Posts in Redevelopment
BOUTIQUE HOTEL PLANNED FOR HISTORIC NORTH LOOP BUILDINGS
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A new boutique hotel is in the works for the North Loop neighborhood. 

Located at 117 1st Street N, the hotel would be located within a mixed-use project that has been planned for a number of years.

The Commutator Foundry Development would include the demolition of two non-contributing buildings, the renovation/restoration of two additional buildings and the construction of a new building. The two buildings that would be rehabilitated include the historic Commutator Hotel and Foundry Buildings, both of which were built in the 1900’s and most recently were home to office space and retail space. 

Now, you might remember that there were plans for this site already that were proposed a few years back. Those plans included pretty much the same amount of ground floor retail space but also included office space on all of the upper levels.  

Since those original plans were proposed the developers were approached by an independent boutique hotel that was interested in the project. Luckily the developers were at the point of planning where they could make the switch from office space to hotel space. 

THE DESIGN  

In total, the entire project would be home to around 130 hotel rooms, 22,000 square feet of ground floor retail, restaurant and lobby space and a rooftop bar and restaurant with views of the Downtown skyline. Two levels of underground parking with 50 stalls will be also be constructed within the new building. 

Snow Kreilich Architects is responsible for the design of the project which needed to pay close attention to the Minneapolis Warehouse Historic District Design Guidelines. With that being said they ensured the design of the new building included a defined base, middle, and top and that it was constructed as close to the street as possible in order to maintain the historic street wall.

The height of the new building will be six stories which is taller than both of the existing historic buildings. However, the new building has been designed in a way that the floorplates on the lower levels will match the height of the floorplates within the existing buildings allowing for seamless levels throughout all structures. The new building will be clad in a cast stone custom unit masonry along with an insulated clear glazing.  

Want to know an interesting construction tidbit? When construction is underway, 121 N 1st Street will actually be stabilized, and the structure moved off site temporarily while the underground parking is constructed. Once that is complete the building will be moved back to its original location.  Crazy huh? 

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THE HOTEL

At the moment it is unknown as to who the independent hotel is that is planning to open within the Commutator Foundry Development. 

Many rumors are swirling around that it could be a West Elm Hotel, especially since it was just announced that their retail store will be opening in a new development directly behind the Commutator Foundry project (you can read about that here).

However, we don’t think it is a West Elm Hotel at the moment and here’s why.

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It’s been a few years since West Elm announced they there were not only planning hotels across the country but that they were also planning one in the North Loop neighborhood. Things were going well for a while and planning was underway and at one point we even saw plans for their hotel to be constructed on the site of what is now an under construction mixed-use project across the street called “The Archive.” But then things got rough for the West Elm Hotels concept.

First, they were sued by the hotel management company that they were working on the projects with. The management company eventually walked away from the concept altogether which left West Elm without a hotel operator. 

It seemed like a new hotel management company could be secured but then another shocking announcement came last month when West Elm Hotels cancelled their Indianapolis hotel that was already under construction. And just this last week it was announced that the West Elm Hotel planned for Detroit was also put on “hold” with the future of the other planned hotels being in limbo.

Now, don’t let us kill all your hope for an ultra-trendy first of its kind hotel setting up shop in the North Loop. Maybe we will magically see the stars align and we’ll be the first place to become home to a West Elm Hotel… and maybe they won’t.

Plans for 117 1st Street North will go before the Minneapolis Heritage Preservation Commission for review at 4:30pm later today. Construction on the project is anticipated to begin in early 2020 and take 12 months to complete.

 
AFFORDABLE AND MARKET-RATE HOUSING PLANNED FOR W LAKE STREET
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What originally was a two-phase residential project on W Lake Street already has a third phase planned.

Lupe Development Partners presented plans earlier this month for a seven-story mixed-use building at 520 W Lake Street. The project would be built directly next door to the twin phase one (currently under construction) and phase two projects that the developer already has planned.

However, before both phase two and phase three can be built they both need to still be approved by the city. Here’s what planned for both those phases.

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THE SECOND PHASE 

Phase two would be constructed at 510 West Lake Street and would include a 6-story residential building that essentially mirrors the design of phase one exactly. The building would include 111 units of affordable workforce housing which would be the same amount of affordable workforce housing as what is included in phase one.

In addition to apartments, the building would have ground floor walk-up townhome units located on along Harriet Avenue, 1,000 square feet of retail space, a fitness facility, business center, clubroom, bicycle maintenance/repair room and other community spaces.

56 enclosed parking spaces would be located on the ground floor and one underground level of the building.

A number of green initiatives would also be featured in the project including a green roof and a 40 kW Solar PV collection system that would power the common areas within the building.

THE THIRD PHASE

Located directly next to phase two will be phase three.

Phase three would be a seven-story building with 92 market-rate apartments along with 2,600 square feet of ground floor retail space split into three different spaces. 44 parking spaces would be included on one above ground and one underground level.

Units within the building will include studios, alcoves, one-bedroom and two-bedroom apartments.

Residents would have access to a large ground floor lobby, a bike room with space for 81 bikes, a second level outdoor courtyard and indoor clubroom/lounge, and last but not least a seventh-floor sky lounge with views of Downtown Minneapolis.

Construction on phase three would occur at the same time as phase two and would begin in May 2020. Both projects are anticipated to be complete in late 2021.

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AFFORDABLE WORKFORCE HOUSING DETAILS

When it comes to phase one and phase two, income restrictions will be applied to those individuals who wish to live within the buildings. 

99 units will meet the 50% AMI (area median income) requirement with around 20 of those units being set aside for those who meet a 30% AMI requirement. Those units will serve homeless veterans and/or county homeless clients.

All three buildings were designed by ESG Architecture & Design and will be constructed with the same construction program and quality meaning residents won’t notice the difference between the affordable workforce and market-rate units.

The reason that not all three phases include affordable workforce housing is that the developer wanted to present an opportunity for those who might live in the workforce housing and eventually surpass the income restriction. The third phase of market-rate apartments would give an option to those would like to remain in the neighborhood when their income becomes too high to live in the affordable workforce housing.

Plans for 520 W Lake Street went before the Minneapolis Planning Commission Committee of the Whole for feedback at their August 22nd meeting. The project will be presented to the Minneapolis Planning Commission for approval later this fall.

 
DEVELOPERS PLANNING THIRD RESIDENTIAL PROJECT IN THE SHERIDAN NEIGHBORHOOD
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A trio of local developers have a third project in the works for Northeast’s Sheridan neighborhood.

Solhem and Perkins | Levins are currently planning a four and a half story building on what is today three sites located at 306, 310, 314 and 318 13th Avenue NE. The new building would include 108 market-rate apartments along with one at grade and one underground story of parking featuring 102 parking stalls and 120 bike racks. Some of the parking stalls within the building would be reserved for existing commercial businesses surrounding the property.

The ground floor of the building would include the lobby, three live/work commercial units, bike storage and 39 interior parking stalls. The lower level of the building would include an additional 63 stalls of parking along with more bike storage. Floors two through five would be home to residential units that would vary in size including alcoves, one-bedroom, one-bedroom + den, and two-bedroom units. 

Amenities within featured within the project are a fifth-floor rooftop patio, along with commons areas on the ground floor. Multiple units within the building would have private balconies and eight of the units located on the fifth floor would have private walk out patios.  

The developers are interested in constructing the project on the four sites due to their proximity to a high trafficked transit corridor and a thriving neighborhood.

THE DESIGN

Momentum Design Group is responsible for the design of the building which pays close attention to the surrounding 1920’s commercial buildings within the neighborhood. Multiple buildings surrounding the site were taken into consideration when planning the cladding of the new building including the type of brick used, the storefront patterns and the unique elemental details found on the facades.

The building is planned to be clad in cement lap siding, cement panels, metal panels, brick and burnished CMU. The ground floor would also include an art mural on a wall adjacent to the apartment lobby entrance.  

While the new building would stand significantly taller in height than the adjacent buildings, the structure is planned to have a steeped façade along 13th Avenue NE that would allow for a better transition. The new building’s fifth floor would be set back in order to tuck it away from street view and the south side of the building would also step down to four stories in order to better connect with the residential properties behind the building.

A BRIEF HISTORY

This isn’t Solhem and Perkins | Levin’s first project planned for the Northeast neighborhood. Just two blocks away they have proposed two additional residential buildings that would bring nearly 300 residential units to the neighborhood (you can read more about those projects here).

Still in Northeast, but located closer to Downtown along Central Avenue, Solhem is currently developing another residential project called “Gibson” with a different developer, TE Miller Development. When that project is complete it will include 159 apartments on what formerly was the site of an auto dealership. Across the river both developers are also currently constructing “OxOp”, a mixed-use building located along Washington Avenue in the Mill District that will include 153 apartments and a ground floor art gallery. Last but not least, both developers are also currently constructing a project in the North Loop called “The Archive.” It’ll be home to 198 apartments, ground floor commercial space and three levels of underground parking. All three projects are anticipated to be complete in 2020.

Plans for the 13th Avenue Apartments were presented to the Minneapolis Planning Commission Committee of the Whole last Thursday, August 22nd for feedback. Plans are expected to go before the Minneapolis Planning Commission for approval later this Fall.

Solhem and Perkins | Levin hope to begin construction on the 13th Avenue NE Apartments this Winter with work anticipated to be complete in Fall 2021.

 

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.

 
RAND TOWER TO BECOME BOUTIQUE MARRIOTT TRIBUTE HOTEL
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Downtown Minneapolis’ Rand Tower will see new life as a boutique hotel. 

Maven Real Estate Partners has announced that they will transform the 26-story building located at 527 S Marquette Avenue into Minnesota’s first hotel under Marriott’s Tribute Portfolio flag. An $86 million renovation will reposition what is currently office space into a 277-room, four- and half-star hotel called the Rand Tower Hotel.  

As we mentioned, the hotel will be part of Marriott’s Tribute Portfolio. Now, what exactly does it mean when a hotel is part of the Tribute Portfolio?

Marriott’s Tribute Portfolio is a group of independent boutique hotels that are each unique and influenced by their surrounding areas. Their properties offer elevated experiences, curated services and an overall stay that is second to none. Currently there are 23 Tribute properties within the United States with a number of other locations spread throughout the world. Minneapolis’ Tribute hotel will pay homage to the history of the Rand Tower.

The Rand Tower was completed in 1929 and is now 90 years old. When the building when constructed it was one of the tallest structures within the city of Minneapolis, that is until one year later when the Foshay Tower was constructed and surpassed the Rand Tower in height.

The Rand Tower was designed for Rufus R. Rand by Architects Holabird & Root. Rufus was a pilot in WWI and WWII and was also a member of the family that owned the Minneapolis Gas Company (now CenterPoint Energy).

Holabird & Root designed the building in an Art Deco style. One of the prominent architectural features within the building is a large sculpture in the lobby entitled “Wings.” The sculpture was created by Oskar J. W. Hansen who also created the sculptures for the Hoover Dam.

In 1994 the Rand Tower was added to the National Register of Historic Places which means when it comes to the renovation the Developers, Architects and Designers needed to pay the attention to the details. 

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Minneapolis-based ESG Architecture & Design along with The Gettys Group are both working on on the design work for the renovation which will pay particular attention to the Art Deco styling of the building. Terrazzo floors in the lobby, detailed enameling and other historical architectural elements will remain while a touch of modern is also added.

While the renovations will see floor after floor of office space turned into hotel rooms it will also see the addition of a restaurant and bar which be located on the fifth floor.

The restaurant and bar on the fifth floor will include indoor and outdoor space. A new 2,315 square foot outdoor patio that will feature a retractable glass roof will be constructed on top of the fifth floor annex. The retractable roof will be able to fully open during the warmer summer months and will be able to close in the winter to protect guests from Minnesota’s harsh winters.

 When complete the Rand Tower Hotel will be managed by Oxford Capital Group. The Chicago-based company has a number of luxury hotels spread across the country including the Langham Chicago and LondonHouse Chicago.

The conversion of the Rand Tower is anticipated to be complete in December 2020.

 
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.

 

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.

DISTILLERY PLANNED FOR PROSPECT PARK
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Surly might have a new neighbor moving in next door as plans have been recently announced for a new distillery.

O’Shaughnessy Distillery is planned for 600 Malcolm Avenue SE. The site is currently home to a historic brick structure that was built in 1945. Plans for the project include the renovation of that historic structure along with a large expansion surrounding three sides of the building. In total the distillery would cover 27,000 square feet of space. 

Michael and Patrick O’Shaughnessy are the two individuals behind the plans for the new distillery and they’ve partnered with Wall Companies to develop the project. The company has a number of other projects in the works for the area including a climbing facility across the street along with a food hall and a mixed-use project that would include apartments and a grocery store just down the road.

When complete the O’Shaughnessy Distillery will cover three different levels of space.

Guests will enter at ground level and will be able to walk straight ahead and directly into a large bar space or turn right and enter a retail store that will also be the start of the distillery tours. The ground floor will also include the majority of the fermenting and distilling spaces along with some catering/back of house space.

The upper level of the project will feature mezzanines to the distilling and fermenting spaces below, office space, a lab and a large space for private cocktails with direct access to an outdoor roof deck.

Last but not least, the basement level of the building will include space designated as a speakeasy, a tasting room and a barrel room.

When it comes to the spirits that are planned to be produced by the O’Shaughnessy Distillery theres a number of them. Right now, those plans include a potato-based vodka, an American bourbon, an American & Irish style gin and rum along with Irish style liquors and an Irish Single Malt whiskey.

At the moment the biggest challenge for the project is getting the city planning commission to approve a 122-space surface parking lot that would run behind the distillery and stretch behind Surly. However, there’s no need to worry as we expect to the city to approve that condition.

Work on the O’Shaughnessy Distillery is anticipated to begin later this year with an opening likely in Summer 2020.

 
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.

 


PLANS UNDERWAY FOR REVITALIZATION OF HISTORIC ROCKLER FUR BUILDING
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Plans are underway for a revitalization of the L.A. Rockler Fur Co. building in Downtown Minneapolis.

Beacon Interfaith and the Red Lake Nation recently announced plans to renovate and repurpose the building located at 16 N 4th Street into 50 apartment homes for members of the Native community who have experienced homelessness.

Bimosedaa is what the project will be called; the name comes from the Ojibwe language and in English means “let’s walk together.”

The decision to redevelop a building downtown was due to its easy access to light rail and bus routes, the Central Public Library, and numerous shopping, recreational and entertainment options.

This is not the first time that there have been plans to renovate the historic structure that was built in 1915. Back in 2016, a developer announced plans to bring market-rate apartments to the building. Unfortunately, those plans never came to fruition and since then the building has sat largely vacant and somewhat neglected.

Beacon Interfaith is seeking capital funding and city approvals with the hopes that construction on the project can begin in summer 2020.

 

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.

 

THE DAYTON'S PROJECT: NEW DETAILS, NEW IMAGES

We’ve got some exciting updates on The Dayton’s Project.

The redevelopment of what was most recently was a Macy’s in Downtown Minneapolis is moving forward and at full speed.

Construction began in March 2017 on the $250+ million transformation of the 12 story, 1.2 million square foot building. Demolition work within the building was completed in late 2018 readying it for its restoration, renovation and reconfiguration to begin.

Since then construction has been relatively contained however you can expect to really start to see things progressing now since the developers and the Historical Preservation Committee recently were able to agree upon a central void size.

The project also recently gained the rights to use the official Dayton’s logo within their marketing and with that comes a new marketing brochure which has revealed some new and exciting details about the project. 

THE PLANS

Once complete there will be over 200,000 square feet of retail space located on the basement, first and second floors of building. The remaining nine stories above the retail space will be home to some of the largest single plate floors of office space within Minneapolis. We’re talking about some floors having 90,000 square feet of continuous space, a floor plate size most often found in major metropolitan cities such as New York, Chicago and LA.

Those who are lucky enough to work within the building will have access to modern office spaces, a lounge, fitness center, library and an outdoor tenant-exclusive rooftop featuring ample lounge space, fire pits, a garden and of course stunning views of the Downtown skyline.

Who will occupy these amazing office spaces is still unknown. What we do know is that there is one confirmed tenant for the retail space below.

NEW DETAILS ON THE DAYTON’S FOOD HALL & MARKET

Dayton’s Food Hall & Market will be curated by Minnesota’s own, Andrew Zimmern, along with his team at Passport Hospitality.  

New details on the food hall show that it will span over 45,000 square feet and will occupy over half of the basement level along with space on the ground floor at the corner of S 7th Street and Nicollet.

Within the space there will be many different seating arrangements along with a central bar featuring lounge seating. Oh yeah, there will also be 40-50 different chef-driven kiosks. Now, that’s a big food hall.

In addition to that large foot print of the food hall it also appears that there will be a 4,856 square foot retail space tucked into the back corner of the food hall. Could we also be getting a full-service Andrew Zimmern restaurant? Fingers crossed.

While food may be the focus, Dayton’s Food Hall & Market also plans to feature a number of special events throughout the year such as guest appearances and demonstrations, movies, live music and more.

Now with the food hall taking up 45,000 square feet of the 200,000 square feet of available retail space, what’s in store for the rest?

NOT ANOTHER BLOCK E

Mid America Real Estate is leasing the retail space within The Dayton’s Project. A new leasing brochure featured on their website offers new details on how the interior reconfiguration of the three levels of retail space will look.

The basement level will be home to Dayton’s Food Hall & Market (which you just read about) along with 25,206 square feet of divisible retail space and that 4,856 square foot retail space that we also mentioned above. Our prediction is that this level will be devoted to food and entertainment.

The ground floor of the building will include another entrance to the Dayton’s Food Hall & Market and another 50,000 square feet of retail space that is split up into a number of different configurations. The ground floor will also be home to the lobby for the office space on the upper floors of the building. We expect this floor to be a mix of clothing retailers, fast casual restaurants and service oriented retailers

Last but not least is the second floor, which most likely will be the busiest level due to its five skyway connections. It’ll be home to another 50,000 square feet of retail space. We do want to point out that there is one interesting aspect of this level that is called out in the marketing brochure. It’s the “Beauty Hub.”

A BEAUTY HUB? WE LIKE THE SOUND OF THAT.

There aren’t many details available on the 13,256 square feet of space that is designated as the Beauty Hub, but that won’t stop us from speculating.

If you think about it, Downtown Minneapolis is a desert when it comes to cosmetics and beauty stores. Yes, there are plenty of places to get your hair done but when you really think about it there are little to no places for cosmetic purchases. No really, think about it. Your only option is pretty much Walgreens or Target. That could change with the Beauty Hub at The Dayton’s Project.

What we believe the Beauty Hub could be is a creative way for the developers to lure in not one, but multiple brand name beauty retailers. The way they would do so is by creating a hub where each of those retailers can feed off of each others energy and more importantly, each others customer base.

Think cosmetic retailers like MAC, Sephora, Bare Essentials or NYX and salons like Rocco Altobelli or Juut. The collection of these tenants would be a destination for visitors to The Dayton’s Project which also might be why the developers have placed this hub in a large space towards the back of the building.

Currently the space designated as the Beauty Hub is listed as divisible so it’s clear that the developers are looking to secure multiple beauty tenants. Now, the question is, who will step up to the plate and make everyone’s Downtown beauty dreams become a reality?

NEW RENDERINGS OFFER A GLIMPSE INTO THE FUTURE

One of the biggest updates that the marketing brochure features are new renderings of both the interior and exterior of The Dayton’s Project.

Since gaining the right to use the Dayton’s logo it appears that the developers plan on branding the building once complete as simply “Dayton’s.” It’s a perfect way to honor this building’s historical pasT that stretches back over a century.

Other things depicted in the exterior renderings include a change to the ground floor bay windows which will now be replaced with large panes of glass (not garage like doors as originally rendered). The exterior will also undergo an extensive cleaning and restoration of the its brick and stone.

Interior renderings show a number of updates to lighting and finishes. There now appears to be an LED/neon light sculpture that will span the void within the space. Speaking of that void, the new renderings also now show the agreed upon void opening which is slightly smaller than what was originally planned now spanning 1,900 square feet instead of the original 2,500 square feet.

One thing we do want to put out is the fact that plans are always subject to change and that some of the floor plans and renderings that you might see here today may change before the completion of the project.

THE TEAM

As we wrap up our latest update on The Dayton’s Project we thought we should give you a reminder of the massive team working on this amazing transformation of one of Downtown Minneapolis’ largest and most historically significant buildings.

It takes a village they say and it is certainly clear with this one that it truly does.

Owners: The 601 W Companies

Investors: Telos Group and United Properties

Architect and Interior Design: Gensler

Leasing: Telos Group

Property Management: Transwestern

Retail Leasing: Mid-America

Office Leasing: Transwestern

General Contractor: Gardner Builders

Owner’s Representative: Hightower Initiatives

Preservation Architects & Historical Advisor: PVN

Structural Engineer: Meyer Borgman Johnson

MEP / FP Engineer: McGuire Engineers Inc

Work on The Dayton’s Project is expected to wrap up in Spring 2020. Check back before then for more updates on this exciting and transformative project.

 

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.

 

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-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.