3535 Grand Ave S

3535 Grand Ave S

Postby twincitizen » November 12th, 2012, 12:19 pm

Mod note: scroll down for new 24-unit Lander Group project. The 2012 version was approved, but did not move forward.

http://www.lyndale.org/node/375 (Lyndale Neighborhood News story from March 30, 2012)

4 stories / 48' / 30 units planned to be built on a long vacant lot across the street from the former location of the excellent Butter Bakery & Cafe (which has since moved to 3700 Nicollet). The building will contain a mix of one and two bedroom units ranging from 715 to 960 square feet.

This BKV / CPM project surfaced in late March and made the rounds at the neighborhood and planning commission. The city let them get by with 28 underground spaces for 30 units, which is an encouraging sign. That was a sticking point with the neighborhood, but the project only needed setback variances to go forward, no rezoning or anything. The original plan was to sail through approvals and begin construction summer 2012, but...

The people across the street at Present Moment (obscure used books, detox herbs, tea, etc) filed an appeal, but that was denied by the Zoning & Planning Committee on 7/12/12 and the full City Council (Tuthill absent) on 7/20/12.

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I can confirm that, as of a week ago, nothing has moved yet. The "For Sale" sign is still on the lot, as it has been for years, but with a big red "SOLD" slapped across it. I can't imagine this wouldn't go forward, especially being a smaller project. I would totally live here.
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Re: 3535 Grand Ave S

Postby min-chi-cbus » November 12th, 2012, 12:41 pm

I love infill like this, even though I generally prefer to have true urban infill positioned the other way (shotgun style) vs. across the yard, but this project is pretty massive and there may be little room in the back to expand.
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Re: 3535 Grand Ave S

Postby Nathan » November 12th, 2012, 12:55 pm

Definitely a nice addition, I always wonder why a business like that would object to 30 -50 new potential customers RIGHT across the street.

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Re: 3535 Grand Ave S

Postby mattaudio » November 13th, 2012, 12:10 pm

Nice. And I'm glad the city might finally be getting some sense of thought seeing that they no longer assume incumbents are more entitled to free car storage on the street than anyone else.
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Re: 3535 Grand Ave S

Postby woofner » November 13th, 2012, 2:30 pm

fotoapparatic wrote:I always wonder why a business like that would object to 30 -50 new potential customers RIGHT across the street.


Because they are old-school Mpls townies. On a side note, a friend recently spied Alanis Morrisette walking out of Present Moments. I asked and she was fully clothed, unfortunately.
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Re: 3535 Grand Ave S

Postby min-chi-cbus » November 13th, 2012, 3:06 pm

redisciple wrote:
fotoapparatic wrote:I always wonder why a business like that would object to 30 -50 new potential customers RIGHT across the street.


Because they are old-school Mpls townies. On a side note, a friend recently spied Alanis Morrisette walking out of Present Moments. I asked and she was fully clothed, unfortunately.

NO thank you for that visual! :shock:
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Re: 3535 Grand Ave S

Postby twincitizen » November 30th, 2012, 10:25 pm

Reuter Walton Commercial, also based in Minneapolis, is the general contractor for the 92-unit City Walk Uptown project at 1312 W. Lake St., and the 56-unit Elysian project at 711 Fourth St. SE near the University of Minnesota.

Both started construction this fall, according to Nick Walton, co-owner of Reuter Walton Commercial.

Financing is strong “for the right project in the right market,” said Walton, who’s also working on a 30-unit project that’s scheduled to break ground in December at 35th Street and Grand Avenue.

http://finance-commerce.com/2012/11/200 ... -november/

That's what's up. I'll be sure to get some photos when it does, because I'll probably be graduated and funemployed in January!
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Re: 3535 Grand Ave S

Postby twincitizen » February 9th, 2013, 1:52 pm

No ground has been broken here yet. Maybe they decided it just wasn't worth it after Butter Cafe & Bakery relocated to 3700 Nicollet. ;)

I really hope this one happens. It would be great to see smaller-scale infill like this throughout the city. Now that I work in south-burbia, I would actually consider living here, assuming the rent is lower than the Uptown mega-projects. I'd much rather live in a 15-30 unit building than a mega-complex.
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Re: 3535 Grand Ave S

Postby twincitizen » April 29th, 2013, 10:40 pm

Apparently this one fell apart and the land is for sale again: http://www.barkerhedges.com/idx/propert ... tails.html

I'd noticed that the "Sold" had been removed from the "For Sale" sign, figured something went wrong. No idea why though...
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Re: 3535 Grand Ave S

Postby PhilmerPhil » March 23rd, 2015, 6:47 pm

This property is on tonight's Lyndale Neighborhood meeting agenda. "Lander Group is proposing a 24 unit rental housing unit for the site."
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Re: 3535 Grand Ave S

Postby twincitizen » April 10th, 2015, 10:01 am

New project: http://www.minneapolismn.gov/www/groups ... 139929.pdf

24 - 1BR units on three floors. 18 surface parking stalls. Enclosed bike locker room / repair area. Looks very well proportioned for the area, arguably more so than the previous proposal.

Seems to not have an elevator. Is three stories the tallest you can go without putting in an elevator? Or how does that play into ADA regulations? Presumably the first floor units are ADA accessible from at least one building entrance (the rear I'd guess).

It will be interesting to see:
A. How fast they can get this built (easy vacant site with no structures, no underground parking to build, etc.)
B. How the rents are set considering the above ease of construction, unit size, etc. It's possible this could be priced even lower than 2320 Colfax (also Lander Group). It's a perfect test case scenario of a no-frills new construction building, yet still in a pretty desirable area. That'd be a great question to ask if this comes before the Lyndale Neighborhood Association again.
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Re: 3535 Grand Ave S

Postby Silophant » April 10th, 2015, 10:17 am

I think it is. The Golden Lodge in Dinkytown is 4 stories without an elevator, but I believe the third and fourth floors are all 2-level units, which is probably a workaround.
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Re: 3535 Grand Ave S

Postby RailBaronYarr » April 10th, 2015, 10:50 am

I thought it was 3 stories or 3,000 sqft of floor area. I think you're right that the ground floor units would be accessible, and I think if you exceed the maximum height/footprint you're required to have elevators OR ground level units be accessible (with maximum distance to an exit of some sort of feet).
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Re: 3535 Grand Ave S

Postby Daboink » April 10th, 2015, 11:27 am

I like this proposal better, its more of a compliment to 3538, 3534, & 3526 across the street. IMO it feels almost like 2 different buildings of the same style next to each other, much like the brownstones.
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Re: 3535 Grand Ave S

Postby PhilmerPhil » April 10th, 2015, 11:36 am

twincitizen wrote:A. How fast they can get this built (easy vacant site with no structures, no underground parking to build, etc.)
B. How the rents are set considering the above ease of construction, unit size, etc. It's possible this could be priced even lower than 2320 Colfax (also Lander Group). It's a perfect test case scenario of a no-frills new construction building, yet still in a pretty desirable area. That'd be a great question to ask if this comes before the Lyndale Neighborhood Association again.

I was present at the LNA's Housing Committee meeting when this was presented last week. They mentioned poor soil conditions as a potential obstacle, so that could delay things. Also, they made it pretty clear that they fully intend to make this just as you said: a low cost, no frills, new apartment building that provides a more affordable option to some of the stuff being built closer to Uptown.

The building manager of Present Moments' building was embarassingly against this project at the meeting. He kept trying to hijack the meeting by saying the space should be a community garden or maybe a couple single family homes while making broad statements like "the whole neighborhood is against this project."
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Re: 3535 Grand Ave S

Postby min-chi-cbus » April 10th, 2015, 11:50 am

Yikes....this one's not for me personally. Looks a bit too modern and I don't like how shallow the building's position is with respect to the depth of the lot (I'd rather see buildings shot-gun style). Overall, I love smaller infill projects like these so I'll praise it regardless, but from an aesthetics and layout standpoint I'm not the #1 fan.
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Re: 3535 Grand Ave S

Postby MNdible » April 10th, 2015, 11:55 am

I think it's very handsome little project -- understated and sophisticated.
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Re: 3535 Grand Ave S

Postby exiled_antipodean » April 10th, 2015, 12:08 pm

Lander group has a good track record. This is the kind of good infill we need more of.
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Re: 3535 Grand Ave S

Postby twincitizen » April 10th, 2015, 1:32 pm

PhilmerPhil wrote:The building manager of Present Moments' building was embarrassingly against this project at the meeting. He kept trying to hijack the meeting by saying the space should be a community garden or maybe a couple single family homes while making broad statements like "the whole neighborhood is against this project."


They actually went to far as to file an appeal against the previous version back in 2012, and they were roundly denied by the Z&P Committee - and that was with the previous City Council. If they want to waste their money on another appeal, whatever...but there's no chance in heck of them stopping this project. Any legitimate concerns there may have been with the previous proposal are pretty much gone with this now-smaller proposal.

Is it the owner of that building? Or someone associated with the Present Moment store? One and the same?
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Re: 3535 Grand Ave S

Postby PhilmerPhil » April 10th, 2015, 4:44 pm

I got the sense they were one in the same.
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