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
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
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.
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
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
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
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Site A: Meter Farm
Base Site
Expanded Site
15th St
16th St
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Site A: View from southeast Site A
Site B: Village Video
Base Site
Expanded Site
15th St
I-94 Nic
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16th St
Site B: View from southeast Site B
Site C: Marker’s Liquor
Base Site
Expanded Site
15th St
16th St
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Site C: View from southeast Site C
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.
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
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
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
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
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
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
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