Department of Community Planning & Economic Development 250 South 4th Street, Room 300 Minneapolis, MN 55415-1385 MEMORANDUM To: City Planning Commission, Committee of the Whole Prepared By: Peter Crandall, Senior City Planner, (612) 673-2247 Date: April 12 th, 2018 Subject: West Lake Street Hotel and Condos, 3012 Excelsior Blvd SITE DATA Existing Zoning Lot Area Ward(s) 13 Neighborhood(s) Designated Future Land Use C3A District Shoreland Overlay District 32,055 square feet / 0.74 acres West Calhoun, adjacent to Cedar-Isles-Dean Mixed-Use Land Use Features Commercial Corridor (W Lake Street) Commercial Corridor (Excelsior Blvd) Small Area Plan(s) Midtown Greenway Land Use and Development Plan (2007) The site is located at the intersection of West Lake Street and Excelsior Blvd on a triangular-shaped parcel zoned under the C3A Activity Center district. It is currently occupied by a gas station. The site is located in the West Calhoun neighborhood and is directly adjacent to the Cedar-Isles-Dean neighborhood. The Calhoun Village Shopping Center is across West Lake Street and the Lake Calhoun Office Center is directly across Excelsior Blvd. The site is within ½ mile of a planned Southwest LRT station. PROJECT DESCRIPTION The proposed project would demolish the existing gas station to construct a new 8-story mixed-use building with 100 hotel rooms, 20 dwelling units and 4,700 square feet of commercial tenant space. The project includes 107 enclosed parking spaces on 1 level of underground parking and 1 level of above-grade parking. The ground floor of the building contains residential amenity space as well as the 4700 square feet of proposed commercial space currently specified as a restaurant use. Parking access is located on a through-site drive with access from both Excelsior Blvd and W Lake Street. Based on existing traffic patterns, both parking access points would be right-in, right-out only access. The design team has been working with Hennepin County and Public Works to help improve the proposed Excelsior & West Lake Street intersection by adding alternative pavers, planters, landscaping, seating, and infiltration. Hennepin County Public Works is planning a reconstruction that would redirect traffic and add significantly to the pedestrian infrastructure at the intersection. APPLICATIONS
Department of Community Planning and Economic Development Based on staff s preliminary review, the following land use applications have been identified: 1. Conditional Use Permit to increase the maximum building height from 2.5 stories, 35 feet to 8 stories, 100 feet. 2. Variance to increase the maximum floor area ratio from 3.78 to 4.05 3. Site Plan Review Additional applications may be required, depending on the plans that the applicant formally submits. APPLICABLE POLICIES The Midtown Greenway Land Use and Development Plan (2007) identifies this parcel as commercial with a preference for mixed-uses. The Development guidelines for this parcel call for transit-oriented development with building heights exceeding 5 stories as appropriate. FEEDBACK REQUESTED The West Lake Street frontage at the ground level and second level contain a large amount of inactive uses. Does the project sufficiently mitigate these through design features? 2
Elevage Development Group NAME OF APPLICANT 13th WARD 3151 3141 3419 34093141 3151 3151 3145 3367 31513141 3421 3151 3151 3145 31513145 3151 31453151 3129 R5 3151 3151 3151 3423 3151 3151 3151 3151 3151 3151 3425 3151 3151 R1 3151 35003151 3141 3151 3151 3431 3151 3151 3141 3457 3145 315131453151 31413145 3426 3151 31513141 314131453145 3427 3141 3141 3141 3151 314131453145 3145 3145 R1A 3461 3220 3118 C3A 3104 3104 3116 3104 3116 3116 3116 3116 3104 3104 3104 3104 3116 3116 3104 3116 3116 3116 3116 3116 310831043110 3112 3116 3116 3116 3104 3104 3104 3104 3104 31163104 3104 311631043116 3116 3116 3116 3116 3104 3104 3104 3116 3116 3104 3104 3116 3116 3116 3116 3116 3116 3116 3116 3116 3116 3104 3104 3116 R6 3104 3116 3116 3104 3104 3104 3104 3116 3116 3116 3116 3116 3104 3104 3104 3104 3116 3116 3116 3116 3104 31063104 3104 3114 3116 3116 3116 3116 3116 3116 3116 3116 3104 3104 3104 3104 31163104 3104 3116 3104 3104 3116 3104 3116 3116 3116 3116 3116 3100 3034 2928 2928 2928 2928 2928 2928 2928 2928 2928 2928 2928 2928 2928 2928 2928 2928 2928 2928 2928 2928 2928 2932 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 3026 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950 2950295029502950 29502950 29502950 2950 R6 3001 2715 C3S 3001 3012 3009 3025 3101 3040 OR2 3033 3054 3102 R4 31263140 3124 3124 3140 31103124 3138 3138 313831043136 3121 3100 313831443136 312631443118 3121 313631403134 313431263106 3121 313431283128 3120 3114 3140 3138 3138 3144 3126 31283144 3144 3138 3138 3120 3142 3142 3138 3138 3124 3142 3122 313831343102 31313131 3121 3138 3138 3140 31403138 3131 3140 31283128 31383108 312831343144 3131 31313126 31213121 31003144 313831363138 3131 3131 3131 31343126 31243138 313631383116 3131 R6 3131 31343138 31423126 313831063136 3131 3131 31123108 3142 31243140 ¹ 3131 31423140 R1 200 100 0 200 400 Feet 3130 3101 WEST LAKE CALHOUN PKWY Lake Calhoun PROPERTY ADDRESS FILE NUMBER 3012 Excelsior Blvd PLANX
Condominiums (12 stories) Midtown Greenway Lake Calhoun Flats (5 stories) Lake Point Condos (20 stories) Calhoun Beach Club (8 stories) Calhoun Beach Club (12 stories) The Foundry Apartments (6 stories) Loop Condos (5 stories) Lakehaus Apartments (8 stories) Apartments (3 stories) W Lake Street Project Site 86 Lake Calhoun Center (5 stories) 75 29 31 18 CONTEXT MAP N
WEST LAKE STREET LVD B R SIO EL EXC CONTEXT MAP N
PROPOSED STREET AND PEDESTRIAN IMPROVEMENTS N
Project Overview The proposed redevelopment at West Lake Street and Excelsior Boulevard will replace an existing gas station and associated parking lot with a boutique hotel and residential community. The project will include approximately 100 hotel rooms, 20 for-sale condo units, restaurant space and 107 enclosed parking stalls in an 8-story building. The site is zoned C3A (Community Activity Center District) and is located just south of the Midtown Greenway and within a ¼ mile of the proposed Lake Street Station for the Southwest LRT. The site is on Lake Street West, a commercial corridor, and is near the major retail centers of Calhoun Commons and Calhoun Village. Streetscape and Public Realm The redevelopment will dramatically improve the current site conditions, and the overall quality of the building and associated site improvements will be a positive asset within the West Calhoun community. Adding hotel and residential uses at this location naturally creates a more inviting streetscape, as more people will be walking and biking to and from the site which creates an energetic, safe and people-friendly hub, improving the site s existing conditions. The project will utilize one curb cut on Lake Street and one on Excelsior Blvd for accessing the parking and will remove four existing curb cuts. This strategy, along with keeping all parking enclosed, will improve sidewalk conditions, thus encouraging area residents to walk for their shopping and recreational needs. The design team has been working with Hennepin County and Public Works to help improve the proposed Excelsior & West Lake intersection by adding cobblestone pavers, core-ten triangular planters, native landscaping, infiltration grades and respite seating. Adjacent to the building, the streetscape is planned to be improved with street trees, pavers, planters, seating and potentially a signature gateway sculpture at the corner plaza. At the northwest corner of the site, the building incorporates an attractive bus stop shelter with open visibility. Project Metrics LOT AREA: 32,341 SF HOTEL ROOMS: 100 DWELLING UNITS: 20 PARKING STALLS: 106 TOTAL BUILDING AREA: 182,235 SF HOTEL AREA: 88,278 SF RESTAURANT AREA: 4,703 SF HOUSING AREA: 37,908 SF PARKING AREA: 51,346 SF HEIGHT: 8 STORIES (100 FT) Building Design The building design will be contemporary, constructed with a post-tensioned concrete structure, and windows will be expansive, allowing plenty of daylight into the hotel rooms and dwelling units. Exterior materials will consist of stone, brick, metal panel and glass. Wood accents add warmth and natural textures at the pedestrian scale. The design incorporates vegetation on the building façade and on its outdoor decks, bringing the park qualities this area is known for to the site. A pedestrian galleria extends interior building functions and invites the public into its core as passersby and customer. Exterior facades will feature recessed balconies on upper floors that will allow residents to take advantage of private outdoor space. On the eighth floor, the building includes an outdoor deck for hotel guests and residents to gather and enjoy exterior amenities and views of Lake Maka Ska. PROJECT NARRATIVE & METRICS
9 10 11 5 2 1 3 7 12 8 6 4 5 7 8 6 1. 6 conc sidewalk / 2 paver blvd. 2. Bus Stop 3. Bike Racks 4. 6 conc sidewalk / 4.5 paver blvd 5. Entry Planters / Light Bollards 6. Columnar Street Trees 7. Cobblestone Pavers 8. Core-ten Triangular Planters 9. Infi ltration Garden 10. Curved Bench 11. Flagstone Berm 12. Corner Plaza and Sculpture N SITE/LANDSCAPE PLAN N
STREETSCAPE CORE-TEN PLANTERS COBBLE PAVERS - (IN STREET MEDIAN) MEADOW PLANTINGS FLAGSTONE BERM (BEHIND BE COLUMNAR TREES ENTRY PLANTERS FLOWERS - IN MEDIAN BENCH WEST LAKE STREEET HOTEL LANDSCAPE DESIGN CONCEPTS F DAMON
VIEW WEST AT EXCELSIOR BLVD 3D PERSPECTIVE VIEW SOUTH SIDEWALK ON EXCELSIOR BOULEVARD
VIEW WEST AT W LAKE STREET 3D PERSPECTIVE VIEW ALONG WEST LAKE STREET SIDEWALK
THE FOUNDRY LOOP CONDOS 3100 LAKE ST LAKE POINT CONDOS EXCELSIO R BLVD HOTEL Ground floor lobby Meeting rooms & event space 3 Floors of rooms (3-5) 100 keys W LAK E STRE E T AMENITIES Amenity deck to serve hotel & residential RESIDENTIAL 2 Floors (6-7) 20 condo units RESTAURANT/BAR Prominent street presence Southern outdoor seating LAKE CALHOUN EXECUTIVE CENTER AERIAL PERSPECTIVE 3D PERSPECTIVE VIEW
VIEW NORTH OF PEDESTRIAN GALLERIA PERSPECTIVE VIEW ALONG EXCELSIOR BOULEVARD
VIEW SOUTHEAST AT W LAKE STREET PERSPECTIVE VIEW ALONG WEST LAKE STREET
N GROUND FLOOR/SITE PLAN Scale: 1 = 30-0
Storage 165 SF Parking 16,465 SF 40 spaces Women 231 SF Event Space 2,828 SF Lobby 385 SF Trash 156 SF Men 274 SF HK 326 SF Prefunction 3,046 SF Event Space 904 SF DN Storage 233 SF SECOND FLOOR 03/29/18 FLOOR PLANS Scale: 1 = 30-0 N Scale: 1" = 30'-0" West Lake Hotel LEVEL 2 PLAN
Guestroom 3,083 SF HK 327 SF Storage 350 SF Public Circ. 2,835 SF Laundry 992 SF Guestroom 11,596 SF TYPICAL HOTEL FLOORS 3-5 03/29/18 FLOOR PLANS Scale: 1 = 30-0 N Scale: 1" = 30'-0" West Lake Hotel HOTEL LEVEL 3 PLAN
2 BED 1,358 SF 1 BED 929 SF 1 BED 1,083 SF 1 BED 917 SF 2 BED 1,207 SF 3 BED 2,075 SF Public Circ. 1,957 SF 2 BED + DEN 2,065 SF HK 46 SF Trash 101 SF 2 BED 1,563 SF 2 BED + DEN 1,971 SF 2 BED 1,225 SF 2 BED 1,808 SF TYPICAL CONDO FLOORS 6-7 03/29/18 FLOOR PLANS Scale: 1 = 30-0 N Scale: 1" = 30'-0" West Lake Hotel CONDO LEVEL 6 PLAN
Fitness 1,576 SF Pool Mech. 179 SF Women 327 SF Public Circ. 261 SF HK 65 SF Men 327 SF Public Circ. 799 SF Storage 380 SF Trash 260 SF Restaurant 2,766 SF Pool 8TH FLOOR AMENITY DECK 03/29/18 FLOOR PLANS Scale: 1 = 30-0 N Scale: 1" = 30'-0" West Lake Hotel AMENITY LEVEL 8
ROOF: 100-0 METAL PANEL BRICK COMPOSITE SIDING (WOOD) PODIUM: 31-0 NORTH ELEVATION STONE METAL PANEL EAST ELEVATION ROOF: 100-0 STONE COMPOSITE SIDING (WOOD) METAL PANEL PODIUM: 31-0 SOUTH ELEVATION BRICK STONE MATERIAL COUNTS WEST ELEVATION BRICK NORTH SOUTH EAST WEST GLASS 40% 41% 38% 26% METAL PANEL 10% 10% 10% 4% BRICK 5% 15% 9% 34% STONE 41% 29% 41% 32% COMPOSITE SIDING 4% 5% 1% 4% 100% 100% 100% 100% EXTERIOR ELEVATIONS
TRAFFIC STUDY PROGRAM AM IN AM OUT PM IN PM OUT DAILY PROPOSED USE (HOTEL AND CONDO) 100 ROOMS 16 19 19 21 549 20 UNITS 1 7 6 3 84 TOTAL 17 26 25 24 633 EXISTING USE GAS STATION 27 26 30 38 700 DIFFERENCE -10 0-5 -14-67 TRAFFIC STUDY
DECEMBER 21, 9 AM SEPT/MARCH 21, 9 AM JUNE 21, 9 AM DECEMBER 21, 12 PM SEPT/ MARCH 21, 12 PM JUNE 21, 12 PM DECEMBER 21, 3 PM SEPT/MARCH 21, 3 PM JUNE 21, 3 PM SHADOW STUDY N