August 23, 2006
MLK Park
7:00 PM
Attendance
Redevelopment Committee Members Present: Rosemary Dolata, Darrell Gerber, Peter Hallstrom, Mark Hinds, Arthur Knowles, Ben Kristensen, Eric Lindseth, Tom Parent, Dave Saddoris,
Guests:
Michael Lander and Ben Kerl of Lander Group Inc.
Jackie Hayes and Marjorie Huebow (?) of The Center for Performing Arts
John Ibes – 39th and Nicollet Developer
KFNA Staff Present: Joanna Sahlberg Hallstrom
Introductions: As needed
Approval of Minutes: July minutes not presented
38 Lander Development
Lander and Kerl presented their proposal for commercial redevelopment at 38th and Nicollet (a change from the original residential/retail mixed use development planned for the site). In the new proposal Lander Group Inc. will be the anchor tenants in the building. If all rehab goes as planned, 1800sq ft of the 2200sq ft available will be occupied by November 2006. Currently, Lander has a few coffee shops, design firm, marketing firm and bike shop interested in leasing the space.
The first priority in the development is to redo the outside façade (giving a face-lift to and opening up both existing buildings). Kerl presented rough plans for the new layout and design.
After review of the plans committee members asked questions:
Does the new landscaping allow for more sidewalk uses? Yes, Lander plans to have outdoor seating near the small northwest parking lot and will work with the Metro Transit on an ideal but stop/shelter location.
Will Lander have to connect into the existing storm water system, a substantial undertaking? No, Lander stated that the roof drains are indeed already tied into the storm water management system and he is pretty sure that the needed changes have been made to connect the building to the system.
What perspective businesses have Lander been pursuing to lease the space? Currently, Lander Group Inc. is the only signed tenant. Lander has downsized and needs to move from their current location on Hennepin Ave. Lander plans on having mini executive suites that are part of the Lander facility that can be rented/used by other firms. Calhoun Cycle is interested retail space in the newer building for use of the dock doors and basement space for bike assembly. Lander has also talked with Dun Brothers and another independent coffee/wine bar. It was noted that the space in the basement could be a yoga or martial arts studio.
Lander stated that the new building is in good shape and will be rehabbed to make it affordable space ($4 a foot for basement rent). The operating expense to run a building is approximately $6/ft. Some spaces will rent for $12-14sq ft. Rent will be based on where the tenets are in the building and what type of uses and improvements are needed. Lander is in the process of negotiating with the city to delay elevator installation (very expensive, required by code) in the early stages of rehab.
Michael Lander presented a request to the Kingfield Redevelopment Committee for project funding. Lander stated that he wants the rehab done this season, what ever KFNA can contribute will speed up the process. Lander stated that they will match whatever requirements they can (i.e. storm water grant).
Hinds explained the priorities for NRP money uses and assured Lander that KFNA will help locate other sources of funding to help Lander leverage funding. Saddoris encouraged Lander to follow-up with KFNA about the storm water grant and the amount Lander is willing to match (grant awards will be made soon and Lander is not the only business that has applied). Dolata affirmed that the market has changed and understands Lander’s decision to eliminate housing from the development. She also expressed confidence in this new plan and welcomed Lander Group Inc. to Kingfield.
After the guests left, the committee discussed Lander’s funding request (see attached letter) and made a motion.
The committee decided that storefronts and landscaping are neighborhood priorities. The committee was disappointed that there wasn’t any mention of LEAD / green projects. The committee would prefer the independent coffee/wine bar. It was noted that Lander has been dragging their feet on the storm water management grant and that Kingfield has two other very eager business owners that have submitted complete applications.
The potential funding available for Lander’s project (since it is strictly a commercial development) would be from NRP Phase 1 and is limited to $25,000 with board approval.
Motion made by Dolata: KFNA will contribute $25,000 from the Kingfield Façade Improvement Program (NRP Phase 1) in matching funds towards designated projects in the Lander 38 development. $20,000 will be designated toward storefront improvements and $5,000 for landscaping. KFNA’s contribution will be contingent on Lander occupying the building as an anchor tenant and an agreement on the permitted uses for the retail space (i.e. KFNA does not want a pawn shop, fast-food, adult book store, gun shop etc at this location).
Motion passed unopposed.
John Ibes – 39th and Nicollet – three lots south of Mulroy’s
Ibes presented preliminary plans for a mixed-use development at 39th and Nicollet. He is closing on the property on September. 29th 2006.
The plan includes three upper rental units and a ground level dance studio with patron parking in back along with garage space for renters. The dance studio space (3200 sq. ft) will have windows to the street with and office, kitchen and restrooms in the back. There will be a mezzanine level to watch the dancers below. The three units upstairs will have small mezzanines with a green roof (packs) and walk out deck. The external structure will be brick facade and stucco all the way around. The entire parking lot will have permeable pavers. Ibes may also install a rain garden up front. Ibes is working with Mulroys to develop rainwater run off plan/partnership. Ibes has already done soil boring. The soil isn’t very good and some back filling is needed. Ibes has talked about putting in a basement but this would require an elevator – which would put limits on the project. Dolata didn’t think the elevator was necessary and she will check the regulations on this.
Ibes has also talked with Elwood’s and Mulroys about working together to clean up the block. He is also working on parking agreements with the church across the street and Mulroys and notes that there is plenty of street parking besides. Ibes has considered it but he cannot acquire the subsequent house to expand project at this time.
The timeline for the development is contingent on the zoning status OR1/OR2. Ibes is proceeding with closing even though his zoning issues have not been resolved. Hinds stated that a conditional use permit is the way to go. Dolata stated that the City cannot do a zoning change for the benefit of the property owner. Ibes stated that he was discouraged from getting a conditional use permit.
When asked, Ibes did not see any issues with the height of his building. Dolata asked Ibes to install bike rack and he was favorable to this. P. Hallstrom noted that the plans show a detached garage for renters and encouraged Ibes to attach it so that renters can access their apartments through the garage for safety and convenience. Dolata also suggested that Ibes call Paul Chellsen, who works for the City on storm water management for advice about his parking lot plan. Gerber asked about the potential of putting a rental unit on top of the garage to increase the housing density. Ibes took all he suggestions and will keep the committee posted.
CFPA Artist Coop
The Center for Performing Arts is changing ownership over to a co-op of tenants. The plan is for the building to be member owned by the artists that work there. The co-op would like funds from KFNA to help with the purchase of the building, and/or to install an elevator.
An advisory/transition committee has been working on the process and researching the “how to of forming a coop.” The ultimate goal is to create affordable performing art studio space and be even more accessible to the community.
Hayes stated that the building is a mixed-use space with studios on three floors and one unit of housing on the top floor (occupied by her family).
Currently CFPA wanted the committee to consider funding toward accessibility. A few committee members noted that they like the idea of helping the organization become more easily accessible to the greater community.
The committee stated that KFNA will support the Center for Performing Arts and their process of becoming a coop through letters of support etc. as needed and will help with publicity. Hinds explained that 70% of NRP Phase II fund must be used toward housing and the focus for housing is on increasing density and affordability. It was stated that there is very little funding to support businesses.
Hayes noted that they have looked into developing the empty lot next to the center and the idea of affordable live work units for artists was mentioned.
CFPA would also like leads to any resources that would help them form a successful artist co-op.
After the guests left it was noted that KFNA has already invested a significant amount of NRP funding into the Center for Performing Arts over the years.
Other:
Mark Hinds announced his new position as ED of Lyndale Neighborhood Association.
Postponed Topics:
Local commons – discussing the survey results
Parking on 1st avenue
Minutes completes by Joanna S. Hallstrom, KFNA