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 Sites
Site A: Meter Farm
Site B: Village Video
Site C: Markers Liquor
The Eat Street Meet Workshops
Development Guidelines
Corridor Housing Initiative Aims
Center 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
Grant St
Loring Park Sites
Identified by the neighborhood in
previous work, these sites were used
as examples to discuss community
attitudes and to demonstrate the
financial dynamics of development.
14th St
A: Meter Farm
15th St
1st Ave
Nicollet Ave
LaSalle Ave
B: Village Video
C: Markers Liquor
Site A:
Meter Farm
Base Site
Expanded Site
16th St
1st Ave
Nicollet Ave
15th St
Site A: View from southeast
Site A
Site B:
15th St
Village Video
16th St
Base Site
1st Ave
Nicollet Ave
Expanded Site
Site B: View from southeast
Site B
15th St
Site C:
Marker’s Liquor
16th St
Base Site
Nicollet Ave
LaSalle Ave
Expanded Site
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
Eat Street Meet 1:
Building Height Comparisons
Nicollet Avenue
today: South Entry
to Loring Park
Nicollet Avenue
with 5-story
building heights
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
The Eat Street Meet 2:
• 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
Total cost
Number of
units (at 24
or 19 units
per floor)
Cost per unit
Scenario 1
Scenario 2
Scenario 3
4 floors (wood)
6 floors (concrete)
10 floors (concrete)
$165,000 - $208,000
$192,000 - $242,000
$184,000 - $232,000
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
Development Guidelines
CLPC’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
© 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 Fellow
Frank Fitzgerald, Research Fellow
Wira Noeradi, Research Fellow
Nathan Burt, Research Assistant
Ian Kaminski-Coughlin, Research Assistant
Jorge Salcedo, Research Assistant
Katie Thering, Research Specialist
David Lowe, Office Specialist II
Metropolitan Design Center
1 Rapson Hall
89 Church Street
Minneapolis, MN 55455

Minneapolis Corridor Housing Initiative, Nicollet Avenue Study Area