Riverview Road HUD 202 Senior Funding application denied
(Updated Thursday, October 30, 2008)

On October 15, the US Department of Housing and Urban Development denied the Plymouth Church Neighborhood Foundation’s (PCNF) application for HUD 202 funding for their affordable senior housing project along 54th Street.

Lee Blons, PCNF Executive Director, called it a "technical difficulty."  In the actual letter, HUD ruled that PCNF did not have sufficient site control because they did not have a signed purchase agreement i.e., "redevelopment agreement," with the City by the date of the application.

PCNF expects the City to obtain the land from MnDOT in December so that they can demonstrate site control for the next year’s HUD funding request cycle. This will, in effect move the project’s start date back by at least one year.

PCNF asks for changes to plan.
(Updated Tuesday, November 11, 2008)

PCNF showed a very rough site sketch to NENA's Neighborhood Planning and Development Committee on October 8. That sketch would propose moving the main entrance and parking area off of the Yardville right-of-way (on the main building's west face), and move it to the center of the parcel, in what was to be landscaped green space and stormwater runoff space. This would necessitate adding a new or larger right of way (drive) into the interior of the complex. The site sketch did not show a new pedestrian access on 54th Street or the new main entrance facing the interior. It also showed a "drivethrough" right of way (ROW) that would use the existing alley. PCNF has since stated that the shown vehicle access is unworkable and to ignore that part of the drawing. See the "Site sketch" used by PCNF on Oct 21

A title search has found that the entire "L-shaped" alley between 54th Street and Riverview Road is on State-owned land. Furthermore, the City apparently does not have an agreement or easement to use the land the alley is on. Although Mpls Public Works has been plowing it for residents, that may no longer be the case when the center 50% of the alley is removed for the senior building. See the "Existing Survey with Notes" supplied by PCNF on Oct 21.

The western section of the alley that is on the Yardville ROW, serves one residential garage and is actually on land owned by the Department of Revenue. The remainder of the alley is on MnDOT property. The eastern section that exits onto Riverview Road serves two private residential garages. That section is flanked by two triangular parcels owned by MnDOT, and not part of the original purchase proposal.

An October 21 email from Lee Blons (PCNF) suggests that the City additionally purchases those two MnDOT parcels and the land the alley resides on "at no additional cost" to PCNF.  Then the City could "donate” that land to the two private homeowners bordering the parcels. The alley would be abandoned, and converted to a dead-end private driveway. In exchange for having to share and maintain a new driveway, the homeowners would gain some otherwise undevelopable land (and somewhat higher property taxes).

On the west side, PCNF proposes that the section of alley between 54th Street and the residential garage be kept as a private driveway. PCNF would negotiate the removal of the remaining pavement. That is very preliminary because, as of yet, no one from the PCNF team has contacted the Department of Revenue about anything related to to the Riverview Road development.

On October 29, NENA staff met with PCNF representatives and Council Member Colvin Roy to discuss these developments. NENA and the Council Member have requested an updated and more complete site plan. (Up until now, PCNF has not wanted the expense of updating drawings until the HUD funding is approved and the project moves forward.) PCNF agreed to have a new plan drawn up.

On November 6, NENA staff met with PCNF, City planners and a City engineer to discuss the alley and access for the private owners along with several unaddressed items on NENA's list before issuing a letter of support for PCNF's Affordable Housing Trust Fund (AHTF) application to the City. Several alternatives to PCNF's original driveway proposals were discussed. Again, PCNF balked at delivering plans that would show what they are currently proposing. Theresa Cunningham requested that NENA move it's response date for the Notice of Disposition (The City selling the land to PCNF) up to Nov 13.

November 11, 2008 update:

On November 12, NENA's Planning and Development Committee will meet to discuss the changed plans and several unanswered questions about late changes to the proposal and unanswered finance issues (see below). NENA has invited the private homeowners effected by the alley removal to that meeting to discuss their options with PCNF.

November 13, the full NENA Board will take the NPD's recommendations into consideration.

Unanswered Issues as of Nov 11:

1) Why is the City bowing to pressure from PCNF to move forward with the AHTF portion when the consortium does not have the crucial HUD 202 component? Without the HUD 202, there will not be a project for at least another year. And there is no guarantee that the next round of HUD 202 funding will approve this project. Given that, what will PCNF do with the AHTF money?

2) The City's notice of Disposition letter dated October 3, 2008 mentions that $889,272 is what the City will pay MNDOT for the property. At the November 7 meeting, PCNF confirmed that their offer to the city was the same as the offer in their original proposal, or $526,324 to purchase those same properties from the City. That would leave the City with a $363,000 gap (loss), and we would want to how the City plans to fund this gap.

3) Matt Crellin of PCNF stated at the Nov 6 meeting that two churches have become financial partners in the project since the original proposal was submitted. Shouldn't PCNF supply updated financials reflecting this fact?

4) How will the property owner on the east side, who currently uses the alley in portion in Yardville, access the garage once the alley is "decommissioned"?

5) The latest proposals would require at least one of the homeowners to relocate his/her garage and construct a new slab and apron. Who will pay for the expenses?

PREVIOUSLY

January 18, 2008: Done Deal
Today, with another recommendation from Council Member Colvin Roy, the City Council voted unanimously to accept the proposal from a collabrative of the Plymouth Church Neighborhood Foundation (PCNF), CommondBond Communities and Habitat for Humanity to redevelop the MnDOT-owned properties at Riverview Road and 54th Street in Minneapolis.

January 8: Proposal Decision:
On January 8, with a strong recommendation from 12th Ward Council Member Colvin Roy, the City Council's Community Development Committee (CDC) voted unanimously to accept CPED staff recommendations from Community Planning and Economic Development (CPED) that chose the Plymouth Church Neighborhood Foundation's (PCNF) plans for redeveloping the MnDOT-owned properties at Riverview Road and 54th Street in Minneapolis. Specifically, the action read:

"Authority to negotiate redevelopment agreement for MnDOT owned real property at the 54th & Riverview Road development site with the Community Development Collaborative, LLC, a joint partnership of Plymouth Church Neighborhood Foundation, CommonBond Communities, and Twin Cities Habitat for Humanity."

Their project will include one large building with 42 small, one-bedroom apartments targeted to low-income seniors and separately, two buildings with four town homes in each. Four of the town home units will be built by Habitat for Humanity for low-income families, the other four units will be sold at income-restricted market rate.  In total, 92% of the units are subsidized, low-income housing.

The decision means that within one year from today, the City will purchase the properties from MnDOT via a "pass-thru" where the developers front the purchase dollars.

Additional CPED recommendations added after the review process allow the developer to purchase the adjoining private properties (expanding the project area by 1/3 and adding up to 50 more units), and also build onto the historic Yardville Right-of-Way (green space) at their sole discretion.

The NENA Board had previously gone on record supporting another developer's proposal (Letter of Recommendation link at right)  At the CDC meeting, NENA staff unsuccessfully petitioned to delay the proposal part of the action until all parties could address several site plan issues that violated the spirit and intent of the Nokomis East Station Area section of the Minneapolis Comprehensive Plan, the Neighborhood Design Principles, and ignored input from resident's living nearby. Chair Goodman stated that a decision would not be delayed any further and that the project would go forward as presented.  Lee Blons, PCNF Executive Director, offered that PCNF has been, and would continue, to work with the faith-based community on project issues.

The Community Development Committee is comprised of Council Members Goodman (Chair), Benson, Gordon, Remington, Lilligren and Samuels. The action will go before the full City Council at their January 18 regular meeting where it is expected to pass.

If you have further questions or comments about the Riverview Road/MnDOT purchase process, please direct them to CM Colvin Roy at Sandra.Colvin.Roy@ci.minneapolis.mn.us (612-673-2212).

If you have questions regarding the project plans, please contact Matt Crellin (PCNF Project Manager) at mcrellin@plymouthfoundation.org (612-871-0843)

November: Neighborhood Process Update (Oct. 2007):
In late October, NENA's Planning & Development Committee (NPD) reviewed and discussed the proposals and the neighborhood comments received during and after an October 11 Town Meeting to present the proposals to the public. From that information, the committee created a list of Pros and Cons that, along with their findings, were forwarded to NENA's Board of Directors on October 25.

Following a discussion and vote, the Board sent a Letter of Recommendation to the Review Team on November 1. The letter included the list of Proposal Pros and Cons (Attachment A), and copies of all public comments received through October 31 (Attachment B).

The Board's Letter of Recommendation ( 50 KB PDF)
NPD's List of Pros and Cons ( 31 KB PDF)

Copies of the Neighborhood Comments are available for viewing in the NENA Office.

Town Meeting held October 11, 2007
Nokomis East residents and property owners gathered to listen to a presentation of the three plans. For the most part, the development teams discussed the architectural features, urban design elements, and how their project fits the neighborhood's established vision and guidelines. Residents had a chance after each presentation to ask questions and give your feedback. Council Member Colvin Roy and the several of the RFP Review Team members were in attendance.

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Riverview Road Developer Proposals:
Sample Images and Fact sheets
Updated 10/01/07

Nokomis East Neighborhood is hosting a public informational meeting on Thursday, Oct 11, 2007 to let the three developers who submitted proposals for the Riverview Road area MnDOT properties to present their proposals. NENA and the City's planners want your input. More information, sample images and fact sheets can be found on the Riverview Road Proposal page.

Riverview Road Request for Proposal (RFP) Released
(June 22, 2007)

The City’s Community Planning and Economic Development (CPED) Department is moving ahead with plans to develop land along Riverview Road and 54th Street currently owned by the Minnesota Department of Transportation (MnDOT). On Tuesday, June 19, CPED’s multifamily housing division released a Request for Proposals (RFP) to potential developers. The final RFP text is linked at right. The entire RFP package will be available at http://www.ci.minneapolis.mn.us/cped/54th_riverview_rfp_home.asp.

As many Nokomis East residents are aware, the City of Minneapolis approved the Nokomis East Station Area Plan (NESAP) which is intended to guide future development in the 50th Street and VA Medical Center LRT station areas. The final plan is available on the City’s website. You can also request a copy of the plan by calling the City’s Planning Division at (612) 673-2597.

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Design Principles for the development of Riverview Road/54th Street
(Updated June 1)

Nokomis East Neighborhood Association (NENA) hosted a public design charrette on May 15, 2007 to identify principles important to the neighborhood for the development of the Riverview Road/54th Street site. The exercise generated creative ideas and common themes for maximizing the potential of the site and benefits to the neighborhood. These themes reflect the neighborhood’s priorities.

Participants were divided into four groups and assigned facilitators from Hay/Dobbs. Each group presented their results to the entire group at the end of the exercise. That final output reflected several topics: building types, amenities, traffic & circulation and context. A criteria was that the suggestions fit within the parameters of the final Nokomis East Station Area Plan. The following text is the distillation of the presented and written principles. At right are links to sketches that each group prepared by creating overlays on a a survey map base. Group 2's sketch is visually closest to portraying the overall participant base's sense of potential for the area. Note: An explanation of the design sketches should be posted by Monday, June 18.

Architectural Interest
Project architecture should complement the character of the existing neighborhood. Use creative footprints, interesting angles, and multiple building entries. Quality materials should be used in construction. Underground parking is strongly encouraged. Where used, surface parking should not dominate the landscape, nor should town home garages dominate their façade.

Re-routing Riverview Road should be considered to make more creative use of the space possible. Preferably, the intersection of 54th Street-Riverview Road should be moved away from Highway 55. (See examples). Special attention needs to be given to traffic flow through any development and the development’s impact on local traffic.

Scale, Massing and Spatial Relationships
The scale of the project should respect the existing single family homes in the area. The site can accommodate a thoughtfully designed medium-density development. The neighborhood's preference is for 30-40 units. The bulk of mass and higher density should be on 54th Street toward Highway 55, and away from existing single family homes. Lower density uses such as townhouses may be located closer to the existing single family homes.

Development should be oriented toward public spaces (streets and Yardville), and care should be taken to make buildings attractive on all sides. Setbacks should match existing setbacks on Riverview Road and 54th Street.

Gateway and Sense of Place
Any development should enhance the neighborhood, and increase the value of neighboring properties. The location of the site makes it a gateway to Minneapolis; it should be attractive and have a presence worthy of Minneapolis. This would be best accomplished by development that includes the corner properties at Riverview Road and 54th Street (parcels 1P, 2P, 11M and 12M) if the private property owners are willing to sell. If site control cannot be secured, development plans that allow for incorporating those parcels at a later date, in a way that enhances the gateway, are preferred.

Yardville and Open Space
The Yardville ROW should be preserved and enhanced as a public space. It should have a walking/biking path connecting 53rd Street to 54th Street and Minnehaha Park. Long term plans for the area should look at connecting the Yardville path to the planned promenade from 52nd Street to Minnehaha Creek. Some of the space in Yardville should be dedicated to community uses such as community garden, rain garden and play areas for children. It should be enhanced with landscaping serve as a buffer to existing single family homes.

Development should maximize green space and utilize green building principles. Particular attention should be given to energy efficiency and the management of stormwater run off. Mature trees should be preserved when possible.

May 24, 2007

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Riverview Road Request for Proposal (RFP)
(Updated May 15, 2007)

As many Nokomis East residents are aware, the City of Minneapolis recently approved the Nokomis East Station Area Plan (NESAP) which is intended to guide future development in the 50th Street and VA Medical Center LRT station areas. The final plan is now available on the City’s website (easily accessed from NENA’s home page at www.nokomiseast.org). You can also request a copy of the plan by calling the City’s Planning Division at (612) 673-2597.

RFP Process
The City’s Community Planning and Economic Development (CPED) Department is moving ahead with plans to develop land on Riverview Road currently owned by the Minnesota Department of Transportation (MnDOT). CPED’s multifamily housing division has drafted a Request for Proposals (RFP) to develop the property and is accepting public comment on the draft RFP until May 14.

Riverview Road is part of the Yardville Precinct in the NESAP plan. It includes the area from just north of 53rd Street to 54th Street, between Highway 55 on the east and the ally parallel to Hiawatha Lane on the west. The MNDOT property in question consists of 9 parcels of land, five on Riverview Road, and 4 on 54th Street which are contiguous with the lots on Riverview. It covers roughly 78,000 square feet of land.

According to the RFP, “the City’s development objectives for the property are medium-density residential development of approximately fifty (50) units, consistent with R4 zoning standards, with a preference for senior/elderly rental or ownership housing.” The City’s Unified Housing Policy also requires that, since city funds will be used to acquire the site, proposals must be “mixed-income, wherein 51% of housing units are affordable to and occupied by households at or below 80% Area Median Income ($59,600 for a household of four or $47,700 for a household of two). In addition, 20% of the units must be affordable to and occupied by households at or below 50% AMI ($39,250 for a household of four or $31,400 for a household of two).”

The NESAP Context
The NESAP plan calls for a mix of single, two-family, and 2-3 story multi-family residential in the Yardville Precinct. With respect to the MnDOT property, it says the City should “develop more explicit guidelines for the potential transfer of the MnDOT property and Yardville ROW which preserve the spirit of the historic Yardville name and shared nature of the open space.” The RFP will be the guidelines for the transfer of the property.

The NESAP plan goes on to say that “land use recommendations [for Yardville] should support a range of possibilities that include existing and new single-family, new duplexes and new two- to three-storey multi-family residences. Because of the largely single-family context, increased residential density is encouraged, but the scale should be respectful of the existing context.” Elsewhere it identifies the MnDOT property as an opportunity for public – private partnerships for market rate and affordable housing types. It also suggests the area can support a mix of owner-occupied and rental units.

Citizen Participation in the RFP Process
NENA has two representatives on the RFP Steering Committee, Doug Walter, staff, and Mary de Laittre, Board member. NENA has committed to bringing the process to neighborhood residents through advertising, promotion and public meetings. NENA was asked to develop a guidelines document for the Citizen Participation portion of the RFP. The CP Process document is here (110kPDF).

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Nokomis East Station Area Plan Finalized
(Jan 13, 2007)

On January 12, 2007, the full City Council unanimously approved the Nokomis East Station Area Plan (NESAP), putting closure on over two years of planning and public discussion.

The plan's history and links to the final plan are on the NESAP Update page

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