MINNEAPOLIS CITY PLANNING COMMISSION

REGULAR MEETING AGENDA: APRIL 23, 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  |  Alissa Luepke-Pier, Vice President  |  Sam Rockwell, Secretary

Jono Cowgill  |  Kim Ellison  |  Ryan Kronzer  |  Nick Magrino  |  Jeremy Schroeder  |  John Slack  |  Amy Sweasy

CALL TO ORDER

APPROVAL OF ACTIONS FROM THE APRIL 9, 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.

ACTION ITEM

1.       Approve written reasons for denial of the expansion of a nonconforming use, conditional use permit, and variance applications for the property located at 407 15th Ave SE from the April 9, 2018 CPC meeting.

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.       Aurora Charter School Expansion, 2101 26th St E, Ward 9

Staff report by Lindsey Wallace, PLAN6262

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

A.      Nonconforming use expansion.

Recommended motion: Approve the application for an expansion of a legal nonconforming use to allow additional classrooms/floor area to be added to a charter school, subject to the following conditions:

1.       No additional vehicle parking shall be allowed on site beyond the existing 70 vehicle parking spaces and eight bus parking spaces.

2.       At least 57 bicycle parking spaces shall be provided as required by section 541.180 of the zoning code.

2.       Hiawatha Senior Living, 4136 and 4140 Dight Ave, Ward 12

Staff report by Aaron Hanauer, PLAN6150

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by TTCP, LLC/Power Line Inc.

A.      Conditional use permit.

Recommended motion: Approve the conditional use permit to allow for an assisted living facility in the R5 District, 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 allow parking between the principal structure and the front lot line.

Recommended motion: Approve the variance to allow for parking between the principal structure and the front lot line in the R5/District, subject to the following condition:

1.       The landscape plan and decorative fence shall be completed.

C.      Variance to allow a parking area in the front yard setback.

Recommended motion: Approve the variance to allow for a parking lot in the established front yard.

D.      Site plan review.

Recommended motion: Approve the site plan review for an assisted living facility in the R5/Multiple Family District, subject to the following conditions:

1.       CPED staff shall review and approve the final site, elevation, landscaping, and lighting plans before building permits may be issued. All site improvements shall be completed by April 23, 2020, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

2.       To comply with Section 530.230-Concrete curbs and wheel stops, the applicant shall install discontinuous curbing on the east side of the parking lot on both sides of the vehicle access point to allow for on-site water retention. To comply with Section 530.150-Vehicular access, the standard parking spaces shall be reduced from 9 feet to 8.5 feet in width and the applicant shall work to reduce the size of the vehicle turnouts and driveway.

3.       To comply with Section 530.170-Parking and Loading Landscaping and Screening, the applicant shall install two trees on the north side of the vehicle access point and add shrubs in the landscaped area between the parking lot and Dight Ave to comply with the 60 percent opacity requirement, and install a three foot hedge that is at least 95 percent opaque to screen the surface parking lot on the south side of the property.

4.       To comply with Chapter 536-Specific development standards for an assisted living facility, metal panel similar to or complementary to that used on the building at 4150 Dight Ave shall be installed in replace of the cement board lap siding.

5.       The applicant shall submit a sign permit for any sign and all proposed signs shall meet the size, location, and lighting requirements outlined in Table 543-1 Specific Standards for Signs in the Residence and OR1 Districts.

6.       To comply with Section 535.70-Screening of mechanical equipment, the external mechanical grill shall be painted the same color as the surrounding cladding. To comply with Section 535.80-Screening of refuse and recycling storage containers, the screening shall be on brick on the three sides (excluding the gate doors). A lighting plan shall be submitted prior to building permit issuance and meet the requirements outlined in Section 535.590-Lighting.  In addition, pedestrian scale lighting shall be installed on the pillar fence near the sidewalk to continue the lighting pattern of the newer residential building to the south.

3.       Minnehaha Commons, 3001 E Lake St, Ward 2

Staff report by Stephanie Rouse, PLAN6076

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

A.      Site plan review.

Recommended motion: Approve the site plan review for a 3-story apartment building with 44 dwelling units, subject to the following conditions:

1.       All site improvements shall be completed by April 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.       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.       Discontinuous curbing to shall be added to the parking lot where feasible to provide some on-site retention and filtration of stormwater.

5.       A photometric plan shall be submitted meeting the requirements of Chapter 535, Regulations of General Applicability.

4.       Minneapolis Impound Facility, 50 Dupont Ave N and 100 Irving Ave N, Ward 7

Staff report by Janelle Widmeier, PLAN6181

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

A.      Nonconforming use expansion.

Recommended motion: Continue the application to the May 7, 2018, City Planning Commission meeting.

B.      Variance.

Recommended motion: Continue the application to the May 7, 2018, City Planning Commission meeting.

C.      Site plan review.

Recommended motion: Continue the application to the May 7, 2018, City Planning Commission meeting.

5.       Downtown Minneapolis Cambria/Fairfield Development, 41 N 10th St, 1001 Currie Ave N, and 1001 ½ Currie Ave N, Ward 7

Staff report by Hilary Dvorak, PLAN6129

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

A.      Conditional use permit.

Recommended motion: Approve the conditional use permit to allow loading and passenger loading in the Downtown Parking Overlay District, 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 provide a six-foot fence along the north property line with landscaping so the loading and passenger loading zone will be screened from adjacent properties.

B.      Variance.

Recommended motion: Approve the variance to reduce the required drive aisle width from 12 feet to 10 feet.

C.      Site plan review.

Recommended motion: Approve the site plan review for two new hotels totaling 130,000 square feet, subject to the following conditions:

1.       All site improvements shall be completed by April 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.       There shall be at least four short-term bicycle parking spaces provided as part of the development.

4.       The applicant shall provide information about the size and height of the roof top mechanical equipment to confirm that the building itself will screen them from the public street.

5.       The refuse and recycling container enclosure shall be designed so as to not cross over the walkway that runs along the back side of the building and connects N 10th St to N 11th St.

6.       The refuse and recycling enclosure shall be incorporated into the buildings or be made out of brick to match the brick on the buildings.

7.       The final lighting plan shall conform to the standards of Chapter 535, Regulations of General Applicability.

8.       A column of windows, similar to the other columns of windows on the N 11th St side of the building, shall be located within the portion of the building wall that is blank, as required by section 530.120 of the zoning ordinance.

9.       The 10 percent window requirement on the upper levels of the building facing N 11th St shall be met, as required by section 530.120 of the zoning ordinance.

10.   The 30 percent window requirement on the ground level of the building facing N 11th St shall be met, as required by section 530.120 of the zoning ordinance.

11.   At least 70 percent of the ground floor facing both N 10th St and N 11th St shall contain active functions, as required by section 530.120 of the zoning ordinance.

D.      Preliminary Plat.

Recommended motion: Approve the application for a preliminary plat.

6.       Minnehaha Academy – North Campus Reconstruction, 3100 River Pkwy W, Ward 2

This item was continued from the April 9, 2018 meeting.

Staff report by Shanna Sether, PLAN6054

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

 

7.       3612-3616 Bryant Ave S, Ward 10

Staff report by Hilary Dvorak, PLAN6197

The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the applications by Bryant 36, LLC.

A.      Conditional use permit.

Recommended motion: Approve the conditional use permit to increase the height of the building from 2.5 stories/35 feet to 5 stories/50 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 permitted Floor Area Ratio (FAR) of the building.

Recommended motion: Approve the variance to increase the maximum permitted Floor Area Ratio (FAR) of the building from 2.04 to 2.38.

C.      Variance to reduce the south interior side yard setback.

Recommended motion: Approve the variance to reduce the south interior side yard setback from 13 feet to 11 feet for the building and deny the variance to reduce the south interior side yard setback from 13 feet to 5 feet for the balconies.

D.      Site plan review.

Recommended motion: Approve the site plan review a new 41-unit residential building, subject to the following conditions:

1.       All site improvements shall be completed by April 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.       The applicant shall provide information about the size and height of the roof top units to confirm that the building itself will screen them from the public street.

4.       The final lighting plan shall conform to the standards of Chapter 535, Regulations of General Applicability.

8.       U-Haul Moving and Storage at Hiawatha, 4225 and 4251 Hiawatha Ave, Ward 12

Staff report by Hilary Dvorak, PLAN3683

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

A.      Conditional use permit for truck and trailer rental.

Recommended motion: Deny the conditional use permit to allow truck and trailer rental in the I1 Light Industrial District.

B.      Conditional use permit to increase the height of the building.

Recommended motion: Deny the conditional use permit to increase the height of the building from 4 stories/56 feet to 5 stories/65 feet.

C.      Site plan review.

Recommended motion: Deny the site plan review or a new, 129,000 square foot self-service storage building.

COMMISSION BUSINESS

COMMISSION UPDATES

ADJOURNMENT

NEXT REGULAR PLANNING COMMISSION MEETING: May 7, 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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A.      Conditional Use Permit for an existing K-12 school.

Recommended motion: Approve the conditional use permit to allow for an addition to an existing K-12 school, 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.

1.    The applicant shall comply with all requirements as a result of the Travel Demand Management (TDM) plan. City staff shall review the site and strategies within one year after completion of the addition to audit performance and operations identified within the approved TDM plan.

2.    The applicant shall prevent through traffic from the school north to 47th Ave S.

B.      Conditional Use Permit to increase the height of the building in the R1 Single-Family District.

Recommended motion: Approve the conditional use permit to increase the maximum height in the R1 Single-Family District from 2 ½ stories, not to exceed 35 feet, to 4 stories, 53 ft. 8in. for the addition and 64 ft. to the top of the steeple, subject to the following condition:

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

2.    The applicant shall work with CPED staff to ensure bird safety measures in the building addition, such as fritted glass, exterior fins and window treatments.

C.      Variance to decrease the front yard setback.

Recommended motion: Return the variance to reduce the front yard setback along W River Pkwy.

D.      Variance to decrease the corner side yard setback.

Recommended motion: Return the variance to reduce the corner side yard setback along 32nd St E.

E.       Variance to allow parking between the building and front lot line.

Recommended motion: Approve the variance to allow for surface parking to be located between the principal structure and the front lot lines, facing W River Pkwy and 46th Ave S, subject to the following condition:

1.    The applicant shall provide screening, at least three-feet in height, consisting of a masonry wall, fence, berm, hedge, or combination thereof that is at least 60 percent opaque, between the east parking area and W River Pkwy.

F.       Site Plan Review.

Recommended motion: Approve the site plan review for an addition to an existing school, subject to the following conditions:

1.    All site improvements shall be completed by April 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.    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 minimum of 143 canopy trees on the site, including one additional canopy tree at the north end of the west parking lot. The applicant shall provide not less than 1 shrub for each 100 sq. ft. of required landscaped yard, or 711 shrubs on the site.

5.    The applicant shall provide screening, at least three-feet in height, consisting of a masonry wall, fence, berm, hedge, or combination thereof that is at least 60 percent opaque, between the parking areas and the public streets, including W River Pkwy and 32nd St E.

Last updated Aug 23, 2018

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