Author: Minneapolis Arts Commission

Publication Year: 1978

Media Type: Report

Summary:

This report is the result of a year-long study conducted by the Minneapolis Arts Commission. The Warehouse Artist Living/Working Space Project examined buildings in the downtown Minneapolis Warehouse District to determine how vacant and underutilized warehouse buildings could be converted to artists studio/living space in compliance with zoning and building code requirements and still be kept affordable for low and moderate income artists.

Abstract:

This report is the result of a year-long study conducted by the Minneapolis Arts Commission. The Warehouse Artist Living/Working Space Project examined buildings in the downtown Minneapolis Warehouse District to determine how vacant and underutilized warehouse buildings could be converted to artists studio/living space in compliance with zoning and building code requirements and still be kept affordable for low and moderate income artists. Specifically, the objectives of the project were:

1. To develop ways that low and moderate income artists can acquire and develop vacant and underutilized warehouse space for living/working uses in compliance with building and zoning requirements, and at affordable cost.
2. To develop ways to reduce the operating costs resulting from energy consumption for artist living/working space in converted structures; and
3. To develop controls to protect low and moderate income artists from displacement (from converted space) caused by their inability to compete with middle and upper income people for space. (p. i)

CONTENTS
Executive summary.

I. Introduction.

II. The warehouse project.

A. The warehouse district.
B. Artist use of the warehouse district.
C. Study approach. 
     1. Project participants. 
     2. Study concept. 
         a. Macro-analysis phase.
         b. Micro-analysis phase.

III. Reuse issues and requirements.

A. Artist spacial needs. 
     1. Design program for studio/living space. 
     2. Design program for performance space.
B. Building codes. 
    1. Building codes in general. 
    2. Building codes- Minneapolis. 
        a. When the building code applies. 
        b. General residential requirements. 
        c. The inspections department.
C. Zoning.
    1. Zoning in general. 
    2. Zoning in Minneapolis warehouse district.

IV. Energy use.

A. Summary and conclusions.
B. Energy system improvements - warehouse district study buildings.
C. Alternative energy systems.
D. Cooling and ventilation.
E. Electrical use. 
    1. Appliances.
F. Lighting.
G. Plumbing.
H. Space within space.
I. Containing technology. 
   Energy improvement appendix.

V. Case studies/Micro-study building.

A. Description.
B. Building energy improvements.
C. Analysis of Micro-study buildings. 

1. 211 Washington Avenue North - Linear type. 
    a. Building description. 
        1) structural system. 
        2) general history and use. 
        3) Interior condition and materials.
    b. Building reuse. 
    c. Unit development. 
    d. Design schematics. 
    e. Energy improvement analysis. 
  

2. Commercial building - medium massive type. 
    a. Building description. 
        1) Structural framework. 
        2) Immediate surrounds, general history and use. 
        3) Interior materials and condition. 
    b. Building reuse. 
    c. Unit development. 
    d. Design schematics. 
    e. Energy improvement analysis. 

3. Appliance parts - massive type 
    a. Building description 
        1) Building framework and envelope 
        2) Immediate surroundings, general history and use 
        3) Parking and traffic 
        4) Interior condition and materials 
    b. Renovation for reuse 
    c.Concepts for renovation 
    d. Design schematics 
    e. Energy improvement analysis 

4. Duddy tires building(s) - massive type 
    a. Building description 
        1) Building framework and envelope 
        2) Immediate surroundings, general history and use 
        3) Parking and traffic 
        4) Interior condition and materials 
    b. Renovation for reuse 
    c. Concepts for renovation 
    d. Design schematics 
    e. Energy improvement analysis

VI. Conversion parts

VII. Financing approaches and programs.

The private market: directing financing:

A. Mortgage and short-term loans.
B. Contract for the purchase and sale of land.
C. Gifts. 
    1. The art patron. 
    2. The foundation.
D. Revolving fund.

The private market: indirect economic incentives:

E. Income tax incentive. 
    1. Qualified tax incentives. 
    2. Renovation of historic properties. 
    3. Limited partnership/real estate syndication.
F. Real property tax incentives. 
    1. General. 
    2. Some techniques. 
        a. Deferred assessment. 
        b. Current use taxation. 
        c. New York's J51 - tax exemption and abatement legislation. 
        d. Historic properties (phased assessment). 
        e. Tax exemption as a Purely public charity. 
    3. Conclusion.

Appendix: Government programs.

VIII. Economic analysis.

Micro-study buildings:

Introduction.
Project costs.
Operating expenses.
Financing alternatives.
Occupancy costs.
Recommendations.
Appendix tables.

IX. Development approaches and legal considerations.

Introduction to the legal section.

Artists and the development process:

A. Background to the problem.
B. Development strategies.
C. Defining the term artist. 
    1. The need for a definition. 
    2. Models for artist certification.
        a. Subjective model. 
        b. Objective model. 
        c. Variations.

Forms of ownership and control:

A. Fee-simple ownership.
B. Lease.
    1. Occupancy lease.
    2. Ground lease.
        a. General.
        b. Leasehold condominium.
C. Contract for the purchase and sale of land.
D. Condominiums.
    1. General.
    2. Common law condominium.
E. Cooperatives.
    1. General.
    2. Variations.
    3. Special considerations.

Owning or controlling entity:

A. Partnership.
B. Limited partnership.
C. The corporate form.
    1. Non-profit.
        a. General.
        b. Artspace reuse project.
    2. For-profit corporation.
D. Cooperatives.
E. Condominiums.
F. Business trust.

Development entity:

A. General.
B. Subchapter S corporation.

Mixed-use development:

A. General.
B. Commercial component.

Regulatory controls on the use of space:

A. General.
B. Private regulation.
C. Public regulation.

X. Appendices:

Historic preservation.
Building code - historic properties.
Minneapolis Heritage Preservation Commission.
National Register of Historic Places.
Living Lease.

Arts & Intersections:

Categories: Artists-Resources for