Development Proposal - 27th & Girard, 28th & Girard

6/10/2019

Q&A-27th_and_girard.pdf
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Q&A-28th_and_girard.pdf
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UpdatedSitePlans.zip
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UPDATE:

The developer and architects will return to present updated plans for each project at our July 10th Zoning & Planning meeting. The public is welcome to attend.

LHENA Zoning & Planning meeting
Wednesday, July 10
2744 Lyndale Ave
Meeting starts at 6:30; if you wish to only stay for this presentation, please arrive at 7:20pm.

Two new development proposals have been brought forward by Yellow Tree and DJR Architecture:
27th & Girard
-4 stories (original proposal consisted of 6 stories)
-87 residential units (original proposal consisted of 119 units)
-enclosed parking

28th & Girard
-6 stories
-76 units
-43 semi-automated parking stalls

Download the zip file above to view the project proposals for each site.

Submitting comments to LHENA:
LHENA is a voice for the community and will issue a letter of Support or Rejection to city government in response to this proposal. To help us inform our decision, please send comments no later than Monday, July 8th to:

Paul Shanafelt, Executive Director
[email protected]

Submitting comments to the City:
27th & Girard project
Send comments to: Hilary Dvorak, City Planner
[email protected]

28th & Girard project
Send comments to: Shanna Sether, City Planner
[email protected]

Casey

6/10/2019 02:48:03 pm

Will either of these have any affordable units? At 60% AMI and/or Lower?

LHENA

6/11/2019 12:16:39 pm

That is unknown to us at this time. We hope there will be information about this presented at tomorrow's meeting.

Louis Dachis

6/13/2019 06:07:04 pm

No, there will be no Affordable Housing. At the meeting last night they indicated this would be "entry point market rate" housing with studios starting at $1,095 1BR from $1,275-$1,495, and 2BR at $1,900. When you look at another project they proposed this on, however, which is in an area with lower average rents, Their available two bedrooms are now leasing for up to $2,695

https://www.thewhitapartments.com/vacancies/

Louis Dachis

6/11/2019 04:47:13 pm

So... they are wanting to put a six story building that directly abuts my back yard (and others)? This is insane.

Jordan Humphrey link

6/11/2019 05:06:24 pm

Please oppose this project. These overpriced monstrosities are ruining the character of uptown and not providing the affordable and community oriented housing the area desperately needs. They serve only the wealthy, transient young worker. Not to mention the increased traffic these buildings add to our already far overburdened streets.

From a personal perspective, the building will also block all sunlight to my back yard and allow strangers to peer into my windows and backyard at all hours of the day and removing all semblance of privacy for my tenants (and me when I move back to this house in a couple of years).

Please stop this before it starts. We do not need any more of these types of developments in the area.

Stephen Lauterbach

6/11/2019 05:52:15 pm

Friends, neighbors, and residents of The Wedge,
For those of you new to the area or possibly not aware of our history the residents of this neighborhood fought long and hard, more than once to establish The Wedge as as a refuge against just this type of development. The Small Area Plan was specifically developed to exclude high rise apartments like this and protect our unique urban neighborhood. That the City Council would seek to line its pockets by rezoning and squeezing out the very residents that made these neighborhoods so charming (the working class) is unconscionable. I lived in a brownstone at 24th & Aldrich for 15 years and bought my home on 26th & Fremont BECAUSE of the charm of this neighborhood, its convenience, and the people who chose to live here. I will NOT stand by while the City and the City Council sells off MY neighborhood to satisfy their shortsighted greed. I HOPE our neighborhood council will follow the will of the residents of our neighborhood, who elected them, and strongly oppose this development to the fullest extent possible. This MUST NOT be allowed to go forward! Not here, Not now, Not ever! Thank you.

Jenny Lange

6/11/2019 06:16:08 pm

I echo everything that Stephen says above. These developments are ruining our neighborhood. I’m one block down but I imagine if this was my block and my backyard soon became 6-stories of windows my property value would significantly decrease. Also, the last thing 27th st needs is 190 more residents.

Anonymous

6/11/2019 07:52:25 pm

This is terrible. I currently rent one of the homes that is planned to be bulldozed for this development. The architectural history of this home is amazing and it would be devastating to see a piece of Minneapolis history disappear. The stained glass windows, door handles, hardwood floors, just so much history. The parking and traffic in this area is already terrible and you can barely get through the streets as it is. Adding 195 units would be terrible for the traffic and community overall.

Jordan Humphrey

6/12/2019 07:59:27 am

Friends, thank you so much for voicing your well-founded and thoughtful opposition to this proposal. If you can make the time, please try to attend tonight's meeting and any future meetings on this subject.

Online comments are helpful, but our elected officials are much more likely to listen if their constituents show up in person to raise and give face to their concerns. I have room for one in my car tonight and am happy to drive someone if transportation is a problem.

Thank you!

Jordan Humphrey

6/12/2019 12:48:27 pm

*Please note that the views I have expressed above are only my own and do not represent the views or positions of any other person, entity, or affiliation.

Lindsey

6/12/2019 02:43:46 pm

Absolutely not! Those who live in uptown are already frustrated with the increasing number of these developments and everything that comes along with it. LHENA please get the word out about this as I know others would protest if only they knew about it. We do not need more mass developments!!!

Peter

6/12/2019 02:44:15 pm

Reasonably on board with 28th and Girard. I would consider supporting variances in exchange for the following:
- All brick exterior except for the green wall. No metal paneling.
- Add solar to the roof. It is flat, unobstructed, and can face south. Why wouldn't this happen?
- Add a few more trees. You are cutting down more than replacing. A green roof could also suffice.

Seems like a fair trade to me.

Peter

6/12/2019 02:50:21 pm

Less excited about 27th and Girard, but it would be much more tolerable with an all brick exterior (again, metal siding is just ugly) and solar on the roof (or an entirely green roof). I would also push for permeable pavement for the many walkups on the ground floor. Somehow getting a bit more green space would be nice.

Heather Gillich

6/12/2019 05:40:23 pm

As a new homeowner in the direct vicinity of both of these development proposals, I support neither. I moved to the area for the charm and convenience and am happy with the wonderful intersection of having both apartment buildings and single/multi family homes in the neighborhood. These developments would dramatically affect the character of this neighborhood and reduce livability for all of us who currently call it home.

ANONYMOUS

6/12/2019 05:55:22 pm

this area cannot handle any more residents! bad for traffic. uptown is being overdeveloped and losing its character. bad for parking. bad for the overall area. the unfortunate thing is that nobody knows about these development proposals until the renovations are underway. I guarantee that if you surveyed the residents of this area, an overwhelming majority (if not all) would strongly oppose!

T R

6/12/2019 07:08:02 pm

Who will prevent the new units from turning into Air BnB type lodging?
http://www.startribune.com/city-council-member-wants-to-crack-down-on-airbnb-style-rentals-in-minneapolis/511092572/

Margaret (Peggy) Reinhardt

6/13/2019 11:36:52 am

This developer also created Boutique 28, the 4-story 42-unit apartment building on Girard between 28th and the Greenway. That building takes up 4 lots and so will this proposed apt. building at 27th and Girard. Why however, did the number of apartments scale up to 119 units with the same footprint?
Also, the developer has not provided a breakdown showing the number of studio, 1 bedroom, and 2 bedroom units. Rental properties mean high mobility of tenants and there appears to be no designated space for moving vans and trucks.
The developer says the target market is households earning $30-60K per year, but 30% of Lowry Hill East (The Wedge) residents make less than $35K per year. Also 13% of LHE residents are over age 65. (Data from MN Compass). Where is the housing that meets that community need?
This is the development LHE gets because that is what this developer builds - not condos or senior housing. In effect, one developer dictates what is built in our neighborhood.
I'm for high density and affordability, but this is a behemoth.

Louis Dachis

6/13/2019 06:30:21 pm

Having attended the meeting with an open mind, here are my comments:

I'm STRONGLY OPPOSED not to the development in general, but specifically the variances and CUP request which seeks approval for SIX STORIES where only four are allowed, and pushes the development right up against the property lines. These considerations, if approved, would be "detrimental to or endanger the public health, safety, comfort or general welfare." and "injurious to the use and enjoyment of other property in the vicinity". This tower would blot out the sky for the homes in it's shadow.

1) The proposed building height of 74 feet is 18 feet over what is allowed by code.
2) The proposed setback from the alley is 5'- far short of the 15' allowed by code.
3) The combination of the excessive height and proximity to the property line has dire effects on both the security, privacy and livability of our property.
4) There is no loading provided for moving days which will SNARL traffic in the alley and the neighborhood in general.

I love density in development and I think the group has put together an attractive building that otherwise would blend in well- as a four story building set back from the alley as code requires, rather than this monolithic, six story shadow caster.

STRONGLY OPPOSE.

Louis Dachis

6/13/2019 10:07:15 pm

I should mention, this is in response to the 27th and Girard project. I'm actually supportive of the 28th & Girard proposal which fits much better into the area, incorporates more thoughtful parking, and is more in line with the flow of the Greenway.

LHENA Neighbor

6/14/2019 04:31:05 pm

Please speak up and voice your opposition to this project! Here's how:

https://bit.ly/2IVRL4L

Shelly Itman

6/15/2019 07:40:37 am

To big, to many people....we are already over crowed and it's ugly...doesn't fit into the neighborhood.

Justin

6/15/2019 10:56:36 am

I posted this on a thread on nextdoor, but I thought I'd add it here too:

In reading through the project questionnaire, a few quotes stood out to me that I thought would be good talking points for those submitting comments:

"The project will support the plans goals by providing residential density that will support the growing businesses along the corridor. The project supports the cities goal of providing housing in close proximity of the high frequency transit along Hennepin Avenue." (27th and Girard)

"The building is focused on providing the density called for in the small area plan and zoning code to continue the improvements along Girard that have been inpleamented in the neighborhood in the past. Those being the pedestrian bridge across the green way as well as the improvements to the Girard south of the greenway. The project does this
by focusing the intensity to the south of the lot and providing a step back to the north to help transition back to the neighborhood." (28th and Girard)

There are not enough units in either building! Also, the point of density is not just to support the local business corridor. With only 119 units in the 27th building and 76 in the 28th building and with the population/job growth that the area has seen, we'll soon see rents skyrocketing even more than they already have! Is this some sort of collusion amongst the city and developers to limit supply in order to increase rent prices while also demolishing historic homes? Is this a plot to replace home owners with wealthy renters by building only small apartment buildings? We really need something closer to 15 stories and 300 units if we are going to make our city livable for both renters and homeowners.

These developers are going to build something. Economics forces are too strong to stop them. We need to make sure that they build what we need! Sufficiently high density housing such that rent prices are low and more homes and neighborhoods can keep their Minneapolis charm.

We need to let the city and these developers know that we won't allow the artificial limiting of supply through small-scale building in an attempt to destroy even more of our beautiful neighborhoods. They are trying to eat us out through their colluding ways. If they want to build here, they need to build according to real demand even if that means they need to increase density enough that it just about hurts their pocket book (which I highly doubt is the case).

Morgan

6/15/2019 11:39:59 am

I strongly oppose the 27th & Girard project. It is far too big for the property it sits on.

Gary Rust

6/17/2019 11:27:49 am

I have lived/owned at 2645 Fremont since 1995. We oppose this Girard development as is, but the flier taped to my door indicating to email [email protected] came back to me as undeliverable. What is the correct address to email opposing this? Thanks,

Jordan Humphrey

6/17/2019 04:06:34 pm

Hi neighbor. There's only one "l" in Hilary. I missed that originally too.

[email protected]

Shane

6/17/2019 08:51:15 pm

I wonder if people would feel better about these developments if they were not so *#@%#@ ugly and scaled down a little. Of course the developer will cite the necessary "economics" to justify the size, but I'm not so sure that always adds up. I can't help but think those "economics" have some cushion. They propose the biggest -- and most profitable -- ideas to the city and get as much as they can get. So, with that in mind, does it make sense to push for more control over the style, function, and size than opposing them altogether. It seems that the city -- not just here but in thriving, developing cities everywhere -- is changing. More people want to live in more densely populated areas. I guess I am hinting at an ethic in these developments that feels hollow and opportunistic. If it were otherwise would these changes be more acceptable?

Mary sue weir

6/20/2019 12:31:05 pm

This is exactly what the 2040 plan is all about. We have to blame ourselves for voting and supporting the politicians we elected who pushed this through! Only Linea P of the Fulton/linden hills community opposed this plan! Increase density, less parking spaces, narrowing of streets to add bike paths is here to stay. The plan never intended to create affordable housing just more people. Read the 2040 plan or at least the overall goals.

Jennifer Thompson

6/20/2019 06:05:36 pm

I have lived in the wedge area since 1986 or there about. I am absolutely disgusted by what our city council are allowing to happen to these houses and neighborhoods. They are destroying everything I and my neighbors have spent years making into a nice home/community. I can’t believe they think they can hide behind the whole idea that they are making it better for future generations. These builders are ONLY in it for the huge profits. They don’t care about our home and neither too any of the counsel who are allowing this to happen. Shame on them. I can’t help but wonder what’s in this for them? They can’t possibly believe this is the solution. As far as I’m concerned, NOT EVERYONE NEEDS TO LIVE IN UPTOWN. when I was looking for a home and something wasn’t available at the time or I couldn’t afford it I looked elsewhere or got roommates.
STOP WRECKING UPTOWN!!!

Tay

7/5/2019 03:36:23 pm

What corners of these intersections is the development supposed to be on? I am a renter and would definitely like a heads up if my building is getting torn down or what? Is my lease ending? Ugh.

Comments are closed.

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Development Proposal - 27th & Girard, 28th & Girard