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Healy Block Residential Historic District – 3137 Second Ave So: Healy-Forbes House Healy Block Residential Historic District – Architecture Healy Block Residential Historic District – an Introduction Anders Christensen Receives Preservation Alliance of Minnesota Executive Director’s Award Anders Christensen’s Remarks on Receiving Preservation Alliance of Minnesota Award Healy Project Fundraiser at the Lowbrow, May 7th Winter Party Fundraiser December 2017 Talk: Preservation Advocacy, August 17th Open House at 1300 Mount Curve Avenue East Lake of the Isles Walking Tour May 21st New Research on the “Lost” Healy Block: Tour May 7th A Presentation on Master Builders Ingham and Parsons, Saturday, March 18th. Healy Project Winter Party Henry Ingham’s Yorkshire Healy Project Fundraiser at the Lowbrow, May 9th Healy Block Historic District Tour: April 17th Healy Project Holiday Old House Reception CANCELED–Healy Block Historic District Walking Tour–November 8 More Hauntings: Houses Built by Henry Ingham Healy House Hauntings Tour Intro to the History of the North Wedge North Wedge Architectural Walking Tour, October 3rd Healy Phoenix #2 Healy Phoenix #1 Report on the Event: A Great Dinner for a Good Cause A Child’s View of T.P. Healy’s Family Big Win for Healy Block Residents: Revised I-35W Expansion Plan T.P. Healy: Farmer, Commission Merchant & Wholesale Grocer in Nova Scotia Open April 25th: Restored 1885 House in Wedge Learn from the Past, Learn from the Present Grandstanding and Stonewalling at City Hall: Trashing the Public Trust Orth House Demolition An Open Letter to Minneapolis City Council Regarding the Orth House Demolition The Truth Will Out II: More Lies That Brought Down 2320 Colfax Avenue South The Truth Will Out: Lies that Brought Down 2320 Colfax Avenue South Judge Denies Injunction against Wrecking 2320 Colfax Avenue South Poisoning the Well: Testimony about 2320 Colfax Avenue South “City Ghosts” Visit Victorian House Historic North Wedge Walking Tour: Sunday, September 7th Combining New and Old: A New Vision for the Orth House A Place That Matters Healy Project Files Suit to Stop Demolition of the Orth House Happy Earth Day, Zero-Credibility City of Minneapolis Stop Demolition: Allow a designation study for the Orth House Perverting New Urbanism II: Greenwashing Demolition Perverting New Urbanism for Fun and Profit Size Matters: Development at Franklin-Lyndale DEN$ITY: Building Utopia in Gopher City Hypocrisy at City Hall: Planning Department Scorns Sustainable Development Déjà Vu All Over Again: Threats to Healy Houses Renewed Healy Project Special Kickoff Tour Saving Private Houses In Landmark Decision, City Council Stops Demolition of 2320 Colfax Avenue South What’s the Greenest Building? Who Lives in Lowry Hill East? Revoltin’ Developments VI: What You Can Do Revoltin’ Developments V: Sappy Citizens and Maudlin Attachments Revoltin’ Developments IV: Density and City Planning Revoltin’ Developments III: Density and Livability Revoltin’ Developments II: Healy Houses in the Wedge Revoltin’ Developments, Part I Healy Descendant Acquires the Bennett-McBride House On Memorial Day Lost Healys on the Healy Block More Lost Healys The Broom House: 3111 Second Avenue South More on Round Hill Happy Birthday, T.P. The Edmund G. Babbidge House: 3120 Third Avenue South Brightening the Corner: 3101 Second Avenue South 2936 Portland Avenue The Andrew H. Adams House: 3107 Second Avenue South Clones: 2932 Park and 1425 Dupont North The J.B. Hudson House: 3127 Second Avenue South Second Healy Family Home: 3131 Second Avenue South Schlocked: ‎2639-41 Bryant Avenue South 1976 Sheridan Avenue South: Preserved Exterior The William L. Summer House, 3145 Second Avenue South Two More in the Wedge Weapon of Mass Healy Destruction: I-35W Construction The Third: Healy Builds in the Wedge The Second: 3139 Second Avenue South Healy’s First House: 3137 Second Avenue South Anders Christensen, T.P.Healy, and the Healy Project

Poisoning the Well: Testimony about 2320 Colfax Avenue South

banksy-lies-politics-544x668

–Lenin corrected by Banksy

What a difference two weeks makes.  Earlier this month, a salvage company began removing architectural components of the Healy house at 2320 Colfax Avenue South in preparation for its demolition. The number of architectural items that came out of that house stunned even those of us who had never believed that nothing was left of Healy’s original 1893 house: fireplaces, doors, millwork, tiles, stained and leaded glass.  The items salvaged are now for sale on City Salvage & Antique’s web site, marketed for the exquisite art they are, worth a small fortune.

A subcontractor of City Salvage on December 5 reported: “They wisely got the glass out first. They were busy tonight removing the raised-panel cherry wainscoting from the entry hall and stairs. The oft-discussed original first floor front facade is in fact still there, hiding inside the enclosed porch. Bay windows and bow window side by side, both intact inside and out. They also found a covered ox-eye window on the north wall of the second floor.

keith doors

The doors that allegedly didn’t exist.–Photo by Keith Lawrence

All the large doorways communicating 2320’s entry hall, parlors and dining room, each of which had been filled in with drywall and cheap hollow interior doors [by owner Mike Crow], were found still to have 6′-wide, paneled sliding doors hanging intact in their pockets. The Healy signature tile floor uncovered in the vestibule is being removed, destined for re-purpose as a table top.”

orth tiles keith

Vestibule tiles being removed.–Photo by Keith Lawrence

These are all things that demolition proponents, including  the developer, the owner’s broker, and two preservation experts, claimed repeatedly weren’t there– before the neighborhood association, the Heritage Preservation Commission, the Minneapolis City Council, and, under oath, before District Court.

Photos and video taken on the second floor of 2320 last week and presented in District Court shows that owner Michael Crow gave misleading testimony, repeatedly claiming that the second and third floors were gutted in the reconstruction after the fire in 1991. The details revealed by the salvage operation show his claims to be false. Tom Dunn (real estate broker) of Terra Firma Commercial, the Lander Group (developer), Amy Lucas (historic preservation expert), and City Planner John Smoley all repeated this false testimony. Did they know it to be false or did they fail to do their due diligence?

Anders Christensen and Trilby Busch went on record 43 years ago (November 1981 Twin Cities Magazine article Legacy of a Master Builder) contending that 2320 Colfax is an important part of Healy’s architectural legacy. This claim was made long before the house was threatened with demolition.

orth fireplace brian

The Trent Tile fireplace from 2320 Colfax.

In April of 2013, owner Michael Crow told the Minneapolis Heritage Preservation Commission that “everything on the second floor was completely gutted. . .There just isn’t much of the house left.”

Smoley repeated Crow’s misleading testimony: “The interior has been completely lost.” Lucas echoed this, saying, “I don’t know if any of you have been in the house but when it burned, the second and third floors burned completely. So they were rebuilt as small rooms upstairs, so there are sheet rock walls and metal doors.” Dunn summed up these comments with, “There just really isn’t anything worth saving in the building.” Despite these assertions, the HPC declared 2320 an “historic resource.” In May of 2013, the City Council upheld this decision.

However, after the 2013 election, Michael Crow came back to City Hall singing the same tune, but this time to more receptive ears. In March 2014 on a motion by chair Lisa Bender, the Zoning and Planning Committee granted Crow a demolition permit for an historic resource.

Last May, the Healy Project filed suit in District Court to stop the demolition of this historic resource. The case never made it to the trial stage. The Healy Project failed to get a temporary restraining order (TRO) in large part because Crow, Dunn, Smoley, and Lucas once again repeated the false claims initiated by Michael Crow. Since then, the suit has remained on the docket, minus an injunction against demolition.

orth window keith

The foyer leaded glass window being prepared for removal.–Photo by Keith Lawrence

After the recent revelation that the vast majority of the interior and exterior of the house was intact, the Healy Project decided to revisit the lawsuit. On Friday, December 19th, attorney Erik Hansen appeared in District Court before the Hon. Frank Magill, Jr. to request a TRO, based on the documented revelations of the salvage operation.

Bethany Gladhill, a credentialed expert on historic preservation, testified that in her professional opinion 2320 would be eligible for listing in the National Register of Historic Places, especially if it were included in a Multiple Property Listing of Healy houses in Lowry Hill East. She called 2320 a “transitional” Healy house, in fact, the “lynchpin” in that  transition of designs. In her opinion, 2320 has strong integrity of place, of workmanship, and of materials. She respectfully disagreed with several of the findings and the conclusion of Amy Lucas’s report.

Michael Crow’s attorney Steven Harris said the closing between Michael Lander’s development company and Crow is set for Tuesday. It will be Michael Lander’s responsibility to demolish 2320 and the neighboring house at 2316. Crow will receive $950,000 for both properties; Harris requested a bond in that amount if the TRO is granted. A ruling is expected on Monday, December 22nd.

Did Crow lie to his attorney, or did his attorney lie to the judge in expectation of getting a $950k bond in case the judge issued the TRO? Or is there another explanation of these conflicting reports? Did the closing actually take place on the 22nd? Inquiring minds want to know. T.B.]

The next two posts provide detailed documentation of the series of misrepresentations in the testimony of Crow, Dunn, Lucas, Smoley, and the Lander Group throughout the two-year-long series of hearings regarding 2320 Colfax.

stop

2320 Colfax on the morning of December 19.

“There is only a negligible amount of original trim inside, which is really not worth saving, there’s nothing special about it.” Tom Dunne, President, Terra Firma Commercial, Real Estate Services
“Fires in 1991 and 2011 have left very little interior fabric.” Amy Lucas, Principal, Landscape Research
“Over 75% of the original materials in the home have been replaced due to extensive fires and insensitive remodeling.” Lander Group Development Team, submitted by Collage Architects.

salvage

After the salvage company ripped out what allegedly wasn’t there. Photo by Keith Lawrence.

If the above evidence doesn’t convince you that this whole process was poisoned from the start, here are some more statements presented to decision-making bodies, courtesy of Brian Finstad:

“There is not one single room that is in its original state. The only two rooms that are the most intact in the entire building are the foyer or entry and the original living room with fireplace.”
– Mike Crow – Colfax Addendum – 8 Jan 2014

“Besides some wood door frames there is little original fabric at the interior.”
– Amy Lucas, Landscape Research – Report to Pete Keely – 14 Dec 2012

“The interior has been completely lost with the rooming house conversion and fire repairs.”
– Amy Lucas, Landscape Research – Report to Pete Keely – 14 Dec 2012

“Fires in 1991 and 2011 have left little interior fabric . The second and third floors have been completely rebuilt”
– Amy Lucas, Landscape Research – Report to Pete Keely – 14 Dec 2012

“As is common knowledge, the property has endured a number of fires throughout its history with the last fire essentially removing the upper two floors.”
– Assessment of Economic Feasibility of Rehabilitation – Tom Dunn, Terra Firma Commercial – undated

“There is only a negligible amount of original trim inside, which is really not worth saving, there’s nothing special about it. There is one noteworthy concave window on the north side that will be saved, along with a fire place and whatever else there is of value.”
– Assessment of Economic Feasibility of Rehabilitation – Tom Dunn, Terra Firma Commercial – undated

“… the home is nothing close to the original construction. Over 75% of the original materials in the home have been replaced due to extensive fires, and insensitive remodeling.”
– Letter to HPC – Lander Group Development Team; Collage Architects – 17 Feb 2014

“Nearly all of the construction above the first floor and most of the first floor are not Healy constructed components as these have all been replaced… The second and third floors of the structure were gutted down to the studs… nearly all architectural integrity was removed from these two floors …over 70% of the first floor was changed.”
– Letter to HPC – Lander Group Development Team; Collage Architects – 17 Feb 2014

“Fire has gutted the top two floors. Approximately 600 sq.ft. of the total interior has any remains close to the original… There is a fireplace covered with newer construction.”
– Letter to HPC – Lander Group Development Team; Collage Architects – 17 Feb 2014

“The developer will take steps toward preservation. A full photo-documentation of the property interior and exterior will be completed.”
– Letter to HPC – Lander Group Development Team; Collage Architects – 17 Feb 2014

“The second and third floors were burned and the 1992 rehabilitation removed flooring, walls and doors. The plan of the upper floors was also changed during the renovation.”– Historic Evaluation – Amy Lucas, Landscape Research – Mar 2014

Going, going…….?–Photo by Keith Lawrence

Update: On 12/31/2014 KSTP-TV aired a story on 2320 Colfax, featuring an interview with Anders Christensen. To view the story, click here.

–T.B., C.A.C.

 

Combining old and new buildings in adaptive reuse is a practice that Minneapolis has not embraced yet.  Minneapolis lags behind many other cities, especially those on the coasts and in Canada, in saving old buildings by incorporating them into new construction. (See some examples of adaptive reuse here.) Developers in Minneapolis assert that adaptive reuse is “economically unfeasible”, and that it’s necessary to demolish existing houses in order for them to get the profit they require. On the other hand, some preservationists dislike combining old with new, insisting that the building (whatever it is) be preserved in its original configuration. However, if the building cannot be saved in its first or second incarnation (for example. as a single family home) adaptively reusing it with new construction is the green, economical, and smart choice.

"Adaptive reuse A NEW PURPOSE FOR OLD BUILDINGS Latham Architects – Is a building in the hand better than two in construction?"--Irish Sustainable Building

Ireland: “Adaptive reuse A NEW PURPOSE FOR OLD BUILDINGS Latham Architects – Is a building in the hand better than two in construction?” Yes!–Irish Sustainable Building.

In Minneapolis, the City has consistently taken the opposite course, approving wrecking permits for perfectly good buildings so that developers can maximize profits.  On August 13, on behalf of the Healy Project, architects Peter Kim and Bob Roscoe presented a new idea to the Lowry Hill East Neighborhood Association’s Zoning and Planning Committee for redevelopment of the properties at 2320 and 2316 Colfax Avenue South. Their idea is offered as an alternative to the Lander Group’s proposed 44-unit, three-story apartment building that requires wrecking the historic Orth House at 2320 and the house next door at 2316.

plan bob

Bob Roscoe at the Z&P presentation.

“This design incorporates the existing two historic homes on the property. It is extremely important to the residents and neighbors of Colfax Avenue that the two historic properties be kept, rehabilitated and incorporated into the proposed design at this location. A modern blending of materials can be utilized while at the same time remaining sensitive to the nineteenth century use of wood, shingles, and decorative elements found on the original buildings. A plan that utilizes historic houses as a triplex with additional urban housing units that is sensitive to the urban fabric and to architectural language. Compared to the proposed development, this idea preserves street appearance and contains 72% of the number of proposed units. The Healy Project contends that utilizing historic buildings in this location will contribute to both the economic and cultural aspects of development in LHENA.”–Introduction to Alternate Idea for 2320 Colfax.

Architect Peter Kim

Architect Peter Kim

Roscoe and Kim’s plan provides for 32 units: 1 bedroom 18 units; 2 bedroom loft 6 units; 2 bedroom + 8 units. Total 32. It provides for 30 parking spaces: Basement 24, Off Street 6. The new apartment building is placed behind the two existing houses, which would be rehabbed and incorporated into the new housing development.

To view the plan, click here: 2320-Draft2

LHENA President Leslie Foreman (left) with Tim Dray and Bill Neuman.

LHENA President Leslie Foreman (left) with Tim Dray and Bill Neuman.

The first part of the Wednesday meeting was the presentation of the Lander apartment project’s most recent “tweaking”, with zoning variances, by Collage Architects. Apparently completely uninterested in any proposal involving preserving the house, after Collage’s presentation, CM Lisa Bender and all the other Lander proponents walked out of the meeting. Only Wedge developer Don Gerberding remained for Roscoe and Kim’s presentation.* It’s a sorry situation when City officials are so bound up in the same old, tired models for development that they can’t bother even to consider the new.

If the property at 2316-2320 were a vacant lot, there would be no controversy.  New development would be completely appropriate.  But it is not vacant land, and the houses to be destroyed, especially the Orth House, can never be replaced. (See blog post, “Greenwashing Demolition.”) When will the City stop favoring new, big apartment development, and start looking at the old buildings that make Minneapolis Minneapolis? Apparently not as long as the current City Council and Mayor are in office.

Old farm buildings converted to senior housing in the Netherlands.

Old buildings converted to senior housing in the Netherlands.

*Note: Gerberding currently has a controversial proposal in the works to redevelop the northwest corner of Franklin and Lyndale Avenues in the Wedge. The day after this presentation, an article in the Minneapolis Star-Tribune reported that Gerberding has defaulted on a $400,000+ loan from the City from 2008, and the City is looking into suing him.

–T.B.

 

Answer: The one standing.  
     So says Carl Elephante, Director of Sustainable Design at Quinn Evans Architects.  Last year, the National Trust for Historic Preservation released a study, “The Greenest Building: Quantifying the Environmental Value of Building Reuse,” with data that supports this contention. The report uses Life Cycle Analysis (LCA) to compare the relative impacts of building renovation and reuse versus new construction. The description of the study says that it “examines indicators within four environmental impact categories, including climate change, human health, ecosystem quality, and resource depletion.” 

copyright, National Trust for Historic Preservation

According to the study, wrecking a building and replacing it with a new one comes with very high environmental and economic costs. Let’s look at what how these costs apply to the wrecking of the historic Orth House at 2320 Colfax Ave. S.in order to build the Lander Group’s new four-story apartment building:
     First is the cost of destroying the existing structure. Wrecking the Orth House (and its neighbor at 2316) will cost the developer approximately $30,000 each.  Add to this cost, the waste of the building materials of the house. The Orth House, a large 6,000+-square-foot house, is estimated to weigh 180 tons, not including the foundation (John Jepsen, Jepsen, Inc.). The Orth House was built in 1893 of lumber from Minnesota’s virgin forests.  This irreplaceable resource will be hauled off to a landfill, never to be used again. The plaster, lath, windows, and mechanical systems will similarly be trashed.  Yes, some of these features could be removed for salvage; however, the sad fact is that staircases, doors, and windows in a house of this size and vintage cannot easily be fitted into an existing structure. To reuse them, one would have to custom build a structure they could fit into. And what’s the point of that when they are already serving their purpose in the existing house?

2320 front
The Orth House today.

Second is the cost in labor and materials to build the new structure. New construction consumes many resources. The developer’s claim about energy savings makes no sense because new construction consumes so much energy upfront in producing new materials. (U.S.Green Building Council) The proposed apartment building is not one that uses a variety of “green” features and technologies, but a run-of-the mill structure.  Recycling bins and bicycle racks do not a green building make. In fact, according to the Trust’s study, when replacing an average existing building with a new, more efficient building, it still requires as many as 80 years to overcome the impact of the construction.

2320-colfax-old
The Orth House c. 1900
Minneapolis City officials and planners have been long giving lip service to sustainability–without doing much to promote or implement it.  Take, for example, the squandering of resources via the City’s federally-funded Green Homes North” initiative. Because the “green” money funds new construction only, the program has resulted in the demolition of houses that could be rehabbed. As the Trust study shows, the “new construction” caveat of the program produces the opposite of what “green” building actually is.
     In the seven months since the Lander Group brought forth its proposal to wreck 2320 and 2316 to build a four-story apartment building, nothing has changed to make their project more environmentally friendly.  On the contrary, at a hearing in March, architect Pete Keeley announced changes to the building that would require zoning variances to make its footprint even larger–this despite previous assurances to the contrary to the neighborhood association.
green-poster
     From the outset the developer has proposed what is unimaginative at best.  At worst, the Lander project will squander irreplaceable resources, replacing a beautiful, historic building with one that is commonplace and built of inferior materials. The Minneapolis Heritage Preservation Commission has declared the Orth House an historic resource.  It has stood proudly on the corner of 24th and Colfax for 120 years, and with a little help, could stand for another 120.  To reduce construction expenses and maximize profit, the new building will be constructed to have a functional life of 20-30 years. Then it will go to the landfill–and nobody will be appealing to the Heritage Preservation Commission to save it.
     Heritage is green. The time has come for the City to consider cultural infrastructure as well as physical infrastructure. The Orth House, the former home of Minneapolis’s first family of brewers (Grain Belt), and the transition design in the distinguished career of master builder T.P.Healy, is the repository of local history, architectural heritage and culture–a legacy that should not be destroyed for the short-term gain of a few. 
Recycling existing buildings is essential to creating sustainable cities.

Recycling existing buildings is essential to creating sustainable cities.

     “Every brick in building required the burning of fossil fuel in its manufacture, and every piece of lumber was cut and transported using energy. As long as the building stands, that energy is there, serving a useful purpose. Trash a building and you trash its embodied energy too.”–Robert Shipley
     
Minneapolis, do the right thing: Support sustainability and save the historic Orth House from the landfill.
–T.B.
 

Note: The article below appears in the April 2013 edition of The Wedge, neighborhood newspaper of Lowry Hill East. I wrote it as a report. After the article I’ve added some editorial comments.

The west side of the 2800 block of Colfax Ave. S in the Greenway: a 1970’s 2-1/2-story walkup, three modest-sized houses, and two apartment buildings under construction.

                                           The Three Wedges

            Bisected by high-traffic streets, Lowry Hill East is divided into three sections by zoning designations: the area south of 28th Street, the large section between 24th and 28th Streets, and the apex north of 24th.  Each of these sections has a distinctive character and its own set of concerns.  While there is no way to distinguish between the demographics of each section, looking at the Wedge as a whole in comparison to the greater city sheds some light on a major issue facing the neighborhood currently and in the future: redevelopment of the Wedge apex north of 24th Street.

        The most recent source of demographical data is the 2010 census, which shows the population of the Wedge to differ significantly from that of the city of Minneapolis.* The Wedge has a higher percentage of white residents (84% versus 60%), residents 18-44 years of age (78-50), structures with two or more units (91-50), renter-occupied units (83-  51), residents with a bachelor’s degree or higher (62-43), and persons living alone (59-40).  On the other hand, the Wedge has fewer households with children (15-44), owner-occupants (17-49), householders over 65 years of age (3-8), and residents under 18 (5.5-20). 

     While the median income of Wedge residents is about 4% less than the city’s ($43,922 versus $45,625), the income of the majority is centered around the median, with fewer on the high end.  Only 17.5% of Wedge residents make more than $3,333 per month, as compared with 54% citywide; on the other hand, 43% of Wedge residents earn less than $1,250 monthly, as opposed to 18% citywide.

      From 1990 to 2010, the population remained fairly stable, 5,933 versus 6,150.  But the Wedge has a huge turnover in residents from one year to the other, 40% versus 24% citywide. More than half of Wedge residents (54.5%) moved into the neighborhood in 2005 or later, compared with 37% citywide.  Only 2.7% (versus 9% citywide) called the Wedge home prior to 1979. Not surprisingly, renters outnumber homeowners about 5:1.

            Those are the demographics of the Wedge as a whole as of 2010. While we don’t know demographical differences in the three Wedge sections, we can look at what distinguishes them physically. The southernmost section is currently undergoing significant changes. Formerly an industrial corridor along railroad tracks, the area south of 28th Street is being transformed into a high-density residential area of apartments, condos, and townhouses.  The total number of new units under construction (839) and already built (1,061) south of 28th Street is 1,890. Assuming that each unit will house 1.5 residents (the current Wedge average), these nearly 2,800 new residents will swell the current population of the Wedge by 47%, and constitute about one third of the total population.

The west side of the 2600 block of Colfax Avenue S: two large 1960’s apartment buildings and turn-of-the-century houses

The interior of the big section between 24th and 28th Streets is largely comprised of pre-World War I houses and apartment buildings, with two-and-a-half-story walkup apartment buildings scattered among them. After its 1970’s downzoning to lower density, the Wedge middle has remained the most stable area, with the vast majority of residential buildings being occupied as they were thirty years ago.  This section is home to most of the residents who have lived in the Wedge the longest.  It has the most duplexes and single-family houses.  This section, however, is cut in two by a major traffic artery (26th Street), and of the 28 blocks here only 12 whole blocks are zoned R2B.

The northernmost section, the apex north of 24th Street, is the smallest.  In the first half of the 20th century, large houses, a school, and a church occupied this area.  Some of the houses were used as student housing for this school and for the Dunwoody Institute. After the middle section was downzoned, high-density zoning remained in place for the Wedge apex. This writer’s count of the structures located in the area between 24th and Franklin revealed the following distribution: 5 pre-WWII apartment buildings; 19 post-WWII apartment buildings; 14 houses with 4 or more residential units; 60 houses with 3 or fewer units.  Today a half-dozen single-family homes north of 24th Street are in R2B zoning, but the remainder is zoned for commercial or high density residential.

The west side of the 2300 block of Colfax Avenue S: the back of the funeral home parking lot and four 1890’s houses, three of them built by T.P.Healy, all currently rooming houses.

Because of this high-density zoning, the apex is slated to be the next area facing big changes. Mayor Rybak and the City Planning Department have targeted the Wedge, Whittier, and other neighborhoods to the east for more high-density residential development.  When the available space along Greenway is filled, developers’ attention will turn to the Wedge apex. A hint of what’s to come is the current proposal by the Lander Group to demolish the houses at 2316 and 2320 Colfax and replace them with a four-story apartment building. It’s only a matter of time that other redevelopment proposals will be offered to replace houses in the R6 part of the apex.  If a proposed building conforms to R6 zoning, which allows for buildings as high as five stories, it can go in without neighborhood approval.

Doomed by redevelopment? The Edward Orth House, 2320 Colfax, one of two houses developer Michael Lander intends to demolish for a four-story apartment building.

The Wedge population has already seen a shift away from the number of families with children and a shift toward a greater proportion of young renters. In the coming months and years, Wedge residents will have to decide if they prefer new apartment buildings that offer many more units or if they’d rather have the 74 turn-of-the- century houses (two fewer if the Lander project is built) lining the streets of the apex.

        In 2011 Council Member Meg Tuthill requested that Community Planning and Economic Development (CPED) staff put on their work plan a review of LHENA’s 2004 Zoning Study. This was proposed to preserve the mixed scale and diverse character of the neighborhood.

With the high proportion of Wedge residents being renters and a high year-to-year turnover, it’s apparent that only a small percentage of residents are involved in LHENA and neighborhood events.  If you’re reading this article, you probably care about what happens in the Wedge.  If so, speak your mind—or someone else will decide what changes do and don’t come to pass in Lowry Hill East.

________________________________________________________________________

*See: www.mncompass.org (October 2011)
 

A wedding portrait of Edward and Catherine Orth, 1877

++++++++++++++++++++++++++++++++++++++++++++++++++++++++
Commentary:

     The country is emerging from a serious economic crisis that grew out of an unregulated  boom-and-crash in mortgage banking.  At the moment, most people under 30 cannot afford to buy houses.  Thousands of them have moved out of their parents’ suburban homes to take up residence in the city.  (Some are forecasting a coming crash in the suburban housing market as Baby Boomers downsize–but that’s another issue).  How many of these young people would prefer living in their own houses over living in high-rise apartments?  I suspect that when the time comes, many of these people will decide to move into houses or duplexes to raise their children rather than staying in apartments.
      The new developments in the Greenway with their thousands of anticipated new residents are a faix accompli.  One aspect that the City and the developers of these so-called multifamily apartment buildings never bring up–or seem even to consider–is the distinct possibility that they are overestimating the number of people who will want to and who can afford to live in these new units.  After all, the Wedge is only one of several districts in the city where thousands  of residential units are going up.   The banks, developers, and City are plowing ahead on the assumption that all will go as they planned.  What could possibly go wrong? (Famous last words.)
     Some of what I found in researching this article surprised me–for one, the huge turnover in Wedge residents every year; for two, the high percentage of college-educated residents; and for three, the large percentage of residents who will live in the new Greenway buildings when all are completed.  
      I am part of a very small percentage of Wedge residents who moved in pre-1976.  In another twenty-five years, most of us will not be living in the neighborhood (if we’re living at all). The neighborhood will inevitably undergo change. It will be up to the younger folks to decide what kind of a place they want to live in.  Do they share the vision of the City for the Wedge: a small core of apartment buildings and old houses sandwiched in between two areas of new high-density residential developments, and encircled by commercial buildings and apartment complexes?  Or do they think, as the neighborhood association has to date, that the scale and mix of old houses and apartments buildings, two-and-a-half story walkups and commercial that make up the Wedge should be preserved.  
      The battleground that is emerging is the Wedge apex north of 24th Street, an area zoned and ready for high-density development. Do we want two overbuilt “Greenways” (a misnomer if there ever was one) surrounding the surviving old houses in the neighborhood, or do we want to retain, through the changes that come with time, the distinctive character of our wonderful, diverse, funky old/new Wedge?
 

The Wedge (when it wasn’t the Wedge) under development as a streetcar suburb in the 1890s, as seen from Lyndale Avenue.

      One of the boasts of contemporary urban planners is that high density brings to the city a variety of benefits, such as energy savings,  public transportation, and a boost to the local economy and city tax coffers. The four-story Lander development that seeks to replace the two houses at 2316-2320 Colfax Avenue is a harbinger of higher density in the apex of the Wedge. This increased density will have a long-term impact on livablility in the neighborhood. While it is true that higher density can mean a more efficient use of resources, it can also bring social ills, such as the displacement of tenants of limited means and families with children, as well as the destruction of community identity.

The Hegg Building, Purcell and Elmslie, 1915, demolished for K-Mart, 1980. An example of thoughtless redevelopment.

     I have lived in Lowry Hill East since 1976. The ‘Seventies witnessed an ongoing struggle between Wedge residents trying to make this an attractive place to live and the forces of urban decay–prostitution, drugs, delinquency, and heavy commuter traffic.  Most of the new homeowners were attracted to Wedge houses because: 1) real estate was relatively inexpensive, 2) the old houses had architectural charm, and 3) a lively, politically savvy community had taken root in the form of LHENA.
     But even though LHENA accomplished much at City Hall (partial downzoning and traffic reduction for two), individuals as well had to step up and do battle. One example was on my block of Emerson Avenue. In the early 1980s, an old couple cashed out their duplex two doors down from my house to a slumlord.  The duplex became a drug warehouse, with more than 20 unrelated people inhabiting the lower unit.  Taxis and cars pulled up at all hours of the day and night, picking up packages.  Drugged out tenants harassed all their neighbors with rude comments and raucous behavior. My next door neighbor at that time was an IRS agent, completely unfazed by having to work his way through multiple levels of government.  It took a whole year, but one day Minneapolis SWAT turned up and hauled away the drug warehouse people in the duplex, and the slumlord became the target of an IRS audit.

     However, most of the battling was done by homeowners in the northern R-6 part of the Wedge, the higher density area.  To protect themselves, their families, and property, homeowners monitored badly managed apartment buildings and rooming houses, calling in the police and City housing inspectors..  But often, City agencies weren’t able to stop the problem, forcing residents to act on their own.  In one memorable case, a two-and-a-half story walkup on Bryant Avenue had become home to prostitutes who had frequent noisy nocturnal customers. One of these guys showed up like clockwork on weekends, creating a disturbance in the wee hours of the morning each time.  After a number of strategies failed to stop him, one night the owner of the house across the street got in his car and followed the John to his home in Golden Valley.  There the homeowner confronted him with the news that if he, the John, ever made a disturbance in the Wedge again, the homeowner would be coming out to tell his wife and children of his activities.  The John was never seen again.
    Through these and similar heroic efforts, the homeowners of the Wedge, along with their allies among renters and landlords, have made Lowry Hill East one of Minneapolis’s most desirable places to live and work. In so doing, they have made considerable investments of time and capital. However, with the proposed displacement of two houses by a new apartment complex, it seems that the neighborhood is becoming a victim of its own success. Lander has redeveloped the southern Greenway part of the Wedge into many apartment, townhouse, and condominium units.  Now Lander, along with the City, is planning to start the redevelopment of the apex into another high density area. Have these homeowners fought this long battle to save the neighborhood and its houses, only to be exploited and ultimately driven out by the City?

The Francis W. Little House in Deephaven by Frank Lloyd Wright, 1912-1972.  Demolition, like extinction, is forever.

      Sometimes it’s enlightening to see one’s neighborhood through the eyes of outside observers. On one dark November evening last year, I took a shuttle from the airport to my house.  I was the only local resident aboard the shuttle; the other eight passengers were business people headed for downtown hotels. Despite my request to stop, the driver overshot my house by about a half block. As I tried to exit the van, the other passengers insisted that the driver back up to let me off directly in front of my house. Why? To them, the place looked very scary, and they were sure I’d be in danger out on the street.  As I clambered from the back seat to the door, I tried to assure them that I would not be mugged on my way to the corner.  But it was no use.  People see things through the filters of their preconceived notions and experience.  To them, this was the old inner city, alien and terrifying.  I’m sure some of them would have been all for razing the entire neighborhood and building shiny new glass, brick and metal condos and apartments in its place.
      This kind of skewered view of the neighborhood is one of the reasons that I am not impressed by the arguments for higher density by those who live in low-density neighborhoods of the city. As one who has lived in the Wedge for 36 years, I’ve seen the attempts to remove “urban blight” first through the building of small walkup apartment buildings, and now, through the construction of apartments and condos for the affluent. 
     The Wedge already has its fair share of high density housing in the Lander Greenway developments and the apartment buildings on and near Hennepin and Lyndale Avenues.  Those who want higher density in the apex would be more convincing if they themselves lived in high density areas.  Put your money–and home purchases–where your mouth is.  Only those who have homes in high density areas can understand the day-to-day trials and challenges: the traffic snarls, snow emergency melees, street noise, loud parties, drunken revelers, etc. As density increases, such areas become less attractive to families, who understandably prefer to raise their children in neighborhoods of single-family homes.

This new FLUX luxury apartment building in Uptown (just three blocks from my house) with concierge, pool and heated parking, is billed on the developer’s web site as “multifamily” housing.  I wonder how many families with children actually live there–or would want to.

      As an election judge in 10-2, I got to see hundreds of my neighbors–people who stood in the cold and rain for an hour or more to exercise their right to vote. Young and old, gay and straight, professional and blue collar, handicapped and able, affluent and poor, married and single, native-born and naturalized, of all colors and races–they represent what makes the Wedge a great place to live.
     I say again, if 2316 and 2320 are wrecked for the four-story Lander apartment building, it will be the harbinger of more of the same. Density doesn’t always mean diversity. Keep tearing down houses for condos and apartment buildings and inevitably some groups will start disappearing from the mix–families, old folks, people of modest means.
     If the Lander project goes forward, it will send a clear signal to those who hope to redevelop Lowry Hill East into a high density Eden: Gentlemen, start your bulldozers.
Next: Theory and Practice in Urban Planning. 
–T.B.

     In 1980 when then-Wedge-resident Anders Christensen examined the building permits for all the houses in Lowry Hill East, he discovered that a master builder named Theron Potter Healy had built 30 of them.  Further research revealed that during his career (1886-1906), Healy had built over 120 houses and commercial buildings in Minneapolis.
     In 1993 Healy’s most celebrated creations, the Queen Annes of the 3100 block of Second and Third Avenue South, received national historic designation as the Healy Block Historic District.  In 1977 Healy’s Bennett-McBride House had been listed on the National Register of Historic Places as a superb example of the Queen Anne architectural style.
         During the first Wedge Zoning and Planning Committee meeting on the Lander Group’s redevelopment plans for 24th and Colfax, architect Pete Keeley said he had contacted the City, and they had said the two houses slated for demolition had “no historical significance.”  At the second meeting, another man supporting owner Michael Crow alleged that the Minnesota Historical Society, too, had said that the Healy house at 2320 was not historically important. I’m sure that both claims are true: Neither the City nor M.H.S. have anything on record about either house.
     None of Healy’s Wedge houses have received historic designation, but that does not mean that they are not historic or architecturally significant.  Many historic buildings have not received official historic designation (through the Historic Preservation Commission or the National Trust, for example), but that in itself does not speak to their importance.
     Consider, for example, the Wedge’s own “Healy Block”, the 2400 block of Bryant Avenue South. Eight (probably nine) houses on this block are Healy’s: 2401, -05, -09,(-10),-20, -24, -28, -36, and -39, ranging in style from Queen Anne to Colonial Revival.

2439 Bryant, Colonial Revival, 1905
2409 Bryant, Queen Anne, 1895          

     On Bryant Avenue north of  24th Street (in the R-6 zone) are four other Healy houses; three of these are currently rooming houses.  None of the houses on the 2400 block are rooming houses, although half of them were at one time.  Former residents have told stories of tenants riding motorcycles up staircases, drunken brawls, drug deals, even murders taking place in these houses. Yet today, with the investments in time and money of their owner-occupants, they have become beautiful and valuable homes.
     2320 Colfax, the Healy house slated for demolition, represents a pivotal point in Healy’s career.  It is one of only two houses built by Healy in 1893. The other 1893 Healy house, 821 Douglas Avenue, was wrecked in 1981 by developer Paul Klodt. 1893 is a significant year in the history of architecture, the year of the Chicago World’s Fair.  In this year the Queen Anne style began to fall out of fashion, replaced by the Colonial Revival style, made popular by the Fair’s “White City”.  2320 is Healy’s first Colonial Revival house, a significant part of his architectural legacy. 
     An old photo of 2320 reveals the original appearance of the house, with a large barn in back, and open field to the north:

The Orth House, 2320 Colfax, as it appeared when new.
The house today.  The porch has been enclosed, but the original roof line, profile, and fenestration remain.

      Obviously, some people don’t care diddlysquat about history or architecture, and this blog is not addressed to them.  I have learned a very important lesson from my service on the Minneapolis Heritage Preservation Commission and the Advocacy Committee of the Preservation Alliance of Minnesota:  Governments and institutions are not concerned with saving buildings.  Communities must define and speak out on what’s important to the community–and work to preserve it.
     The 2004 LHENA Zoning Task Force clearly articulated what is important to Wedge residents, that is, ensuring the livability of the neighborhood by preserving the current mix of houses and multiple-unit buildings. Michael Lander has already redeveloped the southern part of the Wedge along the Greenway with high density apartment buildings and condominiums.  This redevelopment makes sense in that it replaced a defunct industrial area.  But the apex of the Wedge is a different story.  Development supporters have made much of the idea of saving the neighborhood “core”, while keeping the “fringe” high density. Truth to say, the apex is such a small area that most of it can be considered “fringe” of the greater neighborhood, the current view from City Hall. The point is moot: R-6 allows high density throughout, so-called “core” included.
     Last month a first in a series of meetings was convened by the City to look into the feasibility of establishing “conservation districts” in Minneapolis.  Such districts would offer more protections than the zoning code, but fewer than those of historic districts, such as the Healy Block.  A conservation district would certainly be a big step forward in saving the houses in the apex of the Wedge, but the idea is only at the beginning of a long planning process, with no guarantee it will be adopted.

“360 Degrees of Wedge Healys”–Photo art by Richard Mueller

      In conclusion, I want to stress that if you want to save 2320 Colfax and preserve the other houses in the Wedge, don’t expect City Hall or an historical society to do it for you.  Property rights are held sacrosanct in this country, and owners can wreck properties on the National Register if they so choose. Case in point–the developer in Arizona who wants to demolish a house designed by Frank Lloyd Wright. Despite a firestorm of outrage and temporary stay of demolition from the City of Phoenix, the developer is still determined to take it down.
       Former Zoning Task Force member Sue Bode said at the first LHENA hearing about the 2316-2320 plan, “Taking down a Healy house is like destroying one by Frank Lloyd Wright.” If you care about Healy’s legacy, if you care about the old houses of the Wedge, speak out.

CAN PREVENT DEMOLITIONS!

–T.B.

I. The Sad History of Zoning in the Wedge (Lowry Hill East)

Map of Lowry Hill East

     As  followers of the Healy Facebook page know, in October, the Zoning and Planning Committee for the Lowry Hill East Neighborhood Association (LHENA) met to look at a proposal by the Lander Group to redevelop a site on the northwest corner of Colfax Avenue and 24th Street in the Wedge.  The proposal, presented by Peter Keely of Collage Architects, called to wreck two extant houses, 2316 and 2320 Colfax, and erect a five-story, 48-unit apartment building.  While emphasizing the “green” aspects of the proposed building, Keely also repeatedly stressed that it was considerably smaller than R-6 zoning allows.
     After Keely’s presentation, the large group in attendance spoke of their concerns.  Comments ranged from outrage at the size of the project to arguments in support of it from the man who owns the two houses, Michael Crow.  The majority of the response was decidedly negative.  At the end of the discussion, Steve Benson, chair of the 2004 LHENA Zoning Task Force. spoke eloquently of the need to secure the livability of the neighborhood by preserving the extant houses. Keely, after saying earlier that the proposal was the only “economically feasible” one for Lander, agreed to come back with another one at the November meeting.
     What has all this to do with Healy? The Orth House at 2320, currently a 17-unit rooming house, was designed and built by Healy.  According to Michael Crow, the original architectural features are gone, and it would be no loss to wreck it.  The architect reported that City Planning agrees, saying that it has “no historical value.”  Well, if the house really is as torn up as they contend, I wonder who’s responsible.  Could it be Crow, who has run the place as a rooming house for the 21 years he’s owned it?
      I will return to the historical and architectural importance of 2320 in another post, but now I’d like to focus on zoning issues and how they relate to preservation.  I know, zoning is one of those topics that put people to sleep. But before you start dozing off, please try to keep awake long enough to learn the background of zoning in the Wedge.
     In 1963 the City upzoned much of Minneapolis, including the Wedge, to high density R-6 zoning.  These were the postwar days when much of old Minneapolis fell to the wrecking ball (the Metropolitan Building, for example).  When the Wedge was upzoned, the houses started to come down by the scores, replaced by two-and-a-half story walkup apartment buildings. The City made the north-south streets into “paired commuter one-way corridors”, that is, racetracks for suburbanites to speed through the scary inner city.
     In 1970, a group of Wedge residents banded together to form LHENA for the purpose of cleaning up and stabilizing the neighborhood.  They picked up trash, they fought slumlords, they put unruly tenants on notice, they started “The Wedge” neighborhood newspaper.  Their main goals, however, were to better control traffic flow and to downzone the Wedge to a lower density designation.

Minneapolis’s first co-op market, the Wedge, was founded in 1974.

      Amazingly, LHENA partially succeeded in meeting these goals by getting rid of the north-south one-ways and by downzoning the inner core of the area south of 24th Street to R-2B.  North of 24th Street, however, R-6 zoning remains in place for all of the existing houses. In 2004 LHENA’s Zoning Task Force submitted a detailed plan to the City, arguing why downzoning the Wedge apex is essential for retaining the unique character and livability of the neighborhood.  The City (figuratively) threw the study into the wastebasket.  Apparently the City is quite happy with R-6 in the apex and is looking forward to cramming into it as many units as possible.
       On November 14th, Peter Keely returned to the LHENA Zoning and Planning Committee with a new plan for the 2316-20 redevelopment.  The revised proposal, it turns out, requires no variances from the City to build.  Big surprise, eh?  The fact is that as long as R-6 zoning is in place, developers can build pretty much whatever they want, without the blessing of the community.  Presenting this plan to the zoning committee is simply window-dressing for Lander.  At the second meeting, the focus was on hearing and commenting on the proposal.  Anders Christensen was allowed to speak briefly on the historical significance of the houses.  A man who identified himself as a supporter of Michael Crow claimed that the Minnesota Historical Society says that 2320 has no historical importance (more on this in next post), and the committee’s attention returned to issues such as parking, the placement of garbage cans, the wonders of brownstone, etc. “Progress” marched on.

Returning soon to the Wedge?

            The most alarming aspect of this seemingly benign proposal is that it signals a return to the Bad Olde Days of house demolition, with the attendant fallout of displaced tenants.  After nearly four decades of stability, the residents of Lowry Hill East–and those at City Hall–must decide if they really want to see the apex of the Wedge turned into a nondescript Midwestern version of the Bronx, indistinguishable from other redeveloped urban areas–or if they want to retain the distinctive charm of the existing blend of houses and smaller apartment buildings.
     The reality is that with R-6 zoning, developments like this cannot be stopped via the mechanism of City government. But that is not to say they can’t be stopped.  Lowry Hill East’s nickname “The Wedge” came about not only to reflect the shape of the neighborhood, but the direction of its political thrust.       
     If and when these two houses fall, others will inexorably come down, too. It would be the end of the Wedge as we know it. Preservationists, those who love the Wedge and its houses, it’s time to stand up and be counted.
–T.B.

Next:  The architectural and historical importance of Healy houses in the Wedge.