26 community members were able to attend the June Land Use & Housing Committee meeting, which primarily including a presentation and feedback collection for developer Wellington Management’s plan to build a four story apartment building along Hiawatha Ave.
The building will include 141 units and will be marketed as “Corcoran Triangle.” Rents will be comparable to average rents in Corcoran today, which averages around $800 for a one bedroom, $960 for a two bedroom, and $1120 for a three bedroom. Additionally, 10 units will be used by Clare Midtown Housing residents.
Community members asked the following questions, and responses were given:
“How will the apartment building be managed?” The property will be professionally managed by a contracted company with strict adherence to all Fair Housing Laws. Renter application process will include industry standard applications and background checks.
“Will there be shared community spaces in the building?” A classroom style community space will be located at the southeast corner of the building next to main building entrance. This space will be for both renter and outside community uses. An additional resident-only community room will be located on the north end of the 4th floor that will also include access to a roof top patio.
“What’s the plan of the new street?” Existing cul-de-sacs at ends of both E 31st Street and 24th Avenue S will be removed as part of the development to provide for a new through street. The street will be privately owned as the City of Minneapolis has declined to take ownership of it. However, it will appear, and is attended to be used publicly. Will align with existing street grid, as recommended by Corcoran neighborhood’s small area plan, and will also include parallel parking.
“Will there be loss of on-street parking on neighboring blocks?” New building will provide for parking for its resident and visitors including the 161 parking stalls exceeding a 1:1 ratio of dwelling units to parking. This amount also exceeds the City’s requirement of at least a 0.8 ratio of units to parking for the LRT station.
“Could there be a study of traffic flow and consider permit street parking?” At this time no new traffic study is planned, but possibly interested in adding traffic calming measures on property near 32nd Street and 24th Ave.
“Are there connections made to other developments planned in the neighborhood?” Yes, the through street design, and matching bicycle and pedestrian routes will allow for better connections to the light rail station on Lake Street.
“Will the green space be open to public access?” Green space in southeast corner is designed as a storm water retention area and could act like a community dog run.
“What are the building’s sustainability features?” Designed and constructed to Minnesota Green Communities criteria and City of Minneapolis Sustainability Guidelines, adding 5-8% extra to construction costs. Highly insulated building designed to reduce energy use and noise.
“Will there be a green roof to conserve/manage rain water?” The roof will be used to store some water, and will provide rate control to the run-off. Some of the rain-water will be diverted to a tank that will provide on-site irrigation. Additional run-off will be diverted to rain-garden areas for rate and quality control of the water. The roof will not contain a green-roof.
“Will lighting be provided for in the alleyway and street?” There will be additional light added along the alley at the stair entrance, and in the rear amenity space. These additional fixtures will add some general lighting to the rear alley, but will be designed to add light to the rear courtyard area. The exact fixture for the street lighting is undetermined at this time, but the intent is to add street poles in height and foot candle coverage to replicate a typical city street.
“What is the snow removal plan?” The snow located at the roadway, and sidewalks on site will be plowed by the management company. The snow will generally be stored on site and located in median areas and in the landscape areas at the southeast and north portions of the property. These areas will be landscaped to accommodate additionally run-off as part of a rain-garden system. The site does not access the alley, but would adhere to City of Minneapolis plowing and snow removal regulations for the alley.
“How long will construction take?” It will take a total of 12 months to complete the building, but most noisy and dusty periods will last the first 6 months during excavation.
“Is this project a done deal?” No, a majority of the project is still open to change. However, Wellington Management is seeking a letter of support before going to City of Minneapolis for a development review and obtaining approval from City Council. Each of these steps include additional opportunities for public input.
Ross Joy is the CNO Lead Organizer.