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Agenda

Planning Commission Agenda

Regular Meeting
November 15, 2021 - 4:30 pm
Online Meeting
Members: Raya Esmaeili (President), Alyssa Olson (Vice-President), Aneesha Marwah (Secretary), Bill Baxley, Kimberly Caprini, Keith Ford, Chloe McGuire, Chris Meyer, Jeremy Schroeder, and Amy Sweasy (Quorum: 5)
Staff: Rachel Blanford

Call To Order

  1. Roll Call.
    Adoption of the agenda.
    Acceptance of minutes

Consent

  1. Committee of the Whole – November 4, 2021

    2021 Special Legislation Fund Tax Increment Spending Plan

    City Staff: Rattana Sengsoulichanh

    Recommended motion: Approve the staff report – the item is consistent with Minneapolis 2040.

Public Hearing

  1. 250 Nicollet Mall/30 S 3rd St, Ward 3

    City Staff: Hilary Dvorak, PLAN13548

    The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by Rick McKelvey/Gateway Office LLC, Gateway Hotel LLC, Gateway Residences LLC.

    A. Preliminary and final registered land survey.

    Recommended Motion: The City Planning Commission approves the application for a preliminary and final Registered Land Survey, subject to the following condition:

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

    800 28th St E, Ward 9

    City Staff: Peter Crandall, PLAN13557

    The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by Abbott Northwestern Hospital.

    A. Variance.

    Recommended Motion: The City Planning Commission approves the variance to increase the maximum height for two wall identification signs in the OR3 district from 20 feet to 87 feet.

    2400 Stevens Ave, Ward 10

    City Staff: Aaron Hanauer, PLAN13559

    The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by Hennepin County.

    A. Conditional use permit.

    Recommended Motion: The City Planning Commission approves the conditional use permit to allow an emergency shelter for 30 people, 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. To help further minimize traffic congestion in the public street, the applicant shall install secure bike parking for at least four bikes.  

    1030 Lowry Ave NE, Ward 1

    City Staff: Andrew Frenz, PLAN13521

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

    A. Rezoning.

    Recommended Motion: The City Planning Commission recommends that the City Council approve the petition to rezone the property located at 1030 Lowry Ave NE from the R2B Multiple Family District to the R3 Multiple Family District, retaining the BFC4 Corridor 4 Built Form Overlay District.

    B. Variance.

    Recommended Motion: The City Planning Commission approves the variance to reduce the reverse corner front yard setback adjacent to Lowry Ave NE from 15 feet to 8.2 feet for the building and to 12.5 feet for the parking area.

    C. Site plan review.

    Recommended Motion: The City Planning Commission approves the site plan review for a new three-story multiple-family dwelling containing six dwelling units, subject to the following conditions:

    1. All site improvements shall be completed by November 15, 2023, 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 prepare and submit an elevation drawing of the proposed trash enclosure, demonstrating compliance with MCO 535.80.
    4. The applicant shall prepare and submit a lighting plan demonstrating compliance with MCO 535.590.
    5. A sidelight window of two feet in width shall be added adjacent to the rear entrance.
    6. Two deciduous trees shall be provided between the parking area and Lowry Ave NE.
    7. Screening of six feet in height and at least 95 percept opacity shall be provided between the parking area and the south property line.

    716 12th Ave SE, Ward 3

    City Staff: Andrew Frenz, PLAN13348

    The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by 716 12th Ave SE, LLC.

    A. Rezoning.

    Recommended Motion: The City Planning Commission recommends that the City Council approve the petition to rezone the property located at 716 12th Ave SE from the R2B Multiple-Family District to the R3 Multiple-Family District, retaining the BFI3 Interior 3 Built Form Overlay District and the UA University Area Overlay District.

    B. Site plan review.

    Recommended Motion: The City Planning Commission approves the site plan review for a new 2.5-story multiple-family dwelling containing four dwelling units, subject to the following conditions:

    1. All site improvements shall be completed by November 15, 2023, 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 prepare and submit an updated landscaping plan which clearly demonstrates that all areas not occupied by buildings, parking and loading facilities, walkways, or driveways shall be covered with turf grass, native grasses, perennials, wood mulch, shrubs, and trees, in compliance with MCO 530.160.
    4. The applicant shall prepare and submit an updated landscaping plan which clearly indicates the locations of all proposed trees and shrubs.
    5. At least six long-term bicycle parking stalls shall not be wall-mounted, in compliance with MCO 53320(b)(4).
    6. The applicant shall submit information demonstrating that the screening proposed between the mechanical equipment and the north property line will be at least as tall as the proposed mechanical equipment and at least 60 percent opaque.
    7. A paved pedestrian walkway of at least four feet in width shall be provided connecting the walkway along the north side of the parking area to the walkway along the north side of the alley, in compliance with MCO 530.130.

    1600 and 1606 Penn Ave N, Ward 5

    City Staff: Andrew Frenz, PLAN13522

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

    A. Rezoning.

    Recommended Motion: The City Planning Commission recommends that the City Council approve the petition to rezone the property located at 1606 Penn Ave N from the R1A Multiple-Family District to the R4 Multiple-Family District, retaining the BFC4 Corridor 4 Built Form Overlay District.

    B. Site plan review.

    Recommended Motion: The City Planning Commission approves the site plan review for a new three-story multiple-family dwelling containing six dwelling units, subject to the following conditions:

    1. All site improvements shall be completed by November 15, 2023, 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 submit the tax parcel division, combination, or lot line adjustment request form to CPED and submit proof of the filing with Hennepin County.
    4. The landscape plan shall be updated to indicate the existing tree which is shown as retained on the civil plans.
    5. The applicant shall prepare and submit an elevation drawing of the proposed trash enclosure, demonstrating compliance with MCO 5380.
    6. The applicant shall prepare and submit a lighting plan demonstrating compliance with MCO 535.590.
    7. The applicant shall prepare and submit an elevation drawing of the fence proposed for the required front yard, demonstrating compliance with MCO 535.420(1).
    8. A sidelight window of two feet in width shall be added adjacent to the rear entrance.
    9. A minimum of 18 shrubs shall be provided on site, in compliance with MCO 530.160.
    10. One deciduous tree shall be provided between the parking area and 16th Ave N, in compliance with MCO 530.170.
    11. Screening of three feet in height and at least 60 percent opacity shall be provided along the entire length of the parking and loading area frontage along both Penn Ave N and 16th Ave N, in compliance with MCO 530.170.

    2015 23rd Ave S, Ward 6

    City Staff: Andrew Frenz, PLAN13523

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

    A. Rezoning.

    Recommended Motion: The City Planning Commission recommends that the City Council approve the petition to rezone the property located at 2015 23rd Ave S from the R2B Multiple-Family District to the R3 Multiple-Family District, retaining the BFI3 Interior 3 Built Form Overlay District.

    B. Site plan review.

    Recommended Motion: The City Planning Commission approves the site plan review for a new three-story multiple-family dwelling containing six dwelling units, subject to the following conditions:

    1. All site improvements shall be completed by November 15, 2023, 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 prepare and submit an elevation drawing of the proposed trash enclosure, demonstrating compliance with MCO 535.80.
    4. The applicant shall prepare and submit a lighting plan demonstrating compliance with MCO 535.590.
    5. The portion of the proposed fence along the south property line which extends into the required front yard shall be reduced in height to comply with MCO 53420(1).
    6. A sidelight window of two feet in width shall be added adjacent to the rear entrance.

    2021 24th Ave S, Ward 6

    City Staff: Andrew Frenz, PLAN13525

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

    A. Rezoning.

    Recommended Motion: The City Planning Commission recommends that the City Council approve the petition to rezone the property located at 2021 24th Ave S from the R2B Multiple-Family District to the R3 Multiple-Family District, retaining the BFI3 Interior 3 Built Form Overlay District.

    B. Site plan review.

    Recommended Motion: The City Planning Commission approves the site plan review for a new two-story multiple-family dwelling containing four dwelling units, subject to the following conditions:

    1. All site improvements shall be completed by November 15, 2023, 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 prepare and submit an elevation drawing of the proposed trash enclosure, demonstrating compliance with MCO 535.80.
    4. The applicant shall prepare and submit a lighting plan demonstrating compliance with MCO 535.590.
    5. A sidelight window of two feet in width shall be added adjacent to the rear entrance.

    2425 16th Ave S, Ward 9

    City Staff: Andrew Frenz, PLAN13530

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

    A. Rezoning.

    Recommended Motion: The City Planning Commission recommends that the City Council approve the petition to rezone the property located at 2425 16th Ave S from the R2B Multiple-Family District to the R3 Multiple-Family District, retaining the BFI3 Interior 3 Built Form Overlay District.

    B. Site plan review.

    Recommended Motion: The City Planning Commission approves the site plan review for a new three-story multiple-family dwelling containing six dwelling units, subject to the following conditions:

    1. All site improvements shall be completed by November 15, 2023, 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 prepare and submit an elevation drawing of the proposed trash enclosure, demonstrating compliance with MCO 535.80.
    4. The applicant shall prepare and submit a lighting plan demonstrating compliance with MCO 535.590.
    5. The portion of the proposed fence along the south property line which extends into the required front yard shall be reduced in height to comply with MCO 53420(1).
    6. A sidelight window of two feet in width shall be added adjacent to the rear entrance.
    7. A minimum of 15 shrubs shall be provided on site, in compliance with MCO 530.170.

    2609 Blaisdell Ave, Ward 10

    City Staff: Andrew Frenz, PLAN13260

    The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by LHB, Inc.

    A. Conditional use permit.

    Recommended Motion: The City Planning Commission approves the conditional use permit to allow a new planned unit development consisting of an existing 45-unit residential building and a new 40-unit residential building in the R5 Multiple-Family 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. As required by section 527.120 of the zoning code, the development shall comply with the standards for some combination of the following amenities from Table 527-1 Amenities and those proposed by the applicant and staff as described in the staff report, totaling at least 20 points: conservation of the built environment, outdoor children’s play area, decorative fencing, new building underground parking, increased landscaping and ecological function, and new building reflective roof.

    B. Site plan review.

    Recommended Motion: The City Planning Commission approves the site plan review for a new three-story multiple-family dwelling containing 40 dwelling units, subject to the following conditions:

    1. All site improvements shall be completed by November 15, 2023, 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. Rock mulch shall not be utilized as a landscaping material. The landscape plan shall be updated to replace all proposed rock mulch with a vegetative ground cover or wood mulch.
    4. All proposed canopy trees shall be a minimum of 2.5 caliper inches at planting.
    5. The proposed transformer shall be relocated outside of all required yards.
    6. Screening of at least 60 percent opacity and at least as tall as the transformer shall be installed between the transformer and adjacent properties.
    7. The applicant shall prepare and submit a lighting plan demonstrating compliance with MCO 535.590.
    8. A minimum of 25 canopy trees shall be provided on site.
    9. A minimum of two trees shall be provided between the parking area and Blaisdell Ave.
    10. Screening of three feet in height and at least 60 percent opacity shall be provided between the parking area and Blaisdell Ave.

    C. Preliminary plat.

    Recommended Motion: The City Planning Commission approves the application for a preliminary plat.

    2220 38th St E, Ward 12

    City Staff: Andrew Frenz, PLAN13527

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

    A. Rezoning.

    Recommended Motion: The City Planning Commission recommends that the City Council approve the petition to rezone the property located at 2220 38th St E from the R1A Multiple-Family District to the R3 Multiple-Family District, retaining the BFC Corridor 4 Built Form Overlay District.

    B. Variance.

    Recommended Motion: The City Planning Commission approves the variance to reduce the front yard setback adjacent to 38th St E from 37.7 feet to 24.7 feet.

    C. Variance.

    Recommended Motion: The City Planning Commission approves the variance to reduce the front yard setback adjacent to Standish Ave from 26.7 feet to 17.5 feet for the building and to 9.8 feet for a patio.

    D. Site plan review.

    Recommended Motion: The City Planning Commission approves the site plan review for a new three-story multiple-family dwelling containing six units, subject to the following conditions:

    1. All site improvements shall be completed by November 15, 2023, 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 landscape plan shall be updated to reflect the two existing trees on the site which are as being retained on the civil plans.
    4. The applicant shall prepare and submit an elevation drawing of the proposed trash enclosure, demonstrating compliance with MCO 535.80.
    5. The applicant shall prepare and submit a lighting plan demonstrating compliance with MCO 53590.
    6. A sidelight window of two feet in width shall be added adjacent to the rear entrance.

    5633 34th Ave S, Ward 12

    City Staff: Andrew Frenz, PLAN13532

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

    A. Rezoning.

    Recommended Motion: The City Planning Commission recommends that the City Council approve the petition to rezone the property located at 5633 34th Ave S from the R2B Multiple-Family District to the R3 Multiple-Family District, retaining the BFC3 Corridor 3 Built Form Overlay District and the AP Airport Overlay District.

    B. Variance.

    Recommended Motion: The City Planning Commission approves the variance to reduce the front yard setback adjacent to 34th Ave S from the established setback to 35.7 feet.

    C. Site plan review.

    Recommended Motion: The City Planning Commission approves the site plan review for a new three-story multiple-family dwelling containing six dwelling units, subject to the following conditions:

    1. All site improvements shall be completed by November 15, 2023, 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 prepare and submit an elevation drawing of the proposed trash enclosure, demonstrating compliance with MCO 535.80.
    4. The applicant shall prepare and submit a lighting plan demonstrating compliance with MCO 535.590.
    5. A sidelight window of two feet in width shall be added adjacent to the rear entrance.
    6. A minimum of three canopy trees shall be provided on site, in compliance with MCO 530.160.

    5139 Penn Ave S, Ward 13

    City Staff: Andrew Frenz, PLAN13531

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

    A. Rezoning.

    Recommended Motion: The City Planning Commission recommends that the City Council approve the petition to rezone the property located at 5139 Penn Ave S from the R1A Multiple-Family District to the R3 Multiple-Family District, retaining the BFC3 Corridor 3 Built Form Overlay District.

    B. Site plan review.

    Recommended Motion: The City Planning Commission approves the site plan review for a new three-story multiple-family dwelling with six units, subject to the following conditions:

    1. All site improvements shall be completed by November 15, 2023, 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 building footprint shall be as depicted in the submitted architectural plan set.
    4. The building footprint shall be shifted one foot east, in compliance with the established front yard setback.
    5. The applicant shall prepare and submit an elevation drawing of the proposed trash enclosure, demonstrating compliance with MCO 5380.
    6. The applicant shall prepare and submit a lighting plan demonstrating compliance with MCO 535.590.
    7. A sidelight window of two feet in width shall be added adjacent to the rear entrance.

    4404 Abbott Ave S and 3401 W 44th St, Ward 13

    City Staff: Aaron Hanauer, PLAN13510

    The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by Nate Wissink of Streeter Custom Builder.

    A. Variance.

    Recommended Motion: The City Planning Commission approves the variance of the PO Pedestrian Oriented Overlay District standards to allow the building to be placed more than 8 feet from the front property line adjacent to Abbott Ave S.

    B. Site plan review.

    Recommended Motion: The City Planning Commission approves the site plan review for a four-story, 32-unit building with 825 square feet of ground floor office space, subject to the following conditions:

    1. All site improvements shall be completed by November 15, 2023, 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 submit the tax parcel division, combination, or lot line adjustment request form to CPED and submit proof of the filing with Hennepin County.
    4. All signs shall comply with Chapter 543 of the zoning code. All signage requires a separate permit from CPED.
    5. Except as allowed by the affordable housing premium, all premiums shall be maintained for the life of the principal structure. The length of compliance with the affordable housing premium shall be as required by the Unified Housing Policy.
    6. To comply with Section 530.120 – Building Design, first floor windows in the commercial/office space shall have clear or lightly tinted glass with a visible light transmittance ratio of six-tenths (0.6) or higher.
    7. The proposed bike parking shall continue to comply with Section 541.230 – Bicycle Parking Requirements in terms of required bike parking spaces not requiring an elevator and the maximum number of wall-mounted spaces.

    400 and 410 2nd St NE, Ward 3

    City Staff: Shanna Sether, PLAN13458

    The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by DJR Architecture, Inc.

    A. Conditional use permit.

    Recommended Motion: The City Planning Commission returns the conditional use permit to increase the maximum height of from 56 feet to 60 feet 10 inches to the stair tower and 63 feet 10 inches to the elevator in the MRCCA Mississippi River Corridor Critical Area Overlay District.

    B. Variance.

    Recommended Motion: The City Planning Commission approves the variance to reduce the minimum south interior side yard setback from five feet to three feet three inches for a transformer, subject to the following condition:

    1. The mechanical equipment shall be screened to comply with section 535.70 of the zoning code.

    C. Variance.

    Recommended motion: The City Planning Commission approves the variance to reduce the minimum south interior side yard setback from nine feet to six feet three inches for three balconies, and to seven feet ten inches for 12 balconies.

    D. Site Plan Review.

    Recommended motion: The City Planning Commission approves the site plan review for a new four-story, 83-unit multiple-family dwelling, subject to the following conditions:

    1. All site improvements shall be completed by November 15, 2023, 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 submit the tax parcel division, combination, or lot line adjustment request form to CPED and submit proof of the filing with Hennepin County.
    4. All signs shall comply with Chapter 543 of the zoning code. All signage requires a separate permit from CPED.
    5. All final site plan approvals subject to conditions of inclusionary housing shall be filed with the Office of the Hennepin County Recorder or Registrar of Titles and evidence of proper filing shall be submitted to the zoning administrator prior to the issuance of any building permits.
    6. Except as allowed by the affordable housing premium, all premiums shall be maintained for the life of the principal structure. The length of compliance with the affordable housing premium shall be as required by the Unified Housing Policy.
    7. The applicant shall meet the requirements for a minor Travel Demand Management Plan.

Adjournment


Next Planning Commission meeting : Dec 6, 2021

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