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Hiawatha Ave Apartments Staff Report

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Hiawatha Ave Apartments Staff Report CPED STAFF REPORT Prepared for the Zoning and Planning Committee March 21, 2019 PLAN7758 LAND USE APPLICATION SUMMARY Property Location: 4757 Hiawatha Ave Project Name: Hiawatha Ave Apartments Prepared By: Shanna Sether, Principal City Planner, (612) 673-2307 Applicant: DJR Architecture Project Contact: Scott Nelson Request: To construct a new mixed-use building with 75 dwelling units and ground-level retail. Required Applications: To increase the maximum height in the SH Shoreland Overlay District from Conditional Use 2 ½ stories, not to exceed 35 feet, to 6 stories, approximately 74 ft. 6 in., Permit measured to the top of the elevator and stair penthouse. For a mixed-use building with 75 dwelling units and 1,375 sq. ft. retail Site Plan Review space. SITE DATA C3A Community Activity Center District AP Airport Overlay District Existing Zoning PO Pedestrian Oriented Overlay District SH Shoreland Overlay District Lot Area 19,204 square feet / .44 acres Ward(s) 12 Neighborhood(s) Longfellow Community Council Designated Future Mixed Use Land Use Activity Center (46th Street LRT Station) Land Use Features Community Corridor (Hiawatha and Minnehaha Aves) Small Area Plan(s) 46th and Hiawatha Station Area Master Plan (2001) Date Application Deemed Complete November 8, 2018 Date Extension Letter Sent November 21, 2018 Date Applicant Granted End of 60-Day Decision Period January 7, 2019 April 30, 2019 Extension To Department of Community Planning and Economic Development PLAN7758 BACKGROUND SITE DESCRIPTION AND PRESENT USE. The subject property is located adjacent to Nawadaha Blvd, on the frontage road along Hiawatha Ave and has been used as a restaurant with surface parking since the early 1960’s. The property is zoned C3A Community Activity Center District and is located within the 46th Street Transit Station Pedestrian Oriented Overlay District. The property is located within 300 feet of Minnehaha Creek and is located within the SH Shoreland Overlay District. Finally, the site is also located in the AP Airport Overlay District, which limits the height for structures to 140 ft. without an additional MSP Airport Permit. SURROUNDING PROPERTIES AND NEIGHBORHOOD. The property immediately to the north is a shopping center. There is an existing access easement over the northwest corner of the property to ensure access to the shopping center. The property to the west was formerly a BNSF rail line, and is presently owned by the City of Minneapolis – CPED department. The site is intended for residential redevelopment. The property is northwest of Minnehaha Local Historic District and Regional Park. BACKGROUND. The applicant applied for land use applications to allow for a new six-story, multiple-family dwelling located at 4757 Hiawatha Ave. On December 3, 2018, the City Planning Commission denied applications for a conditional use permit to increase the maximum height for the proposed structure in the SH Shoreland Overlay District and site plan review, notwithstanding the staff recommendation (PLAN7758). A full summary of the actions are as follows: 7. Hiawatha Ave Apartments, 4757 Hiawatha Ave, Ward 12 A. Conditional use permit. Action: Notwithstanding staff recommendation, the City Planning Commission denied the conditional use permit to increase the maximum height in the SH Shoreland Overlay District from 2 ½ stories, not to exceed 35 feet, to 5 stories, not to exceed 70 feet to the top of the roof deck and 85 feet to the top of the stair and elevator tower, based on the following finding: 1. The proposed height does not meet the intent of the SH Shoreland Overlay District. 2. The proposed height would have a significant visual impact. Aye: Coleman, Cowgill, Ellison, and Rockwell Nay: Kronzer, Magrino, and Sweasy Absent: Brown and Schroeder C. Site plan review. Action: Notwithstanding staff recommendation, the City Planning Commission denied the site plan review for a new 85-unit, multiple-family dwelling, based on the following finding: 1. With denial of the conditional use permit application related to building height, the site plan review application cannot be approved as proposed. Aye: Coleman, Cowgill, Ellison, Kronzer, and Rockwell Nay: Magrino and Sweasy Absent: Brown and Schroeder The applicant appealed the decision of the City Planning Commission on December 13, 2018, denying the conditional use permit and site plan review applications. The Zoning and Planning Committee of the City 2 Department of Community Planning and Economic Development PLAN7758 Council considered the appeal on January 10, 2019, and recommended that the City Council deny the requested appeal. On January 18, 2019, the City Council referred the appeal back to the Zoning and Planning Committee meeting on January 24, 2019. The Zoning and Planning Committee postponed the appeal to the March 21, 2019, Zoning and Planning Committee to consider a revised project. The applicant extended the decision period on January 17, 2019, to April 30, 2019. UPDATED PROJECT DESCRIPTION. The applicant is proposing the following changes to the project located at 4757 Hiawatha Ave: Previous Project Proposed Project 85-unit, multiple-family dwelling Mixed-use building with 1,375 sq. ft. retail space and 75 dwelling units (72 apartments and 3 condominiums) Building height: Building height: • 70 ft. 9 in. to main parapet • 69 ft. 9 in. to main parapet/72 ft. 3 in. to • 76 ft. 7 in. to the top of the roof-top the top parapet canopy • 68 ft. 4 in. to the top of the roof-top • 85 ft. to the top of the elevator canopy • 74 ft. 6 in. to the top of the elevator 6th Floor recessed 0-13 ft. from the front lot line 6th floor recessed 33.8-38.5 ft. from the front lot (facing Hiawatha Ave), 0-10 ft. from the corner lot line (facing Hiawatha Ave) and 24.9-31 ft. from line (facing Nawadaha) the corner lot line (facing Nawadaha) 66,770 sq. ft. of gross floor area 64,307 sq. ft. of gross floor area 14,483 sq. ft. building footprint 14,100 sq. ft. building footprint Alternative compliance: Alternative compliance: • Building placement – staff recommended • Building placement – staff recommended granting alternative compliance. granting alternative compliance be granted. • Exterior materials (quantity exceeds 3) – staff is not recommending alternative compliance. • Windows vertical in proportion and evenly distributed - staff is not recommending alternative compliance be granted. • Active functions, including a parking garage – staff is recommending alternative compliance be granted. • Landscaping (quantity of canopy trees) - staff is not recommending alternative compliance be granted. 3 Department of Community Planning and Economic Development PLAN7758 PUBLIC COMMENTS. Public comments have been provided for the previous project. The applicant attended the Longfellow Community Council Neighborhood, Traffic and Development Committee on March 6, 2019, to present the revised development plans. Any additional correspondence received prior to the public hearing will be forwarded on to the City Council for consideration. ANALYSIS CONDITIONAL USE PERMIT The Department of Community Planning and Economic Development has analyzed the application to increase the maximum height in the SH Shoreland Overlay District based on the following findings: 1. The establishment, maintenance or operation of the conditional use will not be detrimental to or endanger the public health, safety, comfort or general welfare. The maximum allowed height of a building in the C3A Community Activity Center District is 4 stories or 56 feet, whichever is less. However, the property is also located within 300 ft. of Minnehaha Creek and is within the SH Shoreland Overlay District, which reduces the maximum height to 2 ½ stories, not to exceed 35 ft. The staff recommendation to the Planning Commission was to allow for a structure no greater than 5 stories, 70 ft. measured to the top of the roof deck. The proposed building is 6 stories in height with a roof access that measures to approximately 69 ft. 9 in. to the main parapet, 72 ft. 3 in. to a portion of the 6th floor parapet wall, 68 ft. 4 in. to the top of the canopy and 74 ft. 6 in. to the elevator parapet. In addition, the applicant has set the 6th floor back from the previous proposal of 0-13 ft. to 33.8-38.5 ft. from the front lot line facing Hiawatha Ave and 0-10 ft. to 24.9-31 ft. from the corner lot line facing Nawadaha. This increased setback has made the upper floor is less visible from Minnehaha Creek. Therefore, staff finds that the proposed building height will not be detrimental to or endanger the public health, safety, comfort or general welfare, provided that the development complies with all applicable building codes. 2. The conditional use will not be injurious to the use and enjoyment of other property in the vicinity and will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The surrounding area contains building heights of mostly 1 and 2 stories. The Capp development north of the site was approved at 5 stories, 70 ft. in 2017. Oaks Hiawatha, adjacent to the 46th St Station is 4 stories, 47 ft. tall. However, these projects were not located in the SH Overlay District, which restricts the maximum height to 2 ½ stories, not to exceed 35 ft. The applicant has provided context studies and views from the protected water. The proposed construction will be visible from Minnehaha Creek, but will appear consistent with the urban landscape. The staff recommendation to the Planning Commission was to allow for a structure no greater than 5 stories, 70 ft. measured to the top of the roof deck. The proposed building is 6 stories in height with a roof access that measures to approximately 69 ft. 9 in. to the main parapet, 72 ft. 3 in. to a portion of the 6th floor parapet wall, 68 ft.
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