CREATING A NEW DISTRICT IN DOWNTOWN EAST TO LIVE,...
Transcript of CREATING A NEW DISTRICT IN DOWNTOWN EAST TO LIVE,...
CREATING A NEW DISTRICT IN DOWNTOWN EASTTO LIVE, WORK + EXPERIENCE
CBD +DOWNTOWN WEST
ARTS +LORING PARK
HOSPITAL +ELLIOT PARK
DOWNTOWNEAST UNIVERSITY
OF MINNESOTA
RIVER FRONT +MILL DISTRICT
IDENTIFYING ADJACENT DENSITIES + THE VOID OF DOWNTOWN EAST CONNECTING ADJACENT RESIDENTIAL WITH COMMERCE + ECOLOGY EMBEDDING NEW DENSITY INTO THE FABRIC OF DOWNTOWN MINNEAPOLIS
JANICE, AGE 32Creative Director at an ad agency. Lives + works in Downtown East.
PETER, AGE 28New resident waiting to meet up with a friend to grab a beer at the Armory Brewery.
JOSEPH + MILA, AGE 48 + 6Family visiting Minneapolis, touring The Armory, the city’s newest attraction.
RICK + STEVE, EARLY 30SLong-time Vikings fans meeting up in the new Game-Day Plaza before tailgating for the big game.
AMANDA + JASON, MID-30SNewlywed couple moving from the suburbs to Downtown East, to be in the center of it all.
URBAN STRATEGIES // CONNECTING RESIDENTIAL DENSITY WITH NEW ECONOMY + ECOLOGY
MAKING DOWNTOWN EAST A YEAR-ROUND DESTINATION: ACTIVATING THE ARMORY AND GAME-DAY PLAZA
THE DIVERSE PERSONALITIESOF DOWNTOWN EAST
PRIMARY OBJECTIVESEMBEDDING SUCCESS IN DOWNTOWN EAST
• Filling the void of Downtown East to make a vibrant, complete Downtown District• Connecting pedestrian, bike and light rail networks to capitalize on the centralized location of Downtown East• Bridging existing residential densities with commerce and green streets
• Densely planting barren streets with Minnesota native trees and prairie grasses• Creating a matrix of Green Streets and Blue Streets, engineering stormwater infrastructure• Reconnecting Downtown East to the river front
• Transforming sidewalks into hospitable, comfortable spaces, sheltered by trees and a glass pavilion network, heated in the winter through building heat offset • Designing passive spaces for enjoyment, specifically through the Promenade• Planting trees throughout the streetscape
CONNECTIVITY
COMFORT
ECOLOGY
BLOCK TYPOLOGIES
DOWNTOWN EAST MASTER PLAN
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PARK
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5TH
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5TH STREET SOUTH
6TH STREET SOUTH
7TH STREET SOUTH
8TH STREET SOUTH
9TH STREET SOUTH
10TH STREET SOUTH
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Win
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Win
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Arm
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Brew
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Mar
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Office Tower
ApartmentTower
ApartmentTower
SeniorLiving
SeniorLiving
ApartmentTower
Hospital
Row Houses
Row Houses
Row
Hou
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Row Houses
Offic
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Offic
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Office Tower
Residential Lofts
Resi
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Office
Office
Loft Apartments
Lofts
Apar
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Lofts
Apar
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Tow
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Apartment
Tower
Live
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Offic
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Hot
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Work Loft
Office Tower
Office
Office
Apartment
Tower
Lofts
Lofts
Lofts
Apartment
Tower
Work Loft
Office
Apartment
Block
HotelTower
Game Day Plaza
Port
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Str
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enad
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Stadium
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025 100 250 500 750 feet
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PHASE ONE PHASE TWO PHASE THREE PHASE FOUR
PHASING // RESIDENTIAL OFFICE HOTEL RETAIL
Residential 314,708 Office 806,021 Retail 145,906 Hospitality 214,662 Parking 611,437
Residential 584,483 Office 455,880 Retail 127,484 Hospitality 0 Parking 477,528
Residential 532,351Office 1,393,786 Retail 67,788 Hospitality 0 Parking 684,142
Residential 663,063Office 0 Retail 19,045Hospitality 199,770Parking 329,686
2,094,606 2,655,686 360,223 414,432 2,432,481 sq. ft.RESIDENTIAL OFFICE HOTEL RETAIL PARKING
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Apartment Tower + Loft Space Hotel Tower Residential Lofts + Offices
Apartment Tower Live/Work Loft + Offices Work Loft, Office + Hotel Tower Office, Work Loft, + Apartment Block
Office + Apartment Block
Lofts Offices, Apartments + Live/Work Lofts ARMORY Brewery + Market Apartment Towers + Senior Living
Lofts Apartment Tower + Lofts Office Towers Row Houses
INNOVATIVE + INVITING SIDEWALKS AND STREETSCAPES
SUSTAINABILITY INDEX:MAXIMIZING CREATIVE REUSE + ECOLOGICAL DESIGNTO FORTIFY NEW ECONOMY
A NEW CIVIC SPACE: THE PORTLAND STREET PROMENADE CONNECTING THE ARMORY TO THE MISSISSIPPI RIVER FRONT, WITH PASSIVE SPACES + PROTECTED BIKE TRAILS
STORMWATER MANAGEMENTTHROUGH A MATRIX OF “GREEN” + “BLUE” STREETS
PRIORITIZING PROTECTED BIKE TRANSIT +ACTIVATING THE HIAWATHA LINE
“REFORESTING” THE CITY: A NEXUS OF BIOMES
SUSTAINABLE STREETSCAPES
RIGHTS OF WAY
“Green Streets” run North/South, directing water to the river and cleansing it on the way. “Blue Streets” run East/West + are built into the one-way infrastructure, utilizing the middle lane as drainage to the green streets.
Protected “Greenhouse” streetways offer an alternative to Skyway networks - activating the sidewalk, the protected walkways are paned with glass and planted with greenery, offering shade and cooling in the summer, and attractive heat in the winter.
Passive linear park space specifically designed with the Minneapolis climate in mind. Offering more shelter than a traditional broad civic park space, the linear nature of the promenade directs people from the Armory to the Riverfront, while allowing for slow interstitial spaces to be activated in between, opening up to retail frontages.
The pathways of The Promenade offer protected and pleasant bike transit, lined with trees and prairie grasses. The bike transit network has been reworked to allow for safe and active bike use in the nexus of Downtown. The Hiawatha Bike Trail has also been connected to the larger Minneapolis Bike Network, the Grand Rounds. Down the street at the Armory and Game-Day Plaza, the light rail lane has been moved to the side of the plaza to offer more space for large gatherings.
A long-term initiative for the City of Minneapolis - a certified Tree City - the plan calls for the extensive planting of new native Minnesota trees in light of the impending loss of 30% of the city’s tree canopy to disease. By planting mixed-deciduous species, as well as native prairie grasses and wetland species, the planting plan realizes the unique character of the ecology of Minnesota - where the prairie, the boreal forest, and the deciduous forest meet, forming the “North Woods” typology in the city.
Combined Residential Commercial Block with Internal Parking Structure
Double Loaded Residential Slab Office TowerThree Story Parking Structure
Occupiable Roof GardenSouthern Facing Interior Balcony
COMBINED RESIDENTIAL COMMERCIAL BLOCKWITH INTERNAL PARKING STRUCTURE
MULTI-USE BLOCK TYPOLOGY:
Residential Terraces
Passive VentillationInterior Atrium
Planted Rooftop Interior Parking Deck
Greenhouse Streetway
Typical Office Tower
9 stories
112’-0”
125’-0”
78’-98’
Residential Lofts
164’-0”
Parking Entry
Office Slab
300’-0”
100’-0”
Integrated Affordable Housing
ARTICULATED ENVELOPES + BLOCK DYNAMICS
OPEN SPACE NETWORKS CONNECTING DOWNTOWN EASTTO THE GREEN MATRIX OF MINNEAPOLIS
ACTIVATING THE URBAN FABRIC THROUGH CREATIVE PROGRAMMING, NURTURING A LIVABLE NEIGHBORHOOD
ENGAGING TRANSIT CONNECTIONS WITHINDOWNTOWN EAST, EXTENDING TO GREATER MINNEAPOLIS
ARCHITECTURAL CHARACTER
The typical block is composed of a combination of building typologies. Their aggregation provides symbiotic benefits, and composes a complete community. The block employs intelligent thermodynamic strategies - such as passive heating and cooling, as well as planted roofs - all reducing the energy needs of the block.
MAPPING OBJECTIVES: CONNECTIVITY, COMFORT + ECOLOGY IN DOWNTOWN EAST
NATIVE IDENTITY: ENGINEERING LOCAL COMFORT THROUGH REGIONAL MATERIALS
INSIDE / OUTSIDE:EMBEDDING YEAR-ROUND EXPERIENCE IN DOWNTOWN EAST
Native Prairie Grasses
Vikings Stadium CustomStructural Soil Pit
Book Fair
“Green Street”Drainage Pipe
Outer Breezewayfor Faster Circulation,
Permeable Paving
Wood
Native Plants
Steel
Recycled Concrete
Granite
Organic Soils
Concrete
Glass
Metals
Permeable Paving
CASE STUDY: GREENHOUSE SIDEWALKSMINNESOTA-SOURCED MATERIALS
LANDSCAPE INFRASTRUCTURE
ARCHITECTURAL
Greenhouse Way,Heated + Protected
Circulation
Ground Level Retail
Glass EnclosureNetwork
Boreal Forest PlantingAspen / Birch Mix
Operable Windowsfor Passive Ventilation
Double-GlazedFacade System
Potlach Wood & Forestry Products
Structural & Architectural Steel
Cold Springs Granite
Molin Concrete Products
MG McGrath Architectural Metals
Native Plant & Tree Nurseries
Recycled Concrete for Structural Soils
Organic Soils
Viracon Architectural Glass
Mankato Architectural Stone
Bemidji, Minnesota
Bemidji, MN
Minneapolis, MN
Brainard, MN
Vikings Stadium
Cold Springs, MN
Minneapolis, MN
Circle Pines, MN
Owatanna, MN
Maplewood, MN
Mankato, MN
Brainard, Minnesota
Cold Springs, Minnesota
Circle Pines, Minnesota
Maplewood, Minnesota
Minneapolis/St. Paul Area, Minnesota
Old Vikings Stadium, Minneapolis, Minnesota
Downtown East, Minneapolis, Minnesota
Owatanna, Minnesota
Mankato, Minnesota
CONNECTIVITY COMFORT ECOLOGYOPEN SPACE
GREENHOUSESIDEWALKS
OPEN SPACEGREEN BUS LINE
STREET DIRECTIONALITY RESIDENTIAL, OFFICE + HOTELSHIAWATHA LINE
ENTERTAINMENTRED BUS LINE
BEER GARDEN SURLY BREWERY EVENT SPACE
Embedded as the axis of experience, Connec+ Minneapolis sees the adaptive reuse of the Armory Building as an anchor between the Mis-sissippi River and Viking Stadium. Transformed into a dynamic space with the character of a brewery and the energy of a multi-functional event venue, the Armory catalyzes a new form of experience in Down-town East, attracting new residents and Vikings fans alike, year-round.
REFORESTING THE CITY WITH NORTH WOODS ECOLOGY
OPEN SPACE IDENTITY
The ecology of the State of Minnesota is broadly defined by a unique nexus of three varying ecotones - the Boreal Forest, the Deciduous Forest, and the Native Prairie. These typologies are brought to Downtown East throughout the intensive “reforesting” of the urban fabric. In particular detail, Fifth Street is activated through the design of distinctive landscape rooms, articulating the character of native Minnesotan ecology in the heart of the city, while creating comfortable spaces for passive daily enjoyment.
OVERLAYING EXPERIENCE:THE AXIS OF THE PORTLAND AVENUE PROMENADE, THE ARMORY AND FIFTH STREET
Book Fair
Portland StreetPromenade
Prairie GrassLandscape Room
Boreal ForestLandscape Room
Downtown East Resident, 27
Nurse, 42
University of Minnesota Student, 21
Vikings Fan, 38
Deciduous ForestLandscape Room
The Portland Hotel
COMFORTABLE OPEN SPACECHARACTERIZED BYNATIVE MINNEAPOLIS ECOLOGY
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025 100 250 500 750 feet
IN FOCUS
DeciduousForest
NativePrairie
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THE ARMORY Brewery + Event Space Boreal Forest Room
Deciduous Forest Room Vikings Game Day Plaza
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The Connec+ Green
The Portland Hotel
The Connec+ Green+ Transit Plaza
TRACING THE PATHS OF USERS ON A SUNDAY AFTERNOON IN DOWNTOWN EAST
The Linden Enclosure
Community ChessPassive OutdoorPerformance Space
NeighborhoodPing Pong
Passive NeighborhoodSports Courts
ShuffleboardCourts
After School Play Space
Local OutdoorReading Room
MISSISSIPPI HOTEL298’-0”
VIKING PLAZA TOWER198’-0”
FIFTH AVENUE OFFICE TOWER295’-0”
ICONIC OFFICE TOWER360’-0”
ACCENTURE TOWER454’-0”
IDS CENTER792-’0”
CAPELLA TOWER778-’0”
NEW MILL DISTRICT90’-0” (TYP.)
FINANCIAL SUMMARY
LARGE FORMAT GROCERY
SEASONAL PASSIVE SPORTS EQUIPMENT VENDOR
THE ARMORYBREWERY + OPEN SPACE
ACTIVATED RETAILFRONTAGES
STREETHOCKEY
FLUX PLAZA
CONNEC+ GREEN PASSIVE SPORTS COURTS
Total Project Sq Ft
Project NPV at 10%Unleveraged BTIRRDebt to Equity Ratio
Leveraged BTIRR
Total Project Cost (Yr 10)Total Project Value (Yr 10)
7,727,765
$370,872,14115.8%70 to 3025.7%
$1,557,244,974$2,811,354,983
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Residential 584,483 Office 455,880 Retail 127,484 Hospitality 0 Parking 477,528
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PHASE FOUR SOLIDIFYING NEIGHBORHOOD CONNECTIONS
PHASING // RESIDENTIAL OFFICE HOTEL RETAIL
Residential 663,063Office 487,825 Retail 19,045Hospitality 199,770Parking 329,686
PHASE TWOEXTENSION TOWARDS THE MISSISSIPPI
LIVE/WORK LOFTS + OFFICESBlock F
OFFICES, APARTMENTS + LIVE/WORK LOFTS Block G
APARTMENT TOWER + LOFT SPACEBlock A
APARTMENT TOWERBlock B
LOFTSBlock D
HOTEL TOWERBlock E
APARTMENT TOWER + SENIOR LIVINGBlocks P + Q
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a b fResidential 314,708 Office 806,021 Retail 145,906 Hospitality 214,662 Parking 611,437
PHASE ONEDEFINING THE ARMORY DISTRICT
RESIDENTIAL LOFTS + OFFICESBlock I
WORK LOFT, OFFICE + HOTEL TOWERBlock K
ARMORY BREWERY + EVENT SPACE Block L
OFFICE, WORK LOFT, + APARTMENT BLOCKBlock O
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PHASE THREEEXPANDING THE CBD
Residential 532,351Office 766,582 Retail 67,788 Hospitality 0 Parking 684,142
LOFTSBlock C
APARTMENT TOWER + LOFTSBlock H
OFFICE TOWERSBlock M
APARTMENT TOWER + OFFICE TOWERBlock N
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ROW HOUSESBlock R
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A
Residential 112,872Office 0Retail 9,964Parking 27,804
Residential 165,435Office 416,423Retail 57,824Parking 137,416Parking (U) 89,814
Residential 254,044Office 561,801Retail 0Parking 165,177Parking (U) 110,925
Residential 0Office 415,562Retail 0Parking 100,843Parking (U) 52,164
Residential 201,696Office 0Retail 6,972Parking 80,786Parking (U) 144,722
Hotel 199,770 Residential 170,073Office 0Retail 12,073Parking 49,496
Residential 161,486Office 0Retail 0Parking 27,976
Residential 199,189Office 0Retail 32,280Parking 61,009Parking (U) 102,650
Residential 82,701Office 0Retail 8,285Parking 33,679
Residential 175,861Office 152,491Retail 54,360Parking 119,920
Residential 126,731Office 303,389Retail 32,560Parking 160,270
Residential 217,868Office 139,945Retail 54,360Parking 119,920
Residential 0Office 419,242Retail 74,976Hotel 214,662Parking 162,498Parking (U) 219,332
Residential 0Office 0Retail 30,381Parking (U) 6,642
Residential 96,840Office 246,834Retail 16,570Parking 109,687
Residential 129,809Office 0Retail 0Parking 26,706
Note: an “A” indicates that some of the residential units within a block are affordable units.
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