Hiawatha-Minnehaha Development & RR Corridor/MinHi Line

Calhoun-Isles, Cedar-Riverside, Longfellow, Nokomis, Phillips, Powderhorn, and Southwest
twincitizen
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Re: Hiawatha-Minnehaha Development & RR Corridor/MinHi Line

Postby twincitizen » January 9th, 2019, 11:48 pm

The Rueter Walton apartment project at 4757 Hiawatha (former Bridgeman's/SomTaste) was denied by the Planning Commission back in December. A rare outright denial of a project in Minneapolis, over staff's recommendation to approve. The area is zoned C3A, which allows 6 stories, however is in the Shoreland Overlay district due to proximity to Minnehaha Creek.

Here's the appeal at City Council Zoning & Planning Committee Thursday AM: https://lims.minneapolismn.gov/File/2019-00055

It was a split decision at Planning Commission, with a few members absent, and they rejected it over staff's recommendation to approve with conditions. My money is on City Council approval of the project. The CM for the area, Andrew Johnson, is not on the Z&P Committee. The vote could be unanimous in favor, possibly with additional conditions (lower the height to 5 stories perhaps).

The design of this project is...not great. Barely acceptable. It definitely does not do the site justice with anything architecturally interesting. While I'm happy to see this site and the auto repair site across Minnehaha Ave get developed, Rueter Walton and Lander, respectively, are bringing some of the weakest, most generic designs in recent memory to this premier, one-of-a-kind location.

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Re: Hiawatha-Minnehaha Development & RR Corridor/MinHi Line

Postby jtoemke » January 10th, 2019, 7:40 am

twincitizen wrote:
January 9th, 2019, 11:48 pm
The Rueter Walton apartment project at 4757 Hiawatha (former Bridgeman's/SomTaste) was denied by the Planning Commission back in December. A rare outright denial of a project in Minneapolis, over staff's recommendation to approve. The area is zoned C3A, which allows 6 stories, however is in the Shoreland Overlay district due to proximity to Minnehaha Creek.

Here's the appeal at City Council Zoning & Planning Committee Thursday AM: https://lims.minneapolismn.gov/File/2019-00055

It was a split decision at Planning Commission, with a few members absent, and they rejected it over staff's recommendation to approve with conditions. My money is on City Council approval of the project. The CM for the area, Andrew Johnson, is not on the Z&P Committee. The vote could be unanimous in favor, possibly with additional conditions (lower the height to 5 stories perhaps).

The design of this project is...not great. Barely acceptable. It definitely does not do the site justice with anything architecturally interesting. While I'm happy to see this site and the auto repair site across Minnehaha Ave get developed, Rueter Walton and Lander, respectively, are bringing some of the weakest, most generic designs in recent memory to this premier, one-of-a-kind location.
The October 19th packet with the fake corten and zinc paneling looks better to me than the Nov 30th one. Maybe they are trying to tone down the colors to make it less visible from the park?

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Re: Hiawatha-Minnehaha Development & RR Corridor/MinHi Line

Postby twincitizen » January 10th, 2019, 11:48 am

Appeal denied, unanimously. Motion was made by Bender. She mentioned "design" (not just height) a couple times in her reasoning for denial, as well as not wanting to overturn the Planning Commission's thoughtful consideration. This is probably the right move. The Planning Commission has rarely (never?) denied a development project in recent memory (5+ years). Probably not the best look for the Council to overturn PC's decision the one time they do deny something. I think Bender's between-the-lines message here was that this project needed to go back to the drawing board, and would probably be approved if it came back at 4 or 5 stories with a better design. CPED staff had recommended approval at 5 stories, after all. It is in a Transit 10 zone the 2040 Comp Plan, after all. Passing Mpls 2040 does not mean that the Shoreland Overlay ordinance has been thrown out completely. The Shoreland Overlay is still 100% in effect. Who knows if that will be modified in the upcoming zoning code rewrite.

EDIT: To be clear, the project is denied, case closed. The Planning Commission denied the project, and the applicant was appealing that decision. So in this case, denying the appeal means the project is denied. I thought this could be confusing for some of you, because in many recent cases where a project has been appealed at City Council, it has been a NIMBY group appealing the Planning Commission's approval of a project. So in those other cases, the Council denying the appeal has meant that a project was allowed to move forward. It's a lot to keep up with.

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Re: Hiawatha-Minnehaha Development & RR Corridor/MinHi Line

Postby amiller92 » January 10th, 2019, 12:53 pm

Man, I hope the "between the lines" message was that this can be bigger and more ambitious in the Comp Plan future.

This spot is separated from the creek by a freeway in one direction and land bridge in the other and is two block from the light rail.

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Re: Hiawatha-Minnehaha Development & RR Corridor/MinHi Line

Postby twincitizen » January 10th, 2019, 4:39 pm

While it would be pretty shaky as legal finding for the city to deny development of this parcel, I would feel a lot better if the developer would wait a year or two and plan for coordinated redevelopment with the strip mall to the north. While legally separate pieces of property, there is so much to be gained by developing these pieces in tandem, thinking about re-orienting the various frontage roads and access points, etc. Doing it right would be infinitely preferable to just letting Rueter Walton build an extremely forgettable building here that kinda takes away certain options for the strip mall development. Development of this parcel as RW proposed would basically lock in the current road locations, etc.

Despite having publicly supported this project at the neighborhood meeting, I'm 100% fine with this denial at this time.

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Re: Hiawatha-Minnehaha Development & RR Corridor/MinHi Line

Postby kdo5581 » January 11th, 2019, 12:09 pm

I would agree with amiler92 that I would hope they would go bigger and bolder rather than more timid with the design. Under 2040 isn't this parcel supposed to be due for pretty big upzoning given it's location near a train station?

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Re: Hiawatha-Minnehaha Development & RR Corridor/MinHi Line

Postby twincitizen » January 11th, 2019, 2:58 pm

It is already zoned C3A "Activity Center", which allows 4 stories by right, and higher by CUP. Most areas of the city that are zoned C3A currently have buildings of 6 stories and higher. Areas currently zoned C3A include the core up Uptown & LynLake, Nicollet-26th, Hi-Lake, and the downtown riverfront. Mpls 2040 is actually irrelevant to this discussion, as 6 stories (and more) is clearly fine in other areas zoned C3A.

The issue here is purely with the Shoreland Ordinance, which is not going to be tossed out wholesale just because of Mpls 2040. I do hope that the Shoreland Ordinance is looked at in the upcoming zoning code rewrite. It's imperative that the city come up with a more realistic standard for building height than "shall not exceed 2.5 stories / 35 feet" within 1,000(!) feet of a lake or 300 feet of a river/stream. The "issue" for this particular development is not that it would impact water quality or anything, it's that it would be visible from parts of the creek/trail just west of Hiawatha. Review the meeting packet to see the simulated views they came up with. I think most us here agree that seeing a building from the trail, in a city, is 100% fine. But the Shoreland Ordinance is completely at odds with that sentiment.

Read the Shoreland Ordinance here: https://library.municode.com/mn/minneap ... VISHSHOVDI

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Re: Hiawatha-Minnehaha Development & RR Corridor/MinHi Line

Postby minneboom » January 31st, 2019, 11:35 pm

Reuter Walton is coming back to the Longfellow Community Council on Tuesday, Feb 5th, with a revised proposal. Also, another update on the Snelling Yards development.

https://www.dropbox.com/s/dn4apbc8n31tr ... .docx?dl=0

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Re: Hiawatha-Minnehaha Development & RR Corridor/MinHi Line

Postby Anondson » March 18th, 2019, 7:38 pm


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Re: Hiawatha-Minnehaha Development & RR Corridor/MinHi Line

Postby jtoemke » March 19th, 2019, 6:25 am

Anondson wrote:
March 18th, 2019, 7:38 pm
4757 back with a new design.

https://twitter.com/nickmagrino/status/ ... 4750167042
Much better massing

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Re: Hiawatha-Minnehaha Development & RR Corridor/MinHi Line

Postby amiller92 » March 19th, 2019, 9:09 am

I didn't have a problem with the original, but that does look better.

Measuring via Google Maps, it's right on the line of 300 feet to the creek, but again, there's a freeway, a light rail line and a wall in those 300 feet. And you can totally see the new building with the Cub from the trail, which is not within 300 feet and thus allowed to be taller. Even if it wasn't weirdly arbitrary, the view thing is simply pastoral nonsense.

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Re: Hiawatha-Minnehaha Development & RR Corridor/MinHi Line

Postby minneboom » March 23rd, 2019, 9:40 pm

Community Meeting on Proposed Developments at Former Rainbow Foods Site and 4757 Hiawatha Ave. Tuesday, March 26th from 6 PM – 8 PM.

https://www.facebook.com/events/162243237996723/

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Re: Hiawatha-Minnehaha Development & RR Corridor/MinHi Line

Postby Sara Bergen » April 29th, 2019, 9:04 am

Looks like one of the two ADM Mills is ceasing operations: https://www.bakingbusiness.com/articles ... lour-mills. Any insight as to the location of the "Nokomis Mill" vs. the "Atkinson Mill"?

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Re: Hiawatha-Minnehaha Development & RR Corridor/MinHi Line

Postby Anondson » April 29th, 2019, 9:11 am

From the image in the story, if it’s accurate, the Nokomis mill looks like it’s at the corner of 35th and Hiawatha.

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Re: Hiawatha-Minnehaha Development & RR Corridor/MinHi Line

Postby Sara Bergen » April 29th, 2019, 9:23 am

I checked the county property tax website, and really hope the image is wrong... hoping the "Nokomis Mill" is the one between 37th and 38th street. Hayes Harlow already owns the parcel to the east across the tracks. Having this ADM parcel available (the one bounded by 37th, the tracks, 38th, and Hiawatha) could help push development of both parcels, and maybe the commercial parcel available on the south side of 38th street. But if the image in correct, and it is the ADM parcel bounded by 35th street, the tracks, 36th street and Hiawatha, I can't imagine much would be done with it until GM vacates their parcel, which I have not heard is going to happen anytime soon.

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Re: Hiawatha-Minnehaha Development & RR Corridor/MinHi Line

Postby amiller92 » April 29th, 2019, 9:31 am

It's weird that article says they're a half mile apart, because they're much closer than that: "...Atkinson Mill and Nokomis Mill, located at 3745 and 3501 Hiawatha Ave, respectively." http://www.longfellownokomismessenger.c ... ity-alive/

This has interesting implications for extending the greenway over the river, as a while ago it was reported that ADM was one of two remaining customers for that rail line. When I had to wait for a train the other day, it looked like every car belong to ADM.

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Re: Hiawatha-Minnehaha Development & RR Corridor/MinHi Line

Postby amiller92 » April 29th, 2019, 9:39 am

Sara Bergen wrote:
April 29th, 2019, 9:23 am
... I can't imagine much would be done with it until GM vacates their parcel, which I have not heard is going to happen anytime soon.
If it's true that only ADM (and, at the time a metal recycler) is/was the only remaining train customer, I wonder what, if anything, GM is doing at this property.

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Re: Hiawatha-Minnehaha Development & RR Corridor/MinHi Line

Postby twincitizen » April 30th, 2019, 3:19 pm

From this F&C article: "ADM isn’t pulling out of Minneapolis entirely. The company will keep operating and is investing in improvements at its Atkinson flour mill, just south of Nokomis at 3745 Hiawatha Ave., Cuddy said. Both are served by the same rail line."

I'm guessing the Atkinson mill is higher capacity, more recently updated, etc. Because otherwise, I'm sure we'd all prefer that be the one to get redeveloped sooner, being located right at 38th & Hiawatha.

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Re: Hiawatha-Minnehaha Development & RR Corridor/MinHi Line

Postby amiller92 » April 30th, 2019, 3:29 pm

Darnit, my faith in the factual reporting capabilities of Baking Business dot com has been thoroughly undermined.

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Re: Hiawatha-Minnehaha Development & RR Corridor/MinHi Line

Postby twincitizen » May 5th, 2019, 8:22 am

Anondson wrote:
March 18th, 2019, 7:38 pm
4757 back with a new design.

https://twitter.com/nickmagrino/status/ ... 4750167042
Looks like the Council approved this in April.


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