Department of Community Planning & Economic Development 0 South th Street, Room 00 Minneapolis, MN -8 MEMORANDUM To: City Planning Commission, Committee of the Whole Prepared By: Janelle Widmeier, Senior City Planner, (6) 67-6 Date: September 0, 08 Subject: 0 Hennepin Avenue SITE DATA Existing Zoning Proposed Lot Area Ward(s) Neighborhood(s) Designated Future Land Use Land Use Features BS- Downtown Service District DP Downtown Parking Overlay District,0 square feet / 0.7 acres DMNA; adjacent to North Loop Mixed Use Commercial Corridors (Washington Avenue and Hennepin Avenue) Small Area Plan(s) Downtown East/North Loop Master Plan (00) The proposed site includes part of the properties of 0 and 8 Hennepin Avenue with frontage on Washington Avenue, Hennepin Avenue and rd Street North. The site is mostly vacant. There is some commercial parking on the south end. Two properties within the boundary of the Minneapolis Warehouse Historic District are located on the southwest corner of the block. A transit stop is located at the northeast corner of the block on Washington Avenue. A stop is also located on Hennepin Avenue near rd Street. PROJECT DESCRIPTION A new 0-story mixed use building with dwelling units is proposed. Commercial uses (0,688 square feet) would occupy the ground floor along Hennepin Avenue and Washington Avenue. The residential lobby would be located at the corner of Hennepin Avenue and rd Street North. The residential units would occupy the upper floors of the building. Three levels of below-grade parking with 60 spaces and surface spaces are proposed. Vehicle access to the site would be from rd Street. There would also be options to exit to st Avenue and Washington Avenue across adjacent properties. The primary exterior materials would include glass, precast panel, masonry, and metal panels. APPLICATIONS Based on staff s preliminary review, the following land use applications have been identified:. Conditional use permit to allow a surface parking with spaces in the DP Downtown Parking Overlay District.. Variance to reduce the minimum loading requirement from small spaces to one small space.. Site plan review, including alternative compliance for the following:
Department of Community Planning and Economic Development a. Building placement along Hennepin Avenue and rd Street North. b. Number of exterior materials.. Subdivision. Additional applications may be required, depending on the plans that the applicant formally submits. APPLICABLE POLICIES The site is located within the boundaries of the Downtown East North Loop Master Plan. The plan identifies the future land use of the site as Mixed Use Office/Commercial (some residential can also be appropriate). The height guidance for this site is to floors. The plan calls for at-grade retail along Hennepin Avenue and encourages new development to maintain and enhance the historic character north of Hennepin Avenue. Applicable building design policies include: Building setbacks/open space: Generally the plan supports establishing a continuous building line, except where a well-defined open space is provided as a public amenity along the street. Public open spaces should be located in such a way as to complement the function of a building s main access points and street level retail uses. Building height and massing: All buildings should be developed as tripartite forms consisting of a base, a mid-section and a top, whether full-block, half-block, or quarter-block. Each building should have a recognizable building base set off by a uniform cornice line four floors above grade. The middle portion of the building should be setback above the fourth floor to provide a better scaled pedestrian environment at the street level. The top should, at the least, consist of a distinctively expressed penthouse. o Base: In keeping with the character of downtown neighborhoods, the base of a building should be designed to appear that it bears the weight of the mass above and visually support the building. Buildings above 0 feet in height should be setback a minimum of feet above the fourth story in order to help maintain the proportions set by the building base. By building the base of buildings up to the property line and creating setbacks above the fourth floor (or 0 feet), the height of mid-rise and high-rise buildings will not overwhelm the neighborhood scale of the surrounding streets and sidewalks. o Mid-section of the building: Materials within the middle portion of a structure should be characterized by a combination of cladding materials such as masonry, concrete or metal combined with a regular repeat of windows that complement the base and top of the building. The use of reflective mirror cladding should be discouraged. o Top of the building: The top of a building should create an attractive profile against the backdrop of the sky and surrounding buildings. FEEDBACK REQUESTED Staff would like feedback on the following: Height of the base, width of the tower, and tower setbacks from the base. Proposed exterior materials.
0 Hennepin Ave 0 Hennepin Avenue Minneapolis, MN 0 CONTENT INDEX 00 Cover Sheet 0 Project Information 0 Context 0 Context Aerials 0 Site 0 Perspective Views 06 Perspective Views 07 Garage 08 st Floor and Mezzanine 0 nd and rd - 7th Floor 0 8th and th Floor 0th Floor and Roof Street Elevations Elevations Elevations Building Sections 6 Existing Site Conditions 7 Shadow Studies DRAWING ISSUE: MPLS CoW Submittal...0/06/08 0 Hennepin Ave Cover Sheet 00 0 Hennepin Avenue, Minneapolis, MN 0
PROJECT NARRATIVE PROJECT TEAM PROJECT INFO. PROJECT INFO. Harlem Irving Companies and CA Ventures is proposing an exciting new mixed used project on the north end of the vibrant Hennepin Avenue downtown corridor of Minneapolis. The site is located on the west side of Hennepin Avenue between Third St. S and Washington Ave S. The address of the two vacant lots are 0 and 8 Hennepin Avenue. The two lots will go through an official lot adjustment with some surrounding lots to make a site that is approximately,0 square feet. The proposed 0 story building would be 70, square feet. The mixed use project would consist of apartments on the upper floors and the first floor would consist of approximately 0,688 square feet of retail space plus the apartment entrance lobby and building support space. There would be approximately 6 parking spaces in a three story underground garage. Access to the site would be off of Third St. N. and Hennepin Ave. There would be approximately surface parking spaces and loading spaces behind the building screened by the building from any of the three streets around the project. The mixed use development will provide many new residents and some great business establishments that will serve surrounding residents, complement existing businesses, and bring life to a part of Hennepin Avenue that has sat vacant for decades. Land Use Application Requests Variance to reduce the required three small loading berths to one small loading berth Variance to increase the 8 maximum set back from the front property line to - for 8-8 out of the building along Hennepin Ave. Variance to increase the 8 maximum set back from the front property line to 8 8 for - out of the 8 building along Third St. N. Site Plan Review Lot Line Adjustments DEVELOPER: HARLEM IRVING COMPANIES 0 N HARLEM AVE NORRIDGE, IL 60706 Rick Filler rfiller@harlemirving.com CA VENTURES 0 E RANDOLPH STREET SUITE 00 CHICAGO, IL 6060 Ryan Sadowy rsadowy@ca-ventures.com ARCHITECT: TUSHIE MONTGOMERY ARCHITECTS 76 LYNDALE AVENUE SOUTH SUITE 00 MINNEAPOLIS, MINNESOTA PHONE: 6.86.66 Evan Jacobsen, Architect evanj@tmiarchitects.com CIVIL ENGINEER: CIVIL SITE GROUP INC W. TH ST, SUITE 00 ST. LOUIS PARK, MINNESOTA 6 PHONE: 6.6.0060 Matt Pavek, Civil Engineer/Partner mpavek@civilsitegroup.com SITE LOCATION: ADDRESS: 0/8 HENNEPIN AVENUE MINNEAPOLIS, MN 0 SITE REGULATIONS: ZONING PLATE: ZONING: BS- Downtown Service District OVERLAY ZONING DISTRICTS: DP Downtown Parking DEVELOPMENT SUMMARY SITE AREA:,0 SF (.7 Acre) F.A.R. FAR ALLOWED: 8.0 FAR PREMIUM:.0 MIXED USE RETAIL TOTAL FAR ALLOWED:.0 FAR PROPOSED: 8.6 HEIGHT ALLOWED: Unlimited HEIGHT PROPOSED: 0 Story - 7 FT PERVIOUS/IMPERVIOUS AREA: TOTAL SITE AREA:,0 SF (.7 Acre) TOTAL BLDG FOOTPRINT:,8 SF TOTAL NON-BUILDING SITE AREA: 7,8 SF TOTAL IMPERVIOUS AREA:,60 SF TOTAL IMPERVIOUS NON-BLDG AREA: 7,0 SF TOTAL PERVIOUS: 787 SF TOTAL LANDSCAPE AREA: 787 SF EAW ANALYSIS: Retail: 0,688/00,000 =.07 Apts Allowable: 7 x.8 =. Total Apts Allowed: BUILDING GSF: 70, SF APARTMENT GROSS SQUARE FOOTAGE:,677 SF RETAIL GROSS SQUARE FOOTAGE: 0,688 SF PARKING GROSS SQUARE FOOTAGE: 6,7 SF PARKING COUNT: GARAGE SURFACE BUILDING UNIT TYPE UNIT TYPE RATE 60 7 % 0 0% 80 % 0 % 00% 68-67 SF 60-8 SF 8-6 SF 76- SF BUILDING SF/FLOOR: Parking - Parking - Parking - ST FLOOR MEZZANINE ND FLOOR RD FLOOR TH FLOOR TH FLOOR 6TH FLOOR 7TH FLOOR 8TH FLOOR TH FLOOR 0TH FLOOR TH FLOOR TH FLOOR TH FLOOR TH FLOOR TH FLOOR 6TH FLOOR 7TH FLOOR 8TH FLOOR TH FLOOR 0TH FLOOR TOTAL GROSS BUILDING AREA 87 SF 87 SF 87 SF 007 SF 80 SF 76 SF 68 SF 68 SF 68 SF 68 SF 68 SF 68 SF 68 SF 68 SF 68 SF 68 SF 68 SF 68 SF 68 SF 68 SF 68 SF 688 SF 0 SF 0 SF 70 SF 0 Hennepin Ave Project Information 0 0 Hennepin Avenue, Minneapolis, MN 0
PROPOSED SITE TARGET FIELD MISSISSIPPI RIVER TARGET CENTER HENNEPIN APARTMENTS FEDERAL RESERVE BANK 8 6 HENNEPIN 6 HENNEPIN AVE WASHINGTON AVE 7 7 8 0 VOYA FINANCIAL UNITED STATES POSTAL SERVICE THE NIC ON FIFTH 6 NICOLLET MARQUETTE PLAZA THE HOTEL MINNEAPOLIS CARLYLE CONDOS MINNEAPOLIS CENTRAL LIBRARY NICOLLET MALL 0 HEWING HOTEL LOEWS MINNEAPOLIS 0 Hennepin Ave Context 0 0 Hennepin Avenue, Minneapolis, MN 0
LOOKING SOUTHWEST LOOKING SOUTHEAST LOOKING NORTHWEST LOOKING NORTHEAST 0 Hennepin Ave 0 Hennepin Avenue, Minneapolis, MN 0 Context Aerials 0
BIKE LANE NORTH ST AVENUE BIKE LANE PARALLEL PARKING EXISTING BUILDING STORY HENNEPIN APARTMENTS BIKE LANE P 60 STALLS BIKE LANE NORTH RD STREET PARALLEL PARKING P STALLS ACCESS & PARKING EASEMENT WB-67 - Interstate Semi-Trailer MINNEAPOLIS CENTRAL LIBRARY HENNEPIN APARTMENTS AND WHOLE FOODS MARKET 6 STORY Transformer Transformer P STALLS BIKE LANE PARALLEL PARKING EXISTING BUILDING STORY WASHINGTON AVENUE NORTH EXISTING BUILDING STORY EXISTING BUILDING 6 STORY FUTURE GATEWAY TOWER SITE HENNEPIN APARTMENTS 6 STORY GREEN SPACE GARAGE DOOR PARALLEL PARKING GARAGE DOOR PROPOSED 0 HENNEPIN TOWER 0 STORIES/7 FT TALL ( APTS/,000 SF RETAIL) VOYA FINANCIAL T PROPOSED SITE,0 SF T SHARED BIKE LANE HENNEPIN AVENUE HENNEPIN APARTMENTS WHOLE FOODS MARKET SHARED BIKE LANE MINNEAPOLIS CENTRAL LIBRARY STORY PROPOSED GATEWAY TOWER SITE STORY VOYA FINANCIAL 6 STORY Site() " = 0'-0" = " =0'-0" 0' 0 Hennepin Ave 0 Hennepin Avenue, Minneapolis, MN 0 Site 0 ' 0'
LOOKING NORTH LOOKING SOUTHWEST 0 Hennepin Ave 0 Hennepin Avenue, Minneapolis, MN 0 Perspective Views 0
LOOKING SOUTHWEST LOOKING SOUTHEAST 0 Hennepin Ave 0 Hennepin Avenue, Minneapolis, MN 0 Perspective Views 06
Water Service/ Fire Pump 68 SF Bike Storage SF Service/ Storage 0 SF 7 8.%.% 7.% OUTLINE OF TOWER T TRASH T T T 7 ELEV. 8 Tandem Tandem P 6 STALLS Garage - 7 SF Service/ Storage SF 7' - 0" 0 Service/ Storage 8 SF Floor - /6" = '-0" Service/ Storage Bike Storage Service/ Storage 68 SF 0 SF 0 SF OUTLINE OF TOWER TRASH T T T 7 ELEV. Tandem Tandem P STALLS Garage - 8 70 SF Service/ Storage SF Service/ Storage 8 SF Floors - and - /6" = '-0" 0' 8' 6' = " =6'-0" 0 Hennepin Ave Garage 07 0 Hennepin Avenue, Minneapolis, MN 0
Transformer Transformer 6 Generator 68 SF STORAGE Ramp Dn ' - 6" 8' - 0" 0' - 6" 0' - 0" SMALL LOADING BERTH ' - 0" SF Fire Command 00 SF Ramp Down to Garage 678 SF Apartment Service 6 SF Service 8 SF Electrical SF Storage SF OUTLINE OF TOWER Exit Hall SF PACKAGE TRASH Apartment Common 8 SF MAIL WC WC ELEV. Retail-A- Elec RECEPTION UP FLOOR LINE ABOVE MEETING ROOM WORKSHARING LOUNGE Retail A- 006 SF Retail A- 0 SF st Floor /6" = '-0" BACK OF HOUSE BELOW OUTLINE OF TOWER BREAK COPY/ STORAGE TRASH Overall Support 06 SF OFFICE OFFICE OPEN OFFICE WC WC ELEV. MEETING ROOM LOUNGE DN UP OPEN TO BELOW RETAIL BELOW Mezzanine Floor /6" = '-0" = " =6'-0" 0' 8' 6' 0 Hennepin Ave st Floor and Mezzanine 08 0 Hennepin Avenue, Minneapolis, MN 0
PARTY 8 SF 6 SF GAMING PUTTING LAWN PET RUN PRIVATE PRIVATE PRIVATE PRIVATE PARTY ROOM GOLF SIMULATOR ELEV. TRASH PET LOUNGE 7 SF PET WASH SF GAMING 8 SF THEATER 68 SF 0 SF SF 88 SF 06 SF SF 8 SF 00 SF 8 SF RENTABLE STORAGE RENTABLE STORAGE RENTABLE STORAGE 60 SF OPEN TO BELOW UP LOUNGE 8 SF 7 SF 67 SF SF SF 88 SF 67 SF 67 SF 66 SF 67 SF 70 SF SF nd Floor /6" = '-0" 00 SF 68 SF 7 SF ELEV. TRASH 68 SF 667 SF 00 SF 70 SF 86 SF 77 SF 00 SF 7 SF 60 SF 68 SF 86 SF 6 SF SF 60 SF SF 6 SF 0 SF 6 SF rd -7th Floor /6" = '-0" = " =6'-0" 0' 8' 6' 0 Hennepin Ave nd and rd -7th Floor 0 0 Hennepin Avenue, Minneapolis, MN 0
YOGA INDOOR SPORTS RELAXATION PARTY ROOM 687 SF 66 SF 78 SF 8 SF OUTDOOR POOL FITNESS SPA/SAUNA PRIVATE DINING 6 SF 66 SF 78 SF 07 SF 8th Floor /6" = '-0" COOLING TOWER 86 SF 88 SF 76 SF 0 SF MECHANICAL 86 SF 7 SF 7 SF 7 SF 77 SF SF th Floor /6" = '-0" 0' = " =6'-0" 8' 6' 0 Hennepin Ave 8th and th Floor 0 0 Hennepin Avenue, Minneapolis, MN 0
OPEN TO BELOW 86 SF 88 SF 76 SF 0 SF MECHANICAL 86 SF 7 SF 7 SF 7 SF 77 SF SF 0th Floor /6" = '-0" OPEN TO BELOW MECHANCIAL SCREENING MUA UNIT INSULATED DUCT Roof /6" = '-0" = " =6'-0" 0' 8' 6' 0 Hennepin Ave 0th Floor and Roof 0 Hennepin Avenue, Minneapolis, MN 0
HENNEPIN APARTMENTS HENNEPIN APARTMENTS MAVERICK APARTMENTS N TH ST N RD ST BASE N WASHINGTON AVE N ND ST BASE N ST ST Hennepin Avenue Elevation " = 0'-0" PROPOSED GATEWAY TOWER DOLPHIN BUILDING HISTORIC WAREHOUSE DISTRICT BUILDINGS BASE NICOLLET MALL HENNEPIN AVE N ST AVE N ND AVE N RD AVE N Washington Street Elevation " = 0'-0" 0 Hennepin Ave Street Elevations 0 Hennepin Avenue, Minneapolis, MN 0
0 SouthEast Elevation Material Calculations GLASS SPANDREL GLASS PRECAST PANEL MASONRY # METAL PANEL TOTAL,60 SF 7, SF 8,00 SF,0 SF 8,78 SF 6,8 SF.0%.8%.6% 6.%.7% Roof ' - 0" NorthEast Elevation Material Calculations GLASS SPANDREL GLASS PRECAST PANEL MASONRY # METAL PANEL TOTAL 0,0 SF,6 SF,00 SF,0 SF, SF 0,7 SF 0.0%.%.%.%.7% Roof ' - 0" Material Key 6 VISION GLASS SPANDREL GLASS METAL PANEL # METAL PANEL # PRECAST PANEL MASONRY # 0th Floor ' - " th Floor 08' - 8" 8th Floor 6' - 0" 8th Floor Roof ' - 0" 7th Floor 8' - " 6th Floor 7' - 8" th Floor 6' - 0" th Floor ' - " 0th Floor ' - " th Floor 08' - 8" 8th Floor 6' - 0" 8th Floor Roof ' - 0" 7th Floor 8' - " 6th Floor 7' - 8" th Floor 6' - 0" th Floor ' - " 7 8 0 MASONRY # MASONRY # GLASS RAILING SYSTEM PERFORATED METAL SCREENING BACKLIT GLASS SCREEN th Floor ' - 8" th Floor ' - 8" th Floor ' - 0" th Floor ' - 0" th Floor ' - " th Floor ' - " 0th Floor 0th Floor th Floor 00' - 0" th Floor 00' - 0" 8th Floor 8' - " 8th Floor 8' - " 7th Floor 78' - 8" 7th Floor 78' - 8" 6th Floor 68' - 0" 6th Floor 68' - 0" th Floor 7' - " th Floor 7' - " th Floor 6' - 8" th Floor 6' - 8" 6 7 SouthEast Elevation " = 0'-0" " = 0'-0" rd Floor 6' - 0" rd Floor Roof ' - 0" nd Floor ' - " st Floor 00' - 0" 6 7 NorthEast Elevation rd Floor 6' - 0" rd Floor Roof ' - 0" nd Floor ' - " st Floor 00' - 0" 0 Hennepin Ave Elevations 0 Hennepin Avenue, Minneapolis, MN 0
SouthWest Elevation Material Calculations GLASS SPANDREL GLASS PRECAST PANEL MASONRY # METAL PANEL TOTAL 0,0 SF,87 SF, SF 78 SF,7 SF 8,60 SF.%.8% 6.%.%.8% NorthWest Elevation Material Calculations GLASS SPANDREL GLASS PRECAST PANEL MASONRY # METAL PANEL TOTAL,6 SF, SF,8 SF 6, SF, SF 68, SF.0% 7.7% 7.%.%.6% Material Key VISION GLASS SPANDREL GLASS METAL PANEL # METAL PANEL # 0 Roof ' - 0" 0th Floor ' - " th Floor 08' - 8" 8th Floor 6' - 0" 8th Floor Roof ' - 0" 7th Floor 8' - " 6th Floor 7' - 8" th Floor 6' - 0" Roof ' - 0" 0th Floor ' - " th Floor 08' - 8" 8th Floor 6' - 0" 8th Floor Roof ' - 0" 7th Floor 8' - " 6th Floor 7' - 8" th Floor 6' - 0" 0 6 7 8 0 PRECAST PANEL MASONRY # MASONRY # MASONRY # GLASS RAILING SYSTEM PERFORATED METAL SCREENING BACKLIT GLASS SCREEN th Floor ' - " th Floor ' - " th Floor ' - 8" th Floor ' - 8" th Floor ' - 0" th Floor ' - 0" th Floor ' - " th Floor ' - " 0th Floor 0th Floor th Floor 00' - 0" th Floor 00' - 0" 8th Floor 8' - " 8th Floor 8' - " 7th Floor 78' - 8" 7th Floor 78' - 8" 6th Floor 68' - 0" 6th Floor 68' - 0" th Floor 7' - " th Floor 7' - " th Floor 6' - 8" th Floor 6' - 8" 6 7 SouthWest Elevation " = 0'-0" " = 0'-0" rd Floor 6' - 0" rd Floor Roof ' - 0" nd Floor ' - " Mezzanine Floor st Floor 00' - 0" 6 NorthWest Elevation rd Floor 6' - 0" rd Floor Roof ' - 0" nd Floor ' - " st Floor 00' - 0" 8 7 0 Hennepin Ave Elevations 0 Hennepin Avenue, Minneapolis, MN 0
Roof ' - 0" ' - 8" 0th Floor ' - " ' - 8" th Floor 08' - 8" ' - 8" 8th Floor 6' - 0" 8th Floor Roof ' - 0" 7th Floor 8' - " 6th Floor 7' - 8" th Floor 6' - 0" th Floor ' - " th Floor ' - 8" th Floor ' - 0" th Floor ' - " 0th Floor th Floor 00' - 0" 8th Floor 8' - " 7th Floor 78' - 8" 6th Floor 68' - 0" th Floor 7' - " th Floor 6' - 8" ' - 0" rd Floor 6' - 0" rd Floor Roof ' - 0" nd Floor ' - " ' - 0" ' - " Mezzanine Floor st Floor 00' - 0" ' - 0" Level - 8' - 0" ' - 0" Level - 80' - 0" ' - 0" Roof ' - 0" ' - 8" 0th Floor ' - " ' - 8" th Floor 08' - 8" COMMON COMMON ' - 8" 8th Floor 6' - 0" 8th Floor Roof ' - 0" 7th Floor 8' - " 6th Floor 7' - 8" th Floor 6' - 0" th Floor ' - " th Floor ' - 8" th Floor ' - 0" th Floor ' - " UNITS UNITS UNITS UNITS 0th Floor UNITS th Floor 00' - 0" 8th Floor 8' - " 7th Floor 78' - 8" 6th Floor 68' - 0" th Floor 7' - " th Floor 6' - 8" COMMON ' - 8" rd Floor 6' - 0" rd Floor Roof ' - 0" UNITS nd Floor ' - " COMMON ' - " Mezzanine Floor COMMON UNITS COMMON RETAIL st Floor 00' - 0" ' - 0" Level - 8' - 0" GARAGE ' - 0" GARAGE Level - 80' - 0" ' - 0" Level - 7' - 0" Level - 7' - 0" Section A /6" = '-0" Section B /6" = '-0" 0 Hennepin Ave Building Sections 0 Hennepin Avenue, Minneapolis, MN 0
7 6 6 7 0 Hennepin Ave Existing Site Conditions 6 0 Hennepin Avenue, Minneapolis, MN 0
AM SPRING EQUINOX PM SPRING EQUINOX PM SPRING EQUINOX AM SUMMER SOLSTICE PM SUMMER SOLSTICE PM SUMMER SOLSTICE AM WINTER SOLSTICE PM WINTER SOLSTICE PM WINTER SOLSTICE 0 Hennepin Ave Shadow Studies 7 0 Hennepin Avenue, Minneapolis, MN 0