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Minneapolis Corridor Housing Initiative Nicollet Avenue Study Area Loring Park Neighborhood Center for Neighborhoods, 2004 Created by the Metropolitan Design Center, University of Minnesota (formerly Design Center for American Urban Landscape) for Center for Neighborhoods, Minneapolis Corridor Housing Initiative

Minneapolis Corridor Housing Initiative Nicollet Avenue Study Area Loring Park Neighborhood Center for Neighborhoods, 2004 Created by the Metropolitan

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Page 1: Minneapolis Corridor Housing Initiative Nicollet Avenue Study Area Loring Park Neighborhood Center for Neighborhoods, 2004 Created by the Metropolitan

Minneapolis Corridor Housing Initiative

Nicollet Avenue Study Area Loring Park Neighborhood

Center for Neighborhoods, 2004

Created by the Metropolitan Design Center, University of Minnesota

(formerly Design Center for American Urban Landscape)

for Center for Neighborhoods, Minneapolis Corridor Housing Initiative

Page 2: Minneapolis Corridor Housing Initiative Nicollet Avenue Study Area Loring Park Neighborhood Center for Neighborhoods, 2004 Created by the Metropolitan

Loring Park Presentation

Corridor Housing Initiative

People in the Loring Park Project

Loring Park Timeline

Loring Park SitesSite A: Meter Farm

Site B: Village Video

Site C: Markers Liquor

The Eat Street Meet Workshops

Development Guidelines

Page 3: Minneapolis Corridor Housing Initiative Nicollet Avenue Study Area Loring Park Neighborhood Center for Neighborhoods, 2004 Created by the Metropolitan

Corridor Housing Initiative AimsCenter for Neighborhoods

The Corridor Housing Initiative demonstrates replicable models of proactive, integrated planning and consensus building among neighborhoods, the city, and the county.

The Corridor Housing Initiative produces economically and politically viable development projects tha include affordable housing options along corridors and meet city goals and neighborhood interests.

The new Corridor Housing Initiative model(s) and resulting projects produce new affordable housing options more efficiently and effectively than conventional development patterns.

Page 4: Minneapolis Corridor Housing Initiative Nicollet Avenue Study Area Loring Park Neighborhood Center for Neighborhoods, 2004 Created by the Metropolitan

People in Loring Park

Coordinators: Center for Neighborhoods

Neighborhood: Nicollet Avenue Task Force, Citizens for a Loring Park Community (CLPC)

Facilitators: Center for Policy, Planning and Performance

Design: Design Center for American Urban Landscape

Development: Project for Pride in Living

Government: City of Minneapolis

Page 5: Minneapolis Corridor Housing Initiative Nicollet Avenue Study Area Loring Park Neighborhood Center for Neighborhoods, 2004 Created by the Metropolitan

Loring Park Study Area Timeline

August 2003: Loring Park selected for Corridor Initiative through RFP

October 2003: First meeting of Steering Committee

January-February 2004: Stakeholder/developer roundtables

February-March 2004: Community Workshops

May 2004: Development guidelines by CLPC Task Force

Page 6: Minneapolis Corridor Housing Initiative Nicollet Avenue Study Area Loring Park Neighborhood Center for Neighborhoods, 2004 Created by the Metropolitan

Loring Park SitesIdentified by the neighborhood in previous work, these sites were used as examples to discuss community attitudes and to demonstrate the financial dynamics of development.

A: Meter Farm

B: Village Video

C: Markers Liquor

15th St

14th St

Grant StL

aS

alle

Av

e

Nic

olle

t A

ve

1st

Av

e

Page 7: Minneapolis Corridor Housing Initiative Nicollet Avenue Study Area Loring Park Neighborhood Center for Neighborhoods, 2004 Created by the Metropolitan

Site A: Meter Farm

Base Site

Expanded Site

15th St

16th St

Nic

olle

t A

ve

1st

Av

e

Page 8: Minneapolis Corridor Housing Initiative Nicollet Avenue Study Area Loring Park Neighborhood Center for Neighborhoods, 2004 Created by the Metropolitan

Site A: View from southeast Site A

Page 9: Minneapolis Corridor Housing Initiative Nicollet Avenue Study Area Loring Park Neighborhood Center for Neighborhoods, 2004 Created by the Metropolitan

Site B: Village Video

Base Site

Expanded Site

15th St

I-94 Nic

olle

t A

ve

1st

Av

e

16th St

Page 10: Minneapolis Corridor Housing Initiative Nicollet Avenue Study Area Loring Park Neighborhood Center for Neighborhoods, 2004 Created by the Metropolitan

Site B: View from southeast Site B

Page 11: Minneapolis Corridor Housing Initiative Nicollet Avenue Study Area Loring Park Neighborhood Center for Neighborhoods, 2004 Created by the Metropolitan

Site C: Marker’s Liquor

Base Site

Expanded Site

15th St

16th St

I-94

La

Sa

lle A

ve

Nic

olle

t A

ve

Page 12: Minneapolis Corridor Housing Initiative Nicollet Avenue Study Area Loring Park Neighborhood Center for Neighborhoods, 2004 Created by the Metropolitan

Site C: View from southeast Site C

Page 13: Minneapolis Corridor Housing Initiative Nicollet Avenue Study Area Loring Park Neighborhood Center for Neighborhoods, 2004 Created by the Metropolitan

The Eat Street Meet Public design and development workshops

Workshop 1 (February 19): Formed groups to discuss local priorities and consider the merits and problems of various building heights on Nicollet Avenue.

Workshop 2 (March 4): Large group to review information on development costs and discuss local expectations for housing and development on Nicollet Avenue.

Page 14: Minneapolis Corridor Housing Initiative Nicollet Avenue Study Area Loring Park Neighborhood Center for Neighborhoods, 2004 Created by the Metropolitan

Eat Street Meet 1: Building Height Comparisons

Nicollet Avenue with 5-story building heights

Nicollet Avenue today: South Entry to Loring Park Neighborhood

Nicollet Avenue with 10-story building heights

Page 15: Minneapolis Corridor Housing Initiative Nicollet Avenue Study Area Loring Park Neighborhood Center for Neighborhoods, 2004 Created by the Metropolitan

The Eat Street Meet 1:

Neighborhood Design Priorities

Overall, residents were:• Receptive to taller buildings than zoning currently allows• Concerned about parking • Supportive of affordable housing • Interested in enhancing the “Eat Street” pedestrian

character of Nicollet Avenue

Handout examples

Page 16: Minneapolis Corridor Housing Initiative Nicollet Avenue Study Area Loring Park Neighborhood Center for Neighborhoods, 2004 Created by the Metropolitan

The Eat Street Meet 2: Development Demonstration• Workshop presented

three development scenarios for Site C to demonstrate how costs vary by construction types and size of unit

4 stories

6 stories

10 stories

Page 17: Minneapolis Corridor Housing Initiative Nicollet Avenue Study Area Loring Park Neighborhood Center for Neighborhoods, 2004 Created by the Metropolitan

Development Costs

Assumptions: Acquisition cost $1,000,000; construction costs: commercial $90/s.f., residential wood $85/s.f., residential concrete $120/s.f.; floor plate size 30,000 s.f.; soft costs 25% of construction costs; structured parking spaces $15,000 each

Variable Scenario 1 Scenario 2 Scenario 3

Height 4 floors (wood) 6 floors (concrete) 10 floors (concrete)

Total cost $15,962,500 $27,025,000 $43,525,000

Number of units (at 24 or 19 units per floor)

72 - 57 120 - 95 216 - 171

Cost per unit $165,000 - $208,000 $192,000 - $242,000 $184,000 - $232,000

Page 18: Minneapolis Corridor Housing Initiative Nicollet Avenue Study Area Loring Park Neighborhood Center for Neighborhoods, 2004 Created by the Metropolitan

Development GuidelinesCLPC’s Nicollet Avenue Task Force drafted guidelines that address:

• Mix of uses

• Movement and connectivity

• Neighborhood history and character

• Open space

• Parking infrastructure

• Coordinated site planning

• Developer and community planning and design process

• Building heights and setbacks

Guidelines are available at www.loringpark.org

Page 19: Minneapolis Corridor Housing Initiative Nicollet Avenue Study Area Loring Park Neighborhood Center for Neighborhoods, 2004 Created by the Metropolitan

Credits© 2004 Metropolitan Design Center, College of Architecture and Landscape Architecture, University of

Minnesota and the Center for Neighborhoods. The Design Center is solely responsible for statements and errors in the materials.

Permission is granted for use of this presentation for non-profit educational purposes. Acknowledgement is required. Stand-alone use of Design Center images is permitted with acknowledgement.

Design Center Project Team: Ann Forsyth, Director (Loring Park contact)Dan Marckel, Senior Research FellowFrank Fitzgerald, Research FellowWira Noeradi, Research FellowNathan Burt, Research AssistantIan Kaminski-Coughlin, Research AssistantJorge Salcedo, Research AssistantKatie Thering, Research SpecialistDavid Lowe, Office Specialist II

Metropolitan Design Center1 Rapson Hall89 Church StreetMinneapolis, MN 55455612-625-9000www.designcenter.umn.edu