Sep

27

Redevelopment Meeting Minutes 09/27/06

Filed Under meeting notes, redevelopment 

September 27, 2006
MLK Park
7:00 PM

Attendance

Redevelopment Committee Members Present: Rosemary Dolata, Peter Hallstrom, Mark Hinds, Arthur Knowles, Eric Lindseth, Tom Parent, Dave Saddoris

Guests:
John Plifka, Minneapolis Public Housing Authority (MPHA)
Tom Schriber, Wilder Foundation

KFNA Staff Present: Sarah Linnes-Robinson, Joanna Sahlberg Hallstrom

Introductions/Announcements: Tom Parent volunteered to co-chair the redevelopment committee with Mark Hinds. Parent will lead meetings for the next few months.

Approval of Minutes: None

38 Award Letter:
The committee reviewed the award letter (drafted by Linnes-Robinson) to Lander Group for the 38 commercial development. The letter states that KFNA has agreed to give Lander Group two $12,500 grants; one from the KFNA Business Façade Improvement Program (BFIP) and the other from the KFNA Redevelopment Zone Program.

According to the grant guidelines, the BFIP grant has to be matched $ for $ by the property/business owner. However, the KFNA Redevelopment Zone grant can be applied $ for $ to the BFIP match requirements.  Lander Group will receive a total grant of $25,000 from KFNA upon final KFNA board approval. The grant must be used toward storefronts (reopening of street front windows, brick repair, historical lighting, and possible signage).

Development Site 3924-3936 Nicollet
John Ibes has dropped his development plans for 3924-3932 Nicollet Ave. because the City did not approved a zoning changed from R2b to OR. Ibes is looking at another location along Nicollet for his project.

John Plifka of Minneapolis Public Housing Authority (MPHA) presented development plans for the same site (3924-3932 Nicollet Ave plus 3936 Nicollet Ave.).

The site on 39th and Nicollet meets the criteria for an MPHA development – good transit, level lot, affordable price. MPHA has already hired Miller Hanson Partners to design an 8 unit housing development for the site. MPHA has met with the property the owner of 3924-3932 Nicollet Ave (Pat Mulroy), the real estate agent for 3936 Nicollet Ave, CPES, The University of Minnesota, and the Wilder Foundation to come up with best plan for the site. They are also working with HUD and have the approval to build 8 units. CPED has agreed to purchase 3936 Nicollet, demolish the house on the lot and give it to MPHA for this development. The MPHA Purchasing Department is ready to make an offer on 3924-3932 Nicollet tomorrow. The project is contingent on getting final HUD approval, acquiring 3936 Nicollet Ave. through CPED and having MPHA purchase agreement for 3924-3932 Nicollet Ave accepted.

Background: MPHA currently has 721 houses scattered across the City and their goal is to consolidate housing into higher density/multi-unit complexes. Single family units will be replaced one to one with the new units and sold to other organizations who will keep the single family houses affordable. MPHA has found that individual units are very difficult to maintain.

Building Details: MPHA’s main goal is to achieve 8 units on the development site. The architect will present a few design plans. The units have to meet HUD guidelines and HUD is major project funder. Tom Schriber of the Wilder Foundation was invited by Plifka to present the U of M Green Building Model – a possibility for this site.

Schriber explained that affordable housing units cost more per square foot to maintain because they are poorly built. The U of M has been developing a building system that is more energy efficient and cost effective to maintain. Ten homes have already been built and occupied for research and testing. The homes are practically air tight. A wood panel structure (no studs) is coated with rubber and then insulated with Styrofoam. The building exterior can be covered in stucco, brick, vinyl etc.  The wooden interior wall stays at room temp all year round. There is no molding and the panels are very durable (can withstand 200 mph winds). The ventilation system is very efficient, reducing heating and cooling bills. The structures can be built at conventional costs or less with multi-family units and have low operational cost. This building system can be adapted to most architectural design plans and it is not difficult to make changes to the structure after it is built.

Dolata encouraged MPHA/Wilder to seek LEED Residential accreditation for this development (LEED is a national program for certifying buildings with green design). Linnes-Robinson also is checking into the Mississippi Watershed program to partner with LEED to make the site’s water management LEED accredited.

Regarding the building design, the committee strongly urged MPHA to explore exterior options other than vinyl. Miller Hanson, the architectural firm has not been given any design guidelines except to include 8 units. Hinds stated that the committee would like to review the design for the building and offer guidance/ideas so that the ultimate design is one that fits well into the existing character of the neighborhood. The committee does not want a suburban style townhouse development. MPHA agreed to have more contact through the process of design. MPHA will invite Miller Hanson to present their plans at a future redevelopment meeting and send preliminary plans via email to the committee so that input can be given early.

Committee Discussion: the committee was generally positive about the project. Dolata would like to see at least some of the units be visitable and that the finishing details on the interior of the units are not sacrificed if MPHA uses green building technologies. Hinds suggested taking a tour of one of the Wilder/U of M test homes.

Linnes-Robinson has been the main lead on this project. Parent volunteered to assist and Dolata offered to be an advisor.  .

Super America:
Hinds reported that there are three KFNA representatives on the SA project but none of them are on the Redevelopment Committee. The SA committee meets once every other month on a Sunday evening. There is an open invitation for a redevelopment committee member to join the SA committee. Hind will ask Ben Christenson to join – to be a voice for KFNA/redevelopment.

Currently SA is facing a number licensing issues. If the lot is vacant for one year SA may lose the right to operate as a gas station on this site. SA wants to expand on the East Harriet side of Lyndale Ave. and redevelop Kingfield side. There are East Harriet residents that are strongly opposed to this.

Hinds will meet with Amanda Arnold, Community Planner to discuss the Minneapolis Comprehensive Plan so Kingfield’s values can be reflected in it.

Parking Restrictions on 1st Ave (between 40th and 38th streets):
Hallstrom reported that the Traffic and Parking Office has not officially reviewed her letter of inquiry (4-6 weeks behind). Via a phone conversation she was told that parking restrictions are either put in place for operational or convenience reasons. The parking restriction along 1st Ave. is mostly likely in place for operational reasons (traffic flow/safety) and thus more difficult to remove. The traffic situation would have to be reevaluated for the operational parking restriction to be lifted.

The following are committee member comments on the parking restriction:

  • 1st Ave is a great bike route. Parking on both sides would decrease the biking safety and ease of this route.
  • It is difficult to turn left onto 1st Ave. because cars parked on the west side block the view. The extra driving lane on the east side allows cars room to move out of the way to avoid collision.
  • Residents on 1st Ave., especially between 39th and 40th streets feel that there is not enough parking. Residents are forced to park further away from their homes at night. This is a great safety concern. Three residents have been assaulted on the block in evening hours over the past year while walking to or from their home.
  • Limit parking restrictions to morning and evening rush hours.
  • Initiate a parking permit system for residents. Non residents from the park, church and tennis club also park on this street.
  • Reevaluate the operational use of 1st Ave. Move the emergency route to Nicollet.

Exterior Home Program:
The NRP committee would like to move the NRP Phase II money that was designated for the Lander Group residential development into neighborhood home repair loans. Hinds would like to look at ways that this project could include condos and apartments. The loans could be 10-15K l max. The Home Loan Program will be a priority discussion for the next meeting.

Minutes completed by Joanna S. Hallstrom – KFNA

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