Setback Variances for 4004 Grimes Avenue - Preliminary and Final Plat

Dissent: Commissioner Day voted against, arguing the variances did not meet the legal standard for practical difficulties and that the requests were driven by personal design preferences rather than inherent property constraints. Commissioner Elker also expressed concern about the second-floor variance but ultimately voted to approve.

Moved by Commissioner Nelson [1:06:17] · Seconded by Unknown [1:06:24]

Planner Chris Aer presented a detailed staff report analyzing both approval and denial criteria. The applicant, Melissa Schaefer, explained that a previous owner's interior remodeling (adding mudroom and laundry to the garage) reduced the garage depth to 16.9 feet, making it impossible to park a car and close the door. She proposed extending the garage 4.8 feet forward and adding a second floor at the existing non-conforming south sideyard setback (6.3 feet instead of required 9 feet). Staff noted the home was built in 1953 and conformed at that time; current code changes made it non-conforming. The Commission debated whether the practical difficulties were inherent to the property or self-created by design preferences. Commissioner Day argued the second-floor variance failed the legal standard because conforming designs were possible (though costly and less functional). Commissioner Honaman countered that the foundation's location created a genuine practical difficulty, and that the 30-foot setback (city standard for new subdivisions) was being achieved. Commissioner Bennett noted discretion applies to variances and that the homeowner's desire to preserve rather than demolish the home was sustainable. A neighbor, Tara James, testified in support, noting the garage would not be visible from the street due to topography and landscaping. The Commission voted 7-2 to approve.

Subdivision with Variances at 316 Madison Avenue

Dissent: No dissent; Commissioner Day voted in favor despite earlier concerns about discretion, citing the unique circumstances of the property having been previously combined and the confluence of comprehensive plan goals, neighborhood consistency, and affordable housing benefits.

Moved by Unknown [1:43:57] · Seconded by Unknown [1:44:09]

Community Development Coordinator Addison Lewis presented a request by Homes Within Reach, a nonprofit affordable housing organization, to subdivide a single-family property into two lots. The original West Minneapolis Heights plat (1950s) had lots approximately 46 feet by 130 feet; the current property combines two of those original lots. The applicant proposes to reestablish the original lot configuration to construct a permanently affordable home on the southern lot through a community land trust model (buyer purchases home, leases land at nominal fee). Current code requires 9,000 sq ft minimum lot area, 75 feet width, and 130.57 feet depth; the proposed lots would be 5,988-6,064 sq ft, 45.96 feet wide, and 130.27 feet deep. Staff analysis showed 12 of 18 other properties on the block have similar dimensions, indicating the proposed sizes are consistent with neighborhood character. The proposal advances comprehensive plan goals for infill development and affordable housing. Steve Brown, a neighbor, testified in support, calling it a 'slam dunk' and noting the historical context of lot-size increases as potentially exclusionary. Commissioner Day raised concerns about applying discretion to override code standards without addressing the underlying ordinance, arguing the council should change the law rather than the Commission working around it. Other commissioners emphasized the confluence of factors: neighborhood consistency, comprehensive plan alignment, housing affordability goals, and the fact that the property was previously combined (not newly subdivided). The Commission voted unanimously to approve.

France Avenue Underpass/Pedestrian Separation Project - Discussion and Deferred Action

Dissent: Commissioner Day expressed skepticism about the project based on prior discussions but agreed to review materials. No formal dissent recorded.

Chair Bennett raised the topic of a presentation by Development Director Bill Nandorf regarding options for separating pedestrian and bicycle traffic from vehicular traffic at France Avenue and Gallagher Road. Four commissioners attended an informal work session (not a full Commission meeting) where Nandorf presented four design options. Commissioner Honaman noted that one option (lowering the road to create a pedestrian underpass) was preferred but deemed too costly due to the five-foot elevation change required across multiple blocks. Commissioner Elker expressed support for separating pedestrians and cars whenever possible. Commissioner Day stated he had not attended and did not listen to the presentation, and expressed skepticism based on prior discussions about the project. Commissioner Padilla noted that community input is being accepted until June 30th and that the city council may discuss the matter before the Commission's next meeting (late July). The Commission decided to defer formal action, allowing all commissioners to review the recorded presentation before reconvening discussion at the next meeting. No formal memo or letter to the city council was approved at this time, though individual commissioners may communicate their views independently.