Bridging Connections to Rebuild a Bridging Connections to Rebuild a NeighborhoodNeighborhood

By James LehnhoffBy James Lehnhoff

Rio RolandRio Roland

Wenling ChenWenling Chen

May 7May 7thth 2003 2003

Study AreaStudy Area

•Franklin Avenue

•Interstate 35W

•Phillips, Whittier, and Steven’s Square

Franklin Avenue Land BridgeFranklin Avenue Land Bridge

• Project GoalsProject Goals

• General ProposalGeneral Proposal

• Existing ConditionsExisting Conditions

• Existing PlansExisting Plans

• The Land Bridge PlanThe Land Bridge Plan

• Cost-Benefit AnalysisCost-Benefit Analysis

Project GoalsProject Goals

• Provide more housing optionsProvide more housing options

• Improve transit connectionsImprove transit connections

• Enhance Franklin Ave. Commercial CorridorEnhance Franklin Ave. Commercial Corridor

• Increase safety Increase safety

• Improve cross-community identityImprove cross-community identity

• Further community, city and metropolitan plansFurther community, city and metropolitan plans

• NOT promote gentrificationNOT promote gentrification

The ProposalThe Proposal

• Build a land bridgeBuild a land bridge

• Add affordable housingAdd affordable housing

• Expand commercial spacesExpand commercial spaces

• Expand transit connectionsExpand transit connections

• Restore nearby propertiesRestore nearby properties

• Enhance street lifeEnhance street life

Land Bridge ProposalLand Bridge Proposal

Existing ConditionExisting Conditionss

• Demographic characteristicsDemographic characteristics

• Present land usesPresent land uses

• Existing transportation connectionsExisting transportation connections

• Crime conditionsCrime conditions

Existing ConditionsExisting ConditionsDemographics - AgeDemographics - Age

0.0%5.0%

10.0%15.0%20.0%25.0%30.0%35.0%40.0%

Age Groups

Philips Stevens Square Whittier

Existing ConditionsExisting ConditionsDemographics – Race 1990Demographics – Race 1990

45.0%

21.3% 24.1%

8.2%1.4%

74.3%

16.9%

4.2% 3.1% 1.4%

63.8%

26.3%

4.4% 3.7% 1.8%

78.4%

13.0%

3.3% 4.3%0.9%

0.0%10.0%20.0%30.0%40.0%50.0%60.0%70.0%80.0%90.0%

100.0%

White Black AmericanIndian

Asian/ PacificIslander

Other

Philips Stevens Square Whittier Minneapolis

Existing ConditionsExisting ConditionsDemographics – Race 2000Demographics – Race 2000Existing ConditionsExisting ConditionsDemographics – Race 2000Demographics – Race 2000

31.6%29.4%

11.9%

6.1%

11.9%9.1%

66.1%

17.4%

1.8% 2.9%5.4% 6.3%

53.5%

20.0%

2.2%

5.5%

13.1%

5.8%

65.1%

18.0%

2.2%

6.2%4.1% 4.4%

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

70.0%

White alone Black or AfricanAmerican alone

American Indian andAlaska Native alone

Asian, Native Haw aiianand Other Pacif ic

Islander alone

Some other race alone Population of tw o ormore races

Race

Perc

enta

ge

Philips Stevens Square Loring Hgts. Whittier MINNEAPOLIS

Existing ConditionsExisting ConditionsDemographics - Demographics - Per Capita IncomePer Capita Income

Phillips

Stevens Square

Whittier

Minneapolis Total

0

5,000

10,000

15,000

20,000

25,000

Neighborhoods

Inco

me

($)

Phillips Stevens Square Whittier Minneapolis Total

Existing ConditionsExisting ConditionsDemographics-Demographics-Housing Tenure 2000Housing Tenure 2000

22%

7% 11%

78%

93% 89%

0%10%20%30%40%50%60%70%80%90%

100%

Philips Steven Squares Whittier

Owner-occupied units Renter-occupied units

Existing Conditions Existing Conditions Demographics - Demographics - % of POP below % of POP below Poverty LevelPoverty Level

20.0%

25.0%

20.0%

16.9%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

30.0%

Philips StevensSquare*

Whittier* Minneapolis

Existing Conditions Existing Conditions Demographics - SummaryDemographics - Summary

• A young, diverse, and mobile populationA young, diverse, and mobile population

• Need for affordable housing and Need for affordable housing and affordable community servicesaffordable community services

• Need for expanded job opportunities and Need for expanded job opportunities and better connections to jobs in other part better connections to jobs in other part of the city. of the city.

Current Land UseCurrent Land Use

Existing ConditionsExisting ConditionsCurrent Land UseCurrent Land Use

• Existing Land UseExisting Land Use– Multi-family housing is the dominant land use Multi-family housing is the dominant land use – 85% of housing are renter occupied85% of housing are renter occupied – Philips has larger land area, more population, Philips has larger land area, more population,

but fewer housing unitsbut fewer housing units

• Commercial activities Commercial activities – Franklin Avenue CorridorFranklin Avenue Corridor

• Derelict land, unfriendly open spacesDerelict land, unfriendly open spaces

Existing ConditionsExisting ConditionsCurrent Transportation ConnectionCurrent Transportation Connection

• How do people get How do people get around now?around now?

• Only one bus line Only one bus line between the between the neighborhoods neighborhoods

• Unfriendly pedestrian Unfriendly pedestrian walkwayswalkways

• Limited Interstate Limited Interstate AccessAccess

• Franklin is congested Franklin is congested during peak timeduring peak time

Mode Split

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

Drive Alone Carpool Transit Walk Other Work atHome

Philips Stevens Square Whittier Total

Existing ConditionsExisting ConditionsCrime ProblemsCrime Problems

• Violent crime rate is down from the 1990sViolent crime rate is down from the 1990s

• Still a neighborhoods concernStill a neighborhoods concern

Existing Plans:Existing Plans:City and Neighborhood PlansCity and Neighborhood Plans

• Regional PlanRegional Plan

• City PlanCity Plan– Housing Housing – City designCity design– TransportationTransportation

• Neighborhood PlansNeighborhood Plans– Housing stock rehabilitationHousing stock rehabilitation– Development of mixed-use structuresDevelopment of mixed-use structures– Enhancing commercial corridorsEnhancing commercial corridors

• Franklin-Portland GatewayFranklin-Portland Gateway

Land Bridge PlanLand Bridge Plan

• SizeSize– 290 Feet x 760 Feet290 Feet x 760 Feet– 4.6 Acres4.6 Acres

• LocationLocation– 1919thth St to 21 St to 21stst St St

• Approximately 2 blocksApproximately 2 blocks• Freeway Rise Inhibits Larger BridgeFreeway Rise Inhibits Larger Bridge

– Project Focused 1 Block on Either SideProject Focused 1 Block on Either Side

Land Bridge PlanLand Bridge PlanProject DetailsProject Details

The ProposalThe Proposal

• 154 new residential units154 new residential units

• 102,350 sq feet new commercial space102,350 sq feet new commercial space

• Renovate existing residential and commercial usesRenovate existing residential and commercial uses

• Two new parking garagesTwo new parking garages

• Five new transit lines and new transit stationFive new transit lines and new transit station

• Neighborhood safety station/ police stationNeighborhood safety station/ police station

• Refurbishment funds for private propertyRefurbishment funds for private property

Land Bridge PlanLand Bridge PlanThe Southern HalfThe Southern Half

Commercial Addition Commercial Addition

•

Land Bridge PlanLand Bridge PlanThe Northern HalfThe Northern Half

Housing DetailsHousing Details

QuantityStudio 20 500 10,000 1 Bedroom 50 1,000 50,000 2 Bedroom 50 1,000 50,000 3 Bedroom 34 1,000 34,000 Total 154 144,000 Community Room 1 1,775 145,775

Number of Apartments Total Square Footage = 145,775 sq feet

Affordable Units30% at 30% Median Income 4640% at 70% Median Income 62Market Rate 46Total 154

Land Bridge PlanLand Bridge PlanThe NW SectionThe NW Section

Renovated Building – Area 3Renovated Building – Area 3

Land Bridge PlanLand Bridge PlanThe SE SectionThe SE Section

Traffic AnalysisTraffic AnalysisAdditional TripsAdditional Trips

• ProducesProduces: 4,700 trips/day: 4,700 trips/day

• ConstraintsConstraints: Current roads (Franklin) are near or at : Current roads (Franklin) are near or at capacity to accommodate the new tripscapacity to accommodate the new trips

• SolutionsSolutions: : – Expand transit servicesExpand transit services– Construct bike racksConstruct bike racks– Enhance pedestrian friendly environmentsEnhance pedestrian friendly environments– Add Franklin a turning laneAdd Franklin a turning lane

Traffic AnalysisTraffic AnalysisParkingParking

• NeedNeed: 154 residential & 323 commercial : 154 residential & 323 commercial parking (477 in total)parking (477 in total)

• 315 provided by 2 proposed parking garages315 provided by 2 proposed parking garages

• 40 on-street parking from the proposed new 40 on-street parking from the proposed new road between 19road between 19thth St. and 5 St. and 5thth Ave. Ave.

• Additional 171 parking needs are reduced Additional 171 parking needs are reduced through transit-friendly design (min parking through transit-friendly design (min parking variance adjustment)variance adjustment)

Land Bridge PlanLand Bridge PlanTransit ServiceTransit Service

Land Bridge PlanLand Bridge PlanTransit AreaTransit Area

•

Achieving the GoalsAchieving the Goals• Provide More Housing OptionsProvide More Housing Options

– 154 Units of Housing154 Units of Housing– 70% Affordable70% Affordable– New and Renovated BuildingsNew and Renovated Buildings

• Improve Transportation ConnectionsImprove Transportation Connections– New Transit StationNew Transit Station– Five New and Expanded Transit LinesFive New and Expanded Transit Lines– New Turning Lane to FreewayNew Turning Lane to Freeway

• Enhance Franklin Ave. Commercial CorridorEnhance Franklin Ave. Commercial Corridor– Over 100,000 Square Feet of New Commercial SpaceOver 100,000 Square Feet of New Commercial Space– New and Renovated BuildingsNew and Renovated Buildings– Connects Commercial Space on both Sides of I35WConnects Commercial Space on both Sides of I35W

Achieving the GoalsAchieving the Goals• Increase Safety Increase Safety

– Construct Branch Police StationConstruct Branch Police Station– Involve Community in Curbing CrimeInvolve Community in Curbing Crime– Safer Pedestrian AreasSafer Pedestrian Areas

• Improve Cross-community IdentityImprove Cross-community Identity– Solid Connection Between NeighborhoodsSolid Connection Between Neighborhoods– Community gathering SpaceCommunity gathering Space– Ethnic/culture SpaceEthnic/culture Space

• NOT Promote GentrificationNOT Promote Gentrification– Income GuidelinesIncome Guidelines– Work with Community BusinessesWork with Community Businesses

• Further community, City, and Metropolitan PlansFurther community, City, and Metropolitan Plans

Cost Benefit AnalysisCost Benefit AnalysisBenefitsBenefits

• Property ValueProperty Value

• Rents and FeesRents and Fees

• Redevelopment ValueRedevelopment Value

• AmenitiesAmenities

• Transportation BenefitsTransportation Benefits

• Employment BenefitsEmployment Benefits

• Other BenefitsOther Benefits

Cost Benefit AnalysisCost Benefit AnalysisCostsCosts

• Construction CostsConstruction Costs

• Traffic CostTraffic Cost

• Quality of lifeQuality of life

• Maintenance Maintenance

Cost-Benefit RatioCost-Benefit Ratio

.86

•Imperfect measure

•High cost

•Imprecise Benefits

Ratio = Total First Year Benefits 184,566,726$ Total First Year Costs 337,693,420$ Total First Year Benefits - First Year Costs (153,126,694)$ Total Annual Benefits 22,686,726$ Total Annual Costs 8,405,720$ Total Annual Benefits Less Costs (2-50 years) 14,281,006$ Net Present Value (2-50 Years) 443,454,912$ Total Benefits 290,328,218$