East Calhoun

The Intersection of Recreation and Home.

Livability Committee

Chair: Lee Todd

Meeting schedule: The Livability Committee meets every 3rd Monday of the month at St. Mary's Greek Orthodox Church, 3450 Irving Ave. S., at 7:00PM. The public is always welcome.

The Livability Committee exists to ensure and enhance a consistent and strong quality of life for residents of ECCO. Some of the elements of life in ECCO about which we engage include:

  • We receive proposals for residential and commercial development in ECCO. These include variance and zoning change requests as well as proposals for new construction and operation. Residents, developers and business owners notify us to request our engagement in their proposals. The committee listens, reviews, reaches out and listens to neighbors potentially affected, and offers recommendation to the ECCO Board. ECCO Board ultimately offers recommendations to the City and to those requesting development.

  • We closely attend to issues involving traffic and pedestrian safety, noise and crime.

  • We are directly engaged in issues that involve the intersection of dining/drinking/entertainment in Uptown with residential life in ECCO. For instance, a business in Uptown will come to us asking to extend hours of operation on weekend nights. The Livability Committee listens, reviews, surveys opinions of neighbors impacted by the proposed change, and makes recommendation to the ECCO Board. The Board offers final consideration and recommends a decision to the City.

Most often, decisions or recommendations of the Livability Committee are sent to the ECCO Board for final consideration and decision.

Committee meeting minutes:

January 21, 2019
February 18, 2019
March 18, 2019


James & Lake

James & Lake.png

1711 Lake St W and 3000-3008 James Ave S

Update: March 5, 2018

Chris Kirwan, Oak Management & Development Company and architect David Miller, UrbanWorks presented plans to Livability Committee on February 18, 2019 for a 10-story, 127-unit apartment building on the SW corner of Lake St and James Ave (plus commercial space).

Read the details of the proposed development. And read the committee meeting minutes from the February 18, 2019 Livability Committee meeting (see above).

sons of norway

Update: March 1, 2018

ECCO's appeal for the Sons of Norway project was rejected by the Minneapolis City Council.
Read the expanded appeal.

Watch the Zoning & Planning Committee hearing of ECCO's appeal, February 15, 2018. The Sons of Norway project begins at 47:16.

Read the supporting documents for the City Council's final decision about the Sons of Norway project, February 23, 2018.


Update: February 1, 2018

The ECCO Board has filed an Appeal of the decision by the Planning Commission to approve the construction of a new 319 unit mixed-use development, including 23,000 square feet of commercial space, on the site currently containing the Sons of Norway and parking lot.

The proposed Conditional Use Permit for the North building site on Lake St would allow a height of 7 stories, 117 feet to the top of a cupola, with the rest of the roof parapet of the 7th story at 87 feet. This site is zoned C3A--allowing for a height of 4 stories or 56 feet without any other permits.

The Planning Commission also recommended approval of up-zoning the South building site on Holmes and 31st St from R4 (4 stories or 56 feet in height) to R6 (up to 6 stories or 84 feet)--allowing for a significant increase in the number of units from the current zoning. The current South building proposal would be much less than the maximum 84 feet tall. But if the proposal didn't get built for any reason the up-zoning would stay with the property so another project could be built to that scale without any special permits. This up-zoning would also set a new precedent for 31st St to be treated less as a neighborhood street and more like a de facto corridor.

The ECCO Board is Appealing the approval of this proposal by the Planning Commission consistent with the concerns raised by the board in this letter dated January 11, 2017.

According to statements made by the proposers, the monthly rent price point for the 375 square ft units would start at $1200 and go up from there for larger apartments. Current rents for ECCO average around $1800 for 2 bedroom units in traditional duplexes, triplexes and brownstone apartment buildings. Renters are concerned that this new standard would drive current rental market rates up--making ECCO and Uptown less affordable and accessible.

The ECCO Board is also very concerned about what the intensity of such a large mixed use development will have on the traffic, air quality from the predicted idling cars, pedestrian and bike safety, and available street parking. There are projects that could be built on this site that respect the current zoning, consistent with the Minneapolis Plan for Sustainable Growth (last updated in 2016) and the Uptown Small Area Plan, codified in 2010.

  • Please contact Council Member Bender at Lisa.Bender@minneapolismn.gov and copy to Senior City Planner Peter Crandall at Peter.Crandall@minneapolismn.gov to register your opinion as soon as possible.

  • Please plan to attend the Appeal Hearing for this proposal on Thursday, February 15 at 10:00 a.m. in the Council Chambers at City Hall, Room 304, 350 S 5 St, Minneapolis.

Watch the Planning Commission hearing from January 22, the Sons of Norway project begins at 1:12:39.


Updated: January 11, 2018

On January 10, 2018, the East Calhoun Community Organization (ECCO) electronically voted to oppose the request by Ryan Companies to increase the zoning for the south building of the Sons of Norway redevelopment from R4 to R6.

Public Hearing
The City Planning Commission will hold a public hearing on the proposed redevelopment of the Sons of Norway property.

All are invited to attend and be heard.

Public Hearing: Monday, January 22, 4:30 p.m., City Hall, Room 317, 350 S 5th St

Click here to view the complete notice of the public hearing. 

If you would like to submit comments, you may make them verbally at the meeting or submit them in writing to:
Peter Crandall, Senior Planner
City of Minneapolis, 250 S 4th St, Room 300, Minneapolis, MN 55415
Phone: 612-673-2247

Planning Department staff will issue a recommendation to the Planning Commission. Please visit minneapolismn.gov/meetings/planning for the hearing agenda with the staff report (web page will be updated by end of day January 16).  

After hearing from the public, the Planning Commission will make a determination based on required legal findings.  


Updated: December 19, 2017

Tony Barranco, Ryan Companies attended the December 18, 2017 meeting of the Livability Committee.

Project cover letter and project description sent to the city by Ryan Companies

Project data sheet from Ryan Companies

Ryan Companies submitted these plans for the redevelopment on December 15, 2017:

Residents are encouraged to share your opinions about the proposed project with the City.

Peter Crandall, City Planner, City of Minneapolis
Department of Community Planning & Economic Development, Planning Division
250 South 4th Street, Room 300
Minneapolis, MN 55415

Minneapolis City Council Member Lisa Bender
350 South 5th Street, Room 307
Minneapolis, MN 55415


Update: December 8, 2017

On December 7, 2017, the East Calhoun Community Organization (ECCO) voted to oppose the request by Ryan Companies to increase the zoning for the south building of the Sons of Norway redevelopment from R4 to R6.

Update: November 20, 2017

Ryan Companies send the following to ECCO:

Update: November 15, 2017

Ryan Companies submitted the following information to ECCO:

Update: November 7, 2017

Ryan Companies hosted an Open House on Tuesday, November 7, 3:30-5 p.m. at the Sons of Norway Building, 1455 W Lake St,  to share information about the proposed redevelopment of the Sons of Norway property.

Update:  October 5, 2017

Ryan Companies attended the ECCO Annual Meeting on Thursday, October 5. 

  • Presentation materials

  • City staff report on the proposed project as presented to the City Planning Commission, Committee of the Whole on October 5, 2017.

Update: Monday, September 18, 2017

Ryan Companies attended the September 18, 2017 Livability Committee meeting to share plans for the Sons of Norway property. Read the meeting minutes.  

Update: Thursday, September 14, 2017

Ryan Companies hosted an Open House on Thursday, September 14, 4-6 p.m. at the Sons of Norway Building, 1455 W Lake St,  to discuss the proposed redevelopment of the Sons of Norway property. The  mixed use project will be anchored by a newly envisioned Sons of Norway office space, featuring retail, green space, and premium residential. 

Full architectural concept plans for the project are still under development.

Update: August 21, 2107

Ryan Companies attended the August 21, 2017 Livability Committee meeting to discuss ideas for a mixed-use redevelopment of the Sons of Norway site.

Project addresses:
1455 W Lake St
3001 Humboldt Ave S
3015 Humboldt Ave S
3017 Humboldt Ave S
3021 Humboldt Ave S
3016 Holmes Ave S


Aerial photo of proposed project location for Sons of Norway project (Lake St to 31st St, Humboldt to Holmes)

Aerial photo of proposed project location for Sons of Norway project (Lake St to 31st St, Humboldt to Holmes)

development on East Calhoun Pkwy

3017, 3021, and 3025 East Calhoun Pkwy

Update: February 15, 2017
This project is currently on hold. 

Update: February 9, 2017
The ECCO Board voted to oppose the proposed development. Read the opposition letter. The project was presented at the City Planning Commission, Committee of the Whole (COW). Read the City Planner's staff report. The COW was not supportive of rezoning the property to R4 to accommodate this development. 

December 12, 2016, Livability Committee Meeting
CPM returned to the ECCO Livability Committee to share updated plans for the project. 

October 17, 2016, Livability Committee Meeting
Presentation by CPM about a potential condo development (12-15 units) on East Calhoun Pkwy (replacing the residences at 3017, 3021 and 3025 East Calhoun Pkwy). 

  • 5-story, 55' tall building. A conditional use permit would be required for heights exceeding 35' within the Shoreland Overlay District.

  • Requesting to rezone the properties as R4 (current zoning is R2B
    and R3).

  • Other variance requests are unknown at this time.

  • Click here to view additional information about this proposed project.

Read the following: Livability Committee's response to proposed development


SolHem development on Holmes Ave

3009-3013 Holmes Ave

Solhem Companies attended the November 21, 2016 Livability Committee meeting to share plans for a potential development at 3009-3013 Holmes Ave. The proposed building is a 6-story, 71 unit, market rate apartment building with half a story of above ground parking and one level of underground parking. 

Read the proposal materials:

The ECCO Board approved the Livability Committee's recommendation of No Objection to the project. Read the letter that the ECCO Board sent to the City Planner.