and installation and maintenance of the plant materials, shall comply with sections 530.200 and 530.210 of the zoning code.

4.       The final plans shall indicate the location of mechanical equipment to demonstrate compliance with section 535.70.

5.       The final plans shall be revised to demonstrate how all building entrances and walkways will be lit to maintain a minimum acceptable level of security while not creating glare or excessive lighting of the site to comply with sections 530.130 and 530.260 of the zoning code.

6.       The final plans shall show details regarding fencing location, materials, and dimensions to demonstrate compliance with fence standards in Chapter 535.

7.       Chimney stacks shall be limited to 35 feet in height to comply with section 551.480 of the zoning code. Final plans shall be revised to demonstrate compliance with this condition.

8.       Twin Cities International School Addition, 277 12th Ave N, Ward 5

Staff report by Stephanie Rouse, PLAN5745

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by Paul Nielsen.

A.      Expansion of non-conforming use.

Recommended motion: Approve the expansion of a nonconforming use application for an addition to an existing K-12 school.

B.      Variance.

Recommended motion: Approve the application for a reduction to the minimum bicycle parking requirement from2 4 stalls to 12 stalls.

C.      Site plan review.

Recommended motion: Approve the application for a 15,526 square foot addition to an existing K-12 school, subject to the following conditions:

1.       All site improvements shall be completed by January 22, 2020, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

2.       CPED staff shall review and approve the final site, elevation, landscaping, and lighting plans before building permits may be issued.

3.       The plant materials, and installation and maintenance of the plant materials, shall comply with sections 530.200 and 530.210 of the zoning code.

4.       The applicant shall add additional architectural details to break up the 360 feet of uninterrupted concrete on the east façade of the addition.

5.       Screening for the refuse enclosure must be of a material compatible with the building and shall meet the fencing requirements of Section 535.430.

6.       As an alternative compliance measure to reduce the required number of canopy trees, the applicant shall provide additional landscaping on site such as a living wall, additional shrubs, and/or more trees.

9.       Sons of Norway, 1455 W Lake St, 3016 Holmes Ave S, 3001 Humboldt Ave S, 3015 Humboldt Ave S, 3017 Humboldt Ave S, and 3021 Humboldt Ave S, Ward 10

Staff report by Peter Crandall, PLAN5752

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by Weidner Investment Services, Inc.

A.      Rezoning.

Recommended motion: Approve the application to rezone the parcel located at 3016 Holmes Ave S from the R4 Multiple Family District to the R6 Multiple Family District.

B.      Conditional use permit.

Recommended motion: Approve the application for a new 319 unit mixed-use development, 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.

Recommended motion: Approve the application to increase the maximum lot coverage in the R6 Multiple Family District from 70% to 80%.

D.      Site plan review.

Recommended motion: Approve the application for a new 319 unit mixed-use development, subject to the following conditions:

1.       All site improvements shall be completed by February 23rd, 2020, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

2.       CPED staff shall review and approve the final site, elevation, landscaping, and lighting plans before building permits may be issued.

3.       The applicant shall provide a photometric lighting plan that meets the requirements of chapters 530, and 535 of the zoning code.

4.       The applicant shall screen any and all mechanical equipment visible from the public right of way, or on-site public pathways subject to the requirements of chapter 535 of the zoning code.

5.       The applicant shall work to simplify the design of the south building by utilizing no more than 1 primary material and color and no more than 3 accent materials and colors.  Foundation materials shall not be counted as an accent material.

E.       Preliminary and final plat.

Recommended motion: Approve the application for preliminary and final plat.

F.       Alley vacation.

Recommended motion: Approve the application to vacate a portion of the public alley adjacent to the development site.

10.   Zoning Code Text Amendment, Ward All

This item was continued from the December 4, 2017 and January 8, 2018 meetings.

Staff report by Steve Poor

A.      Zoning Code Text Amendment: Amending Title 20 of the Minneapolis Code of Ordinances as follows:

Chapter 544 Off-Premise Signs and Billboards

The purpose of the amendment is to revise regulations related to off-premise advertising signs and billboards.

Recommended Motion: Continue to the February 5, 2018 meeting.

COMMISSION BUSINESS

COMMISSION UPDATES

ADJOURNMENT

NEXT REGULAR PLANNING COMMISSION MEETING: FEBRUARY 5, 2018

·         The President reserves the right to limit discussion on agenda items.

·         Please contact staff after the hearing if you have any questions regarding your project.

·         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. For other reasonable accommodations such as a sign language interpreter or materials in an alternative format, please contact Lisa Kusz (612-673-3710) five days before the scheduled public hearing. The lead time needed to provide reasonable accommodations (physical, visual, language interpretation and American Sign Language) is five business days.

·         Para asistencia 612-673-2700 - Rau kev pab 612-673-2800 - Hadii aad Caawimaad u baahantahay 612-673-3500

http://www.minneapolismn.gov/cped/

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Last updated Jan 17, 2018

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