Residential

DEVELOPER EXPLORING PLAN FOR 25-STORY MIXED-USE PROJECT IN DINKYTOWN

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Planning work is underway on what could become a 25-story building in the heart of Dinkytown

Developer CA Ventures is currently exploring two different development options for what today is four parcels of land located at the corner of 4th Street SE and 15th Avenue SE. The site where the new tower would be built is currently home to six different businesses including Five Guys, Himalayan, Pagoda, McDonald’s and Dinkytown Wine and Spirits.

We do want to mention before you students begin to freak out over the loss of not only McDonald’s, but also Dinkytown Wine and Spirits, that it is very likely that many of the displaced businesses would find a new home within the ground floor retail space of the new building.

Now let’s get on to the details. 

TWO OPTIONS

The first option (option A) that developer CA Ventures is exploring is a 25-story building that would feature a slender design. The small floorplates, many of which would only be 13,000 square feet, would allow for the building to take up less of the full site as it rises which also means that it would also be less visible from the street level.

The second option being explored (option B) would be for a 16-story building that would feature a mezzanine and larger floorplates. Due to the fewer number of floors, the floorplates within this option would need to be around 26,000 square feet each in order to make the project feasible. This would result in a building that would need more articulation and relief along its facades (just think of a more complex facade) in order to break up the overall mass.

Long story short, option A would be a slender, taller tower with a smooth facade and option B would be a shorter, chubbier tower with a varied facade.

THE DESIGN

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CA Ventures is working with Minneapolis-based ESG Architecture and Design to design the new building. They’re presenting their schematic plans to the Minneapolis Planning Commission Committee of the Whole at their August 22nd meeting for feedback. Once that meeting occurs ESG will continue to refine the design of the project further.

When design work continues on the project it will be quite interesting to see what the final design for the project ends up actually being. The reason why is that all four sites that are to be redeveloped as a part of the project are not part of the DInkytown Historic District, hence why the tower could stand 25 stories to begin with. However, even with the project not having to abide by the strict design guidelines it likely will still draw inspiration from the historic buildings surrounding the site.

When it comes to the size of the project, ESG and CA Ventures have pulled together a large amount of data from the following plans in order to influence the decision to go taller rather than the standard six stories found elsewhere in the neighborhood.

  • Marcy Holmes Neighborhood Master Plan (Small Area Plan), 2014

  • 15th Avenue Southeast Urban Design Plan, 2008

  • Dinkytown Commercial Historic District Design Guidelines

  • Granary Corridor Study

  • The Minneapolis Plan for Sustainable Growth

  • Minneapolis 2040 Comprehensive Plan

The data pulled from these plan studies state that an “iconic sense of arrival and entry point to Dinkytown” has been desired to be created for a number of years. In addition, a need for density has been mentioned multiple times due to the decrease in available land parcels in the surrounding area and the proximity of the neighborhood to the University of Minnesota campus. Lastly, the area where the project has been proposed has been mentioned numerous times within the plans as an area that should support a high-rise mixed-use tower.

CA Ventures is using these findings to further back their plans for a large mixed-use project on what today is a site filled with multiple low-rise buildings.

NEXT STEPS 

Preliminary plans for the two redevelopment options for 407 15th Street SE will be presented for feedback to the Minneapolis Planning Commission Committee of the Whole at their meeting this Thursday, August 22nd at 4:30pm.

We’ll be sure to post more information on what option is recommended right here on our website once it becomes available and of course we will also be sure to post the final design once it becomes available.

Check out our Instagram story today (08.20.2019) to vote on which option you think should move forward.

 

REVISED PLANS SHOW ONE LESS TOWER FOR CALHOUN TOWERS PROPOSAL

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Plans for a pair of 24-story towers near the shores of Bde Maka Ska have changed.

Last July Bader Development presented plans to the City of Minneapolis Planning Commission for a four phase, four building residential development that would be constructed surrounding the existing 22-story Calhoun Tower. The plans at the time were to construct two 24-story towers along with two low rise buildings, one six stories in height and the other seven. You can read about those original plans here.

Unfortunately, as Bader continued with design documents and construction pricing the proposal with two towers was deemed “not feasible.”

THE NEW PLANS

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The biggest revision to the Bader Development’s plans includes the removal of the two towers. Instead, plans now show one single redesigned 24-story tower (building A) and a seven-story building (building B) to be built in the space where the two towers were originally planned.

A few other small modifications have been made to the low-rise buildings (building C and D) which include massing adjustments and revised material selections. Another level of units has also been added to building C in order to better match the heights of all three low-rise buildings.  

In total, the project is planned to include 736 apartments, down from the 849 originally proposed. The amount of parking planned has also been reduced from 856 stalls to 760.

20% of the planned units would meet affordable housing standards. Right now, building C is expected to be mostly, if not entirely, affordable housing. Bader Development hopes to begin construction on it as soon as possible on building C.

THE DESIGN 

ESG Architecture & Design is the architecture firm working on the Calhoun Towers project.

The design of the project is meant to maximize density while “emphasizing green space and the public realm at the street level.” With that being said, the low-rise buildings have been intentionally planned for sites located along the edge of the property in order to help better connect with the low neighboring multi-family apartments.

The materials to be used to clad the buildings would vary slightly. The exterior of the tower would be clad in glass and metal with the base featuring brick with metal and wood accents. Building B, which would be directly connected to building A, would be clad in masonry and fiber cement. Buildings C and D also would be clad in similar materials.

A few outdoor amenities that residents would have access to would include a pocket park, dog park, courtyard and a large terrace with outdoor pool deck located on level five between buildings A and B. Building D would also have a large transit plaza as it would be located directly next to the West Lake Street Southwest Light Rail station. 

THE TIMEFRAME

The timeframe for all four phases of the Calhoun Towers project varies.

Work on building A (the tower) is expected to begin next year in 2020 and be complete in 2022. Work on buildings B and C is expected to begin in 2020-2021 before work on building A is complete. Construction on building D likely won’t begin until after 2022 due to the temporary construction easements on the building site related to the Southwest Light Rail Project.

Plans for Calhoun Towers will be presented to the Minneapolis Planning Commission Committee of the Whole for feedback at their August, 22nd meeting at 4:30pm. Later this fall more refined plans will go before the Minneapolis Planning Commission for approval.

 

200 APARTMENTS PLANNED FOR NORTH LOOP'S DUFFEY PAPER BUILDINGS

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A Chicago developer has some big plans in store for the C.J. Duffey Paper buildings in the North Loop. 

Cedar Street Companies is planning a restoration of the six-story Minneapolis Iron Store Building (528 N. Washington Avenue), the Minneapolis Iron Store Warehouse (520 N. Washington Avenue) and the Lindsay Brothers Warehouse (508 N. Washington Avenue).

When complete the three buildings will contain 200 market-rate apartments and 19,000 square feet of ground floor retail space. According to the plans the project will be called “The Duffey Lofts.”

The residential units within the buildings will include studio, one-bedroom, two-bedroom and three-bedroom layouts. At the moment 147 (74%) of the units will be studios, 47 (23%) will be one-bedroom units and just 3 (1.5%) of each of the two and three-bedroom units will be included. The final shake out of those unit numbers could change as the design/planning of the project is further completed.

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Residents would have access to multiple amenities on one underground level, one at grade level, level four and level seven (we’ll get to that in a second). One unique amenity space that would be found within The Duffey Lofts would be the 4,116 square foot crane room which features a completely intact large overhead industrial crane.

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When it comes the mentioned seventh floor that’s something that the developers are proposing to construct on top of the Minneapolis Iron Store building. That floor would be home to an outdoor lawn and lounge space, a clubroom and residential units that each would have their own private outdoor space. 

84 parking stalls would be included within the project that would be located both indoors and outdoors. Space for parking would be found indoors on one underground level and one at grade level along with an exterior surface parking lot.

THE DESIGN

Construction was completed in 1916 on the Minneapolis Iron Store buildings and the Lindsay Brothers Warehouse. All three buildings are listed on the National Register of Historic Places which means the developers and architects needed to pay particular attention to the past when designing The Duffy Lofts. 

While the exteriors would be restored to look as close as possible to their original design, the developers would also rebuild a large sign that adorned the top of the roof of the Minneapolis Iron Store Building in the past. The sign, which would face downtown, likely would say “Iron Store” as that is what is most likely said in the past. It also looks like the developers are proposing another sign in the same fashion along Washington Avenue that will say “The Duffey Lofts.”

As mentioned earlier, the developers are also planning to add a rooftop to the Minneapolis Iron Store building. Being this new structure would be an addition to the historic structure they wanted to ensure it was out of sight from the streetscape. Plans for the rooftop have it slightly set back from the Washington Avenue façade in order to protect the historic look of the building.

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THE PREVIOUS PROPOSAL

Now, if you remember back to late last year another developer had a proposal for these same buildings.

Dominium, that nation’s second largest affordable housing developer, was planning on converting all three structures and building a fourth structure that in total would have included 210 units of affordable housing. However, after Dominium and the City of Minneapolis were unable to come to terms on the long-term affordability of the units the developers cancelled the project.

Dominium worked with BKV Group to design their proposal and so has Cedar Street Companies which is why the overall exterior design for the project hasn’t changed much. 

One major thing that was missing from Dominium’s proposal that is included in Cedar Street Companies proposal is ground floor retail space. Many felt that ground floor retail space was a requirement for the redevelopment of these buildings as they not only cover almost an entire city block, but they are also located in the heart of the North Loop’s retail and restaurant scene.

There is one other difference when it comes to Dominium’s plans and Cedar Street Companies plans. Dominium was proposing to construct a seven-story residential building on what today is a surface parking lot to the right of the existing buildings. Cedar Street Companies is proposing to keep that surface parking lot and is planning for it to include 31 parking spaces. As a part of keeping the surface parking lot the developers would completely repave the lot, add a vegetated planting buffer and also a low decorative fence in order to help separate the lot from the active streetscape.

Last but not least, when it comes to the insides of the buildings we could go on and on about the differences between Dominium’s plans and Cedar Street Companies. However, the plans are pretty complex and as much as we’d love to include 100 pictures within this post and twenty more paragraphs of text, we are instead just going to link the current plans here.

NEXT STEPS

Cedar Street Companies plans for the Duffey Paper buildings have already been presented to the Minneapolis Planning Commission Committee of the Whole. Updated plans in regards to the feedback will be presented to the Minneapolis Planning Commission for approval in the coming weeks.

We’ll be sure to post more about this project and any updates that are going to be made to the plans right here on our website.

 

 

 

36-STORY TOWER PLANNED FOR THE NORTH LOOP

A parking lot adjacent to the Twins Stadium is set to become home to a large mixed-use development. 

Houston-based Hines has revealed that they are planning a new development called “North Loop Green” on the site located at 350 N Fifth Street in the North Loop neighborhood. The development would include a 36-story residential building and a 14-story office building.  

The 36-story building would be home to 450 rental apartments. Those units would be split into two different types with 360 of them being market-rate apartments and another 90 being short-term rental apartments. Each apartment type would have their own designated lobbies but both would share the same amenities.

The 14-story building would be home to 340,000 square feet of office space and has actually already landed a tenant for a portion of that space. ESG Architecture & Design, the firm who also designed the project, has committed to move their entire office of 175 employees from their current space on Washington Avenue to the new office tower once complete in late 2022.

ESG was selected by Hines after a national search due to their understanding of Minneapolis and the number of projects they have completed within the city. North Loop Green is ESG’s largest project that they have worked on to date.

When it comes to the design of North Loop Green it was designed with transit and density in mind. Hines hopes that the site can be an “urban oasis” for travelers coming from the Blue and Green light rail lines, the Northstar Commuter Rail and the Cedar Lake Trail

A new “grand staircase” along with pathways and plazas will be built within the site that will connect it to the Cedar Lake Trail below. A large plaza will be located in front of the two towers that will feature gathering space for the community. 15,000 square feet of retail space will be located off of this plaza on the ground floor of each building.

When it comes to the designs of the buildings Hines wanted to ensure that characteristics from both the North Loop and the Downtown Central Business District where both included. ESG therefore designed the buildings to feature clean and crisp silhouettes that draw from many of the designs of skyscrapers in the CBD while also featuring handmade design elements inspired by the North Loop. 

One unique design element of North Loop Green will be an “amenity bridge” that spans between the two buildings. Due to the taller floor-to-floor heights in the office building the bridge will connect on the 17th story of the residential building and the 14th story of the office building. Within the bridge there will be 5,000 square feet of indoor/outdoor space to house a restaurant and bar that will have stunning views of the downtown skyline.  

Hines has owned the site where North Loop Green will be constructed since 2012. The site is part of a 6 acre-parcel of land where Hines has already developed two phases with the first being Dock Street Flats and the second being the T3 office building. 

This also isn’t the first proposal that Hines has had in the works for 350 N Fifth Street. Back when The Development Tracker first began Hines was exploring another two-tower proposal that would have included two 20-story buildings. One of the buildings would have included office space while the other had not been determined at the time. You can see that proposal here.

Hines will submit their plans for North Loop Green to the city of Minneapolis and the North Loop neighborhood later this week. The project still will need to go through all of the formal city review processes which means construction most likely wouldn’t begin until Spring 2020 at the earliest.

We’ll be sure to post more information right here on our website about this exciting project as it becomes available.

 

800 WASHINGTON PROPOSAL GROWS IN SIZE

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AECOM’s proposal for a vacant site at 800 Washington Avenue S has grown in size.

Plans were revealed last year for a block long eight-story mixed-use building with a skinny rectangular footprint that would include retail, office and residential space. Since then the proposal has been revised and the building has grown in height from nine stories to 14.

In total the project would include 9,870 square feet of retail space, 18,540 square feet of office space and 127 condominium units. The retail space would all be located on the ground floor and at the moment is divided into seven different spaces with one being intended to be used as a restaurant. The office space would be located on level three and would be home to the American Academy of Neurology. The space would be directly connected to their headquarters next door via a private skyway on the same level.

Levels four through 14 would include the residential units which would be a mix of studio, one bedroom, two-bedroom and three-bedroom condominiums. Levels 13 and 14 would also include a number of penthouse units. Parking for 109 vehicles is planned for three underground levels.

Amenities within 800 Washington would include a spacious lobby, mail room, bike room, outdoor lounge and outdoor dog run on the ground floor. On the second floor a large clubroom, a mezzanine lounge and a massive fitness center are planned.

Now let’s talk about the gardens.

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AECOM has worked hard to make sure that their proposal is not just another mixed-use building. The building sports a unique design with cantilevering floor-plates, unique window alignments and even more uniquely multiple large garden spaces spread throughout the project.

Level three, the private office space, would feature an inset pocket garden for private use by the AAN. The sixth floor of the building would include a roof garden and a separate pocket garden. Level eight would include another outdoor garden space with this one being designated as a “winter garden.” Level 11 and 12 would both feature a single pocket garden with level 14 including another pocket garden along with a roof garden. Not shown on the floorplans but shown in the elevations is the potential for a rooftop farm also.

So, if you were counting that’s one winter garden, five pocket gardens, two roof gardens and maybe one roof top farm. Now that’s a lot of gardens.  

In designing the project Dwyer Oglesbay Architects worked hard to create a development that would provide a way of living that improves the lives of not only the residents who occupy the building, but also the surrounding neighborhood.

800 Washington will promote environmental, public and personal health through a number of ways. As mentioned above, pocket gardens have been included throughout the project that when complete will actually add more green space to the site than what was originally there before a building was constructed. Another interesting aspect besides the unique shape of the building is the use of smog filtering concrete on the exterior. The use of that specialized concrete will help 800 Washington reach their goal to “improve activity, physical and metal health and long-term durability” for the building and the surrounding area.

The team working on 800 Washington includes visioneer and developer Sandra Rieger & Co, Development Manager AECOM, Contractor Knutson Construction along with architectural firm D/O Architects.

Plans for 800 Washington can be found here.

Work on the project is expected to begin in Spring 2020 with an anticipated completion in late 2021.

 

TWO PROJECTS PLAN TO BRING NEARLY 300 APARTMENTS TO NORTHEAST

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Nearly 300 apartments are planned for two sites located adjacent to Broadway Street NE in Northeast Minneapolis.

Solhem and Perkins | Levin have released plans for two residential projects that would be constructed on neighboring sites located where NE Main Street ALMOST meets Broadway Street NE (you know what we mean if you’ve been in the area).

Solhem is no stranger to the neighborhood as earlier this year they completed The Julia, a new residential building located just one block down the road.

The area near the intersection of Broadway Street NE and Marshall Street NE is becoming a hot bed for developers. In the last few years a number of projects have gone up including The Grain Belt Apartments, Mezzo, The Julia, Wyndris and currently under construction, N&E. That’s just the start of it too. If plans come to fruition, another couple of hundred apartment units could pop up on sites located behind the historic Grain Belt Brewery building.

So, what exactly does Solhem and Perkins | Levin have in mind for their two sites? Feast your eyes upon the renderings below. 

1011 NE MAIN STREET

The first project is proposed for a 1.04 acre site located at 1011-1027 NE Main Street.

The five-story building would replace five single family homes and would include 175 apartments. The apartments within the building would range in size and include alcove, one-bedroom, one-bedroom plus den and two-bedroom units. Two walk-up units would also be included in the project located along NE Main Street. 

Two levels of underground parking with space for 113 vehicles and 230 bikes would be provided within the building. Access to the garage would be provided by two curb cuts, one located along NE Main Street leading to the lower garage and the other located along NE 2nd Street leading to the upper garage.

Amenities with the building would include two common space areas on the ground floor, one of which most likely will be a fitness center.

The design of the building takes into account the surrounding neighborhood. The south side of the building where the building will front single and multifamily residences was brought down in height in order to provide a transition zone. As the building approaches Broadway Street NE, the building rises to five stories in height in order to engage with the other buildings of similar height along the corridor.

Plans for 1011 NE Main Street can be found here.

Construction on 1011 NE Main Street is expected to begin in Fall 2019 with an anticipated completion in Summer 2021.

Solhem and Perkins | Levin will present their project for feedback to the Minneapolis Planning Commission Committee of the Whole next week on Thursday, June 27th at 4:30pm.

1018 NE MAIN STREET

The second project planned by Solhem and Perkins | Levin is located at 1018-1024 NE Main Street. 

The five-story project would replace 3 single and multifamily residences. In total there would be 113 apartment units along space for 68 vehicles and 150 bikes in one level of underground parking. Units within the building would range in size and include alcove, one bedroom, one-bedroom + den and two-bedroom units.

All of the ground floor units within the project will be walk-up units with the entrance to the building being located at the corner of NE Main Street and 11th Avenue NE.. The lobby was intentionally located towards Broadway as the area is more active which allowed for the quieter residential units to be located to the south of the building in order to be mindful to the adjacent residential buildings.

A large 3,079 square foot common space is shown on the ground floor of the building, the space likely would be home to the majority of amenity spaces within the project. Plans also show a 1,700 square foot roof deck.

The design of the building features two intersecting volumes, one modern and five stories in height and the other traditional and four stories in height. The four-story portion will be located on the south end of the project and will be clad in brick in order to help assist with the transition of the larger building to the single-family dwellings located to the south. The five-story portion of the building will have a modern angled design that will help better connect it with the Broadway Street NE corridor.

Plans for 1018 NE Main Street can be found here.

Construction on 1018 NE Main Street is expected to begin in Fall 2019 with an anticipated completion date in Spring 2021.

Solhem and Perkins | Levin will present their project for feedback to the Minneapolis Planning Commission Committee of the Whole next week on Thursday, June 27th at 4:30pm.

 

OPUS PLANS 20 STORY MIXED-USE PROJECT FOR NICOLLET SITE

A 20-story building has been proposed for a site located along Nicollet Avenue in Downtown Minneapolis.

The Opus Group released plans this week for 301 Nicollet, a new mixed-use project that would be constructed on the remaining 1.5 acres of land directly next to another of their recently completed projects, 365 Nicollet.

301 Nicollet would include 5,380 square feet of ground floor retail space along with 357-370 apartments on the upper floors. A five-level parking ramp with 351 parking spaces would be concealed within the core of the building and would be wrapped with apartments. Located midway on the block would be a 3,500 square foot motor court with vehicle drop off space that would be accessed off of S 3rd Street. A 100’ wide alleyway would be left between 301 and 365 Nicollet.

The ground floor of the building would house four two-bedroom walk up units along with one 2 bedroom + den walk up unit. The second floor would include a number of apartment units along with a large work from home suite with multiple working spaces. Amenity space would be found on the 6th and 20th floors, both of which would feature indoor and outdoor space. On level 6 there would be a clubroom, sport room, yoga studio, fitness center and a spa. Outdoors there would be a large pool with sun bathing and cabana space, a hot tub, outdoor grilling and dining space, fire pits, a large lawn game court and two large landscaped areas dubbed “meadow” and the “grove.” The 20th floor would be home to another amenity space featuring a 2,220 square foot club room and a large 2,083 square foot outdoor terrace.

One unique residential amenity that 301 Nicollet would feature that most other residential buildings in Minneapolis do not are sport courts that would be located on the ground floor of the building. Plans currently show two squash courts along within a large indoor gym with a basketball hoop. We’d like to think those courts would make the winter a little bit more bearable for those lucky residents that get to call 301 Nicollet home.

Units within the building would range in size and include studios, one-bedroom, one-bedroom + den, two-bedroom and two-bedroom + den units. The smallest unit within the building is currently planned at 459 square feet with the largest coming in at 2,625 square feet.

Access to the Minneapolis skyway system will be provided via 365 Nicollet. An entrance to the skyway space from the ground floor will be located at the back right corner on the building along Nicollet.

Designed by ESG Architects and TEN X TEN Studio , the building’s mass is broken up into into a few different areas. Anchoring the corner of Nicollet and S 3rd Street would be the tallest part of the project which would stand 20 stories and be almost entirely clad in glass. The building would then step back from the road as it approaches S Marquette Avenue with the glass façade transitioning into a mix of brick, metal and glass. As the building approaches 365 Nicollet on its back side it steps down to 5 stories allowing for the 6th floor amenity deck above.

Plans for 301 Nicollet can be found here.

Opus will present their proposal for feedback to the Minneapolis Planning Commission Committee of the Whole next Thursday, June 27th, at 4:30 pm.

 

THREE RESIDENTIAL PROJECTS PROPOSED FOR GIRARD AVENUE S

A group of developers have set their sights on Girard Avenue South.

Developers Yellow Tree and Perkins and Levin are proposing three new residential developments along the road stretching from W 27th Street to W 32nd Street. In total, the three proposals would bring 271 new apartments to the Uptown neighborhood.

 So, what exactly is being proposed?

2701 GIRARD AVENUE S

The first project is a six-story residential building proposed for the southeast corner of Girard Avenue South and West 27th Street (that’s just down the block from Giordano’s). Four existing buildings would be demolished in order to make way for the new building.

119 apartments would be included on the project which likely would range in size from studios to two-bedroom units. Residents would have access to 74 parking spaces that would be located on one at grade level and one below grade level.

The exterior of the project would be clade in brick, burnished block and three colors of metal panel. 

The project was designed by DJR Architecture and would be co-developed by Yellow Tree and Perkins and Levin. An anticipated construction start date for this project would most likely occur in 2020.

Plans for 2701 Girard Avenue S can be found here.

 

2832 GIRARD AVENUE S

The next proposal is located on a site just north of the parking lot of Piggy Bank, a restaurant located in the Uptown neighborhood.

The project site would require the combination of three properties that each currently are each home to single-family dwellings. All three would be demolished in order to make way for a new six-story building that would include 76 apartments.

The exterior of the project would be clad in a brick base with the upper floors being clad in metals of various colors. Composite wood accents would also be found throughout the façade. In addition, the developer is also proposing a green wall facing south towards the alley.

The project was designed by DJR Architecture and would be co-developed by Yellow Tree and Perkins and Levin. An anticipated construction start date for this project would most likely occur in 2020.

Plans for 2832 Girard Avenue S can be found here.

 

3224 GIRARD AVENUE S

 The final proposal for Yellow Tree’s Girard Street trifecta is for 3224 Girard Avenue S.

This project would be located between W 32nd and W 33rd Streets on the west site of Girard Avenue S. It would require the demolition of 3 single family residences along with one multifamily residence.

 A new four-story building would be constructed on the site that would include 76 apartments. Apartment sizes would include studios, 1-bedroom and 2-bedroom units. The ground floor of the building would include the residential lobby along with a fitness center, bike storage room and three 1-bedroom walk up units. 

Residents would have access to 38 enclosed surface parking spaces within the building.

The project was designed by DJR Architecture and would be co-developed by Yellow Tree and Perkins and Levin. An anticipated construction start date for this project would most likely occur in 2020.

Plans for 2832 Girard Avenue S can be found here.

 

All three projects will be presented for feedback before the Minneapolis Planning Commission Committee of the Whole at their June 20th meeting at 4:30pm.

MEET SABLE. THE NORTH LOOP'S NEWEST AND MOST UNIQUE CONDO PROJECT.

A brand-new residential project under construction in the North Loop has made the switch from apartments to condos.

Yes, you did in fact read that correctly. There are condos available in the North Loop.

Sable is a nine-story residential building currently under construction at 728 North Third Street. The project is being developed by United Properties and Greco and is a part of United Properties larger development, The Nordic.

When Sable opens next month (June 2019) there will be 57 condo units located within the building, 70% of which have already been reserved.

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A DIFFERENT TYPE OF CONDO

Sable is different than other condo properties not just because it’s an absolutely stunning building (shout out to BKV Group for their design work), but also because of the types of condos the building includes.

What makes these units so different? The condo units at Sable are geared towards buyers who have the option to use them for short-term rentals in addition to living there.

What does that actually mean? While you’d own the condo, you’d have the ability to decide to call the place home or to rent it out. That’s something that typically other condo properties don’t offer which makes buying a condo such a commitment. At Sable you can not only have a stunning place to live and own but you also have a chance to make an income.

When it comes to renting out your unit, owners at Sable will be able to do so on platforms like Airbnb and VRBO. MINNeSTAY, a Minnesota based company that manages vacation properties, will manage Sable once complete.

SO, WHY THE SWITCH? 

When Sable was announced by United Properties and Greco last year the building was planned to include 57 luxury apartment units. Just recently the co-developers decided to make a somewhat major change, switching the units from apartments to condos.

What prompted the change? The slight softening of the rental market.

There are a ton of apartments coming online (we’re talking thousands) not only this year but over the next few years. What are there far less of coming online? Condos. While there are a few condo projects in the works such as Alia and ELEVEN (those two projects ALONE will bring nearly 700 new condos to the city), the city is seeing mostly, if not almost entirely, apartments being built. 

The North Loop, one of the city’s most trendiest and affluent neighborhoods, isn’t any exception to the apartment trend. In the last few years a number of apartment buildings have been constructed in the area including Variant, The Paxon, Third North and more. The problem with that is that there are many individuals who live in the North Loop would truly rather own than rent if possible.

With that being said, while evaluating what the future might include for Sable United Properties and Greco decided that it would make more sense for them to sell the units they were developing rather than renting them.

BUILDING DETAILS

Units within Sable will range in price from $250,000 to $975,000.

The lower end of that price spectrum will get you a studio or alcove with around 450 or more square feet of space. One-bedroom units with around 650 square feet of space will be available from the upper $300,000s. The largest units within the building will go for the upper end of the price spectrum. Those units include a two level one-bedroom penthouse along with a large two-bedroom, two and a half bath penthouse that includes a large living room, gourmet kitchen, a private outdoor balcony and absolutely stunning views of the skyline. You can view the 11 different unit layout options at Sable here.

Amenities for those who decide to call Sable home will include a ground floor private member’s lounge and a fitness center. The building will also have a large outdoor rooftop area that will include fireplaces, an outdoor kitchen area, lounge areas and of course those stunning views of Downtown Minneapolis. 

Last but not least, when it comes to parking at Sable it couldn’t get more convenient. Being some of the units within the building wrap around the adjacent parking garage some owners will actually be able to park on the same floor of their unit. That makes unloading that car filled with groceries a whole lot easier.

HOW TO SECURE A UNIT AT SABLE?

With all this conversation on this amazing condo opportunity within the North Loop you’re probably wondering how in the world you can secure one of the units at Sable.

As we mentioned above, there are 57 units in total within the project and nearly 70 percent of them have already been reserved. But that’s not 100%, is it?

So, here’s how you can get your hands on a unit at Sable.

First, visit their website here to learn more. Then, contact Joe Grunnet of Downtown Resource Group (DRG) who is responsible for selling the units at Sable. He’s there to answer any and all of the questions you might have about securing one of the truly unique condos at Sable.

Sable is located at 728 North Third Street in the North Loop neighborhood. The project team includes United Properties, Greco, BKV Group, DRG, MINNeStay, RJM Construction, LHB and Gassen.

 

NEW RENDERINGS RELEASED FOR UNITED PROPERTIES GATEWAY PROJECT

The time has finally come for United Properties’ Gateway mixed-use tower to rise and with that comes new renderings.

Site prep has officially begun at the site located at the corner of Third Street and Nicollet (or Washington Avenue S and Hennepin Avenue depending on how you look at it). What once was a full city block of surface parking will soon give way to a new 36 story mixed-use tower complete with office and retail space along with the Four Seasons Hotel & Private Residences.

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YEARS IN THE MAKING

If you’ve been following this project with us then you already know it has been in the works for years.

With the project going through a number of design changes throughout the years, and especially this past year, it had become somewhat unclear as to what the the final design might actually look like.

Well, good news. With the recent confirmation that the Four Seasons Hotel & Private Residences will open within the building we do know that the project will truly be mixed-use.

With those details having now been solidified United Properties has posted updated renderings of the project on their website and we’ve got them right here for you to feast your eyes on.

EXTERIOR DESIGN CHANGES

While much fo the building’s mass has stayed the same since its most recent proposals we do see a change in some of the exterior materials being used in the newest renderings. It now looks like that the tower podium (base) will be clad in what appears to be metal rather than what appeared to be stone in the previous renderings. The new renderings also show a slight increase in the use of glass within the podium area.

Overall the color tones have also been changed from what originally looked to be a warmer pallet to a much cooler palette of grays and chromes.

In the rendering below we also see the recently agreed upon porte cochere located off of Hennepin Avenue. This area will serve as the main entrance to the building.

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FLOOR BY FLOOR BREAKOUT

Now let’s take a moment to see how the space within the building shook out.

The ground floor, as mentioned above, will feature the porte cochere that will provide access to the lobbies for the Four Seasons Hotel & Residences, the office space and anchor tenant RBC Wealth Management, along with the retail space.

Three spaces have been designated as retail on the ground floor of the building. RBC will open a bank branch within a 2,150 square foot retail space facing S Washington Avenue. There is also a 5,428 square foot restaurant space and a 1,523 square foot retail space located off of Nicollet.

The second floor of the building will house back of house space for the hotel along with two skyway connections. One would lead to the Minneapolis Central Library and the other to Marquette Plaza.

Floor three of the building will be home to a 6,900 square foot ballroom, a junior ballroom, four meeting rooms, a board room, admin space, restrooms and pre-function space.

Floor four of the project will be home to the hotel amenities which will include an indoor/outdoor pool. a fitness center, large spa and large outdoor terrace complete with bar.

Floors five through 21 will be home to 532,340 square feet of office space. RBC Wealth Management will occupy 370,000 square feet of that office space, which makes them the anchor of the project. With such a commitment the company will also receive space for their logo at the top of the building facing the downtown skyline.

Floor 22 will be strictly mechanical space.

Floors 23-32 will be home to the Four Seasons Hotel and its 280 rooms.

Floors 33-36 will be home to the Four Seasons Private Residences which will feature 22 condo units. The smallest condo unit is planned to be around 1,700 square feet with the largest unit coming in at around 6,635 square feet. Every unit within the building will have access to one of two private outdoor balcony spaces. The largest unit mentioned above will also have a stunning 1,055 square foot terrace that has pristine views of the Mississippi River.

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LAST BUT NOT LEAST, THE GREEN SPACE

We’ve talked a lot about what is inside the Gateway project, but now let’s talk about whats on the outside.

The corner of S Washington Avenue and Nicollet will feature a large outdoor plaza with multiple seating areas, green spaces and art pieces. The space also will be adjacent to a large outdoor dining area for the restaurant space.

The plaza area was required to be left somewhat vacant so that if in the future the city of Minneapolis decides to construct the Nicollet Central Modern Streetcar system it can run through the site connecting Nicollet Mall and Hennepin Avenue.

McGough is the GC for the Gateway project while United Properties is the developer. Completion of the Gateway project will begin to occur in late 2021 when RBC is expected to move into their new office space.

 


ARTSPACE PLANS AFFORDABLE ARTIST APARTMENTS

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Artspace is planning more affordable artist apartments in Minneapolis, this time in the Harrison neighborhood.

Northside Artspace Lofts will be built on a site that is currently home to a warehouse located at 221 Irving Avenue N. Once complete the building will stand 5-stories tall and will feature commercial space, amenity space and 100 affordable apartments for working artists.

The ground floor of the building will house the lobby, a 2,565 square commercial space, three art studios, two large common studios, a dance/exercise room and a large community room. Floors two through five will house the residential units. 104 parking spaces will be located on the ground floor and one underground level of the building.

Units within the building will range in size and will include studios, one-bedroom, two-bedroom and three-bedroom units.

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10 of the 26 three-bedroom units will be available to those with project-based section 8 vouchers. 70 of the units within the building will be available to households with an income at or below 60 percent of the area median income (AMI). 20 units within the project will be reserved for households within an income at or below 50 percent of the AMI and ten units will be reserved for households with an income at or below 30 percent of the AMI. 

Did you get all that? Message us if you’ve got questions.

One exciting aspect of the project is that the commercial space has already been leased to Juxtaposition Arts. They’re a local youth oriented non-profit visual art center that is known for their community collaborations, studio classes and workshops, public mural programs, art exhibitions and more. Talk about the perfect tenant for a project like this.  

The team working on Northside Artspace Lofts includes Collage Architects, Wellington Management, Artspace, LHB and Wenck.

Construction on the project is anticipated to begin later this year.

 

AFFORDABLE APARTMENTS PLANNED FOR THE NORTH LOOP

A planned mixed-use project in the North Loop has made the switch from market-rate to affordable apartments.

The Redwell will be constructed on the corner of N 10th Avenue and N 3rd Street at 1000 N 3rd Street. The site is currently occupied by the Zuccaro’s Produce warehouse which will be demolished in order for the new building to be constructed.

The new building once complete will stand six stories tall and will feature 109 affordable apartments and 10,200 square feet of ground floor commercial space. In order to secure a unit within the building an applicant’s income will need to be 60 percent or less of the area median income.

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Schafer Richardson is the developer behind The Redwell. They have a number of complete projects within the North Loop and also were the developers who recently constructed a large parking ramp with ground floor retail space next to the site that The Redwell will occupy.

This isn’t the first proposal for the Zuccaro’s Produce site. Originally Schafer Richardson had proposed keeping the existing warehouse and adding two additional floors of office space to the building. Those plans never came to fruition and the company returned last year with the original proposal for The Redwell. At that time the project was proposed to include 129 market-rate apartments and roughly the same amount of commercial square footage.

UrbanWorks is the architectural firm that has been working on both proposals for the site. With the new proposal the overall design for the building has remained largely the same, however throughout the residential floors a few units have been combined in order to create 2-bedroom units (hence the decrease in the overall unit count).

A development with affordable apartments will be a welcome addition to the North Loop neighborhood especially after Dominium’s proposed conversion of the Duffy Paper building in affordable apartments fell through last year. 

Construction on The Redwell is anticipated to begin later this year.

 

WORK BEGINS ON NEW MIXED-USE PROJECT

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Work on a new mixed-use project is underway at 1701 Nicollet Avenue. 

When complete the building which is being called “NiCo Apartments” will rise six stories above grade and will house 146 apartments and 7,000 square feet of ground floor commercial space. Apartment units will range in size from studios to two-bedroom units. Amenity spaces for residents will be provided on the second and sixth floors of the building and will include a fitness center, roof deck, dog washing station and more. 

What you can’t see in this photo is that the entire underground parking level has already been excavated. 76 private parking spaces will located on that level while 18 spaces will be provided on the ground level for the retail tenants.  

Yellow Tree is not only developing and building the project but they’ll also manage it once complete. DJR Architecture is responsible for the design of the project. 

NiCo Apartments are anticipated to be complete in Spring 2020. 

 

CONDOS PLANNED FOR THE NORTH LOOP

A vacant parking lot in the North Loop could soon be redeveloped into a ten-story condo building.

Located at 100 N 3rd Avenue and just steps from some of the North Loop’s best shopping, TMBR would stand 119’ tall and feature residential space, commercial space and underground parking.

Plans show the ground floor of the building being split between private residential amenity space and public retail space with the upper floors being devoted to 84 condos.  

Residents within TMBR would have access to a large lobby located off of N 3rd Avenue along with a fitness center, mail room and bike room. Units within the building would range in size and include one, two and three-bedroom units. A number of units within the building would also have access to large, and we mean large, private recessed balconies. 114 parking spaces would be located on three underground levels within the building along with a small recessed surface lot. Access would be provided by an existing curb cut along N 3rd Avenue.

Dwyer Oglesbay is the architect behind the design of TMBR which will be clad in glass and terra cotta. Downtown Resource Group (DRG) has been brought on to sell the condominium units within the building.

MORE NORTH LOOP RETAIL

Six different retail spaces covering 5,000 square feet would line N 3rd Avenue. The goal is for the retail space to become home to shops that will help strengthen the North Loop’s already vibrant shopping scene and also a newly vibrant block.

Just last year Paster Properties completed the restoration of a historic commercial building with ground floor retail space next door to the site that TMBR would be constructed on. The building is now home to Chicago-based Fairgrounds Craft Coffee and Tea and next month will also become home to a Lululemon location. An additional, unannounced, retailer has also signed a lease for space within the building.

TMBR will be presented for feedback to the Historical Preservation Committee today, March 19th, at 4:30pm.

 

NEW DETAILS ON PLANNED DOWNTOWN EAST TOWER

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New plans have been revealed for a proposed residential tower just steps from U.S. Bank Stadium.

Ryan Companies has been working since 2014 on plans for a new tower that would rise on a small plot of land next to the Mills Fleet Farm parking ramp. When the ramp was constructed there were always intentions to also build a tower of some sort, whether that tower would be a hotel, office, or residential space was the question.

In 2018 Ryan Companies released plans for a residential tower that would be constructed on the site located at 710 S 4th Street. At the time a 25-story building was planned that would have included 245 apartments. One of the downfalls of that proposal was that there was no retail space planned within the project which many felt was a huge miss due to the site’s proximity to U.S. Bank Stadium.

UPDATED PLANS

New plans for a 305’ 24-story building will be presented to the Minneapolis Planning Commission at their next meeting. With the new proposal more apartment units have been added to the development along with a small amount of retail space on the ground floor.  

In total, the building would house 342 apartments on floors 2-23 ranging in size from micro units to two-bedroom units. Floors 22 and 23 would also include penthouse units which are expected to feature larger square footages and upgraded finish packages. 120 parking stalls would be located on one level of underground parking and three above ground levels. 1,070 square feet of retail space would be also located on ground floor towards the middle of the building.

Residents would have access to a number of different amenities located throughout the building. The first floor would feature an expansive lobby along with a bike maintenance and electric scooter charging room, a pet spa and an outdoor pet run. Level two would feature leasing space, work space and more indoor amenity space. Level six of the building would include additional indoor amenity space along with a large outdoor amenity deck with a number of different sitting areas, fire pits, outdoor kitchens and walking trails. Last but not least, residents would have access to a top floor amenity level located on floor 24 which would include over 7,500 square feet of indoor amenity space along with a 3,400 square foot outdoor pool terrace.

Ryan Companies would develop the building and The Excelsior Group would own and manage the property once complete. Construction could begin later this year with an anticipated completion in 2021.

 

WORK UNDERWAY ON NORTH LOOP APARTMENTS

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Piling driving continues at a North Loop site that will soon become home to a six-story building.

River Loop Apartments is a new residential project currently under construction at 800 W River Parkway, a 2.5-acre site on the corner of Plymouth Avenue N and W River Parkway. When complete the building will be home to 218 luxury apartments that will range in size from studios to two-bedroom units. Two levels of underground parking will include 268 parking spaces for residents of the building.

Opus Group is developer constructing the project and ESG Architecture is responsible for the design of the building. Once complete, River Loop Apartments will be managed by The Excelsior Group.

Construction on River Loop Apartments is anticipated to be complete in spring 2020.

 

NORTH LOOP PROJECT RISES ABOVE STREET LEVEL

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As the first floor of concrete work nears completion, a new project within the North Loop prepares to ascend into the sky.

Second & Second is currently under construction at a site that was previously a surface parking lot at 128 N 2nd Street in the North Loop. The new mixed-use building will bring 158 apartments and 20,000 square feet of ground floor retail space to the neighborhood. Multiple levels of underground space will provide parking for both residents of the building and guests of the retail spaces.

Retail space and the residential lobby will be located on the ground floor of the building with the upper levels being home to apartments and resident amenities. A unique design element of this project is an outdoor plaza that will run centrally through the site. The “connector” will run at street level connecting N 2nd Street to what eventually will be the Foundry mixed-use project behind Second & Second.

Second & Second will sport a modern design and will stand six stories tall once complete. Snow Kreilich Architects designed the building, which will be clad in dark brick, metal accents and multiple illuminated elements. Weis Builders is the general contractor constructing the building and Colliers International is the broker marketing the retail space, which is available spaces between 1,100-14,000 square feet. 

Construction on Second & Second is anticipated to be complete in fall 2019.

 

DORAN'S 30-STORY TOWER IS OUT AND TWO SIX-STORY BUILDINGS ARE IN

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A mixed-use project planned within the St. Anthony Falls Historic District has seen a large design revision and that includes the removal of a 30-story tower.

Last month Doran Companies presented plans to the Heritage Preservation Commission for a large mixed-use development planned for the corner of University Avenue S and 3rd Avenue SE. Over 700 residential units would have been constructed within one six-story building and also a 30-story tower.

After concerns were raised by the HPC over the 30-story tower and the amount of materials used within the project Doran decided to revise the overall development.

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NEW PLANS

The revised plans now include two six-story buildings that would be located on the East and West sides of the site. 568 residential units would be constructed within the two buildings with the West building also including 4,300 square feet of retail space. Other revisions to the plans include changes to exterior materials and building massing in some areas.

The sizes of the apartments within both buildings would include studios, one-bedroom, two-bedroom and three-bedroom units with almost all featuring a private outdoor space of some sort.

Residents would have access to two massive outdoor amenity decks (one within each building) that would include pools, outdoor grilling spaces, lounge space, a pebble beach, and more. Amenities within each of the buildings would also be expansive including multiple fitness centers, game rooms, a golf simulator, a spa and more. Really, you’ve got to check the plans so you can see all that is planned.

Underground parking would be provided within each of the buildings.

CHANGE AT A COST

Doran has made it very clear that the feedback provided on their first proposal was different than the direction previously given to the developer. A few months ago, Doran presented three massing proposals for the site and asked for feedback on which massing proposal to move forward with. The direction given at the time was to move forward with massing for six story structures and one larger tower component.

With the new plans including nearly 200 units less Doran needed to increase the density of the units on site in order to support concrete construction costs. This required the removal of a planned affordable housing building that would have been located on the East side of the site. The developer had already been working with CommonBond Communities and has since then had to discontinue their partnership.

Doran’s revised plans will be discussed at the Heritage Preservation Commission’s March 5th meeting.

 

MIXED-INCOME HOUSING PLANNED FOR NORTHEAST MINNEAPOLIS

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A new mixed-scale, mixed-income and urban styled housing development has been proposed for a site in Northeast Minneapolis. 

Lander Group is the developer behind the project planned for 2301 California Street NE in the Bottineau neighborhood. The 2.6-acre vacant plot of land was previously home to a large grain silo that was demolished in 2018.

Plans for the project include a mix of both rental and ownership housing. Two clusters of buildings would be constructed on site with each cluster including a two-level and four level building.

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THE DESIGN

The two low-rise buildings fronting California Street would house 24 owner occupied townhomes with the larger four-story buildings housing 110 one-bedroom rental apartments.

Parking would be included on the ground level of both apartment buildings along with a surface parking lot located on the east side of the site. The townhomes would also have access to individual garages located behind each unit or at the back of the site.

One unique aspect of this project is that the whole development is anchored by a Community Green which will run in between the two clusters of buildings. This public space will serve both the new residents of Lander Group’s community along with the existing residents in the surrounding community. The space will feature plenty of green space, a play area and a community pavilion.

Van Meter Williams Pollack LLP is the architecture firm responsible for the design of the project. They’re an award-winning firm based out of San Francisco and Denver that have worked on a number of Architecture and Urban Design projects throughout the country.

PRICING THAT DIFFERS FROM THE REST

80% of the apartment units within the project will be market-rate. One thing to note is that those market-rates are expected to be up to 25% lower than other recently completed market-rate properties within Minneapolis. The remaining 20% of apartments will be affordable units for those who earn 60% or less of the area median income.

The townhomes units will be marketed similarly to how the apartments are. 20 units will be market-rate while four will be affordable units for households earning 80% or less of the area median income.

Plans for 2301 California Street NE will be presented for feedback to the City Planning Commission Committee of the Whole at their February 28th meeting.

 

MIXED-USE PROJECT PLANNED FOR HISTORIC WAREHOUSE DISTRICT

A small site in the historic Warehouse District may soon become home to a new mixed-use building. 

“310 Lofts” is proposed for a site at 310 N 2nd Street. The angular site is located directly behind two historic buildings that Paster Properties renovated and restored last year that include retail and office space and is home to Fairgrounds Coffee & Tea.

In order to construct the new mixed-use building a historic building dating back to 1883 that is currently being used as a warehouse would need to be demolished. In its place plans show a new six story building that would be constructed. The building would include 59 residential units and 1,369 square feet of commercial space.

The building would be a mix of unit sizes including studios, one bedroom, one-bedroom + den and two-bedroom units. Four indoor parking levels, including one at grade and three underground, would provide 124 parking stalls for residents.

While the building is technically six stories above ground, it’ll span a total of ten stories which includes the underground parking levels and the roof deck. That’s actually the maximum number of floors allowed for a new building within the historic Warehouse District.

Tushie Montgomery Architects is responsible for the design of the project. It’ll feature a modern look that includes large balconies, expansive windows and a good amount of brick. That brick will help tie the design of building, even if modern, in with the surrounding historic structures. The developers of the project are listed as 310 Development LLC.

Plans for 310 Lofts will be presented for feedback to the Historical Preservation Committee at their February 19th meeting.