Minneapolis Corridor Housing Initiative

Lake Street Sites

Center for Neighborhoods2004

Created by the Design Center for American Urban Landscape, University of Minnesota for Center for Neighborhoods, Minneapolis Corridor Housing Initiative

Lake Street Presentation

Corridor Housing Initiative

People in the Lake Street Corridor Project

Lake Street Timeline

Lake Street Sites

Site A—Used Car Lot

Site B—Spirit of the Lakes Church

Site C—Bread Shop

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 that 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 processes.

People in Lake Street

Coordinators: Center for Neighborhoods

Neighborhood: PPNA, Spirit of the Lakes, and Midtown Phillips

Facilitators: Center for Policy, Planning and Performance (CPPP)

Design: Design Center for American Urban Landscape

Development: Central Community Housing Trust

Government: City of Minneapolis

Lake Street TimelineEarly 2003: Lake Street Initiative visioning

October 2003: PPNA selected for Corridor Initiative through RFP

January 2004: First meeting of Lake St. Corridor Initiative Steering Committee

April 2004: Developer and stakeholder focus groups

May 1, 2004: Development workshop

May-June 2004: Presentations to local neighborhood and business groups

Lake Street Sites

A

B

CLAKE STREET

A = Used Car LotB = Spirit of the Lakes ChurchC = Bread Shop

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H A

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Site AUsed Car Lot

Base site

Expanded site

LAKE STREET

11th

AV

EN

UE

Site A

View from Lake Street at 11th Avenue

View toward Lake Street from 11th Avenue

Group created development options from block models representing standard unit sizes.

New development option numbers were calculated by a development consultant during workshop.

The development consultant used standard assumptions about developer fees (approx. 5%), subsidies, construction costs, and rental/sales prices.

Development Costs

• Workshop developed detailed analysis like illustration to left (no need to read it—there’s a shorter version in the next slide).

• Analysis shows that site A becomes more viable with increased numbers of units.

• 49-52 unit options were attractive to participants and broke even if there were approx 30 “affordable” units to get subsidies, although land price estimate was low.

• Includes below ground parking.

Site A ScenariosVariables Scenario 1 Scenario 2 Scenario 3

Height 2 story 3.5 story 3.5 story, expanded site

Units 17 31 49

% site green 9% 32% 32%

% site paved 36% 14% 14%

On ground parking 17 0 0

Below ground parking

0 29 46

# market rate rental 9 16 25

# affordable rental 8 15 24

Gain (loss) ($205,054) ($297,711) ($215,487)

Gain (loss)/unit ($12,062) ($9,604) ($4,398)

Assumes land purchase/demolition at $20 per square ft.

Site A49-52 unit versions of

scenario 3

Version 3: Participants’ design

Version 1

Version 2

Site BSpirit of the

Lakes Church

Base site

Expanded site for cost purposes—although the bottom half was excluded from development by workshop participants

LAKE STREET

13th

AV

EN

UE

Site BViews from Lake Street

Site BViews from 13th Avenue

• Workshop group investigated options for both a base site and a larger one.

• Options emphasized housing for GLBT seniors.• Development options building on the base site only—to

save land costs--and with less commercial development were more cost effective as shown in Scenario 2 on the next page.

Site B ScenariosVariables Scenario 1 Scenario 2 Scenario 3

Height 2 story 3.5 story 3.5 story, expanded site

Units 22 39 75

% site green 8% 18% 27%

% site paved 57% 42% 32%

On ground parking 58 40 45

Below ground parking

0 43 77

# market rate rental 11 15 47

# affordable rental 7 24 28

Gain (loss) ($492,643) ($51,652) ($1,285,514)

Gain (loss)/unit ($27,369) ($1,324) ($17,140)

Assumes land purchase/demolition at $20 per square ft.

Site B: AIA Charette, February 200430 units of housing + church + parking (between Scenarios 1 and 2)

Site B: Development Workshop Scenarios

Step back at rear

Lake Street

Lower height at rear

Top image shows expanded site which is not cost effective but has parking entry from rear and building that steps back at a rear plaza (68 units—close to scenario 3).

Bottom image shows base site with building height reduced at rear to match existing neighborhood (39 units—close to scenario 2).

Site B: Scenario 2 Options

Views of two versions of building from front with step down height at rear

Version 1

Views of front and back of a version with step back to plaza at rear

Version 3

Rear view 3Version 2

Site CBread Shop

Base site

Expanded site

LAKE STREET1

4th A

VE

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Site C

View from Lake Street

View from 14th Avenue

• On site C both less intensive and highly intensive levels of development can be made cost effective.

• In either case the Lake Street Initiative stressed leaving views along 14th Avenue S.

Site C ScenariosVariables Scenario 1 Scenario 2 Scenario 3

Height 2 story 3.5 story 3.5 story, expanded site

Units 39 66 68

% site green 9% 32% 28%

% site paved 36% 14% 22%

On ground parking 36 0 14

Below ground parking

0 61 70

# market rate rental 20 35 33

# affordable rental 19 31 35

Gain (loss) ($86,057) ($525,713) ($403,154)

Gain (loss)/unit ($2,207) ($7,965) ($5,929)

Assumes land purchase/demolition at $20 per square ft.

Site C

Lake Street Initiative

Top image shows building massing close to that of the Lake Street Initiative (Scenario 1).

Bottom image shows expanded site with more intensive development that still maintains views though to 14th Avenue S (Scenario 3).

V

Three Options for Models on Previous Page

Scenario 1, close to Lake Street Initiative (39 units)

Scenario 3 (68 units)Basic version

Scenario 3 (68 units)Version with gateway

Lake Street Presentation

Corridor Housing Initiative

Organizations in Lake Street Corridor Project

Lake Street Timeline

Lake Street Sites

Site A—Used Car Lot

Site B—Spirit of Lakes Church

Site C—Bread Shop

Handouts: Development Costs for Sites A, B, C; Site Map

Credits© Design Center for American Urban Landscape, 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 (Lake Street 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

Design Center for American Urban Landscape1 Rapson Hall89 Church StreetMinneapolis, MN 55455612-625-9000www.designcenter.umn.edu