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Marcy-Holmes Neighborhood Association
Minutes — Land Use Committee Meeting
Wednesday, September 3, 2008
University Lutheran Church of Hope, 601 13th Ave SE, 5:30 p.m.

Members Present: Dan Abrahamson, Brad Bellows, Arvonne Fraser, Bill Huntzicker, Ardes Johnson, Gordon Kepner, Dan Lanske, Kelly Phillips, Larry Prinds, Jo Radzwill, Bo Sherman, Paul White

Guests (presenters): Clark Gassen, Charlene Roise (Hess, Roise and Company), Jack Boarman (BKV Architects), Gretchen Camp (BKV Architects), Judy Grundstrum (IOTA architecture) for Florence Court; Mark Freund, Claire Crowe of Crowe Construction Management, and Lampert Architects for 1013-1019 University Avenue SE Project; Brad Bellows, Peter Kramer for The Crofts (Eighth Street SE Project).

Marcy-Holmes residents: Rebecca Dombrowske, David Dorman, Jamie Helding, others who did not sign the sign-up sheet.

Other guests: Ann Laughlin, Councilmember Diane Hofstede, Dick Poppele.

1. Florence Court (1022 University Avenue SE): Clark Gassen and Jack Boarman presented a revised development plan based on meetings with Marcy-Holmes land use committee, the Historic Preservation Commission, Minneapolis Public Works, Susan Weinberg of the University of Minnesota and Diane Hofstede. The new plan centers on University Avenue with the concept of making it a gateway to the University community. The new building (still in preliminary design) relates to the old Florence Court and the neighborhood.

The developer is in negotiations with the owner(s) of the British Petroleum gas station on the corner of University and Tenth Avenues SE to purchase this property. The current plans incorporate this property into the design. The new building will be six stories with units consisting of 1- 4 bedrooms – There will be no 5-bedroom units. Parking will be below grade – no surface parking except for 5-6 surface spaces near the community / office building. The entrance to the parking will be off University Ave. and there will be a one-way road through the courtyard to 11th Ave. SE. The development will be positioned as high quality rental and will target University staff and downtown professional as well as students. According to the developer, the building will use traditional materials (brick) with some metal features, more contemporary in design – quality designed for low maintenance. Units on University will have ground level terrace entrances. The top two floors will be stepped back 10 feet from the four stories below. The four frame houses will be preserved and renovated for single families. They are committed to working with the University regarding the landscaping along University Ave (in relationship with the University’s landscaping plan).

The following variances will be required:
§ Historic variance in order to have more than one building on the lot
§ Conditional use permit for six stories instead of 4 stories
§ Conditional use permit for the use of a multifamily building
§ Variance for porches in the setback areas
§ Variance for parking
§ Variance for lot area ratio
§ Site plan review

When questioned about the restoration plan, the developer reiterated his commitment to a 3-year rehab plan and that the historic courtyard will be maintained. The L-shaped building would be rehabbed into1 and 2 bedroom row houses. And the frame houses would be returned to single family houses. Gassen vowed he would honor the rent for current tenants as long as they want. The land use committee requested as detailed a rehab plan as possible – the more detailed, the better. It was also suggested that the road be two-way between University and the parking garage. Without exit onto University, a lot of traffic would be funneled through the courtyard. The developer was also asked if they anticipated a need for a sound barrier.

Developers will appear at the October 1 land use meeting. They anticipate an appearance before the HPC in mid October.

1. The Fruend Haus (1013-1019 University Ave SE): The developer appeared before the land use committee after reworking the plans (primarily the interior) with two options. Option would consist of 4 4-bedroom units (16 beds), 11 3-bedroom units (33 beds) and 4 2-bedroom units (8 beds) for a total of 19 units with 57 beds. Option 2 would consist of 11 3-bedroom units (33 beds) and 12 2-bedroom units (24 beds) for a total of 23 units with 57 beds. Parking stalls would be 29 which satisfies the neighborhood requirement of 0.5 parking spaces per bed. There was much discussion regarding the moratorium on demolition and new construction in the University district. Developer’s best case timeline (for beginning construction) is that he hopes to break ground in mid or the end of October.

ACTION: The land use committee voted unanimously to forward the following action to the Board: The Marcy-Holmes Neighborhood supports the waiver of the moratorium on new construction and demolition at 1013 and 1019 University Avenue SE (demolition of two buildings and construction of one new building) provided the developer builds the design (Option 2) with 11 3-bedroom units and 12 2-bedroom units for a total of 23 units (57 beds). The neighborhood supports the variance of five units (from 18 to 23) units required for this project.

2. The Crofts (729 Eighth Street SE): Presenters were Brad Bellows and Peter Kramer. This project is new construction of 4 units of owner-occupied housing. The emphasis is on green construction: green roof, solar panels, geothermal system for heating and cooling. The project would entail demolition of Brad’s current home and the construction of two buildings, each containing 2 condos. Construction will be of 12” thick pre-fab style walls. Each 1800 square foot home will have a full basement, green roof, 2-car garage with solar panels and ramp access.

Because of the elevation of the land and the size of the lot, the garage doors face Eighth Street SE. Several members of the land use committee voiced opposition to the garages facing Eighth Street SE. The project would require a conditional use because of current zoning and variances for removing one curb cut and adding 2 curb cuts for the garages.

Brad informed the committee that neighbors on either side of him supported the project. Although no formal vote was taken, by and large, the committee seemed excited about the possibilities for the project, while voicing reservations about the garages.

3. City’s Moratorium: The moratorium has been before the City Council and will go before the Zoning and Planning Committee on September 18, 2008. The Z&P Committee is expected to set the public hearing on the moratorium for October 2, 2008.

University Alliance: The University District Partnership Alliance is sponsoring a workshop for members of the Alliance and it partners and friends on Saturday, September 20 from 8:30 a.m. – 1 p.m. The objective of this workshop is to bring together stakeholders in the University District to discuss future development of the district and the issues involved in developing a master plan. Dick Poppele appeared to ask that Marcy-Holmes be prepared to do a presentation approximately 20 minutes in length to familiarize the other neighborhoods in the District with neighborhood plans and processes. As chair of the land use committee, Jo Radzwill agreed to help prepare materials and give a brief presentation of the Marcy-Holmes Master Plan, evolution and processes.

University District Zoning and Planning Regulatory Review: Attached, under separate cover are the notes and handouts from meeting the August 26 meeting.

Meeting adjourned.