2007 August 20th Board Meeting items
CONTENTS
1. COPY OF A LETTER OR EMAIL, SENT TO THE APPLICABLE NEIGHBORHOOD GROUP(S) AND CITY COUNCIL OFFICE, EXPLAINING THE PROPOSED PROJECT (Received by TNA August 17, 2007, 4.24pm)
2. Plymouth Church Neighborhood Foundation is submitting several land use applications to the Minneapolis Planning and Economic Development Department and the Planning Commission (August 17, 2007)
3. CREEKSIDE COMMONS (Revised 8/10/2007, received by TNA August 17, 2007)
4. Flyer received August 17, 2007, reflects 30 units
[Note: "Tangletown Residents for Smart Density" presentation from the July 16th Board Meeting regarding concerns about the proposal is also available. Contact Harry Kaiser kaiserharry@comcast.net with any questions.]
As you are aware from our previous participation in your public meetings and previous correspondence, the Plymouth Church Neighborhood Foundation is now proposing to build 30 units of multi-family housing at 5400, 5404 and 5412 Stevens Avenue South instead of the originally proposed 40 units. At this time the Foundation is submitting several land use applications to the Minneapolis Planning and Economic Development Department and the Planning Commission for this project. The applications required are as follows:
• Rezoning of the project site from R1 – Single Family District to R5- Multi-Family District
Explanation: This request is a logical extension of the R-5 Multi-Family zoning already on 54th street east to Stevens Avenue. The rest of the block is either R-6, R-5 or C-1 zoned with the exception of Mayflower Church, which is supportive of this request for rezoning.
• Conditional Use Permit – for multi-family housing of five units or more
Explanation: All multi-family housing units of five units or more regardless of zoning are required to secure a Conditional Use Permit.
• Site Plan Review
Explanation: All new developments require a site plan review.
• Variance – Required off-street parking – 1 space per unit required. Request for .9 space per unit
Explanation: Bicycle parking being provided brings the required parking stalls to 29 stalls without a variance. As described previously, the property will have 46 underground spaces available (1.5 stalls per unit) 96% of the time with the exception of Sunday morning when only 27 spaces would be reserved for tenants (.9). The development is 420 feet from a “qualified transit stop” on Nicollet Avenue. The reduction under city ordinance to .9 would be automatic if the development were 120 feet closer.
• Variance – Side Yard (Stevens Avenue) – 13 feet required – 0 feet requested
Explanation: The 0 feet variance does not mean the property is built to the sidewalk. It is measured from the property line which is 7-14 feet setback from the sidewalk and 18-25 feet setback from the street. This side yard fronts Stevens Avenue which faces only the street and freeway ramp and doesn’t face any neighbors.
• Variance - 7 foot yard required on south property line – Request 0’ yard on a portion of the south property line for additional alley drive area and off-street surface parking maneuvering space.
Explanation: There is a public alley between the church’s North parking lot and South parking lot. The alley is currently used for maneuvering for surface parking space for the Church. However, conditions that were grandfathered in under current use, need to be approved in a change of use.
The ordinance normally requires a landscaped area as a buffer between off street parking and the neighboring land. The plan does add 7 feet of landscape buffer between the surface parking and the adjacent alley and apartment building to the west, increasing the attractiveness of the area and creating traffic calming features. The variance is for the south of the property, adjacent to Mayflower Church. Since this off-street parking will be used predominantly by Mayflower Church, adding 7 feet of landscape buffer would only decrease available parking. The variance would allow the space to be incorporated to widen the alley drive area and allowed for parking maneuvering.
As always the Foundation is more than willing to answer any questions concerning this development. If you have any questions please contact Lee Blons lblons@plymouthfoundation.org
August 17, 2007:
2. Plymouth Church Neighborhood Foundation is submitting several land use applications to the Minneapolis Planning and Economic Development Department and the Planning Commission
As you are aware from our previous participation in your public meetings and previous correspondence, the Plymouth Church Neighborhood Foundation is now proposing to build 30 units of multi-family housing at 5400, 5404 and 5412 Stevens Avenue South instead of the originally proposed 40 units. At this time the Foundation is submitting several land use applications to the Minneapolis Planning and Economic Development Department and the Planning Commission for this project. The applications required are as follows:
- Rezoning of the project site from R1 – Single Family District to R5- Multi-Family District
- Conditional Use Permit – for multi-family housing of five units or more
- Site Plan Review
- Variance – Required off-street parking – 1 space per unit required - .9 space per unit requested.
- Variance – Side Yard (Stevens Avenue) – 13 feet required – 0 feet requested
- Variance - 7 foot yard required on south property line – Request 0’ yard on a portion of the south property line for additional alley drive area and off-street surface parking maneuvering space.
A As always the Foundation is more than willing to answer any questions concerning this development. If you have any questions please contact Jenny Mason or Matt Crellin at:
Plymouth
Church Neighborhood Foundation
430
Oak Grove Street, Suite 130
Minneapolis,
MN 55403
(6(612)
871-0890
jmason@plymouthfoundation.org
mcrellin@plymouthfoundation.org
Sincerely,
Matt
Crellin
Matt
Crellin
Housing
Development Project Manager
Plymouth
Church Neighborhood
Foundation
430
Oak Grove Street, Suite 130
Minneapolis,
MN 55403
Phone:
(612) 871-0890
Fax:
(612) 871-0843
3. CREEKSIDE COMMONS (Revised 8/10/2007, received by
TNA August 17, 2007)
Attractive Design
Creekside
Commons will be an attractive high quality new
development at the corner of Stevens Avenue and
54th
Street.
The new development will be 2 ½ stories of housing
constructed over underground parking for the
residents. The 30 unit family housing development
will consist of twelve 3 & 4 bedroom units,
fourteen 2 bedroom units and 4 one bedroom units.
Primarily targeted to families, we include one
bedroom units to allow for an intergenerational mix
of seniors or young adults. The development is
designed to blend into the neighborhood architecture
with a pitched roof and front stoops.
Green
Design / Parking
Creekside
Commons will be developed to meet “Green Communities”
standard. This pedestrian friendly design will
include underground parking, sustainable materials,
“healthy living” paints and adhesives, and energy
efficient lighting and appliances. An extensive storm
water retention system will be created to decrease
rainwater flow into the storm sewer system.
Underground parking, cooperative parking agreements,
and access to public transportation are important
components to Green Design. Our development will have
46 underground parking spaces; (a ratio of 1.5
parking stalls per unit) with the exception of Sunday
morning. Mayflower will make available an additional
10 surface parking spaces to tenants or visitors with
the exception of Sunday morning or special events.
This brings the parking ratio to 1.8 per unit. On
Sunday mornings, the tenants will have 27 reserved
parking spaces (a ratio of .9 parking stalls per
unit.) Mayflower Church will retain its full
complement of 137 parking stalls. If overflow were to
occur on Sunday morning, there are 36 on-street
parking spaces immediately adjacent to the housing
development and the church; making parking overflow
into the residential area highly unlikely.
Creekside Commons will have a playground and green
space right off the community room and main entrance.
Under this new design, we have increased the amount
of play space and are considering adding a basketball
court for older children.
Zoning
The
development will be located at the corner of
54th
and
Stevens Avenue on the north end of the Mayflower
Church property in the Tangletown neighborhood. The
new development fits in well to its location,
adjacent to an existing 3 story apartment building on
the west, the Stevens/35W ramp on the east, and the
church parking lot to the south. A number of other
multi-family developments on 54th
Street
have co-existed with the single family homes to the
north for decades. The Foundation will be requesting
the rezoning of the property to R5. With the
exception of Mayflower Church, these lots are the
only remaining R1 zoned land on the block. The
remainder of the block is zoned R5, R6 and C1.
New
Neighbors
This new
development will provide housing for a mix of incomes
and family sizes. Over 75% of the units will be
targeted for workforce housing; serving families
earning around $20,000- $40,000 a year. Rents
including heat will range from around $550 -$1000 per
month. Through collaboration with the Minneapolis
Public Housing Authority, six of the units will have
a rent subsidy, allowing lower income families to pay
30% of their income for rent. In partnership with the
Minnesota Council of Churches refugee resettlement
program, one of the units will provide immediate
housing for newly arriving refugee families.
Community
Collaborative
This
housing development is an exciting new collaborative
created by the donation of land by Mayflower Church
to Plymouth Church Neighborhood Foundation, a
non-profit housing organization. Plymouth Church
Neighborhood Foundation is an experienced housing
developer which will develop attractive high quality
housing with professional property management.
Mayflower Church will remain involved in the project
through participation in the governing board and
through community activities with the new neighbors.
4. Flyer received August 17, 2007, reflects 30 units
