A Brownfield is developed real property which may or may not be contaminated or environmentally impacted from prior use. These unknown conditions raise questions standing in the way of the property’s sale or redevelopment, which reduce its value and require investigation and assessment. Examples of Brownfields include former industrial sites, gas stations, dry cleaners, fuel and chemical depots and any other property that used or contained hazardous materials or petroleum. Brownfields also include properties affected by contamination migrating from a neighboring or nearby property. Brownfields may not be contaminated in reality, but suspicion creates stigma that impairs the property’s potential.
A Greyfield is developed real property suffering from excess vacancy, prolonged idleness, blight, use failure or even total abandonment—but also possessing (potentially) reusable infrastructure, such as parking lots, utility hookups, or structures. Examples of Greyfields include obsolete retail and commercial properties and abandoned office complexes, as well as mothballed, decommissioned and legacy industrial facilities. Similar to Brownfields, Greyfields may be blighted or in substantial disrepair, but unlike Brownfields they have no known or suspected environmental contamination of any significance.
A greenfield is undeveloped real estate with no previous use. Many also consider a property only used for light agricultural purposes to be a greenfield. An undeveloped property may yet have environmental contamination—if, for example, it is adjacent to a property that is leaking hazardous substances across the property boundary—but such a property would not be considered a greenfield and would be better classified as a Brownfield (or possibly a Redfield).
A Redfield is real property with known environmental contaminants or conditions that the owner, the government or a reliable third party have determined is in need of remediation as a prerequisite to future development—to mitigate potential human health risks or to comply with environmental laws. Many Redfields are already subject to government regulatory orders or enrolled in voluntary cleanup programs. Unlike a Brownfield, there can be no doubt about whether a Redfield is contaminated. A Redfield is affirmatively known to be contaminated and will likely require active remediation in its redevelopment. Contaminated property could fit into the definition of Brownfield; however, selecting Redfield as the primary statussignals the marketplace that real estate reuse requires corrective action and such remediation is sought.
|A property with productive use as the primary status is predominately in use at the present time. Properties in productive use may have current tenants generating rents or the owner may be operating the property for their own use. If only a small portion of the property is currently in use, then the lister may select productive use as a secondary condition and would choose a more appropriate primary status.|
If the property status has not been determined or is unknown by the lister, it may be selected as "undetermined."
GRAINBELT RIVER FRONT REDEVELOPMENT AREA
City of Minneapolis CPED
39 13th Ave NE , Minneapolis, MN 55413
Created On: 10/31/2017 | Last Modified: 11/02/2017
Grainbelt River Front Redevelopment Area
Property/Project size (acres):
Structures on site:
CPED is seeking development proposals to purchase and redevelop multiple semi-contiguous parcels located in the Sheridan Neighborhood in Northeast Minneapolis known as the “Grainbelt River Front Redevelopment Area." Please find the RFP attached.
Expanded Data - Diligence Prospectus
Market (3 report(s) available)
The Sheridan Neighborhood is a welcoming and thriving community. Sheridan is a safe, creative, and diverse place to live, work, and enjoy life. Our community strives to support local businesses, preserve our vibrant history, maintain our flourishing arts community, and foster services needed to enjoy life. Northeast Minneapolis has seen significant transformation over the past 15 years; the Sheridan Neighborhood has been no exception. The area has become the arts hub in the Twin Cities, which has resulted in new investment and economic development.
Development/Master plan available:
Comprehensive Plan (Presentation)
Zoning & Other Use Restrictions
Zoning and use restriction summary:
This site is subject to policies in the City Comprehensive Plan (aka The Minneapolis Plan for Sustainable Growth), Mississippi River Critical Area Plan, and the Sheridan Neighborhood Small Area Plan, which are attached in the Market section of this listing. Development of this park, located at the former Grain Belt Beer Brewery Campus on the east bank of the Mississippi River has started and is anticipated to be completed by 2019. The Park will include a playground and a veteran’s memorial. The East River Parkway Trail will link this park with sites to the north and south. See “Land Sale Terms” for more information regarding park board land. Constructing a building or a portion of a building over Ramsey St is not appropriate. Maintaining open space in the street/rail corridor will protect the integrity of the adjacent contributing landmark buildings. As supported by the Sheridan Neighborhood Organization Small Area Plan, Ramsey St should be explored as an opportunity to create a neighborhood gathering/festivity space. • A public hearing with the City Planning Commission will be required. • The site is partially located in an Activity Center. 1314, 1312, 1300 Marshall and 74 Ramsey Street are within the boundaries. If needed, see pages 1-17 and 1-18 of the Minneapolis Comprehensive Plan for more information http://www.ci.minneapolis.mn.us/www/groups/public/@cped/documents/webcontent /wcms1p-084730.pdf If you have specific questions about the rezoning requirements or restrictions, the comprehensive plan or the small area plan please contact Catherine Sandlund, Principal City Planner at 612-673-5058 or Hilary Dvorak, Principal City Planner at 612-673-2639.
The existing zoning is I1 Light Industrial District, MR Mississippi River Critical Area Overlay District, SH Shoreland Overlay District (does not extend past Ramsey St), and FP Floodplain Overlay District (only covers a small portion of the southeast corner of the site). In this location, a mix of moderate to high density office, commercial and residential uses that are river-oriented are supported by adopted land use policies. However, any proposals that include housing will require rezoning. Many commercial uses are also not allowed under the existing zoning and would likely require rezoning.
Potential support for rezoning/variance:
It is likely that a rezoning would be required to achieve the development objectives outlined in the RFP.
Other affirmative easements, covenants, and licenses:
There is Right-of-Way (ROW) known as Ramsey Street NE that runs through the site that previously had a railroad easement on it. That easement has been released, and the ROW can be used as part of the redevelopment. Ramsey Street NE is not vacated. Any proposed use of those parcels would require going through the formal process. The rail way corridor is considered an historic element. Please refer to the “Planning Framework” section of this document on how the ROW can be utilized.
Facilities and Grounds
Facilities and Grounds summary:
The Grainbelt Brewery Complex is one of the great architectural and cultural resources of the Mississippi Upper River and a significant landmark in Northeast Minneapolis. The Grain Belt complex received local designation as a historic property in 1977 and was placed on the National Register of Historic Places in July 1990. The vision for the area involves a varied yet cohesive mix of land uses complementing and enhancing the historic character of the brewery complex. The Grain Belt brewery closed in 1975 and the site was dormant for 25 years. In 2002, after investing more than a year and millions of dollars refurbishing the historic structure, RSP Architects moved its Minnesota headquarters there and Artspace Inc., a national non-profit organization has offices and indoor and outdoor studio space. The redevelopment parcels also benefit from other significant public and private investments in the immediate vicinity, including the Grainbelt Terrace Apartments, River Run Apartments, Pierre Bottineau Public Library, Sheridan Veterans Memorial and the East Bank Mississippi River Trail. The Site is located less than 3 miles from the St. Anthony Main Entertainment District and Nicollet Island. The properties of 74 14th Ave NE and 39 13th Ave NE are part of the locally designated Grain Belt landmark and a National Register of Historic Places district. Information on the National Register Nomination can be found here: http://www.mnhs.org/preserve/nrhp/nomination/90000988.pdf • Certificate of Appropriateness applications are required for the demolition of any building and the construction of any new building. These applications are acted on by the Heritage Preservation Commission and require a public hearing. • Because there are no design guidelines for this landmark, all interested proposers should reference the Secretary of the Interior Rehabilitation Standards for New Construction.
The site has a high voltage transmission line running along the west edge of 39 13th Ave NE. This line has a 100 foot wide easement in which no permanent structures or fixtures can be placed.
Environmental Conditions summary:
The property will be sold “as-is” and it will be the developers responsibility to correct and pay for all costs associated with environmental pollution and remediation related to the redevelopment site. If a proposal requires environmental remediation of any portion of the Property, the developer may request that the City, subject to City Council approval, sponsor a future pollution grant application. The developer will be responsible for all costs associated with a grant application. There are no known environmental site assessments or geo-technical reports completed for the Site. The developer selected for the redevelopment of the site will be provided an opportunity to conduct environmental testing under a Right of Entry Agreement with the City.
Ecological and Natural Resources
Ecological and Natural Resources summary:
As part of this RFP, the developer is responsible for the design and reconstruction of Water Street at developer’s cost. Water Street should connect to 14th Ave NE as called for in the Above the Falls Master Plan Updated to provide a connection to the river. The street will need to be constructed to City standards or above, and dedicated to the City. A maintenance agreement must be established with the Public Works Department.
Streams & Rivers (current or historic):