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Land Use Application Summary Site Data

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Land Use Application Summary Site Data CPED STAFF REPORT Prepared for the City Planning Commission CPC Agenda Item #30 April 13, 2020 PLAN10755 LAND USE APPLICATION SUMMARY Property Location: 3404 List Place, 3430 List Place, 3441 31st Street West, 3140 Abbott Avenue South, and 3421 West Lake Street Project Name: Calhoun Towers Prepared By: Aaron Hanauer, Senior City Planner, (612) 673-2494 Applicant: Robb Bader, Calhoun Development LLC Project Contact: Robb Bader, Calhoun Development LLC Request: To revise a previously approved preliminary and final registered land survey. Required Applications: Preliminary/Final To revise a previously approved preliminary and final registered land survey Registered Land Survey SITE DATA Existing Zoning R6/MULTIPLE FAMILY DISTRICT Lot Area 235,209 square feet / 5.4 acres Ward(s) 13 Neighborhood(s) West Calhoun Neighborhood Future Land Use Urban Neighborhood Goods and Services N/A Corridor Built Form Transit 30 Date Application Deemed Complete March 13, 2020 Date Extension Letter Sent N/A End of 60-Day Decision Period May 12, 2020 End of 120-Day Decision Period N/A Department of Community Planning and Economic Development PLAN10755 BACKGROUND SITE DESCRIPTION AND PRESENT USE. The 5.4 acre site is located in Southwest Minneapolis and just to the west of Excelsior Boulevard and Bde Maka Ska/Lake Calhoun. The site has street frontage on List Place, Abbott Avenue South, 31st Street West, and a portion of Chowen Avenue. Currently, the project site contains a 22-story, 113-unit building (Calhoun Tower) with an attached parking garage that accommodates approximately 200 parking spaces. SURROUNDING PROPERTIES AND NEIGHBORHOOD. The surrounding area, located just to the west of Bde Maka Ska/Lake Calhoun and just east of the Midtown Greenway/future West Lake Street Light Rail Station (Southwest Line), has a variety of land uses. Housing development in the area includes a 20-story tower at 2950 Dean Parkway (Lake Point Tower), numerous six to 12 story multifamily residential buildings in the area (e.g. West Calhoun Apartments and Calhoun Beach Club) along with smaller residential developments. Other area uses include commercial developments and shopping centers such as Calhoun Commons and Calhoun Village Shopping Center and office buildings. The most common zoning district in a 500-foot radius is R6/Multiple-Family District. Other zoning includes C3S/Community Shopping Center, R4/Multiple-Family District, OR1/Neighborhood Office Residence, R1A/Single-Family, and R1/Single Family. PROJECT DESCRIPTION. The applicant is proposing a registered land survey (RLS) to coincide with their development proposal that includes retaining the existing building and building four new buildings with 744 residential units. The RLS will better align property lines as well as make the reciprocal use agreements more straightforward within the campus of buildings. RELATED APPROVALS. Planning Case # Application(s) Description Action Amended previously Amendment to CUP-PUD, Approved November 4, PLAN9785 approved PUD to variances and site plan 2019 add 743 new units PUD that retains the Rezoning, CUP-PUD, existing tower and PLAN6681 variances, site plan adds 744 new Approved July 16, 2018 review, and plat residential units in four new buildings. PUBLIC COMMENTS. As of the publication of the staff report, no public comments were received. Any correspondence received prior to the public meeting will be forwarded on to the Planning Commission for consideration. ANALYSIS PRELIMINARY/FINAL REGISTERED LAND SURVEY The Department of Community Planning and Economic Development has analyzed the application for a preliminary and final registered land survey based on the following findings: 1. The subdivision is in conformance with these land subdivision regulations, the applicable regulations of the zoning ordinance and policies of the comprehensive plan. 2 Department of Community Planning and Economic Development PLAN10755 The applicant is proposing a registered land survey to coincide with their development proposal that includes retaining the existing building and building four new buildings with 743 new residential units. The RLS has 9 tracts (Tracts A through J). The City Attorney’s office and City Public Works Department Right of Way Division reviewed the registered land survey and did not identify any issues. The registered land survey is in conformance with the design requirements of the land subdivision regulations. The subdivision will not result in different zoning classifications on a single lot and the subdivision will not result in the creation of a nonconforming structure. The registered land survey would also conform to the applicable regulations of the zoning ordinance and the policies of the comprehensive plan as noted in the 2017 and 2019 land use approvals (PLAN6681 and PLAN9785). Furthermore, the city planning commission approved the variance for the preliminary plat to have more than five sides in July 2019. 2. The subdivision will not be injurious to the use and enjoyment of other property in the immediate vicinity, nor be detrimental to present and potential surrounding land uses, nor add substantially to congestion in the public streets. The subdivision will not be injurious to the use and enjoyment of other property in the immediate vicinity. It will also not be detrimental to present and potential surrounding land uses or add substantially to congestion in the public streets. The proposed development complies with zoning code bike and vehicle parking requirements, which helps reduce congestion in the public streets. In addition, the development complies with other zoning code requirements that look to have a new development design fit in with the surrounding area and eliminate the chances of it being injurious to the use and enjoyment of other property in the immediate vicinity and for the surrounding land uses. 3. All land intended for building sites can be used safely without endangering the residents or users of the subdivision or the surrounding area because of flooding, erosion, high water table, soil conditions, improper drainage, steep slopes, rock formations, utility easements or other hazard. The site does not pose the above hazards. 4. The lot arrangement is such that there will be no foreseeable difficulties, for reasons of topography or other conditions, in securing building permits and in providing driveway access to buildings on such lots from an approved street. Each lot created through subdivision is suitable in its natural state for the proposed use with minimal alteration. The lot arrangement will pose no difficulties in securing building permits or in providing driveway access to the site. Regrading will be done in a way that is in compliance with City regulations. 5. The subdivision makes adequate provision for stormwater runoff, and temporary and permanent erosion control in accordance with the rules, regulations and standards of the city engineer and the requirements of these land subdivision regulations. To the extent practicable, the amount of stormwater runoff from the site after development will not exceed the amount occurring prior to development. The registered land survey meets City of Minneapolis stormwater runoff regulations and will not exceed city standards. RECOMMENDATIONS The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application by Robb Bader of Calhoun Development LLC for the properties located at 3404 List Place, 3430 List Place, 3441 31st Street West, 3140 Abbott Avenue South, and 3421 West Lake Street 3 Department of Community Planning and Economic Development PLAN10755 A. Preliminary/Final Registered Land Survey. Recommended motion: Approve the application for a preliminary and final registered land survey, subject to the following conditions: 1. This action of the Planning Commission shall be recorded with Hennepin County at or prior to such time as the signed RLS is presented for recording with Hennepin County. ATTACHMENTS 1. Zoning map 2. Written description and findings submitted by applicant 3. Oblique aerial photo 4. Photos 5. Preliminary plat, final plat, sanitary sewer plan 6. Registered land survey 7. Public Works review 8. Public comments 4 Calhoun Development LLC 13th NAME OF APPLICANT WARD R2B OR1 R1 LAKE ST W 3501 3012 3014 3711 3701 3020 3006 30023004 30233021 3013 3019 30183016 3025 3033 3035 3029 30103008 3015 3017 3027 30263028 30303032 3024 3037 3022 30033011 3034 MIDTOWN GREENWAY W 30013041 3007 30453039 3043 R6 30053047 3009 3046 31ST ST W 3040 3421 3042 3044 3062 30553053 3064 C3S 30583057 3049 3048 3059 30523050 3060 R1A 30513066 3054 3031 3068 3655 3430 3109 ABBOTT AVE S AVE ABBOTT 31283102 3118 3108 3138 3124 3116 3126 3404 3142 3100 3104 R6 3106 3140 3112 3114 3122 3136 3134 3120 3110 3400 3144 3121 3130 R4 LIST PL C2 3146 3131 3150 3200 3708 3620 S AVE CHOWEN 3336 3332 3330 3326 3322 3412 34023406 3338 3149 ZENITH AVE S 32ND ST W 3210 R2B 3401 3201 3335 3331 3325 3411 R1 3205 3522 3346 3334 EXCELSIOR BLVD IVY LN 3343 3337 3333 3323 ¹ 200 100 0 200 400 Feet PROPERTY ADDRESS 3404 & 3430 List Pl, 3441 31st St W, FILE NUMBER 3140 Abbott Ave S, and 3421 W Lake St PLAN10755 PRELIMINARY PLAT WEST LAKE QUARTER Client Calhoun REGISTERED LAND Development, LLC 3020 France Avenue S. SURVEY St. Louis Park, Mn 55416 LEGEND DENOTES 1/2 INCH BY 14 INCH IRON MONUMENT SET AND MARKED BY LICENSE NO. 43933. DENOTES 1/2 INCH IRON MONUMENT FOUND AND MARKED BY LICENSE NO. 43933, UNLESS OTHERWISE NOTED. Project West Lake DESCRIPTION Quarter PARCEL DESCRIPTION OF RECORD: LOTS 1, 2, 3 AND 4, BLOCK 1, CALHOUN TOWERS, HENNEPIN COUNTY, MINNESOTA. PROPOSED PARCEL DESCRIPTION Tracts A, B, C, D, E, F, G, H, I & J, REGISTERED LAND SURVEY NO. ____________ PROPOSED DEVELOPMENT SUMMARY EXISTING SITE AREA 193,412 SF 4.44 AC Location PROPOSED SITE AREA Minneapolis, TRACT A 47,474 SF 1.09 AC TRACT B 28,528 SF 0.66 AC TRACT C 47,636 SF 1.09 AC Mn TRACT D 8,165 SF 0.19 AC TRACT E 18,203 SF 0.42 AC 3430 List Place TRACT F 7,578 SF 0.17 AC TRACT G 435 SF 0.01 AC Minneapolis, Mn TRACT H 436 SF 0.01 AC TRACT I 34,955 SF 0.80 AC TRACT J SAME AS TRACT I TRACT A TRACT B DEVELOPMENT NOTES 1.
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