Community Meeting Regarding Development at 3700 Nicollet by PlymouthChurch Neighborhood Foundation (PCNF) hosted by KFNA 11/7/07
MINUTES
Introduction and overview of meeting—Tom Parent KFNA Board Member and Redevelopment Committee Chair
Presented:
Kingfield’s Affordable Housing Statement
Design and Development Guidelines
Letter from KFNA Board from 6/07 supporting the 3700 project based upon these two documents
Overview of the Issue of teen Homelessness—Gail Dorfmann, HennepinCounty Commissioner
County initiated “Heading Home Hennepin” about 1-½ years ago—goal to end homelessness not just manage it. 47% of homeless in HennepinCounty are under 21 years—a largely hidden population. More info can be found at
Presentation of the 3700 Nicollet Development—Lee, Blons, Executive Director PCNF
The proposed mixed-use 42-unit-rental building will be targeted to teens and young adults ages 16-22. Similar faculties report 98% of their tenants are over 18 years. This is a joint project of Westminster and PlymouthChurches. They have selected Youthlink as the on-site service provider; Youthlink has over 30 years experience.
Architectural Presentation—Michelle Pribyl of Cermak Rhoades Architects
Michelle had a number of visuals that showed the area and of near-by buildings of similar size and of various architectural styles. She stated that in desiging the project they looked at the needs of the owners and the neighborhood context. A concern was raised by a neighbor about the cropping of the aerial photos that eliminated the single family homes along Blaisdell from the picture—David Brauer, KFNA President and Q&A facilitator asked that all questions be held until after the presentations regarding both the facility and the programming at the proposed development.
Michelle itemized more extensively the criteria that was used in designing the facility:
- Complement character of neighborhood
- Address characteristics of both 37th Street and Nicollet Ave.
- Create a Welcoming Corner
- Use sustainable materials
- Provide a clear distinction between multiple uses
- Designate clear private outdoor space
Another questions was raised about the proximity of the buildings shown to be near the site—Michelle researched this and gave addresses later in the presentation. All were within a few blocks specifically at 38th & Grand, 38th & Nicollet, 38th West of Nicollet, and directly across from 3700 Nicollet.
A view of the selected design proposal was shown and explained:
Facing Nicollet is a 3-story building with 1st floor retail and residential community space for those that live at the facility. Studio apartments are above the retail on the 2nd and 3rd floors. 4-townhomes are positioned behind the facility and face 37th street and would be constructed in Phase II.
Structure of the apartments and services:
The studio apartments are leased to an individual and rented at between $200-$400 per month. Each has a kitchen and their own bathroom; the building does not support congregate living or serve as a halfway house. Expectations are outlined to tenants beginning at lease signing since for many this is their first apartment; expectations include being a responsible neighbor, taking care of their apartment, and paying rent. Assistance in what this means is also provided, as is help finishing their high school or GED, securing post-secondary schooling, assisting with obtaining and retaining a job, providing emotional support and referrals, etc. Youthlink, the service provider, will partner with an employment agency and provide an on-site job coach, also. Five adults will be actively involved with the youth to assist them in developing their independence. There is also 24-hour surveillance at the facility to provide safety for the residents. Entrances are secured and there are live-action cameras at them and on the rear parking lot. No drugs or alcohol will be allowed on the property.
Programming Presentation—Heather Huseby, Executive Director of Youthlink
Youthlink's philosophy is that youth are our future and thus we need to invest in them. Youthlink emphasizes a lesson of respect for the facility, each other, and themselves.
400-500 youth are homeless in Minnesota each night. Youthlink’s experience includes 69 units at two facilities (Barnabas and Archdale) and a few scattered site units of housing. There are 234 youth on a waiting list to obtain this housing. 1300 youth will have accessed their services in this end of this year. In Youthlink facilities 74% of the youth are working, 72% are in high school, getting their GED or, are enrolled in post-secondary schooling, and 58% regularly participate in community activities.
Who are the youth? 42% are male, 2% are transgender, and the rest are female. Only 2% are between 215& 17 years old.
Q&A to all presenters:
Q. 42 units of housing—how many bodies?
A. 1 person per studio apartment=42 bodies
Q. How do you know the youth will not continue the street –model of “coach hopping” as they did before?
A. The facility proposed has 24-hour surveillance of guests.
Q. Will there be criminal background checks on tenants?
A. For those over 18, yes. If the tenant is under 18 their records are sealed.
Q. If tenants are arrested what will happen to them?
A. Depends on what they are arrested for. As a part of their lease they sign a “crime and drug free addendum”—if they break this they will be evicted.
Q. Facility is monitored but what about parking lot?
A. Live monitor on site includes the parking lot.
Q. Who will do construction? Local or outsourced?
A. Bidding process will go through the City of Minneapolis—will recruit local contractors to apply. Maintainance and upkeep will be done by Common bond, which is local.
Q. What will the height of the building be?
A. Shorter than 3310 Nicollet—only 3 stories. It will be similar to an older-style apartment.
Q. How long does an eviction take? Can it occur the same day or does it become a legal battle?
A. People cannot sign away legal rights so it could turn into a legal battle. It has never reached the level of eviction at Lydia, another PCNF development, rather people decide to leave when confronted and presented with the choice.
Q. How will tenants pay rent? How do they get the money?
A. The issue is usually not getting a job, but maintaining one. The youth often need to learn how to deal with unhappiness over a work issue and learn appropriate responses rather than quitting. Staff can help them in these situations. The tenants are obligated to pay rent.
Q. What are in the on-site services provided? How id the day structured?
A. It varies based upon the needs of every youth. But expectations for living in the building are laid out immediately and a case management is assigned to assess needs and provide assistance. The goal of case management is to get youth to take care of themselves and help them figure out how and when to ask for help.
Q. How do you protect the kids from the dangers in the neighborhood?
(Note—this was a two-part question and an answer was not provided to this first part.)
Q. Why does the facility have to be so big?
A. 42 units sounds big but the space that is occupies is closer to a 21-until site since all the units are studios. The site is also almost 1 acre.
Q. Townhouses failed one block away at 38th and Nicollet—why will yours succeed?
A. What we learned from the neighborhood is there is a need for townhouses with more units—these are envisioned to be 3 bedrooms and thus fill a need that is not met locally.
Q. What is the “ranking” and “screening” process for the youth on the waiting list for apartments?
- Often a youth is on all the housing lists. Our screening process will include selecting youth that are already homeless and who we feel will be successful in our program. An analysis of “success” will be done on the youth but we cannot screen for race, sex, sexual preference, etc. Criminal background checks are part of the “success” analysis; serious crimes including violence and drugs screens them out.
Q. Is this project a “done-deal?”
A. We, PCNF, now own the property but it will eventually be the City Council’s decision.
Q. Have there been other proposals for the site?
A. As the property owner, this is our only proposal.
Q. What happens when a kid doesn’t do what he is supposed to do? What will happen if the facility fails?
A. The youth will be evicted (or asked to leave and evicted if they do not) for breaking the rules or not paying rent. All will not succeed but many will. The youth in the facility need to understand the privilege it is to be housed there.
Q. What is the average length of stay?
A. At Lydia over 75% of the tenants stay for over 1 year—25% have been there over 4 years.
Q. What is the eviction rate based upon committed crimes?
At Lydia no one has ever needed to be evicted but 10-15 people are asked to leave each year for rule infractions, and they have always selected to leave peacefully.
A series of questions were presented regarding crimes emanating from tenants from the facility. Tom Thompson, Community Crime Prevention Safe Officer answered these questions (noted here in blue).
Q. What is the criminal conviction rate?
A. Tom Thompson had pulled crime stats by individuals using the addresses of Lydia House, St. Barnabas, and Archdale as their home address upon arrest. This was presented to give people an idea of how many crimes the tenants in a similar facility, such as proposed at 3700 Nicollet, might commit. The statistics he presented can be found at the under the minutes tab.
These statistics had not been presented to the property owners or management companies before this meeting so they had no response as to their accuracy. In response to this information, PCNF has researched the statistics regarding Lydia house, their property, and has prepared a response that you can find at the under the minutes tab.
Q. How can the property owner and manager work with the police to know if their youth are causing problems or in trouble off-site?
A. Any landlord can be notified by the police if some one arrested fro a crime states their address—the property owner just needs to request to get on “Luther’s List”.
Q. If we pulled crime stats from another 40 unit building that was not run by a “service” organization what would the stats show?
A. Tom Thompson had pulled one such figure and there we “0” arrests made of people citing the address.Thompson added that the worst address in the area is 3130 Pillsbury, which had 112 arrests for 36 units.
Q. On site parking?
A. 18 spaces behind building for retail, offices, and tenants. Adding a coffeeshop to the project would require a parking variance.
Q. Will people age-out of the building or move out?
A. People will not be asked to leave based upon their age. They are allowed to stay and their rents will rise accordingly toward market rate, eventually creating an encouragement to move out to a market rate and larger home. It is considered a success when a tenant does move out to market rate housing.
Q. Have you researched to see if the services you are providing are already offered in the area?
A. Our services are unique because they are on-site. We will, however, take advantage of local services if they fit for the tenants as a way to further connect them to the community and not duplicate services.
Q. Please describe the 24 staffing—
A. One person will be placed in an open area with access to live monitors that view all entrances and the parking lot. Staff also does “walk-throughs”. Sign in procedures for this facility have not been developed yet but all guests will be registered.
Q. Screening process of tenants is management company’s responsibility? Why isn’t PCNF doing it?
A. It is actually a joint responsibility. Youthlink will handle the paperwork and the day-to-day but PCNF sets the policy.
Comment: I think the board should talk with Kennwood or East Isles neighborhood about the Bridge that is housed there (another youth facility operated by Youthlink), and I think you’ll find there are very few complaints from surrounding neighbors. I also know the application for St Barnabas is 15 pages long, showing an intense screening process.
Q. Can the tenants have overnight guests?
A. This rules varies at each facility and has not yet been determined at 3700.
Q. What is the average stay for tenants?
- As mentioned before at Lydia most people stay over a year but under four. At this facility we expect youth to stay an average of 11 months.
Q. What is the timeframe of the townhouses in Phase II and what will it look like until then?
A. We have not started the architectural process yet but the funeral home will come down this year and landscaping will happen on the townhouse site if Phase II is not in conjunction with Phase I.
Q. Are floors co-ed? What is the policy on guests?
A. This is an apartment building so yes, it is co-ed. Fair Housing Laws mean we cannot limit is to one sex or the other. Regarding guests, different rules apply to different facilities and the rules at 3700 will be determined later.
Q. Could someone stay until they are 30 years old?
A. Yes.
Q. Are services on the site open to non-residents?
A. No, the on-site services are only open to tenants of the building. The building is not a community center. Youthlink has a drop-in facility with those services elsewhere.
Q. Will tenants receive help with transportation?
A. Often bussing costs are a part of the budget and there is help up-front for new tenants.
Q.I would fell better if the building were a “program”—these kids need so much help it seems you aren’t offering them enough and that will just cause more problems.
A. We create an environment where the kids participate. We do not think we are enabling and rent is a key responsibility. Some people may have mental health issues and for these there will be that help.
Q. Why put retail on 37ht? It is a dead end. Funereal home was commercial but not retail
A. We see it as creating a welcoming building on a community corridor.
Q. Is retail necessary financially?
A. No.
Q. Why is the design so 1975 instead of historic?
A. We looked a range of traditional and contemporary design. This is what selected that fit our criteria but we are interested in what the neighborhood thinks and it can be modified.
Q. Will Werness be bulldozed or elements rescued?
A. Green Institute has toured and will claim elements. Asbestos will also be removed before demolition.
Q. I am concerned about crime in our area and understand that PCNF needs to abide by Fair Rental Rules, but I am concerned that this facility will lead to more crime.
A. Lydia’s residents that were asked to leave were not asked to do so because of crimes they committed.
Q. Do residents have to prove legitimate employment?
A. General assistance counts and brings in about $200 per month. Income is what is necessary, not a job.
Comment: I would rather you build a building for 100 years and have it fit into the neighborhood,
Q. Will the town homes be rental or owner-occupied?
A. Not determined yet.