Downtown : Development News

Shea, a marketing and design firm, is relocating from its longtime home in Butler Square just blocks away to the old Shinders space in downtown Minneapolis, which has been empty since 2007.

Recently the firm signed a lease for the two-story building, which faces Hennepin Avenue, while the design is in early planning stages, according to Shea spokesperson Andy McDermott.

Shea's offices will go on the second floor, with a ground-level reception area, taking up 8,000 square feet of the building's 22,000 square feet total. A restaurant will share part of the first-floor space, for which the details are still being worked out, he says.  

Although most of the 1947 building will get a facelift, original stone on its exterior and interior terrazzo floors will be preserved, according to company information.

Over the past decade, the company has worked with many businesses from one end of Hennepin Avenue to the other. "We encouraged clients to take a chance on [the street] even when developers weren't interested," he says. 

Currently, Shea is working on the new Lunds store and a restaurant called Butcher & Boar at 12th and Hennepin.

"For whatever reasons, there's been a glut of space there for a while," he says. "But we've always seen it as a great central location with good demographics, a great office population, and a scene at night."

It's why the company nabbed the highly visible corner space on the avenue. "We're seeing a resurgence on Hennepin," he says, adding, "We're happy to be a part of it."

Construction will start in January, and Shea will be in the new space by July 2012, according to company information.

Source: Andy McDermott, spokesperson, Shea
Writer: Anna Pratt

This summer, the Alliance Française in Minneapolis's Warehouse District spruced up its cobalt-blue façade.

Now, it's shifting its focus to some "much-needed renovations" inside, according to Christina Selander Bouzouina, who leads the Alliance.

As it is, guests have to ring the buzzer to enter the 1880s building. Although the buzzer is a security measure, "It's not the most welcoming introduction to the organization," she says.  

Once someone does get into the building, a large staircase confuses matters. "People aren't sure which way to go," she says. "It's kind of off-putting."

To address those issues, the Alliance wants to relocate the second-level reception area to the ground floor to greet people right away when they walk in, she explains.

However, this change means, "We'll lose the beautiful classroom that you can see from the sidewalk," which, she adds, is the only accessible classroom in the building.

As a result, the Alliance will need to install an elevator.

Other questions center on whether classrooms should be added to its existing 11, and, in particular, if more space should be devoted to its growing list of children's offerings.

A room that's equipped for cooking lessons is also under discussion.  

The renovations are part of a long-term strategic plan that goes back to when the Alliance bought the building in 1998.

Although the details are still up in the air, Bouzina estimates that the project will run around $500,000, for which a capital campaign is in planning stages.

The idea is to aim for a "goal that's achievable, that we're excited about and that meets our purposes," she says. "We want to be sure it's meeting our needs but that there's no empty space."   

Source: Christina Selander Bouzouina, executive director, Alliance Française of Minneapolis St Paul
Writer: Anna Pratt

The Basilica of Saint Mary in Minneapolis won $110,000 to restore part of its 1915 building through the Partners in Preservation (PIP) competition that wrapped up last week.

Twenty-four other local landmarks competed for grant money through the contest from American Express and the National Trust for Historic Preservation.

It involved nearly 28,000 people, who weighed in on an online poll over a three-week period, according to contest information.

PIP, which started in 2006, has given out $5.5 million to 56 historic preservation projects nationwide. Another $10 million will be doled out through the program over the next handful of years, according to contest information.

At the basilica--the oldest in the country, which French architect Emmanuel Masqueray designed--the grant will help spruce up everything from decorative ceilings to paint and gold leaf throughout.  

Chris Morris, a spokesperson from the National Trust for Historic Preservation, says that the basilica hopes the upgrade will lead the way for additional building improvements. “It’s nice that we can act as a catalyst, giving confidence to tackle big projects in the future," she says. 

More broadly, she says, the contest successfully raised awareness about many area preservation projects and “the impact it can have on sites that are meaningful to people in their neighborhoods.”

Additionally, through creative open-house events, people “tried to involve the community and do good work.”

The Hennepin Center for the Arts, which has been renamed the Cowles Center for Dance & Performing Arts, for example, had some community members knit scarves for a performance art piece. (The scarves also related to “yarn bombing” actions around town.) Afterward, the scarves were donated to people in need. “It was a fabulous act of generosity,” Morris says.   

Also, Emerge Career and Technology Center had a barbeque that got people excited about its redevelopment project in North Minneapolis. “It’s a great way to make strong connections with people in their own community,” says Morris.  

Next, an advisory committee will meet in November to determine how the remaining $900,000 grant will be divvied up among the other 24 competing projects.  

 
Source: Chris Morris, representative of the National Trust for Historic Preservation
Writer: Anna Pratt

A proposal for a Staybridge Suites extended-stay hotel in Minneapolis's Stevens Square neighborhood could transform a blighted empty lot near downtown. 

Although plans are still being refined, the hotel is likely to have multiple levels with about 100 rooms, plus retail spaces on the ground floor, according to Steven Gallagher, who leads the Stevens Square Community Organization (SSCO). Additionally, a glass and brick fa�ade would blend in with nearby buildings, he says. 

Gallagher says the neighborhood group welcomes the plan because the three-quarter-acre site, which is partly owned by Gateway Commons LLC, is a visible entry point to and from downtown. "It would spur development along that corridor," he says, adding that the development will make for a better flow along Nicollet Avenue's restaurant-filled Eat Street.

A 2008 Maxfield Research market trade study analysis "identified this type of hotel as very financially viable," he says.

A lack of competition for the longer-stay hotel concept is one reason why it's a strong proposal, he says. 

Also, the low land costs, plus its proximity to downtown--whose advantages include landmarks such as the Minneapolis Convention Center, nearby in-progress developments, and the possibility of Nicollet Avenue streetcars--makes it a win-win, he says. 

Armed with the Maxfield findings, SSCO has tried to recruit hotels to this spot in recent years, including Staybridge.

Details such as the cost and timeline are still coming together, but construction could begin as early as the end of the year, according to Gallagher.

A presentation on the current plan will be made at the June 25 SSCO meeting.


Source: Steven Gallagher, executive director, Stevens Square Community Organization
Writer: Anna Pratt

A portion of the photography exhibit Lake Street USA, from prominent local artist Wing Young Huie, has recently found a new permanent home in the city's public services building downtown.

The black-and-white photos, which were taken between 1997 and 2000 along Lake Street and the diverse surrounding neighborhoods, catalog everyday events and everyday people--ice fishing, various forms of work, interesting hairdos, cultural and religious ceremonies, children, families, and more.

In the course of a decade, some places and faces have changed quite a bit. Going forward, the photos will become even more important as historical documents of the city, according to Mary Altman, a public arts administrator for the city. "What's interesting about it is that it's snapshots of Minneapolis in a particular time," she says.

The original exhibit, which had 675 images, once graced numerous storefront windows along a seven-mile stretch of Lake Street in Minneapolis. Photos were also displayed at one time at the Walker Art Center, according to Altman.

Until recently, this collection of 60 photos had been housed at the offices of the Harrington Company, a Minneapolis-based association management firm. A couple years ago the company approached the city about donating the works, she says.

The public services center seemed like a natural fit because it gets so much foot traffic. "Since the photos are of people from Minneapolis, we thought it would be cool to have images of the public [in the building]," she says, adding that the idea fit in with the arts commission's goals to "transform the government feeling of the building and to make it more friendly." 

The photos are for sale, with 20 percent of the proceeds to go to the renovation of Lake Street's historic Pioneers and Soldiers Memorial Cemetery, she says.  

Art in Public Places, the City of Minneapolis, and the Minneapolis Arts Commission are co-sponsors of the show.

Source: Mary Altman, public arts administrator, city of Minneapolis
Writer: Anna Pratt

By the end of the year, a mixed-use development could replace the former Jaguar car dealership on Hennepin Avenue South in downtown Minneapolis, which has been vacant since 2007. 

Ryan Cos. is working with the Excelsior Group, a real estate company, to redevelop the site with market-rate apartments and retail spaces.  

Tony Barranco, a retail development director for Ryan Cos., says the details are still coming together, including the project's scale, cost, and design.

He expects a design will be out within a couple months while the project could break ground by winter. Between now and then, however, "There's a lot of work to do," he says, adding, "We'll have to get active quick."

Previously, the North Vancouver, British Columbia-based Milliken Development Group, had proposed condos for the site, but, amid the economic downturn, the property was returned to the bank, according to the Star Tribune.

Though the plan is still being fleshed out, the building could have up to 225 units, while the parking ramp on the block could be preserved, the Star Tribune reports.

Like the plans that came before it, the project will probably include a grocery store, Barranco says.

Ryan Cos. realizes that this is a prominent downtown intersection that "we want to treat...with a significant amount of character," he says.

Already, the company has gotten plenty of positive feedback on the project, which helps meet a demand for multifamily housing in the downtown area. These days, "There's a lot of focus on urban living and being transit-oriented and...close to entertainment [outlets]," all of which the project will capitalize on.

Additionally, the development links the area to the North Loop area and Mississippi riverfront. All in all, "We're confident and excited to bring vitality back to the block," he says.

Source: Tony Barranco, retail development director, Ryan Cos.
Writer: Anna Pratt

In recent years, the Capella Tower in downtown Minneapolis has been working to be as green as possible.

With that in mind, Ryan Cos., a commercial real estate firm that manages the property, decided to up its game by pursuing LEED gold status through the U.S. Green Building Council, which rates the design, construction, and operation of green, energy-efficient buildings.

The process took a little over a year for the 1992-built tower, which, standing at 776 feet, is one of the tallest in the Midwest, according to company information.

It helped that the skyscraper already had a high rating through the government-supported Energy Star program, according to Ted Campbell, a senior property manager for Ryan Cos. "We felt well positioned with enhancements we'd already done," Campbell said, adding, "We had a target and we achieved it."

To visually convey its achievement, the building's decorative crown, which can be seen from afar, now gives off a green glow (it used to be white).   

And, although the certification was hard-won, Campbell says, the company felt it was the "right thing to do and the right way to operate the building."

In working towards the certification, Ryan Cos. found many ways to reduce its waste and increase energy efficiency, with upgraded mechanical, water, and lighting systems, according to company information. It also "overhauled the building's cleaning products and processes," according to company information.

By swapping out aging lavatory fixtures and installing new aerators on water faucets throughout the building, the developers achieved a 14 percent decrease in water usage during this period, or 1.3 million gallons of water--equal to $10,000 annually, according to company information. 

Becoming more sustainable is something that struck a chord with tenants, who are also encouraged to implement environmental practices in their offices. "It's a lifestyle change, a change of process, and one for the better," with better air quality, energy efficiency and dollar savings as just some of the benefits, Campbell says. 

Additionally, LEED gold status gives the tower some marketing leverage. "As we compete for tenants in a difficult market, this is one more thing for us to check off on the list of must-haves," he says. "We're in a position to compete for tenants out there." 

As proof of that, 350,000 square feet of new, expansion, or renewal leases have taken effect at the tower over the past 18 months, according to company information.


Source: Ted Campbell, senior property manager at Capella Tower through Ryan Cos.
Writer: Anna Pratt

Videotect, Architecture Minnesota magazine's first-ever video contest, inspired everything from a 3D battle rap to a History Channel-style spoof documentary about skyways. 

The contest got people of all ages and backgrounds thinking about what the skyways mean to them and what impact they have in downtown Minneapolis and St. Paul, and other areas.

It drew 24 submissions from people who worked in teams of one to six people, according to Chris Hudson, who edits the magazine, which the American Institute of Architects Minnesota publishes. 

While architects are often critical of skyways because they take away from the life of the street, "We were surprised that when we opened it up to non-architects how much people celebrated the skyways," he says.

The results came at a sold-out screening at the Walker Art Center on March 31.

A team led by Jim Davy, which produced a highly stylized video clip showing a progression of walkers through a skyway that leads to nowhere, was the grand prizewinner, receiving $1,000. Three other teams, one named IDE[A], the others led by Benjamin Lindau and James Tucker, got Honorable Mention in this category, along with $500 apiece.   

The Tucker entry, which also received the Viewer's Choice Award and the $1,000 prize, imagined a future wherein global cooling had pushed people out of the northern climes. "Once the glaciers retreat they come back and find the skyways," he says.

The contest seemed to hit a nerve. "A lot of smart people came forward and got what we were after, with thought-provoking commentary on an architectural topic."  

Besides the 350 seats that were filled at the Walker, 1,600 people cast a vote online between March 7 and 18.

The crowd that was "way into it," he says, adding, "There was a lot of noise from the crowd, laughing, cheering and whistling."  
 

Source: Chris Hudson, Architecture Minnesota editor
Writer: Anna Pratt

Watch the Grand Prize winner:

Jim Davy, Pete Mikelson, Steve Berg, Danny Sim, and Steve Busse from Architecture Minnesota on Vimeo.

To improve downtown Minneapolis, Nicollet Mall needs more public gathering spaces.

That was the premise of a March 7-11 workshop involving graduate students from the University of Minnesota's College of Design.

Their plans, which will be presented to city officials next month, will help inform new ways of thinking about the walkable avenue.  

Lance LaVine, an architecture professor in the school who was on hand at the workshop all week, says that modern-day architecture hasn't been good about designing public open space. "It has been what's left over after a building is built," he says.

He says the same is true of Nicollet Mall, which he describes as a "residual street," with all of the Metro Transit buses running through as an afterthought.

The point of this workshop was to change that, he explains.

To do so, students broke into four groups, using the IDS Center's Crystal Court, on Nicollet Mall and 8th Street, as their workspace. They examined four different segments of Nicollet Mall stretching from 12th Street to the Mississippi River.  

Instead of looking at the street lengthwise like typical urban planners would, students studied both sides of Nicollet. Additionally, they took advantage of existing developments, such as Orchestra Hall and Crystal Court. As a result, "Instead of the redesign being one thing, it became four different things," he says.    

For example, one group imagined a series of new buildings to enliven the voids from 5th Street to the river. It's an area that needs buildings and they "should go in, in a way that creates public open spaces," says LaVine.

They also brought the skyway to the edge of the street.

Another group inserted a new public space that crossed the mall, between 8th and 10th streets, with both indoor and outdoor features, while the segment stretching from 10th to 12th streets became an extension of the greenway and Loring Park.  

Although Minneapolis is rich in cultural amenities, says LaVine, it's a third-tier architecture city. To make it a first-tier architecture city, "Nicollet is the key."  


Source: Lance LaVine, architecture professor, College of Design's School of Architecture, University of Minnesota
Writer: Anna Pratt

Right now a good portion of the Cowles Center for Dance and the Performing Arts in downtown Minneapolis is still under construction, but much of the structural work is done. 

The $40 million project brings together the Hennepin Center for the Arts and the former Shubert Theater, with a newly constructed atrium connecting the two historic buildings.

It's complementary to the Hennepin Theatre District, which includes several historic theaters farther down Hennepin Avenue. 

Construction at the center started January 2010 and will continue through this summer, while a grand opening is planned for September 2011, according to Troy Linck, a center spokesperson, who adds that its progress is being documented on its website and on social media sites.

The Cowles Center includes a 500-seat theater in the renovated Shubert building and a new Entry Hall, while all kinds of arts programming will continue to operate in the renovated Hennepin Center for the Arts space. "It'll be a diverse experience walking through the three-building campus."   

For starters, the historic Shubert theater, which moved from 1st Avenue to Block E over a decade ago, is being fully refurbished. "A lot of stuff needed serious work," he says, including a reconstruction of the balconies.

Although the design is intended to respect the historic structure, because the Shubert was gutted previously, the renovated building will be quite state-of-the-art, he says.

At this point, most of the concrete work in the building is done. "Workers are framing out the walls and sheetrocking as we speak," he says.

Similarly, inside the new lobby and atrium, where the box office will go, "you can get a feel for the space when you go in now, instead of it being a big empty room," he says.

The education center on the second floor of the atrium has a spacious dance studio and rehearsal area that'll be equipped with state-of-the-art technology. Through its distance-learning program, dance experts teach classes that are recorded and streamed to viewers outside the room, live--a feature that's unique to the center. "There really isn't any other program like it," Linck says.   

At the same time, a big picture window will offer passersby a view of rehearsals. It's just another way of demonstrating that "dance at the center is living and breathing," he says.

Additionally, offices throughout the Hennepin Center for the Arts part of the complex are undergoing plenty of cosmetic improvements. "Tenants are excited," he says. "The space looks better and everything feels sharpened up."

Source: Troy Linck, spokesperson for the Cowles Center for Dance and Performing Arts 
Writer: Anna Pratt

Some local business leaders are pushing for a new central park in downtown Minneapolis that would connect with the Mississippi River.

David Wilson, a managing director at Accenture's Minneapolis office, who presented the concept to the city's park board on Feb. 16, says that the group, which includes many business leaders from the Downtown Improvement District plus other downtowners, hopes to make the area a more "stroll-able, pedestrian-friendly green core."

The multifaceted plan, which is still in conceptual stages, involves a new park north of the Central Library that would link with the neighboring Cancer Survivors Park.

Linear components would stretch from the light rail stop at 5th Street and Marquette Avenue to Hennepin Avenue and head east, forming a green corridor that leads into a park near the riverfront.

The three-phase project will probably take 10 years to fulfill, with the earliest stage to acquire and develop property near the library costing $8 to $10 million, he says.

However, it's a much-needed amenity. While there's plenty of green space across the city, "there's a greater demand for green space"  downtown, especially with 35,000 downtown residents. 

In his view, the central park could be a place for a city Christmas tree or menorah, block parties, skating, and other activities that would encourage people to "get more connected with street life."     

Wilson says that interest and passion for investing in outdoor green spaces and parks has gone from low to extremely high over just the past few years, with projects such as the Mississippi Riverfront Design Competition and the revamping of Peavey Plaza. 

On top of that, Nicollet Mall is due for a renovation in the near future while the park plan is being rolled into the Downtown Improvement District strategic plan for 2025.

Wilson says he and others are realizing that "this is a once-in-a-generation opportunity to change the face of downtown."

Source: David Wilson, Accenture managing director in Minneapolis
Writer: Anna Pratt

It took several years to overcome the challenges of securing funding for a $16 million renovation at Nicollet Towers in downtown Minneapolis, but work on the project finally got started early this year.

The 1970s-built Nicollet Towers has 306 affordable apartments, including many that are geared for families and seniors, according to Jim Bettendorf, the housing director for the nonprofit Volunteers of America Minnesota office, which is in charge of the complex.

Through the years, Nicollet Towers was starting to show its age but getting the funding to rehab it took a special effort, he explains.

With the economic downturn in 2008, "There was no money," he says. "It took quite awhile to get to this point."  

In the end, a number of local and national players stepped up to help put together a unique funding package to make it happen. The result is "a huge project for people who live there and focus groups we serve," he says.  

Construction on the campus, which includes a couple of 20-story and 12-story towers and a ring of townhomes, will take about a year and a half, and residents will stay in the building during the work.

As a part of the project, windows, heating and cooling systems, and elevators will be modernized. The roof and exterior brick will also be replaced, while kitchens and bathrooms in 100 units will also be updated.

Nineteen units will be reserved for people who've struggled with long-term homelessness, making it "one of the larger commitments to homelessness prevention" in the area, he says, acknowledging a $2 million state grant to end homelessness that made it possible.

St. Stephen's Human Services, which has an office in the complex, will provide social services to the new residents.  

"We'll work to provide social services to get [those tenants] into permanent housing," he says, explaining that its program's focus on helping families makes it unique. "Shelters tend to help singles."  

Additionally, rent for tower tenants is subsidized through Section 8, meaning that residents pay a fraction of their income for rent, Bettendorf explains.  


Source: Jim Bettendorf, the housing director for the nonprofit Volunteers of America local office
Writer: Anna Pratt

Right now, oslund.and.assoc., a local landscape architecture firm, is collecting input both in person and online about what the redesign of Peavey Plaza should entail. This week the firm, which the city hired, led a visioning session with members of the public at Orchestra Hall.  
 
Peavey Plaza is an amphitheater and fountain on Nicollet Mall in downtown Minneapolis. The 1975 concrete plaza, which New York landscape architect M. Paul Friedberg designed, is frequently used for outdoor concerts in the warmer months. But its mechanical system is giving out while other areas are also showing signs of wear and tear. 

Oslund.and.assoc. is taking the time to find out about how people use the plaza and what they like and dislike about it, explains Tadd Kreun, a landscape architect at the firm who is working on the project. At this early stage, he says, "It would be premature to form design concepts until we know the pulse of the community and the users." 

Some parts of the plaza could be left intact, or it could get a whole new look.

In March the firm will come back with some design alternatives at an open house. Final designs will come out in the summer while the groundbreaking is slated for spring 2012.

Kreun says the firm, which also designed Gold Medal Park alongside the Guthrie Theater, and Target Field's Target Plaza, has had Peavey Plaza on its radar for a couple years. "Peavey Plaza is obviously a huge iconic space in downtown Minneapolis," he says. "It's a great opportunity to work on a marquee space."  

The plaza is being updated in conjunction with the $40 million expansion of the neighboring Orchestra Hall. But the $5 million or $6 million plaza project will require some fundraising, according to Kreun.

One of the firm's partners, New York-based HR&A Advisors, is looking at ways to make it sustainable economically or "help self-fund itself," he says. 

Source: Tadd Kreun, landscape architect, oslund.and.assoc.  
Writer: Anna Pratt

Bloomington-based United Properties has a $40 million plan to turn the historic Ford Center in the Warehouse District downtown Minneapolis into an exemplar of sustainability.   

The 1913 building, once a vertical assembly plant for the Ford Motor Company, "will be the crown jewel of the Warehouse District, setting the new standard for renovated historic office properties in the Twin Cities," a prepared statement reads.

Bill Katter, senior vice president with United Properties, says the company's goal is to go for "silver" status through the LEED certification program, which is a high mark from the national standard for green building.   

It helps that the building is so close to the light rail transit line with several more trains to come, he says.

The group is planning to install high-efficiency mechanical systems and implement water conservation strategies, while taking advantage of regional materials, according to Katter. Its windowline, the building's "most significant and distinguishing characteristic," according to the prepared statement, will be restored and not sent to landfill, he says.  
Additionally, the 5th Street entrance will be reminiscent of the original, while the lower level will have 25 parking spaces plus a fitness center, Finance and Commerce reports.  

HGA Architects, which will do the design work on the project, is moving from a building a few blocks away into the Ford Center, where it will take up about 80,000 square feet of the 270,000 square feet total.

Jason Sandquist, a brokerage associate at Adam Commercial who writes about the Minneapolis real estate market on the group's blog, Positive Absorption, makes the point that the building's renovation can be seen as "one of the first economic impacts that the new Twins ballpark has brought to the area," following several years of a slowdown in development.

Source: Bill Katter, United Properties
Writer: Anna Pratt

St. Paul-based Everwood Development plans to bring workforce housing to a longtime office and classroom building at 7th and Hennepin Avenue in downtown Minneapolis, a move it believes will help re-energize the area.

Forty-five studio and two-bedroom apartments will go into the eight-story building, while the International Education Center for international adults, the current tenant, will stay on the first three floors. 

Over the last several years the old-fashioned building has been 70 percent vacant, according to Elizabeth Flannery, a project partner at Everwood.  

Workforce housing "would actually help that whole area," she says. "We think we need more of it in downtown Minneapolis. We think it's important to increase residential density," with housing opportunities at all levels.

In some ways, the redevelopment will pay homage to its early days.

The $9.5 million City Place Lofts takes its name from the engraved words "City Place," which can be seen above the original entrance of the 1921 building, Flannery says.

The building, which formerly housed the Lincoln National Bank and has long been used for office space and classrooms, was referred to in a book dating back to the early twentieth century as the "Gateway to the Land of Plenty, " according to company information.

Everwood will pursue historic status for the building, she says, adding that the company hopes to leverage state and federal historic tax credits.

Part of the plan is to bring back its original entrance on Hennepin for the lofts. "It adds to the historical integrity of a property," she says.  

"It's a beautiful building," she says, adding that it ripe for conversion, with many built-in amenities including nine-foot ceilings and a terrazzo floor that has been hidden under layers of tile and carpet.

Its 550-square-foot to 800-square-foot studio and two-bedroom apartments, which will be offered at 30 to 40 percent of average rent, will cater to those who work downtown and want to live in the area, she says. "It'll be a high-quality product," she says. "We want it to be a place where people want to live."  

Flannery says the company hopes to start construction after it closes on the building early this summer.

Source: Elizabeth Flannery, Everwood Development project partner  
Writer: Anna Pratt