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~ Department of Community Planning & Economic Development 250 South 4th Street, Room 300 Minneapolis- Minneapolis, MN 55415-1385 City of Lakes
MEMORANDUM
To: City Planning Commission Prepared By: Aaron Hanauer, Senior City Planner, (612) 673-2494 Date: July 16, 2018 Subject: 3404 List Place, 3430 List Place, and 3421 West Lake Street (PLAN6681)
In the published staff report, site plan review application (Application J) condition of approval #1 states the following: To comply with Section 527.100-Time of Completion and Section 527.110-Phasing af Development, CPED is recommending that the project proceed on a continuous basis and that all site improvements for Phase A be completed by August 17, 2020, that all site improvements for Phase B be completed by August 17, 2024, that all site improvements for Phase C be completed by August 17, 2021, and that all site improvements for Phase D be completed by August 17, 2024, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance. CPED is recommending that this condition of approval be modified to read as follows: To comply with Section 527.100-Time of Completion and Section 527.110-Phasing of Development, CPED is recommending that the project proceed on a continuous basis and that all site improvements far Phase A be completed by August 17, 2020, that all site improvements for Phase B be completed by August 17, 2024, that all site improvements for Phase C be completed by August 17, 2021, and that all site improvements for Phase D be completed by August 17, 2024, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance. In accordance with Section 527.100 (a), completion of each phase is not required by the afore-stated dates if the building permit is obtained within such period and the erection or alteration of a building is substantially begun and proceeds on a continuous basis toward completion.
Also, staff wants to note two corrections on the table with planned unit development points · (pages 14-15). 1. CPED is recommending the project receive one point for enhanced landscaping based on the narrative analysis. The table incorrectly states O points. 2. The 'standard points requested by the applicant' should state 23 points instead of 18 points. The 23 standard points plus the six points for 'significantly exceeding standards' would give the project 29 points. This is the amount of points recommended by staff. Hanauer, Aaron M. Addendum Packet From: Wittenberg, Jason W. July 16 City Planning Commission Sent: Monday, July 16, 2018 8:54 AM PLAN 6681 3430 List Place To: Hanauer, Aaron M. Letter #1 Subject: FW: Plan 6681
----Original Message---- From: [email protected] [mai1to:[email protected]] Sent: Monday, July 16, 2018 8:53 AM To: Wittenberg, Jason W. Subject: Fwd: Plan 6681
Sent from my iPad
Begin forwarded message: > > I am an owner at Calhoun Place Condominium. I am writing to express my opposition to the Calhoun Towers project. I'd like to know what plans have been made to accommodate the increased traffic and parking issues. Right now I'm unable to get anywhere during rush hour because of the already existing traffic and anyone visiting me in the evening cannot find a parking space. With the addition of 744 apartments, this area will see an increase of approximately 1500 additional cars (2 per unit at a minimum). Even if the buildings have one parking space per unit, that's still 744 more cars parking on streets that are already past capacity. And the increased traffic will add hours to the commute through our already busy area. This area has been targeted for huge multi-family housing construction. I don't understand how that can happen with the existing road system. And don't tell me light rail. That's probably never going to happen. Not to mention the construction traffic and parking. Unbelievable! I just wanted to have my coffee on my balcony but was unable to because of some kind of construction noise that makes being outside impossible. And supposedly the project hasn't been approved yet. I'm sure my concerns will carry no weight. Increased tax dollars are all the city thinks about. Quality of life for those who already live here and pay taxes, doesn't seem to carry the same weight. > > Karen Jo Weibye >3131 Excelsior Blvd., #406 > Minneapolis, MN. 55416 > > Sent from my iPad
1 Addendum Packet July 16 City Planning Commission PLAN6681: 3430 List Place Letter #2 Hanauer, Aaron M.
From: Wittenberg, Jason W. Sent: Monday, July 16, 2018 8:50 AM To: Hanauer, Aaron M. Subject: FW: Calhoun Towers Development
Received over the weekend ...
From: GAIL B SATZ [mailto:[email protected]] Sent: Sunday, July 15, 2018 2:20 PM To: Wittenberg, Jason W. Subject: Fwd: Calhoun Towers Development
------Original Message ------ From: GAIL B'SATZ
Questions and Concerns with this project from a long term resident of Calhoun Towers
1. Transportation and Traffic management
Traffic management in the context of adding another 1400 residents on the same property has been poorly evaluated. Given that light rail may be developed as planned will not change how residents own and use private automobiles. The demographics of the residents will most often have at least 2 people in each apartment, each of whom work in different areas of the metropolitan region. If they work along the corridor from downtown Minneapolis to Eden Prairie, they may elect to use LR. But if they work in Robbinsdale or Burnsville, they will need to drive.
Remember, we do not live in a high density city like Manhattan with a fabulous go everywhere subway system; an infrastructure like that will never be developed in Minneapolis.
2. Parking at CT Development and Abbott
1 The current number of parking spaces at Calhoun Towers is 200 for 110 apartments. The projected number of parking spaces for a total of 850 apartments will be 800, a decrease in 50% of parking spaces per apartment. It is unclear as to how many parking spaces will be available for visitors to an expanded complex population of an additional 1400 residents. We expect most of the new residents will have friends and family that may want to visit. Remember, there are currently not enough parking places on the surrounding streets to accommodate the current population of the adjacent apartments and condos. Commercial traffic on Abbott to service the stores in Market Plaza often impedes access and parking options for area residents now. If light rail is developed off of Abbott to 31st street, the situation will be overwhelmed with the best of planning.
3. Safety and Emergency Access
Pressured ingress and outflow from the additional 1400 residents may overwhelm access and wait times onto Excelsior Blvd., not to mention additional vehicle accidents. Has Emergency Management been consulted to evaluate the challenges created by this plan development? Has there been any evaluation of the additional traffic entering Excelsior Blvd and Minnetonka Blvd due to the large number of new apartment units coming online in the near future? Many of these vehicles will · head East through these two roads.
4. Inadequate and often misleading information provided to the Committee of the Whole
Committee of the Whole previous public meetings seemed to have insufficient and misleading information at two previous meetings that I attended. One of the members at the second meeting had to ask other members whether this was a condo development or an apartment complex. He seemed to be most focused on appearance of the development and how wide the driveway in and out of the parking structure would be looking to make it narrower so as to slow down the cars. This input was without any consideration to plowing in the winter and the obvious restrictions that can result from time to time. The report to the committee on traffic on Excelsior was clearly inaccurate indicating a lack of counts during rush hour, summer pressure to the lakes, and traffic on Abbott. The city needs to be committed to looking at the necessary cost of redoing the roadways, access to business, pedestrian and bicycle usage and putting that before your committee before decisions can be knowledgeably made, without trying to play catch up after the construction of all the planned phases of CT. How about throwing in
2 a new hotel at the intersection of Lake St and Excelsior with 100 rooms and 20 condos and restaurants adding to the traffic concerns?
5. Noise abatement for the area during construction. How will this be managed to make the current residents of the area have the least impact on their daily lives?
Does high density housing enhance anyone's lifestyle? Has there been enough thought given to the impact on the lifestyle of the current residents of the entire West Calhoun neighborhood?
Concerned residents of CT
Mark L. Satz, M.D. and Gail Bender Satz, M.D.
3 ·--··-·------~
2834 I0th Avenue South Minneapolis, MN 55407 Phone: 612-879-0 I05 www.midtowngreenway.org
Addendum Packet July 13, 2018 July 16 City Planning Commission Aaron Hanauer, AICP PLAN6681: 3430 List Place Senior City Planner - Land Use, Design and Preservation Letter #3 City of Minneapolis - Community Planning and Economic Development 250 South Fourth Street - Room 300 Minneapolis, MN 55415
Dear Aaron,
I am pleased to submit the Midtown Greenway Coalition's comments about Calhoun Development LLC and ESG's proposed Calhoun Towers project (Calhoun Towers, 3404/3430 List Place; 3421 W Lake St).
As we stated in an e-mail to the developer after meeting with us, there is much to like about the project, including the housing density, public art, pedestrian improvements, green spaces, the plaza area near the planned LRT station, and the affordable housing units proposed for parcel/Phase D.
Of concern to us, however, is the excessive shadowing ofthe Greenway, which will be created by the wall-like design ofthe towers, allowing little sunlight between them. We also expressed concern that the design for Phase D, currently located on public land, would also cause extensive shadowing on the Greenway.
We appreciate that since that e-mail, the building design for Phase D has been changed in order to increase solar access to the Greenway. However, in a follow-up e-mail, we stated our beliefthat the publicly owned section of Phase D should serve a greater public purpose. We believe it should become the Gateway to the Green Line/SWLRT Station and the Minneapolis Chain ofLakes, and be preserved as a public open space.
This project will create huge development intensity and pressure on the area, and we are concerned that not enough consideration is being given to the fact that an LRT station would also have a huge impact on vehicular traffic in the area. Keeping Phase D as public open space could help mitigate some of this pressure . • While the proposed green spaces are nice, overall we are not convinced the developer is meeting open space requirements, because the public will not perceive many of those green spaces as public or utilize them. By keeping Phase D in the public realm and preserving it as an open space, we believe the needs of all residents, as well as future transit riders, will be much better served.
We understand that Phase D is now slated to be mostly or completely affordable housing. We applaud this and very much support affordable housing, but feel those units could easily be added to the other towers.
Sincerely, ~ Soren R. Jensen Executive Director
MIDTOWNGREENWAY.OR.G LC~ Addendum Packet July 16 City Planning Commission PLAN6681: 3430 List Place Letter#4 BIG OS Mi:INAGEMENT
TO: Minneapolis Planning Commission FROM: Bigos Management RE: Calhoun Towers Development Project
Since 1981, Bigos Management has focused on creating apartment properties that cultivate community for those who choose to call our properties home. Our vision and insight into what our residents want from the places they live allow us to thoughtfully design and operate each property we own.
Bigos Management currently operates 539 units at the Calhoun Greenway and BE @ Calhoun Greenway buildings. While we understand that development is inevitable, we want to keep the neighborhood intact and nearby Lake Bde Maka Ska enjoyable for the entire City of Minneapolis.
Bigos is submitting the following comments related to the Calhoun Towers development project on behalf of its residents who call the West Calhoun Neighborhood their home and wish to continue to live and work in the area for many years to come.
Our residents have shared the following concerns related to the Calhoun Towers development project: Traffic: The seven-year plan to develop the site would add two, 23 story towers and two, six story buildings, adding 7 40 additional units and 1,400 or more residents. This would represent a 60% population increase for the neighborhood. To ensure safety and accessibility for the residents, we encourage the Planning Commission to work with the developer to create pedestrian friendly routes around the entire neighborhood including sidewalks, street crossings, and bike lanes while also ensuring adequate mass transit options beyond the current offerings. We do not believe that the addition of the Southwest Light Rail Project alone will solve the long-term transportation needs for the area. A comprehensive look at current infrastructure is sorely needed. Parking: In addition to increased concerns about traffic, the added density will also create significant parking issues for the surrounding area including for those who already call West Calhoun their home. Many of our residents rely on street parking that is shared with the other communities near this site. We recommend the Planning Commission require a minimum of one parking space per bedroom for the Calhoun Tower project to
8325 WAYZATA BLVD I sum 200 I GOLDEN VALLEY, MINNESOTA 55426 : T 763.367.7400 I F 763.367.7!50 ' TB!GOS.COM ~ BIG OS MANAGEMENT ensure access to the area's population. Many of the residents of our properties are of an older demographic and rely more on their ability to operate a car than mass transit. Seniors in this neighborhood are not comfortable in the current infrastructure setting to walk safely, especially in the winter, to get on a bus to navigate around the city. Our property is currently in the process of a multi-million-dollar parking garage addition to keep up with the demand from our residents, many who currently park on the street. Even with our addition, many of our residents, and their guests, will park on the street, as we simply do not have the space to add more parking. This demand will only increase when a good amount of street parking is removed for the LRT construction, not to mention this development.
Height: Residents of our properties have also expressed reservations related to the proposed height of the Calhoun Towers project which would dramatically alter the appearance and character of the neighborhood. We recommend the Planning Commission work with the neighbors to find a compromise solution similar to the recent hotel project near the Calhoun Towers site. Environmental: Finally, the most concerning aspect of the project is related to the environmental impact to watershed and Bde Maka Ska itself. Additional runoff could destroy the lake's ecosystem once construction begins As outlined in the environmental worksheet, there is great potential for causing severe environmental harm to the surrounding community by removing some of the last remaining greenspace in the area.
8325 WAVZATA BLVD i sum 200 i GOLDEN VAllEV, MrNNESDTA 55426 I T 763.367,7400 I F 763.367.7150 I TB!GOS.COM Addendum Packet July 16 City Planning Commission PLAN6681: 3430 List Place Letter #5 Hanauer, Aaron M.
From: Stephanie G. Nero
Hello,
I'm a resident of Calhoun Towers (3430 List Place) and have concerns about the proposed plans for developing the property to add 744 additional rental units. My concerns fall into the following areas:
1. NEIGHBORHOOD INFRASTRUCTURE This development will add too many people and cars to an area that's already stretched to its limit.
As a resident, pedestrian, and driver in the West Calhoun area, I'm very concerned. The confluence ofso muc.h east- and west-bound traffic on Excelsior Blvd and Lake Street already results in severe traffic backups during rush hours. In the summer, it often takes me 20 minutes to drive the 1.3 miles from Highway 100 to my apartment, and in the winter it's upwards of 30 minutes. How can the roads around the property possibly accommodate thousands more residents if they're already at capacity? It's wishful thinking.
2. PEDESTRIAN SAFETY The stretch ofMarket Street between Excelsior Blvd and Lake Street is a (mostly figurative, but sadly sometimes literal) death trap for pedestrians.
The proposed development would increase by the hundreds/thousands the number ofpedestrians and cars utilizing these roads every day. Beyond the inconvenience, overcrowded roads ( and constant traffic violations) also pose a real safety concern for pedestrians and motorists alike. It seems incredibly irresponsible to add so many new units to our neighborhood without first correcting the very real safety limitations of the roads surrounding the site.
3. ACTUAL MARKET DEMAND Calhoun Towers has hovered between 10-20% vacancy in the time Steven Scott has managed the property.
Ifthey can't fill the single structure already on the property, it stands to reason that they would face the same issue with the 744 new units Bader Development wants to build. Their plans for new structures could be scaled back by 10-20% and easily still provide more than enough units to meet market demand.
4. LARGE NUMBER OF VARIANCES Ifa single planned development requires this many variances, then something is wrong with the plan.
Items 12C-12I of tonight's meeting agenda all address recommended variances to setbacks around the property. Bader Development no doubt wants to increase population density (and therefore revenue generation) ofthe property, but I would strongly encourage you NOT to let them have all the requested variances. Steven Scott specializes in managing buildings that operate on quantity ofunits rather than quality oftenant life, and they should have to obey the rules for properties within Minneapolis.
5. BADER DEVELOPMENT+ STEVEN SCOTT MANAGEMENT
1 The residents ofWard 13 deserve better than what Steven Scott+ Bader Development are selling.
Having lived in Calhoun Towers under the previous owners, I can tell you that the quality ofbuilding management has declined steeply since Steven Scott purchased the property. They're greedy, they need to slow down, and they need to do a better job ofserving their residents. Along with huge growth comes a need to get your house in order and make sure you're up to the task.
I would welcome the chance to discuss these topics with a policy aide or member ofthe planning committee over the phone ahead oftonight's meeting. Thank you.
-Stephanie Nero 414-687-5710
2 July 10, 2018
Lisa Kusz Committee Clerk 250 South 4th Street Room 300
Minneapolis, MN 55415 DENNIS KNITTIG
RE: Plan 6681
3050 LAKE SHOREOR Ms Kusz:
I wantto go on record as opposing Plan 6681:a multi-phase MINNEAPOLIS, MN development that includes the construction offour buildings with 739 residential units and the retention of a building with 113 residental units at 3403 and 3430 List Place and at 3421 W.Lake Street. 55416
I am deeply disturbed about the increasing density and congestion of the extreme northwest corner ofWard 13.
There currently are several apartment buildings already in this area: Lakewood Isles,The Calhoun Greenway, Foundry Lake Street and the Calhoun Beach Club. Plus there are two new recent offerings at the The Shoreham and Parkway 25. In addition, there are the CitiHomes Townhouses, the Loop Calhoun Condos and, directly across the street at the current BP gas station, the proposed construction of 10-12 story hotel, 100-seat restaurant and 20 condo units.
How much congestion can this area sustain? Many times I have witnessed (and been in) horrendous traffic gridlock on the Lake Street corridor, particularly where it intersects Excelsior Boulevard and back west as far as Glenhurst Ave.
Constructing new apartments will only add to the traffic nightmare and create dangerous safety concerns.
This proposal must not pass.
I appreciate your consideration of my objection to this matter.
Sincerely, ~ptuttb Dennis Knittig Kusz, Lisa M.
From: [email protected] Sent: Monday, July 16, 2018 8:50 AM To: [email protected]; Kusz, Lisa M. Subject: Plan 6681
I am an owner at Calhoun Place Condominium. I am writing to express my opposition to the Calhoun Towers project. I'd like to know what plans have been made to accommodate the increased traffic and parking issues. Right now I'm unable to get anywhere during rush hour because of the already existing traffic and anyone visiting me in the evening cannot find a parking space. With the addition of 744 apartments, this area will see an increase of approximately 1500 additional cars (2 per unit at a minimum). Even if the buildings have one parking space per unit, that's still 744 more cars parking on streets that are already past capacity. And the increased traffic will add hours to the commute through our already busy area. This area has been targeted for huge multi-family housing construction. I don't understand how that can happen with the existing road system. And don't tell me light rail. That's probably never going to happen. Not to mention the construction traffic and parking. Unbelievable! I just wanted to have my coffee on my balcony but was unable to because of some kind of construction noise that makes being outside impossible. And supposedly the project hasn't been approved yet. I'm sure my concerns will carry no weight. Increased tax dollars are all the city thinks about. Quality of life for those who already live here and pay taxes, doesn't seem to carry the same weight.
Karen Jo Weibye 3131 Excelsior Blvd., #406 Minneapolis, MN. 55416
Sent from my iPad
1 Statement to Planning Commission, 16 July 2018, Lisa Albrecht, 3430 List Place, [email protected], 612 202 8994
The planning document for the potential Calhoun Towers development is 141 pages, and I have read quite a bit of it. I am not an urban planner or an expert. I understand at a basic level that you will be deciding on a Conditional Use Penni! for a "PUD" - Planned Unit Development. I am an informed citizen who has lived in Minneapolis for over 35 years. I was a homeowner in South Mpls and now rent in Calhoun Towers for over six months. I like where I live; the bldg. is well kept and upkeep is excellent for both exterior brick and terrace work, and interior halls, and apartment windows. My view of Bde MakaSka is wonderful, and I have a small garden in the rear ofthe bldg. If you haven't read it yet, please read the commentary I wrote for the Strib, June 8, 2108. I have copies for you. As a recent professor retiree from the U of MN, I've decided to hand out a short quiz I wrote as a vehicle to help you make your decision. No worries, there's no grades for the quiz. I am using much ofthe language taken directly from the PUD.
My key points are as follows:
I. The possibility ofthe SW light rail in relation to this PUD 2. The current & future traffic in the West Calhoun neighborhood, especially at Excelsior & Lake Street in relation to this PUD 3. The emergency management plan for this PUD 4. Affordable housing realities - 20% of units based on HUD data that will be affordable if income is 60% of median income (20% of744 new units= approx. 149 units out ofa total of approx. 857 total units) 5. The realities of elder adults & people with disabilities in relation to this PUD
Question #1- multiple choice --The SW Light Rail & the West Lake Transit Station & Plaza will be open by~-· (Please consider how much litigation there is now, and potentially in the future, & how much projected costs have increased. Also consider how much this PUD is dependent on the reality ofthe SW light rail).
1. 2023 (as suggested in PUD) 3. Later than 2025 2. 2025 4. never
Short Answer #1 -- Please answer the following short answer question. In upcoming elections, we will elect a new governor & senator, new state legislators & various other officials. There is currently a discussion about the future ofthe Met Council. Also, Minneapolis City Council members will decide on the future of Minneapolis in the Mpls 2040 Plan. How will new elected officials' policies affect future PUDs? (I know that there is no such thing as a crystal ball, but this PUD is dependent on approvals at multiple levels of government entities.)
Short Answer #2 - In this PUD, there will be 744 more units available for future Calhoun Towers residents. Please answer each question below: How will this affect the neighborhood character & general welfare of local people? How will this not be detrimental (or endanger people)? How will this PUD protect public health & safety? How will two 26 story buildings not affect the light & air quality of local residents? How will two 26 story buildings not impact views of Bde MakaSka? How does this PUD address questions regarding the need for adequate roads? What happens ifthere is a freight train leak of toxic chemicals nearby? How will people move quickly to safety with no evacuation plan? And no new roads to accommodate the population growth?
Short Answer #3 - To answer this question, I ask you to do some action research. I will join you when you want to engage in this activity. Please bring a lawn chair. Place yourself on the comer of Excelsior Blvd & Lake Street (where the current BP gas station is and will be replaced by an 8 story hotel). Be there from 7:30 - 9:30 AM and from 4-6 PM on several days (M-Friday only). Discuss how this "sustainable growth" will not significantly contribute to traffic congestion. Please consider seasonal changes and the use of "other modes oftransportation."
Short Answer #4 - If you approve this PUD, there will be a need for 857 parking spaces for 857 units (one space per unit), and 744 will be new. It cmrently costs $80/month for me to pay for my underground parking spot (on top ofmy rent, $2,275.00/month) How will this PUD improve the ability to accommodate auto traffic? How will this PUD accommodate parking when there is currently not enough parking spaces? How will this plan foster pedestrian movement?
Short Answer #5 - This PUD discusses "green spaces." Discuss how there will be more green spaces, when this PUD asks for considerable reductions in front and side yards. Please discuss and recognize that the drawings are beautiful, but show few cars on the roads surrounding the new buildings. Realistic? And many more bicycles (in winter?)
Short Answer #6 - Our population continues to age. As we live longer, there are greater chances that some of us will become disabled. How does this PUD address these issues? The PUD is compliant with ADA laws minimally. Currently, Calhoun Towers is not ADA compliant: no automatic doors that open, no elevators with braille language on buttons or an automated voice beeping at each floor, no genuinely reasonable accommodations for higher toilets, wider entrances to rooms in units, etc. (I had to pay over $200 for grab bars and higher toilets, while Calhoun Towers did not charge me for labor to install.)
Short Answer #7 - Does this PUD really address affordable housing? Of 744 new units, 149 have to be "affordable" - meaning 60% below median income of$69,500 (by 2016 dollars)= $42,000 (approx. median income). Consider cost ofliving increases.
Use the data below:
MN Compass: West Calhoun neighborhood http://wv,1w.mncomm1ss.on.~/profiles/neigh.borhoods/minneapo!isiwest-calh01m
Median age (2012 - 2016) - ages 18-65+ - 88%
Median income by 2016 dollars- $69,500
Households by income by 2016 dollars
<$35,000 - $50,000 - 33% >$75,000 - 48% >$100,000 - 35%
Population by race/ethnicity (2012-16) - 85% white
After you have completed this quiz, how will you vote? I urge you to delay or vote "no" this PUD. "
An open letter to elected officials, urban planners and developers --More density is not humane. Please explain why bigger is better.
By Lisa Albrecht June 8, 2018 - http://www.startribune.com/an-open-lettcr-to-clected-officials-urban planners-and-dcvelopers/48500172 l/#comments
As a 67-year-old, white, retired university professor, I write in the name of the common humanity of all Minneapolis residents. I moved here more than 30 years ago from New York City to become a professor. I chose Minneapolis because it was an affordable and livable city. Today, it is no longer affordable and less livable than ever. As a former chair ofthe Minneapolis Commission on Civil Rights, I believe that we, as residents, need to always voice our concerns about the future of our city.
I have owned two homes in south Minneapolis and an over-55 condo in Uptown, and now I rent an apartment in the West Calhoun neighborhood. I've worked hard all my life and have benefited from the opportunities afforded to me. I grew up in a small, rent-controlled apartment; neither of my parents went to college.
Today, urban density means bigger is better. It is happening all over the U.S. Developers win - not those of us who love city life without the "urban density" of it. Bigger is not better, except for the developers, who make more money. We do not have the infrastructure in this city, nor in West Calhoun, to accommodate more people. There is even a hotel planned for a postage stamp of land at Excelsior Boulevard and Lake Street! If we ever get the Southwest light-rail line, perhaps it might mean fewer cars and less traffic, but we are a gas guzzling people and love driving our big cars alone.
I believe in what many people call the human spirit. To be full human beings, we do not need to sit in traffic for hours nor dodge potholes each spring. We need to feel safe when we cross busy city streets, to have room to breathe, to trust police officers and to not fear for our lives (particularly ifwe are people of color). To be full human beings, we need poor and working-class people to have decent and affordable housing in every neighborhood.
Today, those with power and money support expensive urban density to expand our tax base. Additional expensive housing doesn't help anyone other than those who are already wealthy. Urban density means building "up," since we don't have the space anymore to grow horizontally. We humans do not need higher apartment buildings so that developers can become wealthier. I left New York City more than 30 years ago to escape that model of city life. I love waking up each day to see Bde Maka Ska.
In writing this article, I looked at the Minneapolis 2040 Comprehensive Plan (minneapolis2040.com), which is a draft document about our city's future. It is complex and long. I spent hours wading through (and nearly drowning in) hundreds of pages of online documents about our future (minneapolismn.gov). Residents may comment on the comprehensive plan online (ifthey have· access and know how to do that), and/or they can attend public meetings with various elected officials to raise concerns. But to me, this plan looks pretty much like a done deal. The website says there have been multiple opportunities for people to have input. I'm not sure how I missed the meetings.
City bureaucracies are incredibly complex beasts with tentacles reaching into all our lives. There's no way anyone can keep up with all the important decisions. I've prided myself on trying to be aware of what's happening in this city. After looking at many ofthe tentacles of our city government, I've clearly fooled myself. It's a full-time job to read and understand what's going on, let alone attend many meetings. Who has that kind oftime? Certainly not someone with a full-time job or more than one job, someone who is a single parent, or someone in ill health.
I want our elected officials to explain why they believe that bigger is better, and why building more and more huge buildings will help the people of Minneapolis, including those in my neighborhood. How are we to remain full human beings if our human spirit is stunted? How do we remain kind and decent people who serve our communities selflessly when we are surrounded by less and less space and more and more greed?
Lisa Albrecht is an emeritus associate professor and Morse-Minnesota Alumni Association Distinguished Professor ofTeaching at the University ofMinnesota. CPC WCNC Speaking Points .:Jl:1 L Mpls. City Planning Commission - Mon. July 16 Calhoun Towers Project Draft #5
ALLAN Chair Brown, Members ofthe Planning Commission
My name is Allan Campbell, I live at 3220 West Calhoun Parkway and I am chair of the West Calhoun Neighborhood Council.
West Calhoun is a neighborhood on the shore ofBde Maka Ska in which approximately 95% ofour residents live in multifamily dwellings. As such, we are not opposed to density and we recognize the need to prioritize residential development near transportation nodes.
Our biggest concern with this project is the uncertainty over construction of the Southwest light rail line. While our neighborhood council is on record in support ofthe line we fear that anti-rail sentiment in both Washington and St Paul could prevent its construction. The staff report is based on the rosy assumption that the line will be built, but this four-phase plan makes sense only ifthe West Lake Station is built and 31'' street is realigned. Accordingly, we ask the Commission review only the site plans for Phases A (the first new tower) and C (the7-story mid-rise) until there is certainty that the light rail line will be constructed.
We are also concerned that even ifthe light rail line is constructed, the proposed development would be of a larger scale than the site, with its lack ofthrough streets, can accommodate. That's why the City in 2007 approved a small area plan for the Midtown Greenway Area that would allow high rise development on the site, but would limit it to 40 to 120 dwelling units per acre, or a maximum of648 units on this 5.4 acre site, which we believe is the maximum number of apartments the site can safely accommodate. This is because the site is accessed only by an irregularly shaped loop entering and exiting Excelsior Boulevard-at one end at a non-signalized intersection. This loop already serves apartment complexes that have a total of 722 residential units. Given the street configuration and existing density, we find no basis for the recommended increase in the maximum floor area ratio from the 3.6 that would be permitted under current zoning. Our requested reduction in scale from 857 to 648 total units could be achieved by reducing the height and/or footprint ofone or both towers, which would also have the beneficial effect of ameliorating the walling visual impact on the lakes region oftwo adjacent massive towers.
We have also reviewed the June 28 Transportation Study and have noted three major deficiencies. First, it fails to analyze the completed project under the condition that light rail is not in operation in 2025-a distinct possibility as noted earlier.
Second, it dismisses the traffic that would be generated by commuters being dropped offat the station as minimal. In fact, station plans show a "kiss and ride" stopping area and Metro Transit will no doubt encourage use of this area to generate traffic at the station.
Third, it forecasts a baseline area traffic growth rate ofonly 0.3% a year based on historical analysis. This historical analysis fails to account for the massive new development that is currently taking place west ofthe City along the Lake Street and Excelsior corridors.
We ask that a decision on the proposal be postponed until the Transportation Study is revised to correct these deficiencies. MARTHA
Thank you for listening today.
My name is Martha Yunker. I came to Minneapolis 49 years ago to attend Architecture School at the University ofMinnesota. Like so many others, I stayed, raised a family, ran a successful business, retired, and renovated a city home to grow old in.
I love Minneapolis! I, like you, want it to continue to be a livable and prosperous city for all its residents. But I know, as a professional architect, that careful, thorough decision- making is the only way to be successful. The risks, long term, are enormous!
I have four points for your consideration. I urge you to consider their impact. • First, this project is directly adjacent to an existing rail line that currently has a daily, one mile long train of ethanol tanks. Currently there is no disaster plan, no evacuation plan for an ethanol spill or explosion. Now this project proposes to add more than 1400 residents next to the tracks. • Second, parking is currently overflowing. My neighborhood across Excelsior is almost completely filled with parked cars from this project's neighborhood. Yes, the streets are public, but should parking be eliminated for the neighbors? As much as we dream ofa carless city, people who can afford a car will continue to have a car. Why? Because Minneapolis does not have or have plans to have an effective, wide-ranging transit system. So a car is the speediest transportation for many things. The people who would rent at this project will, due to high rental rates, have means. And that means they will have cars. • Third, last winter the snow emergency procedures could not be implemented along 32ndst, west ofExcelsior because there was nowhere for cars to go. As a result, emergency vehicles did not have access along 32nd St. What will the situation be with even more people and more parked cars? • Lastly, as an architect the bottom line is the impact of the built environment. We are the city of lakes. This site is a backdrop for Bde Maka Ska. It's overall design and massing is blocky, wall like and brutal on the skyline.
Think Carefully! Your decision has major, long-lasting consequences! LYNETTE
Thank you, Mr. Brown and fellow planning commission members.
My name is Lynette Davis and I am a 28-year Minneapolis resident. I moved here from Chicago and fell in love with the natural beauty and livability ofMinneapolis. Theodore Wirth left us with a wonderful legacy oflakes, trees, sky and open space within a vibrant and welcoming city. I can empathize with your difficult decision as you decide whether to follow the zoning guidelines set by your predecessors or to overrule them in favor ofthese new towers and associated development ofa rare piece of undeveloped green space.
I would respectfully ask yourselves these questions as you think about your decision. Will this project enhance the beauty and vistas ofour lakes for the 5.5 million people who visit every year? Will this project make it easier or safer for pedestrians and bicyclists who cross Excelsior, Market Street or Lake Street every day? How will the neighborhood get to the proposed light rail station with 1,200 to 1,400 more residents trying to get in and out ofthese new towers? Should the light rail passengers who arrive, at what may the busiest stop on the line, be greeted with concrete towers and gridlocked streets-or an open and green gateway to our beautiful lakes? The city already owns a large portion ofa greenspace for such a gateway. Why should we sell it away? Ultimately, who does the city serve? The citizens and neighbors ofMinneapolis? Or the developers?
Ifthis is about affordable housing, please raise our taxes and build something to scale.
[Think ofthis in terms ofgoodness, beauty and truth-those ancient Greek values. Is it really good to have two more towers hovering over our lakes? Will these towers increase the beauty ofour city? Is this developer truly acting for the good ofour city's citizens?]
The built heights ofCalhoun Towers and Lake Point Tower were mistakes when they were constructed many years ago. Your predecessors recognized this and enacted reasonable rules so that it could never happen again. Once these towers go up, they never come down. There is only one chance to get this right and I empathize with your difficult decision.
Thank you for your attention, as you ponder the legacy you leave behind. RICHARD
I want to be sure that planners understand that West Calhoun is an exception to the usual rubrics being used to justify adding density: technically WC falls under transit oriented development because of the number ofbus lines through the neighborhood, but we aren't on the usual street grid, so there is no north-south transit access. • Therefore, in terms ofREAL TRANSIT ACCESS, we should not be considered to fit under TOD. • Second, unlike downtown and other parts ofthe city, NO ONE who lives here actually works here -- so NONE ofour population walks to work. A few who can get to work via the Greenway do bike to work -- but very few, even with the 'Be' being build right on the Greenway. We are in fact a close-in suburb-type bedroom community, so not by any stretch a typical urban neighborhood. In fact, the overwhelmingly largest demographic who live here are young professionals, and they work where the professional jobs are. • Have planners charted where those jobs are and how those young professionals can travel to the Medtronics, General Millses, Cargills, Targets, etc., from West Calhoun? Is there actually feasible transit means to get to those jobs? • Third, that same young professional demographic is not about to come here without cars -- not yet. Mpls has neither the mass transit system, nor yet the mass transit culture. Most ofour young professionals need their cars to get to their skilled jobs, and most also want them for weekend trips back home or to recreation spots. Fourth, our streets are far too overburdened at rush hours, and so is the constricted little Abbott-Chowen- W. 32nd St. cul de sac. How will that loop - and over-congested Excelsior Blvd -- handle the added load ofdrop-off traffic to a West Lake Station, plus new bus traffic, plus the added traffic to and from a vast new development? VICTORIA Chair Brown, Members of the Planning Commission
My name is Victoria Hoshal, I am a long-time resident at Calhoun Towers and a member ofthe West Calhoun Neighborhood Council. I've lived in Minneapolis for over 35 years. I moved here from Duluth to attend the School ofJournalism at the University of Minnesota.
I'm passionate about our beautiful city of lakes and I believe Minneapolis is at a significant crossroads in its evolution. To that end, I'd like you to consider several environmental and safety issues with the proposed planned use development at Calhoun Towers:
#1 Storm water Management • More cement-covered land will impede absorption and movement ofstorm water. • We know that Doran's request for a waiver of storm water management obligations for the Calhoun Village property has been denied by the City so far. • What are your plans to deal with this in the CT project? Is there a pond or some other holding mechanism identified in the plan? We'd like to understand the proposed solutions here. #2 Loss of Greenspace and Heritage Trees • The loss of greenspace and multiple heritage trees on the Calhoun Towers property is sigoificant. Numerous trees on the property do quality for heritage status - according to the City's Heritage Tree Program, per the Park Board. These trees provide a large canopy of shade and green relief for CT and the surrounding properties. The trees, community garden, picnic area and outdoor recreation space are gone in the Bader plan. The size and character of the greenspace ofthe proposed development is inadequate. #3 Soil and Groundwater Contamination • The soil contatnination levels identified in the EAW are of great concern and we have yet to see a detailed remediation plan (the plan contained in the EAW is high-level). We'd like to see a schedule and explanation ofhow the remediation plan will be completed while also protecting residents from potential hazards. • How will groundwater contamination be avoided? What is the plan for managing this situation? As we all know, movement of contaminated groundwater could have a significant impact on Bde Maka Ska. #4 Noise Abatement during Construction • We are very concerned about excessive noise and disruption to residents on the property and in the surrounding neighborhood that will occur during the construction period. For example, the noise levels for the Bigos parking ramp currently underway are extreme and having a significant impact on daily living for CT residents. What is the plan to provide noise abatement during this CT development?
The Calhoun Towers development will set an important precedent for further growth in West Calhoun. As members ofthe Planning Commission, I ask that you act on behalf ofthe best interests ofour residents, not developers. I also hope you will make a decision that is based on the challenges we are citing today as well as the existing Minneapolis Comprehensive Plan. The 2040 Plan is not yet approved and may not be approved. Our residents should and will influence on how our city evolves.
I believe there is a significant opportunity with the Calhoun Towers property to create a development that is unlike anything else in Minneapolis. By reducing the size and scale ofthe buildings and increasing green space, residents and visitors will be able to live in a new kind ofurban experience. One that will be defined by better access to the lake in an environment that embraces and beautifies our neighborhood. Density with beauty and breathing space.
Developers are driven by profit; preserving and enhancing communities is secondary. The pressure of profitability should not dictate what is best for the city and its neighborhoods. It is unlikely that the Bader Group will be a long-term owner. They will move on to other projects but the buildings will be here forever, impacting our neighborhood and Bde Maka Ska. I urge you to think carefully and holistically about this important decision. Thank you for your consideration.