Small-scale infill project proposed

Featured, Hennepin-Lake, Real Estate — By on July 30, 2013 10:04 pm

On the northeast corner of James Avenue and West Lake Street, CPM Development is proposing to construct a four-story office building with four residential condo units. The project team, which also includes Uptown-based Peterssen/Keller Architecture, presented its concept at the EIRA neighborhood zoning committee meeting on July 16th.

The concept is to replace the existing three residential and retail properties (think Calhoun Rental) with a four-story building that has 4,000 SF of street-level commercial space, 7,000 SF of second-level office space, and two levels of housing above that house a total of four condo units. The ground level would also include 18 parking stalls accessed from the alley and enclosed within the building. Underground parking is not feasible due to the small footprint of the building.

A rendering of the proposed building for the NE corner of Lake Street and James Avenue. Image courtesy of Peterssen/Keller Architecture.

A rendering of the proposed building for the NE corner of Lake Street and James Avenue. Image courtesy of Peterssen/Keller Architecture.

Each condo unit would be approximately 1,800 SF (2BR + Den) and have a patio or deck. The upper two floors would be stepped back from the lower floors with emphasis on stepping back more from the north and east, though all edges would be stepped back. The lower floors would have a +/- 24′ brick base, which is approximately the height of the bottom of the pitched roof at Barbette down the block. The top of the building would be approximately 45′ to 50′.

Peterssen/Keller Architecture is considering moving into the street level commercial space.

Residents attending the meetings shared back their initial reactions to the plans. There were lots of questions on how stormwater would be managed, whether groundwater would be impacted, whether architectural lighting would spill onto neighboring properties, where and how would HVAC equipment impact neighbors, whether the project would unreasonably shadow neighbors, etc. Several people thought the project had nice architecture and was fitting with the Uptown Small Area Plan. Another person or two didn’t like the contemporary design.

The project team will be going back to EIRA in August or September to request a vote of support on the project.

Thatcher Imboden

How cities work and change, how they are the product of their inhabitants and outside forces, and the resulting livability keep me thinking and dreaming about the future. I work in transit oriented development and have a background in urban real estate development. I am Past President of an Uptown business organization, grew up in Uptown, was on an Uptown neighborhood association Board, and am an Uptown and Lyn-Lake historian.

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  1. That’s a lot of parking spaces. I’m assuming it’s only for tenants/residents/visitors of the building itself?

    • Thatcher Imboden says:

      8 stalls for residents and 10 for the commercial space. That is about 0.9:1,000 SF of commercial space, which is well below suburban standards. Probably enough parking for about a quarter to a third of employees if all commercial space is office. That’s not a bad proportion for this location, as many Uptown employees bike, walk, or take transit.

  2. Janne says:

    I’d wonder whether the residents would be permitted to lease or sell their parking spaces to businesses, if perhaps 2-bedroom condo owners might have only one car.

  3. John says:

    A much better looking design than CPM’s Lake and Knox project in terms of scale and materials. The two story tan brick component works well with the street.

  4. Cameron says:

    I’m happy to see the western portion of Lake street get some density! Shame it’s replacing retail, however. Any relocation plans for Calhoun Cycle? Also, any chance Peterssen/Keller Architecture would take office space instead of the street-facing space? Love to see a continuation of true retail along that corridor.

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