Greenway Apartments Staff Report
Total Page:16
File Type:pdf, Size:1020Kb
CPED STAFF REPORT Prepared for the City Planning Commission CPC Agenda Item #10 May 10, 2021 PLAN12459 LAND USE APPLICATION SUMMARY Property Location: 2837, 2839, and 2843 11th Ave S, and 2834, 2836, and 2840 12th Ave S Project Name: Greenway Apartments Prepared By: Shanna Sether, Principal City Planner, (612) 673-2307 Applicant: Reuter-Walton Project Contact: Kyle Brasser Request: To amend the comprehensive plan, Minneapolis 2040. Required Applications: Comprehensive plan To amend the future land use designation for 2839 11th Ave S from Production amendment Mixed Use to Urban Neighborhood. Comprehensive plan To amend the built form guidance in Minneapolis 2040 from Interior 3 to Corridor amendment 6 for the properties located at 2837, 2839, and 2843 11th Ave S, and 2834, 2836, and 2840 12th Ave S. SITE DATA R2B District (2837 11th Ave S, 2834-2840 12th Ave S) Existing Zoning R4 District (2839 and 2843 11th Ave S) BFI3 Interior 3 Built Form Overlay District Lot Area 33,301 square feet / .76 acres Ward(s) 9 Neighborhood(s) Midtown Phillips Production Mixed Use (2839 11th Ave S) Future Land Use Urban Neighborhood (2837 and 2843 11th Ave S, 2834-2840 12th Ave S) Goods and Services Chicago Ave (two blocks west) Corridor Built Form Interior 3 Date Application Deemed Complete March 30, 2021 Date Extension Letter Sent April 22, 2021 End of 60-Day Decision Period May 29, 2021 End of 120-Day Decision Period July 28, 2021 Department of Community Planning and Economic Development PLAN12459 BACKGROUND SITE DESCRIPTION AND PRESENT USE. The subject property includes six parcels with the following land uses: • 2837 11th Ave S – single-family dwelling • 2843 11th Ave S – vacant parcel • 2839 11th Ave S – contractor’s yard and storage building • 2834 12th Ave S – two-family dwelling • 2836 12th Ave S – vacant parcel • 2840 12th Ave S – four-unit multiple-family dwelling SURROUNDING PROPERTIES AND NEIGHBORHOOD. The properties are located between 11th and 12th Avenues South, just north of the Midtown Greenway. There are a range of low- to very high-density residential uses to the east and south of the site and a mix of commercial, healthcare and public services uses along Chicago Ave S to the west. PROJECT DESCRIPTION. The applicant is seeking amendments to the Minneapolis 2040 Plan in order to allow for development of a 5-story, multifamily residential building that will provide 86 units of housing for families and individuals at a mix of income ranges – 30%, 50% and 60%, of the Area Median Income (AMI). The project will also designate 11 units for people experiencing homelessness. The applicant is seeking to amend the comprehensive plan’s future land use designation for 2839 11th Ave S from Production Mixed Use to Urban Neighborhood and to amend the built form designation for the properties located at 2837-2843 11th Ave S and 2834-2840 12th Ave S from Interior 3 to Corridor 6. The comprehensive plan amendment is necessary to allow for the future rezoning and land use applications required to allow for the proposed five-story residential building. The City’s Comprehensive Plan, Minneapolis 2040, was adopted by the City Council in 2019 and effective on January 1, 2020. Any city can apply to the Metropolitan Council to make amendments to their comprehensive plan. In Minneapolis, applications are made by CPED and can occur in two ways. First, CPED can apply to the Metropolitan Council for an amendment on the City’s own behalf. These amendments if approved by the City Planning Commission and the City Council. Second, if necessary, property owners and their designees can apply to CPED for changes to the comprehensive plan based on proposed development. In such cases, CPED applies to the Metropolitan Council on behalf of the developer only when the Planning Commission and the City Council first approve the amendment. This application is the third to be reviewed by the City Planning Commission since the adoption of Minneapolis 2040. An application for a Comprehensive Plan Amendment follows a similar process to other land use applications, with one key difference. Like a rezoning request, a public hearing will be held during a City Planning Commission meeting, the Planning Commission will make a recommendation to the City Council, and the Council will make the final decision. Unlike a rezoning request, the City Council is not the last stop in the process. If the City Council chooses to approve the applicant’s request, the City then files a Comprehensive Plan Amendment application with the Metropolitan Council in support of the Applicant’s request. If the City Council denies the request, the City will not submit an application to the Metropolitan Council and the Comprehensive Plan is not amended. Like any planning effort, stakeholder outreach and participation are essential to create stronger communities. Minneapolis 2040 reflects the result of over three years of engagement with the people of Minneapolis, including over 150 meetings and conversations with thousands of residents, business owners, and community members. 2 Department of Community Planning and Economic Development PLAN12459 Beyond the public hearing at the City Planning Commission meeting, the applicant was required to conduct public outreach and engagement to raise awareness about the proposed comprehensive plan amendment and actively prepare stakeholders to engage and provide feedback on the application. The applicant held a community meeting on March 23, 2021. Additionally, Midtown Phillips hosted a second community engagement meeting on March 8, 2021. A copy of the applicant’s Engagement Plan and a summary of the outreach and engagement process is attached to the staff report. Land use applications, including but not limited to rezoning, site plan review, plat and alley vacation and dedication will be required to allow for the proposed development, if the amendment is approved. These applications will follow the comprehensive plan amendment process. PUBLIC COMMENTS. As part of the application for the comprehensive plan amendment, the applicant was required to conduct public outreach and engagement to raise awareness about the proposed application and actively prepare stakeholders to engage and provide feedback on the application. A copy of the applicant’s Engagement Plan and a summary of the outreach and engagement process is attached to this memorandum. Correspondence received prior to the public meeting will be forwarded on to the Planning Commission for consideration. ANALYSIS COMPREHENSIVE PLAN AMENDMENT The Department of Community Planning and Economic Development has analyzed the application for a comprehensive plan amendment to (1) amend the future land use designation for 2839 11th Ave S from Production Mixed Use to Urban Neighborhood; and (2) amend the built form guidance in Minneapolis 2040 from Interior 3 to Corridor 6 for the properties located at 2837, 2839, and 2843 11th Ave S, and 2834, 2836, and 2840 12th Ave S based on the following findings: 1. The extent to which the proposed change would be consistent with the comprehensive plan goals and associated policies The proposed comprehensive plan amendment would be consistent with the applicable guidance, goals and policies of Minneapolis 2040 (2020): Future Land Use Guidance Staff Comment Production Production Mixed Use is a land use One of the properties proposed Mixed-Use designation that allows both production for redevelopment (2839 11th Ave and non-production uses, recognizing that S) is designated as Production Existing (2839 while many buildings in these areas are no Mixed Use. This designation 11th Ave S) longer viable for modern production largely reflects the existing land industries, they are increasingly occupied use which appears to be a by a wide variety of uses that contribute to contractor’s yard. Production the economic health and diversity of the Mixed Use would allow for city. Residential uses are allowed as part of residential uses as part of a mixed- mixed-use buildings that provide use building with production production space and must incorporate space, however, there are no mitigation strategies to address potential conflicts between existing production uses 3 Department of Community Planning and Economic Development PLAN12459 and new residences. Adaptive re-use of other adjacent or nearby parcels older industrial property is encouraged. with a similar designation. Urban Urban Neighborhood is a predominantly All of the properties in the Neighborhood residential area with a range of allowed proposed redevelopment except th building types. May include small-scale 2839 11 Ave S are designated as Existing (2837- institutional and semi-public uses (for Urban Neighborhood. The Urban 43 11th Ave S example, schools, community centers, Neighborhood designation would and 2834-40 religious institutions, public safety facilities, support a variety of uses, including 12th Ave S) etc.) scattered throughout. Like the residential. Neighborhood Mixed Use category, commercial uses can continue serving their Proposed (2839 th existing commercial function. Commercial 11 Ave S) zoning is appropriate for these properties, while expansion of commercial uses and zoning into surrounding areas is not encouraged. Goods and Guidance Staff Comment Services Corridor Nicollet Ave – ½ Goods and Services Corridors serve two While the proposed project is not block west of purposes: 1) To indicate where commercial located directly on the Goods and the properties uses should front in relation to properties Services Corridor, these policies guided for commercial future land uses, support greater densities of and 2) In addition to the guidance for the nearby properties. mixed use land use categories found in this section, Goods and Services Corridors identify where the establishment or expansion of commercial uses can be considered. Properties immediately adjacent to a Goods and Services Corridor may be considered for commercial activity, allowing for uses similar in scale and scope to the Neighborhood and Corridor Mixed Use categories. Built Form Guidance Staff Comment Interior 3 The Interior 3 classification fits with the existing building and New and remodeled buildings in the zoning classification.