Minneapolis City Planning Commission Actions

See agenda for this meeting.

Monday, June 26, 2006

4:30 p.m. - Room 317, City Hall, Minneapolis, Minnesota

Commissioners Present: President Martin, El-Hindi, Krause, Motzenbecker, Nordyke, Schiff and Tucker 7
Not Present: Henry-Blythe, Krueger, and LaShomb (excused)

Committee Clerk: Lisa Baldwin (612) 673-3710

Call to order

Approval of the Agenda

Committee of the Whole Consent Agenda – June 15, 2006

A. Public Land Sale 1220 25 th Ave N ( Paul Mogush)

Recommended Action: Approve staff report – action is consistent with comprehensive plan.

Proposal Description: Review for comprehensive plan consistency of proposed public land sale by CPED Single Family Housing Division for development of single-family home.

B. Public Land Sale 2101 Washington St NE ( Jen Jordan)

Recommended Action: Approve staff report – action is consistent with comprehensive plan.

Proposal Description: MWF properties proposes to construct a 38-unit rental housing complex at 2101 Washington St NE. All 38 units will be affordable at 50-60% metropolitan median income and will include a range of unit sizes from one-bedroom to three bedrooms.

C. Public Land Sale Edison Hockey Arena ( Jen Jordan)

Recommended Action: Approve staff report – action is consistent with comprehensive plan.

Proposal Description: Sale of city-owned hockey arena to Park Board.

The City Planning Commission approved the staff recommendations for the above consent items.

Public Hearing

Introduction to the Public Hearing

1. The Bridgewater (PL-194, Ward 7), 1000, 1010 & 1026 Washington Ave S and 200 & 212 11th Ave S. ( Becca Farrar).
Staff Report

A. Final Plat: Application by Shamrock Development for a final plat for property located at 1000, 1010 and 1026 Washington Ave S, 200 and 212 11th Ave S.

Action: approved the final plat application and the drainage/utility easement variance for property located at 1000, 1010 and 1026 Washington Avenue South, 200 and 212 11th Avenue South.

2. MacPhail Center for Music (PL-103, Ward 7), 501 2 nd St S ( Michael Orange).
Staff Report

A. Preliminary and Final Plat: Application by MacPhail Center for Music for a preliminary and final plat for property located at 501 2nd St. S.

Action: The City Planning Commission approved the proposed preliminary and final plat subdivision application for the MacPhail Center for Music project located at 501 2nd St S.

3. Le Parisien Flats and Marketplace (RLS-42, Ward 6), 2301-09 Lyndale Ave S ( Hilary Dvorak).
Staff Report

A. Registered Land Survey: Application by Mark Dziuk with Le Parisien, LLC for a registered land survey (RLS) – 42 for the property located at 2301-09 Lyndale Ave S.

Action: The City Planning Commission adopted the findings and approved the preliminary Registered Land Survey for the property located at 2301-09 Lyndale Ave S.

4. Colleen Olsen (Vac-1475, Ward 1), This part of the alley is adjacent to the properties of 2419-2421 Central Ave, 942 Lowry Ave and part of 2417 Central Ave NE. ( Janelle Widmeier). This item was continued from the April 24, 2006 meeting.
Staff Report

A. Vacation: Application by Colleen Olsen to vacate that part of the alley in P.C. Deming’s Revision of Block 3, more particularly described as that part south of the northerly line of Lot 13 as extended to the west line of Lot 1, and north of the south line of Lot 13 as extended to the westerly line of Lot 4. This part of the alley is adjacent to the properties of 2419-2421 Central Ave, 942 Lowry Ave and part of 2417 Central Ave NE.

Action: The City Planning Commission continued the vacation to the City Planning Commission meeting of August 28, 2006.

5. E2 Cityhomes (BZZ-3061, Ward 10), 3445 1 st Ave S ( Becca Farrar).
Staff Report

A. Rezoning: Application by Tom Menke, on behalf of Hennepin County, for a petition to rezone the property located at 3445 1st Ave S from the R2B to R3 district for a 4-unit residential development.

Action: The City Planning Commission recommended that the City Council adopt the findings and approve the rezoning petition to change the zoning classification of the property located at 3445 1st Ave S from the R2B district to the R3 district.

6. Kowalskis Market (BZZ-3060, Ward 11), 5327 Lyndale Ave S ( Jim Voll).
Staff Report

A. Site Plan Review: Application by Kowalski’s for a site plan review to allow a 1,513 square foot addition to the rear (east) side of the grocery store located at 5327 Lyndale Ave S.

Action: The City Planning Commission adopted the findings and approved the site plan review modifications for the Kowalski’s store located at 5327 Lyndale Ave S subject to the following conditions:

  1. Staff review and approval of the final site plan and elevation before building permits may be issued. All site improvements shall be completed by June 26, 2007 (unless extended by the Zoning Administrator).
  2. The use of plain faced concrete block is prohibited.
  3. Provision of architectural detail such as recesses and projections to interrupt blank facades on the east side of the addition that are greater than 25 feet.
  4. Compliance with previous Planning Commission approvals for the Kowalski’s store.

7. Curry Maintenance Facility (BZZ-3055, Ward 7), 1301 Currie Ave N, 1308 Currie Ave N, 117 Glenwood Ave and 1200 Currie Ave N ( Tara Beard).
Staff Report

A. Conditional Use Permit: Application by the City of Minneapolis for a conditional use permit to amend an existing conditional use permit to allow the use of a garage for public vehicles by adding an above ground fuel tank at a facility located on the following addresses: 1301 Currie Ave N, 1308 Currie Ave N, 117 Glenwood Ave, and 1200 Currie Ave N.

Action: The City Planning Commission adopted the findings and approved the application for a conditional use permit to amend a conditional use permit to allow the use of a garage for public vehicles by adding an above ground fuel tank at a facility located on the following properties: 1301 Currie Ave N, 1308 Currie Ave N, 117 Glenwood Ave, and 1200 Currie Ave N.

8. Plymouth Congregational Church Education Wing Addition (BZZ-3040, Ward 6), 1900 Nicollet Ave S, 1926 Nicollet Ave S, 1934 Nicollet Ave S and 1929 LaSalle Ave S ( Tara Beard).
Staff Report

A. Site Plan Review: Application by Plymouth Congregational Church for a site plan review to allow the construction of an approximately 10,000 square foot addition to their existing building at 1900 Nicollet Ave S. The new space will be used for Sunday school.

Action: The City Planning Commission adopted the findings and approved the application for a site plan review at 1900 Nicollet Ave S, 1926 Nicollet Ave S, 1934 Nicollet Ave S, 1929 LaSalle Ave S, subject to the following conditions:

  1. Not less than 42 trees and 211 shrubs will be clearly shown on the final site plan.
  2. One additional tree island will be located in the southwestern portion of the surface parking lot. The island will be no smaller than 7 feet by 7 feet and will take up no more than two existing parking stalls.
  3. CPED Planning staff review and approval of the final site and landscaping plans.
  4. All site improvements shall be completed by June 26, 2007, unless extended by the Zoning Administrator, or the permit may be revoked for noncompliance.

9. 2911 Harriet (BZZ-3050, Ward 6), 2911 Harriet Ave S ( Tara Beard).
Staff Report

A. Expansion of Nonconforming Use: Application by Sussel Corporation, on behalf of Noah & Keri Rouan, for an expansion of a nonconforming use to build a two car garage for their single family dwelling at 2911 Harriet Ave S. The property is zoned I1 Light Industrial District; a single family home is a nonconforming use in I1.

Action: The City Planning Commission adopted the findings and approved the application for an expansion of a nonconforming use to allow a new detached garage accessory to an existing single-family building in the I1 District at 2911 Harriet Ave S, subject to the following conditions:

  1. All areas not covered by the driveway or walkways include turf or landscaping. The proposed driveway must be paved with asphalt, concrete, brick, cement pavers or similar material, or four inches of class five crushed limestone, as required by section 541.300 of the zoning code.
  2. The existing curb cut in the front of the property will be closed and the existing front parking space will be landscaped to match the rest of the front yard.

10. 201 Park (BZZ-3029, Ward 2), 600 Washington Ave S ( Michael Orange).
Staff Report

A. Conditional Use Permit: Application by Brighton Development Corporation for an amendment to the approved conditional use permit for the Planned Residential Development [originally BZZ-832 (approved 11/18/02), and amended by BZZ-2009 (approved 9/13/04) and BZZ-2301 (approved 6/13/05)] for property located at 600 Washington Ave S.

Action: The City Planning Commission adopted the findings and approved the amendment to the existing conditional use permit / planned residential development (originally BZZ-832, and amended by BZZ-2009 and BZZ-2301) for the 201 Park Project at 600 Washington Ave S (new address will be 201 Park Ave).

B. Site Plan Review: Application by Brighton Development Corporation for a site plan review for property located at 600 Washington Ave S.

Action: The City Planning Commission approved the site plan review application for the 201 Park Project at 600 Washington Ave S (new address will be 201 Park Ave) for 43 units, subject to the following conditions:

  1. CPED Planning staff review and approval of the final site plan, lighting plan, and landscaping plan before the issuance of building permits.
  2. All site improvements shall be completed by June 26, 2008, unless extended by the Zoning Administrator, or the permit may be revoked for noncompliance.

11. Olin Crossing Phase II (BZZ-2923, Ward 12), 4912 E 54th St, 5363, 5367 and 5371 Minnehaha Ave ( Hilary Dvorak). This item was continued from the May 8, 2006, May 22, 2006 and June 12, 2006 meetings.
Staff Report

A. Conditional Use Permit: Application by David Crockett, on behalf of Olin 4, LLC, for a conditional use permit for 43 dwelling units for the properties located at 4912 E 54th St and 5363, 5367 and 5371 Minnehaha Ave.

Action: The City Planning Commission adopted the findings and approved the conditional use permit application for 43 dwelling units located at 4912 E 54th St, 5363, 5367 and 5371 Minnehaha Ave.

B. Variance: Application by David Crockett, on behalf of Olin 4, LLC, for a variance to increase the floor area ratio of the building from 2.04 to 2.52 (19 percent increase) for the properties located at 4912 E 54th St and 5363, 5367 and 5371 Minnehaha Ave.

Action: The City Planning Commission adopted the findings and approved the variance application to increase the floor area ratio of the building from 2.04 to 2.51 (19 percent increase) located at 4912 E 54th St, 5363, 5367 and 5371 Minnehaha Ave subject to the following condition:

  1. Not less than 2,200 square feet of non-residential space shall be included in the building.

C. Variance: Application by David Crockett, on behalf of Olin 4, LLC, for a variance to reduce the minimum lot size requirement from 763 square feet per dwelling unit to 586 square feet per dwelling unit (23 percent decrease) for the properties located at 4912 E 54th St and 5363, 5367 and 5371 Minnehaha Ave.

Action: The City Planning Commission adopted the findings and approved the variance application to reduce the minimum lot size requirement from 763 square feet per dwelling unit to 586 square feet per dwelling unit (23 percent decrease) located at 4912 E 54th St, 5363, 5367 and 5371 Minnehaha Ave subject to the following condition:

  1. Not less than 2,200 square feet of non-residential space shall be included in the building.

D. Site Plan Review: Application by David Crockett, on behalf of Olin 4, LLC, for a site plan review for the properties located at 4912 E 54th St and 5363, 5367 and 5371 Minnehaha Ave.

Action: The City Planning Commission adopted the findings and approved the site plan review for 43 dwelling units space located at 4912 E 54th St, 5363, 5367 and 5371 Minnehaha Ave subject to the following conditions:

  1. The development shall comply with the window requirements as required per section 530.120.
  2. The applicant shall submit a lighting plan that complies with the lighting level requirements of Chapter 535.
  3. Approval of the final site, elevation and landscaping plans by the Department of Community Planning and Economic Development – Planning Division.
  4. All site improvements shall be completed by June 26, 2007, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.
  5. Public Works will review the alley for its functionality. Potentially the alley could be widened in-between the two driveways to improve traffic circulation.
  6. Plantings against the alley wall shall be vertical enough to discourage graffiti.

12. Eitel Building City Apartments and Loring Park Condominiums (BZZ-3018, Ward 7), 1367 Willow St and 1368 LaSalle Ave ( Hilary Dvorak).
Staff Report

A. Conditional Use Permit: Application by Joseph Bagnoli, on behalf of 1375 Willow Street Associates, LLC, for a conditional use permit for a Planned Residential Development including a total of 490 dwelling units and 2 retail spaces for the properties located at 1367 Willow St and 1368 LaSalle Ave.

Action: The City Planning Commission adopted the findings and approved the conditional use permit application for a Planned Residential Development including a total of 490 dwelling units and 2 retail spaces located at 1367 Willow St and 1368 LaSalle Ave subject to the following conditions:

  1. Bicycle racks, at a ratio of one per unit, shall be provided for the apartment portion of the development. These bicycle racks shall be located within the parking garage.
  2. A bicycle rack, which can accommodate a minimum of four bicycles, shall be located near each of the retail spaces within the building. These bicycle racks may be placed in the right-of-way if approved by the City Engineer.

B. Variance: Application by Joseph Bagnoli, on behalf of 1375 Willow Street Associates, LLC, for a variance to increase the Floor Area Ratio (FAR) from the permitted 4.9 to 5.94 for the properties located at 1367 Willow St and 1368 LaSalle Ave.

Action: The City Planning Commission adopted the findings and approved the variance application to increase the Floor Area Ratio (FAR) from the permitted 4.9 to 5.94 located at 1367 Willow St and 1368 LaSalle Ave.

C. Variance: Application by Joseph Bagnoli, on behalf of 1375 Willow Street Associates, LLC, for a variance to reduce the front yard setback along Willow Street from the required 15 feet to a distance between zero and 13 feet for the properties located at 1367 Willow St and 1368 LaSalle Ave.

Action: The City Planning Commission adopted the findings and approved the variance application to reduce the front yard setback along Willow St from the required 15 feet to a distance between zero and 13 feet located at 1367 Willow St.

D. Variance: Application by Joseph Bagnoli, on behalf of 1375 Willow Street Associates, LLC, for a variance to reduce the front yard setback along Spruce Place from the required 15 feet to a distance between zero and 15 feet for the properties located at 1367 Willow St and 1368 LaSalle Ave.

Action: The City Planning Commission adopted the findings and approved the variance application to reduce the front yard setback along Spruce Place from the required 15 feet to a distance between zero and 15 feet located at 1367 Willow St.

E. Variance: Application by Joseph Bagnoli, on behalf of 1375 Willow Street Associates, LLC, for a variance to reduce the corner side yard setback along Grant Street from the required 15 feet to a distance between zero and 5 feet for the properties located at 1367 Willow St and 1368 LaSalle Ave.

Action: The City Planning Commission adopted the findings and approved the variance application to reduce the corner side yard setback along Grant St from the required 15 feet to a distance between zero and 5 feet located at 1367 Willow St.

F. Variance: Application by Joseph Bagnoli, on behalf of 1375 Willow Street Associates, LLC, for a variance to reduce the corner side yard setback along 14th St W from the required 15 feet to a distance between zero and 7 feet for the properties located at 1367 Willow St and 1368 LaSalle Ave.

Action: The City Planning Commission adopted the findings and approved the variance application to reduce the corner side yard setback along 14th St W from the required 15 feet to a distance between zero and 7 feet located at 1367 Willow St.

G. Site Plan Review: Application by Joseph Bagnoli, on behalf of 1375 Willow Street Associates, LLC, for a site plan review for the properties located at 1367 Willow St and 1368 LaSalle Ave.

Action: The City Planning Commission adopted the findings and approved the site plan review for a mixed-use development for the properties located at 1367 Willow St and 1368 LaSalle Ave subject to the following conditions:

  1. A lighting plan shall be submitted so staff can verify that the lighting levels comply with the requirements of Chapter 535.
  2. Approval of the final site, elevation and landscaping plans by the Department of Community Planning and Economic Development – Planning Division.
  3. All site improvements shall be completed by June 26, 2008, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.

13. Michael Ashling (BZZ-3059 and MS-152, Ward 7), 2708 and 2716 Drew Ave S ( Jim Voll).
Staff Report

A. Variance: Application by Michael Ashling for a variance to reduce the minimum required north side yard for 2716 Drew Ave S from 6 feet to 4.9 feet for property located at 2708 and 2716 Drew Ave S.

Action: The City Planning Commission adopted the findings and approved the variance application to reduce the minimum required north side yard setback from 6 feet to 4.9 feet for property located at 2716 Drew Ave S.

B. Minor Subdivision: Application by Michael Ashling for a minor subdivision for property located at 2708 and 2716 Drew Ave S. The purpose of this subdivision is to adjust the common lot line between 2708 and 2716 Drew Ave S to create a buildable lot.

Action: The City Planning Commission adopted the findings and approved the minor subdivision application for properties located at 2708 and 2716 Drew Ave S.

14. Dikken Residence (BZZ-2976, Ward 6), 128 Groveland Ave ( Janelle Widmeier).
Staff Report

A. Conditional Use Permit: Application by Kerry Dikken for a conditional use permit to increase the maximum height of a building from 2.5 stories to 3 stories to allow a new 4-unit dwelling for the property located at 128 Groveland Ave.

Action: The City Planning Commission adopted the findings and approved the conditional use permit to increase the maximum allowed height of a multiple-family dwelling with 4 units from 2.5 stories, 35 feet to 3 stories, 35 feet 6 inches for the property located at 128 Groveland Avenue.

15. Shafer Hartman (BZZ-3019 and MS-151, Ward 3), 600 4 th St NE ( Jim Voll). This item was continued from the June 12, 2006 meeting.
Staff Report

A. Variance: Application by Shafer Hartman, on behalf of Duane Arens, for a variance to reduce the minimum required lot size in the R2B District from 5,000 square feet to 4,257 square feet for property located at 600 4 th St NE.

Action: Notwithstanding staff recommendation, the City Planning Commission approved the variance application to reduce the minimum required lot area from 5,000 square feet to 4,257 square feet for property located at 600 4th St NE based on the following finding:

  1. A two-car garage is a reasonable use for property zoned R2B and a two-car garage is also a reasonable use for a single family home. Without variance, would not be able to achieve that use on this lot. If the variance were not granted and the lot line was moved to the east to create a conforming lot, then one property could possibly have a 3-car garage while the other would be limited to a one-car garage.

B. Minor Subdivision: Application by Shafer Hartman, on behalf of Duane Arens, for a minor subdivision for property located at 600 4th St NE to create two lots; one for the existing duplex and one for a new single-family home.

Action: Notwithstanding staff recommendation, the City Planning Commission approved the minor subdivision application for property located at 600 4th St NE based on the following findings:

  1. Not having a garage is a hardship, combination of existing structures, somewhat unique character associated with Sixth Street versus Fourth, including similar lots.
  2. With the granting of the variance, the proposal complies with the Land Subdivision Regulations.

16. 4100 Sheridan Avenue South Building (BZZ-2919, Ward 13), 4100 Sheridan Ave S ( Janelle Widmeier).
Staff Report

A. Rezoning: Application by Kris Broberg for a rezoning petition from R1 Single Family District to R4 Multiple Family District to allow a multifamily dwelling with 4 units for the property located at 4100 Sheridan Ave S.

Action: The City Planning Commission recommended that the City Council adopt the findings and deny the petition to rezone the property of 4100 Sheridan Ave S from R1, Single-Family Residential District to R4, Multiple-Family Residence District.

B. Variance: Application by Kris Broberg for a variance to reduce the front yard along 41st St from 15 feet to 0 feet to allow 2 parking spaces for the property located at 4100 Sheridan Ave S.

Action: The City Planning Commission adopted the findings and approved the variance to reduce the minimum front yard requirement along 41st St W from 25 feet to 0 feet to allow one parking space at the property of 4100 Sheridan Ave S, subject to the following condition:

  1. Landscaping 3 feet in height and not less than 60 percent opaque shall be provided between the driveway and the adjacent property.

Variance: Application by Kris Broberg for a variance to reduce the rear yard from 9 feet to 4 feet to allow a parking space for the property located at 4100 Sheridan Ave S.

Action: The City Planning Commission adopted the findings and approved the variance to reduce the minimum rear yard requirement along the west property line from 9 feet to 0 feet to allow one parking space at the property of 4100 Sheridan Ave S, subject to the following condition:

  1. Landscaping 3 feet in height and not less than 60 percent opaque shall be provided between the driveway and the rear lot line.

17. Archive Lofts (BZZ-2953, Ward 3), 700-708 Central Ave NE and 119-123 7 th St SE ( Becca Farrar ). This item was continued from the June 12, 2006 meeting.
Staff Report

A. Rezoning: Application by Mike Kunnick, on behalf of 700 Central Development LLC, for a petition to rezone the subject properties located at 700-708 Central Ave NE and 119-123 7th St SE from the I1 district to the C3A district and remove the Industrial Living Overlay District (ILOD).

Action: The City Planning Commission recommended that the City Council adopt the findings and approve the rezoning petition to change the zoning classification of the property located at 700-708 Central Ave NE and 119-123 7th St SE from the I1 district to the C3A district and removal of the ILOD.

B. Conditional Use Permit: Application by Mike Kunnick, on behalf of 700 Central Development LLC, for a conditional use permit for 103 residential units for the properties located at 700-708 Central Ave NE and 119-123 7th St SE.

Action: The City Planning Commission adopted the findings and approved the application for a conditional use permit to allow for a 103-unit residential development on property located at 700-708 Central Ave NE and 119-123 7th St SE.

C. Conditional Use Permit: Application by Mike Kunnick, on behalf of 700 Central Development LLC, for a conditional use permit to increase the maximum allowable height from 4 stories or 56 feet to 9 stories or 99 feet for the properties located at 700-708 Central Ave NE and 119-123 7th St SE.

Action: The City Planning Commission adopted the findings and approved the application for a conditional use permit to allow an increase in height for a 103-unit residential development on property located at 700-708 Central Ave NE and 119-123 7th St SE subject to the following condition:

  1. The building shall not exceed a height of 9 stories or 99 feet along Central Ave NE.

D. Variance: Application by Mike Kunnick, on behalf of 700 Central Development LLC, for a variance to increase the maximum allowable floor area ratio (F.A.R.) on site for the properties located at 700-708 Central Ave NE and 119-123 7th St SE.

Action: The City Planning Commission returned the application for a variance of the maximum allowable floor area ratio (F.A.R.) on site for property located at 700-708 Central Ave NE and 119-123 7th St SE.

E. Variance: Application by Mike Kunnick, on behalf of 700 Central Development LLC, for a variance of the interior side yard along the east property to 3 feet for the proposed development for the properties located at 700-708 Central Ave NE and 119-123 7th St SE.

Action: The City Planning Commission adopted the findings and approved the application for a variance of the interior side yard along the east property to 7 feet for the proposed development for property located at 700-708 Central Ave NE and 119-123 7th St SE subject to the following condition:

  1. A 7-foot setback shall be provided along the east property line.
  2. Landscaping shall be provided within the required 7-foot yard adjacent to the east property line.

F. Site Plan Review: Application by Mike Kunnick, on behalf of 700 Central Development LLC, for a site plan review for renovations to the existing buildings as well as new construction for the properties located at 700-708 Central Ave NE and 119-123 7th St SE.

Action: The City Planning Commission approved the site plan review application for property located at 700-708 Central Ave NE and 119-123 7th St SE subject to the following conditions:

  1. Planning Staff review and approval of the final site, elevation and landscaping plans before building permits may be issued.
  2. All site improvements shall be completed by June 26, 2007 unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance.
  3. The Travel Demand Management Plan must be approved by the Planning Director prior to submission of plans for final approval and building permit issuance.
  4. The applicant shall provide a 7 foot wide landscaped strip along the east property line.
  5. The area between the building and the public streets will have new tree plantings along both street frontages.
  6. Incorporation of windows, entries, recesses, projections or other architectural elements along the north and east elevations to break up the blank uninterrupted walls that exceed 25 feet in width per Section 530.120.
  7. All rooflines incorporated within the development shall be flat.

18. Red Square (BZZ-3022, Ward 1), 1401 Central Ave NE ( Janelle Widmeier).
Staff Report

A. Conditional Use Permit: Application by Wynne Yelland, on behalf of Locus Development, LLC, for a conditional use permit to increase the maximum height of a building from 4 stories, 56 feet to 5 stories, 66 feet for property located at 1401 Central Ave NE.

Action: The City Planning Commission adopted the findings and approved the conditional use permit to increase the maximum height of a building from 4 stories, 56 feet to 5 stories, 57 feet with a 3 foot high parapet for the building and to 66 feet for the stair/elevator tower for the property located at 1401 Central Ave NE.

B. Variance: Application by Wynne Yelland, on behalf of Locus Development, LLC, for a variance to reduce the minimum parking and loading requirement for property located at 1401 Central Ave NE.

Action: Notwithstanding staff recommendation, the City Planning Commission approved the application for a variance to reduce the minimum parking requirement from 107 to 46 spaces, or 57 percent, for the property located at 1401 Central Ave NE based on the following findings:

  1. The applicant has the ability to obtain a parking lease.
  2. Fewer uses than shown on the plans are likely to be established.
  3. Site is adjacent to a bus route with frequent headways.

C. Variance: Application by Wynne Yelland, on behalf of Locus Development, LLC, for a variance to reduce the loading requirement from 2 spaces to 1 space for the property located at 1401 Central Ave NE.

Action: The City Planning Commission adopted the findings and approved the application for a variance to reduce the loading requirement from 2 spaces to 1 space for the property located at 1401 Central Ave NE.

D. Site Plan Review: Application by Wynne Yelland, on behalf of Locus Development, LLC, for a site plan review to allow a new multi-tenant commercial building for property located at 1401 Central Ave NE.

Action: The City Planning Commission adopted the findings and approved the application for site plan review to allow an addition to an existing office building for the property located at 1401 Central Ave NE, subject to the following conditions:

  1. Community Planning and Economic Development Department – Planning Division staff review and approval of the final elevations, site, lighting and landscape plans.
  2. Site improvements required by Chapter 530 or by the City Planning Commission shall be completed by June 26, 2007, or the permit may be revoked for non-compliance.
  3. Applicant shall work with Park Board to have appropriate trees in the boulevard along Central Avenue. The area south of the building must be more intensively landscaped along 14 th Avenue as a form of alternative compliance from the building placement standard.
  4. Additional architectural features shall be incorporated to emphasize the importance of the tenant entrances facing Central Avenue as required by section 530.120 of the zoning code.
  5. The steel plant screen shall be located at least 10 feet above grade to allow views into and out of the first floor at ground level.
  6. At least 45 shrubs shall be provided as required by section 530.160 of the zoning code.
  7. A fence at least 5 feet in height shall be provided along the northeast and east property lines as a crime prevention measure.
  8. Landscaping at least 4 feet in height shall be provided along the north end of the building as a crime and graffiti prevention measure

19. Midtown Row Houses (BZZ-3038, Ward 9), 2701 28 th St E ( Michael Wee).
Staff Report

A. Conditional Use Permit: Application by David Kunert for a conditional use permit for a 6-unit dwelling cluster development in an R4 District located at 2701 28 th St E.

Action: The City Planning Commission adopted the findings and approved the conditional use permit to allow construction of a 6-dwelling unit cluster development consisting of two structures at 2701 28th St E.

B. Conditional Use Permit: Application by David Kunert for a conditional use permit to allow structure height to exceed 2.5 stories for property located at 2701 28 th St E.

Action: The City Planning Commission adopted the findings and approved the conditional use permit to increase the maximum allowable height from 2.5 stories in an R4 District to 3 stories or 31.5 feet for the cluster development at 2701 28th St E.

C. Variance: Application by David Kunert for a variance to reduce the front side yard setback along 27th Ave from 15 feet to 5 feet for property located at 2701 28 th St E.

Action: The City Planning Commission adopted the findings and denied the variance to reduce the front yard setback from the required 15 feet to 5 feet and in lieu thereof approve a variance to reduce the front yard setback from 15 feet to 10 feet for the proposed cluster development located at 2701 28th St E.

D. Variance: Application by David Kunert for a variance to reduce the corner side yard setback along E. 28th St from 12 feet to 3 feet for property located at 2701 28 th St E.

Action: The City Planning Commission adopted the findings and approved the variance to reduce the corner side yard setback from the required 12 feet to 3 feet for the proposed cluster development located at 2701 28th St E.

E. Variance: Application by David Kunert for a variance to allow the reduction of the drive-aisle maneuver space from 20 feet to 18 feet for property located at 2701 28 th St E.

Action: The City Planning Commission adopted the findings and approved the variance to reduce the drive aisle from the required 20 feet to 18 feet for the proposed cluster development located at 2701 28th St E.

F. Variance: Application by David Kunert for a variance to allow attached garage parking to exceed 676 square feet or 10 percent of lot area for property located at 2701 28 th St E.

Action: The City Planning Commission adopted the findings and approved the variance to allow the construction of attached garages exceeding 676 square feet and 10 percent of the lot area to 2320 square feet (for 6 dwelling units) or 27% of the lot area for the proposed cluster development located at 2701 28th St E.

G. Site Plan Review: Application by David Kunert for a site plan review for property located at 2701 28 th St E.

Action: The City Planning Commission adopted the findings and approved the site plan review of a cluster development located at 2701 28th St E. subject to following conditions:

  1. Staff review and approval of the final site and landscaping plans before building permits may be issued. All improvements shall be completed by June 25, 2007 (unless extended by the Zoning Administrator) or permits may be revoked for noncompliance.
  2. Applicant is strongly encouraged to use materials and windows that can mitigate and reduce the level of noise from the industrial district adjacent to the property.

20. Riverside Repowering Project (BZZ-3035, Ward 1), 3100 Marshall St NE ( Michael Orange).
Staff Report

A. Conditional Use Permit: Application by Xcel Energy for a conditional use permit for the use of 3100 Marshall St NE.

Action: The City Planning Commission adopted the findings and approved the conditional use permit for the Riverside Repowering Project located at 3100 Marshall St NE.

B. Conditional Use Permit: Application by Xcel Energy for a conditional use permit to increase the maximum permitted height in an Industrial District and in the Shoreland Overlay District for property located at 3100 Marshall St NE.

Action: The City Planning Commission adopted the findings and approved the conditional use permit to increase the maximum permitted height in an Industrial District, in the Mississippi River Critical Area Overlay District, and in the Shoreland Overlay District to allow the construction of a new building approximately 125 feet tall, two exhaust stacks approximately 185 feet tall, and several new transmission towers approximately 125 feet tall for the Riverside Repowering Project located at 3100 Marshall St NE.

C. Conditional Use Permit: Application by Xcel Energy for a conditional use permit to allow accessory structures in the floodway in a Floodplain Overlay District for property located at 3100 Marshall St NE.

Action: The City Planning Commission adopted the findings and approved the conditional use permit to allow structures in the Floodway District of the Floodplain Overlay District for the Riverside Repowering Project located at 3100 Marshall St NE, subject to compliance with Section 551.590, 551.640, and 551.650.

D. Conditional Use Permit: Application by Xcel Energy for a conditional use permit to allow development within 50 feet of the ordinary high water mark of the Mississippi River within the Shoreland Overlay District for property located at 3100 Marshall St NE.

Action: The City Planning Commission adopted the findings and approved the conditional use permit to allow development within 50 feet of the ordinary high water mark of the Mississippi River within the Shoreland Overlay District for the Riverside Repowering Project located at 3100 Marshall St NE, subject to compliance with Section 551.510, 551.520, and 551.530.

E. Variance: Application by Xcel Energy for a conditional use permit to allow development within 50 feet of the ordinary high water mark of the Mississippi River within the Shoreland Overlay District for property located at 3100 Marshall St NE.

Action: The City Planning Commission adopted the findings and approved the variance to allow development in the Shoreland Overlay District within 50 feet of protected water for the Riverside Repowering Project located at 3100 Marshall St NE.

F. Conditional Use Permit: Application by Xcel Energy for a conditional use permit to allow the storage of more than 2,750 gallons of a Class I flammable gas for the Riverside Repowering Project located at 3100 Marshall St NE.

Action: The City Planning Commission adopted the findings and approved the conditional use permit to allow the storage of more than 2,750 gallons of a Class I flammable gas for the Riverside Repowering Project located at 3100 Marshall St NE.

G. Conditional Use Permit: Application by Xcel Energy for a conditional use permit to allow the storage of a Class I flammable gas less than 300 feet from a residential zoning district for the Riverside Repowering Project located at 3100 Marshall St NE.

Action: The City Planning Commission adopted the findings and approved the conditional use permit to allow the storage of a Class I flammable gas less than 300 feet from a residential zoning district for the Riverside Repowering Project located at 3100 Marshall St NE.

H. Site Plan Review: Application by Xcel Energy for a site plan review for property located at 3100 Marshall St NE.

Action: The City Planning Commission adopted the findings and approved the site plan review permit for the Riverside Repowering Project located at 3100 Marshall St NE subject to the following conditions:

  1. CPED Planning staff review and approval of the final site plan, landscaping plan, lighting plan, and building elevations before building permits may be issued.
  2. Xcel will work with AFCAC, Concerned Citizens of Marshall Terrace, the City, and the Minneapolis Park and Recreation Board on an alternative trail alignment along the west side of Marshall Street NE that is as bike and pedestrian friendly as possible without compromising safety and security and explore the potential to connect to the riverfront through the former coal and fly ash storage area.
  3. All site improvements shall be completed by June 26, 2007, unless extended by the Zoning Administrator, or the permit may be revoked for noncompliance.

Commission Business

Commissioners LaShomb and Motzenbecker will not be present and the COW meeting so Director Sporlein encourages all who can attend to attend to be able to meet quorum.

Adjournment

The meeting adjourned at 8:35 p.m.

Next Regular Planning Commission Meeting: 7/17/06

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 Nov 28, 2011