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Zoning board denies screening variance at 4710 Humboldt Ave N after owner warns of parking, safety impacts
Summary
The Minneapolis City Zoning Board of Adjustment denied a variance to exempt an 8-unit property at 4710 Humboldt Ave N from refuse-container screening requirements after the owner said screening would remove parking and put tenants at risk from truck traffic. Staff had recommended denial based on code findings.
Chair Matt Perry opened the May 14 hearing and staff presented the request for 4710 Humboldt Ave N.
Miles Campbell, zoning administration staff, told the board the request sought a variance from the city's screening rules for refuse and recycling containers for an 8-unit apartment. Campbell said staff recommended denial, citing findings two and three (the ordinance's intent and potential spillover impacts). He noted the dumpster has been in the same place for about 25 years and that city records show five nuisance complaints referencing trash between 2002 and 2025, with the 2024 complaint prompting zoning action.
The property owner, Wayne Carlson, testified he has owned the building for 25 years and that installing a screened enclosure would eliminate two on-site parking spaces. "Putting in a new enclosure takes two of the parking spots," Carlson said, adding that forcing tenants to park on Humboldt Avenue would expose them to heavy truck traffic and safety risk: "We've had three accidents up there in the last year." He said expanding the parking lot to avoid losing spaces would cost about $140,000 because utilities would need relocation, and he offered hiring a longtime tenant as a caretaker to pick up trash daily as an alternative to enclosure.
Board members pressed staff on enforcement history and the limits of the zoning code. Campbell said zoning does not specify the number of bins per household and that other city codes may address refuse management; he also said the board has limited authority to condition a variance on actions such as hiring a caretaker because variances are typically tied to land and physical circumstances. Several members said trash management is a real problem but expressed skepticism that the zoning variance framework is the right tool to require operational fixes.
A motion to deny the variance, made in support of staff findings, passed on a roll call vote. The clerk recorded affirmative votes from Board member Callahan, Board member Eicholz, Board member Israel, Board member Samir Carava, and Vice chair Wang; Chair Perry did not vote. Chair Perry advised Carlson to consult staff and his council member about next steps and options.
The denial upholds the city's screening requirement for multifamily properties. Staff directed Carlson to follow up with zoning staff to review available options.
