Becketwood Cooperative good for residents and the neighborhood

Members share what they love most about living in a cooperative

By TESHA M. CHRISTENSEN
All photos were submitted


Peg Hanson values privacy and community, and she finds both at Becketwood Cooperative at 4300 W. River Pkwy. S.

Twenty-six-year Becketwood resident Peg Hanson (left) appreciates the sense of community coupled with privacy that she finds at Becketwood.

As one of the longest-residing residents at Becketwood, Hanson appreciates not having to call a plumber if the sink gets clogged or worry about other home maintenance items.

She was drawn to the idea of the housing cooperative when plans for Becketwood were being developed. A Longfellow resident since 1947, Hanson was on the original wait list for Becketwood but didn’t move in until January 1989 after her first husband passed away.

She appreciates the sense of community at Becketwood and believes that is more apt to happen at a cooperative than in a condo building.

Stimulating environment
“Becketwood has a stimulating environment,” Hanson remarked. There are many activities and programs to participate in. She’s served on the board of directors for a number of years, and is currently volunteering in several behind-the-scenes activities. She regularly attends the Tai Chi classes offered at Becketwood.

“I tell people: Don’t wait too long,” advised Hanson. “So often people say I am not ready for those places yet. Yes, there are a lot of us who have lived here a long time and, yes, we are old. But I think being part of a community, and the interaction it entails, helps keep us better both mentally and physically.”

Members Bob and Elaine Kirk (left) and John and Jacqueline Teisberg (right) enjoy a pub crawl.

Bob Kirk and his wife moved across the river from Highland Park to Becketwood two years ago, drawn in part by the location on 12 acres near the river. “E. River Pkwy. is the most beautiful walking/running/biking path in the Twin Cities,” Kirk observed. Plus, “we have the biggest flock of wild turkeys in the Twin Cities.”

He knew a significant number of people living at Becketwood, and, like Hanson, had watched the facility be built in the early 1980s.

Financially, it was not important to for them to be a coop, Kirk pointed out, but he appreciates the spirit of cooperation.

Becketwood Cooperative members participate in a tasting at the Du Nord Spirits room in Longfellow.

He and his wife serve on the Food, Excursion, Safety, Shop, and Art Committees. They have organized four pub crawls, and a cider making party. They play recorded piano music in the Wellington Room every afternoon. And every Apr. 1, they have a satirical publication with items that wouldn’t be allowed in the regular newsletter.

“The Becketwood mission has been to provide a well-maintained, financially stable housing in a beautifully wooded setting, creating a vibrant, supportive, cooperative community,” stated Manager Mark D. Dickinson. “That mission continues as members actively govern the cooperative and participate in so many facets of community life.”

Becketwood encourages members to participate in all aspects of the community activities from serving on committees to helping with gardening on the grounds, according to Dickinson. There are approximately 275 members, and there are about 175 who participate on committees, and many are on multiple committees.

“Members encourage each to participate—with so many committees, it is easy to find a niche or interest,” he added.

About 25% of Becketwood members come from the surrounding neighborhoods in Minneapolis and St. Paul.

“If you do not want to take care of maintenance of your house and yard anymore; if you are tired of snowplowing in the winter and lawn-care in the summer; but still wish to have some equity in your living place to leave to your descendants and to have some say in how your living place operates, co-op living is for you,” said board president Lily Ng, who moved to Becketwood from Ohio five years ago.

Sense of community sets it apart
Ng remarked that the members at Becketwood set it apart.

“The members are uniformly friendly. Neighbors volunteer to help each other, whether to provide rides to various appointments or to do pet-sitting, plant-sitting when neighbors are away, etc. We take care of each other and provide support systems for each other,” said Ng.

“The high level of participation of the members in the running of Becketwood and the respect shown to each others’ opinion is what I appreciate most about Becketwood.”

A dream realized
Ground broke for Becketwood Cooperative in 1984 after years of planning. A board of 10 women looking to create a new kind of housing was inspired by the success of 7500 York (a cooperative in Edina for senior citizens developed by Ebenezer Society).

Supported by the Episcopal Church Home, they purchased what was formerly the Sheltering Arms Orphanage. The orphanage, begun in 1882 by Sister Annette Relf, was given 140 acres along the river in March 1900 from the estate of Richard Martin. Later that year, Sheltering Arms sold some of its property to the U.S. government for the lock and dam for $1,450. Two years later, they sold 28 acres to the city for the construction of the River Rd.

The Sheltering Arms building was constructed in 1910. Over the years more land was sold off, some in 1923 for the construction of the Michael Dowling School for physically challenged children, and 13 acres in 1956 for Breck School.

The last 12 and a half acres was sold to the Episcopal Church Home in 1982 for $950,000.
In 1986, construction was completed on the distinctive Becketwood buildings, and the first active, independent members age 55+ moved in. The original orphanage chapel continues to serve residents, and the original gate is a walking path entrance of W. River Pkwy.

In 1993, Becketwood became a financially independent facility run by its own nine-member Board of Directors.

“This type of housing co-op provides ample opportunities for every member to have a say and to participate in the operation of the co-op. That’s what works for me,” stated Ng.

Cooperatively owned senior housing provides full apartment and townhouse living, controlled by the seniors themselves. All financial benefits accrue to the senior owners, including return of equity upon resale. Tax deductibility of mortgage interest and real estate taxes, identical to single-family homeownership, applies to cooperative ownership. Senior cooperatives typically include substantial community spaces.

Good for the neighborhood
Hanson believes that the neighborhood benefits from the cooperative, as well.
In addition to a large amount of open land around the buildings, she said they try to be good neighbors.

Becketwood Cooperative members Jacqueline Teisberg and Bob Benjamin weed the garden

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Becketwood regularly welcomes neighbors into its gardens and grounds. Annually in July, the cooperative hosts an outdoor band concert. “It’s such fun to see the little kids rolling down our little hill,” observed Hanson. In October, Minnehaha Academy students parade through the dining room, dressed in costumes inspired by a particular book they’ve read.

On National Night Out members walk to nearby street parties to hand out balloons, and there is a Little Library for all to use.

Through a new partnership with Dowling School, members provide one-on-one tutoring.

Neighbors are invited to the annual concert in July. At right is Peg Hanson.

“A lot of our individual member volunteers in neighborhood schools and colleges (e.g. Minnehaha Academy, Dowling School),” pointed out Ng. Some volunteer at cultural and charitable centers and programs such as the Minnesota Institute of Arts, the History Center, local Meals-on-Wheels, and American Swedish Institute.

“If you enjoy a sense of community with others and thrive in active participation in cultural and artistic programs, Becketwood is the place for you,” said Ng.

This story appeared in the October edition of the Longfellow/Nokomis Messenger.

Neighbors concerned about city plans for Riverview Rd. and 54th

By TESHA M. CHRISTENSEN

Yardville Precinct residents in Morris Park don’t trust the city to do what it says, and they made that clear during a neighborhood meeting on Sept. 30.

Thirty-year neighborhood resident Tim McGee pointed out that several years ago they were told that single family bungalows were going to be built on the lots along Riverview Rd. and 54th that MnDOT had purchased and leveled to widen Hiawatha Ave. He added that the former residents had been evicted and forced out of their homes by MnDOT. Now the city has purchased a few adjacent lots, and the development has morphed into high density.

Tim McGee addresses his concerns at the meeting. (Photo by Tesha M. Christensen)

He insisted that the city should build single family houses to replace what used to be there.


“We have people who can’t sell their houses right now because of what was built behind them,” added his wife, Pam McGee. “We don’t trust anyone anymore.”

Mindee Anton attended development meetings ten years ago and noted that she almost didn’t attend this meeting because she didn’t think it would make a difference. “The city did what they wanted,” she commented regarding the past.

Minneapolis Council Member Andrew Johnson, who is serving his first term, sought to reassure residents. “Know that your feedback absolutely matters here,” he said.

Johnson hosted the meeting on Sept. 30 in cooperation with the Nokomis East Neighborhood Association.

“We want to have your input on what is important to you,” Johnson said. “That will directly shape the requests for proposals.”

In response to a question, he stated that notices for this meeting were mailed to everyone within one block of the site, and everyone at the meeting confirmed via a show of hands that they lived within a few blocks of the development site.

Unique space
The Yardville Precinct is unique in that there is an open, public space running along the back yards of Riverview Rd. and Hiawatha Lane. The city maintains an easement, but the underlying owner is the Minnesota Dept. of Revenue.

The Nokomis East Light Rail Transit Station Area Plan adopted in 2007 encourages development in the area as single-family, two-family and two-to-three-story multi-family. It suggests that residential uses could be at a higher density because of the existing green space behind the lots, but stressed that the green space should remain a private space intended for adjacent residents, not for use by the general public.

Resident Andy Rinder stated that he would be fine with four stories as long as there were multiple entrances and good pedestrian flow.

When asked what details would help new development fit into the surrounding neighborhood, attendees listed: green space, owner occupancy, low density, underground parking, and multi-income. They also suggested that there be a grocery store or coffee shop.

“We don’t want something that is out of place in our neighborhood,” said T. McGee.

It will be a long process
Jimmy Lloyd, who is leading this project, pointed out that after the city receives proposals from developers, each will be evaluated based on the objectives set by the city and residents. After the proposals are ranked, the city may ask a developer to tweak their project to meet more of the criteria.
The city will not be returning to residents with the proposals.

Jimmy Lloyd (Photo by Tesha M. Christensen)

“This is a long process,” explained Lloyd, “between the wants and needs of the city, the neighborhood, and what is cost effective for the developer.”

He asked residents to be flexible, stating, “Don’t let the perfect get in the way of the good.”
After listening to resident comments, Lloyd said that what he heard is that they don’t want massive structures like they’ve seen already, they don’t want the view to be blocked, they want different housing styles, and they want it to more accurately fit into the neighborhood.

Concerns in the neighborhood
Residents also expressed concerns about current parking along Riverview Dr., pointing out that people park for free there to avoid paying the parking fees at the dog park across Hiawatha Ave.
“It used to be a real calm, quiet neighborhood. Now we can’t get through,” said Ileen Johnson.

Council member Johnson responded that he would request that the road crew take a look at the parking situation and make a recommendation the next week. He said he would also ask the fire department to drive by to evaluate whether they could get a rig through the road when cars are parked on both sides.

Some residents are frustrated that there is no bus stop at the senior building along 54th near Riverview Rd.

Anton noted that there are no streetlights along Minnehaha to the lightrail station.

Another resident pointed out that the Blue Line stops for two hours a night, which affects how people who work nights can use the lightrail line for commuting to work. After midnight, the train only goes through once an hour.

Consider catering to younger professionals
Attendees were also asked to share their ideas on how the city can best leverage the benefit of the nearby lightrail station at the Veterans Hospital.

P. McGree isn’t sure that the city understands who lightrail uses are. “This is what the city doesn’t get. Everyone who uses the lightrail still has two cars,” she said. Because of this, any development done in the area needs to provide enough parking.

Anton suggested that development cater to young professionals who work downtown and want to commute via the lightrail, and want such amenities as solar panels.

“Whoever comes up with the best design for the community is who we will be going with,” promised Johnson. “Know that is my commitment to you.”

Why were children kept out of new Triangle Park playground all summer?

Funding, contracts, and weather, made the entire process complicated says the project manager

By TESHA M. CHRISTENSEN

Rain has delayed work this fall on the concrete and asphalt trails, as well as the playground surfacing, at Triangle Park. According to MPRB Commissioner Steffanie Musich, weather delays may prohibit this project’s completion this fall. Temporary fill options and ways of curing the pour-in-place surfaces under play equipment are being explored. If not completed this fall, remaining work will be done in 2016 when ground conditions and temperatures meet material requirements. (Photo by Tesha M. Christensen)

The new playground at 54th St. and Bloomington Ave. looks ready to play on, but the construction fence is still up.

Although the playground equipment is installed, work on the walkways and resilient surfacing has been delayed, according to project manager Adam Arvidson.

The exact date when the park will open is still unknown and depends on the weather.
The autumn rains have prevented the contractor from getting proper soil compaction for installing walks and playground surfacing. Because of cool temperatures, it now looks like the playground may not open until next spring. The pour-in-place surface needs temperature to be above 50 degrees for 24 hours.

A complicated process
The entire project became more complicated last fall when the five bids submitted for the new playground came in 30 percent higher than expected.

“We felt that the high bids might be due to the time of year and the scarcity of construction materials at that time,” explained Arvidson. Minneapolis Parks and Recreation rebid the project in February and added trails and the main beach work at Nokomis to gain some economy of scale.

Neighbors have questioned why the playground equipment has been sitting there since June but children haven’t been able to play there. The answer is that MPRB bid the equipment and surfacing separately, racing to meet grant fund deadlines. (Photo by Tesha M. Christensen)

“The February bids were good, with two bidders below our estimate. Unfortunately, neither of these two were able to achieve civil rights approval from the city of Minneapolis,” said Arvidson.

“Our only option then, in light of the impending grant funding deadline was to do what we could through other purchasing methods.” MPRB bought the play equipment and let some of the work through per-approved contracts, but those mechanisms have expenditure limits, and they could not do everything through that method.

And so, bids were solicited a third time for Triangle Park, this time without the play equipment and a few other smaller items.

The time lag between these two construction contracts is the reason for the hiatus this summer. The playground equipment was installed by the June 30, 2015 deadline. Then the Park Board began another months-long process to bid work, receive civil rights review and board approval, execute contracts, and begin work with all due diligence in place.

“Would we love for this to move more quickly? Yes,” said Arvidson. “But all these mechanisms are in place to protect the taxpayer and ensure fair, equitable, and transparent expenditures of the community’s dollars.”

Grant funds come with deadlines
MPRB received two Metropolitan Council grants that paid for all the improvements in Nokomis-Hiawatha Regional Park, including the planning effort and work at the Sandcastle Terrace. However, this money came with non-negotiable deadlines, and if they weren’t met it meant MPRB would lose the money.

The first of these expired on June 30, 2015, and the second will expire on June 30, 2016.

“Our original plan was to complete the 54th St. playground and accessibility improvements at the main beach using the first grant,” explained Arvidson. “When it became clear due to the volatile bidding climate that we would not be able to contract for the entire project in time to meet the June 30, 2015, deadline, we had to get creative.”

The original estimate for the Triangle Park playground itself was $420,000, including a drinking fountain, restroom enclosure, and walkways through the playground. This estimate did not include the Triangle Walk that runs between Edgewater and 54th.

The total of the contracts to install the playground is $637,409, but that includes the Triangle Walk.
This is much more than expected and, is about equivalent to the lowest bids last October.
Arvidson admitted this was a disappointment.

“In an effort to get closer to our project estimate we rebid the project twice, split it in two, hurried like crazy to meet funding deadlines, and ended up (financially speaking) back where we started,” he observed. “In hindsight, this seems like a mistake, but had we last October approved a bid 30% higher than our estimate, I expect that would have come under scrutiny, as well.”

The good news
 
Because MPRB could not spend all of the first grant on Triangle Park, it was able to complete other work in the Nokomis-Hiawatha Regional Park, including:
• An expanded main beach, with new beach chairs, accessible paving for the playground, an accessible path to the water’s edge, relocation of the boat/bike rental facility to the north end of the beach (the infrastructure was put in place and the booth itself will move for next season), and a new sand and water wheelchair made available for beach patrons with lower mobility
• Pathway fixes throughout the park, including repaving of some of the worst sections
• New canoe/kayak racks and a dock at the north end of the lake
• Purchase of additional site furniture such as picnic tables and drinking fountains that will be installed beginning next year (this includes a new drinking fountain at the main beach)
• Reconstruction of the Triangle Walkway between Edgewater and 54th St., including an accessible ramp down from Edgewater. This was one of the absolute worst stretches of pathway in the park.

“In all, a concerted effort by several MPRB staff from various divisions allowed us to spend all of the first grant on items that will benefit park users,” said Arvidson. “Though we had quite a few curve balls throughout the past year, we succeeded in not leaving any grant money on the table.”

Upcoming improvements
Next up will be significant trail work at the southern intersection of Cedar Ave. and Lake Nokomis Pkwy.

“This area was a very high priority for most participants in the master planning process,” pointed out Arvidson, who led that process last year.

MPRB will be creating larger pedestrian ramps, wider crosswalks, and easier trail circulation from the pedestrian and bike trails to the crossing. It is also likely (although somewhat dependent on the cost of bids) that a new trail will be built along Cedar between that southern crossing and the bridge, and from the bridge northward to the northern intersection of Cedar and Lake Nokomis Parkway.
“This segment of trail will allow a full circumnavigation of the larger basin of Lake Nokomis without a roadway crossing,” said Arvidson. “We are also looking at a few other substandard trail segments around the lake for rehabilitation if the budget allows.”

Community has been understanding
While he’s been receiving several emails and calls from residents each week inquiring about why the Triangle Park playground is half-done, Arvidson said the community has been very patient and understanding.

“People seem to get the reality, even if they don’t love it,” said Arvidson. “As project manager, I hate that it has taken this playground so long to open. I want to thank community members for their patience.”

Newly hired Como Community Council Executive Director 15-year neighborhood resident

Michael Kuchta is excited to tap into energy in a neighborhood where people care

by Tesha M. Christensen

Fifteen-year Como resident Michael Kuchta stepped into the role of District 10 Como Community Council Executive Director in on Oct. 5, 2015.

After a month long application period, the District 10 Executive Committee examined each application submitted and conducted interviews. “We were immediately impressed by the experience and qualifications of Michael Kuchta,” stated Council Chair Ryan Flynn. “Michael has experience with multiple nonprofit organizations in various roles. He brings a deep understanding of community based organizing, communications, and project management. 

“He has worked extensively with volunteers and community members to accomplish organizational goals, and we are thrilled to have him as a part of District 10.”

A GREAT FOUNDATION TO START WITH

Kuchta grew up in Chicago, but moved to the Twin Cities area 16 years ago because it is where his wife, Katie, is from. The couple is on their second house in the neighborhood, slowly doing all the things you need to do to update an almost 70-year-old house.

“It’s a great location, it’s safe, it’s friendly, it’s human-scale,” observed Kuchta.

As they walk their dog, the Kuchtas have realized how often people are out in the neighborhood.

“You get to meet people, know people, see people taking care of their gardens, see kids playing, see people working on their houses,” he pointed out.

“People care about this neighborhood. They have expectations about the quality of life you can have here,” said Kuchta. “And that’s a great foundation to start with if you’re a district council. I think there’s an energy here that we can be part of.”

Although he’s lived in the neighborhood for 15 years, Kuchta acknowledges that there is much he has yet to learn about Como.

HE OWES IT ALL TO HIS BICYCLE

Bicycling got Kuchta involved in community action projects.

He is an avid cyclist who bikes a lot in the summer, commutes to work when he can, and even rides in the winter as long as the roads are clear.

“I was pretty active as St. Paul developed its new city bicycle plan, and I really hope we can build that out, because I think it’s a great way to connect neighborhoods and make neighborhoods much more people-centered,” stated Kuchta.

He serves on the Citizens Advisory Committee for the St. Paul Grand Round project.

“I really want to see the Grand Round develop, so we can have safe, efficient bike paths, and pedestrian paths, and bike lanes for people of all abilities,” he noted. “The Grand Round runs right through our neighborhood along Wheelock, through Como Park, then along Como Ave. past the Fairgrounds. So that could be a huge asset to the neighborhood if we can get it done.”

CONSTRUCTIVE NOT OBSTRUCTIONIST

Kuchta forsees two sets of challenges for the District 10 Community Council.

The first is at the city level, managing the ongoing budget problems the city of St. Paul always faces. Kuchta pointed out that the city’s finances impact city services and property taxes, which impact the quality of life in the city and its neighborhoods, and who wants to live in Como or who can afford to live here.

“That also limits the ability of the city and neighborhood groups and institutions and businesses to do things – sometimes relatively minor things that can make a big difference,” said Kuchta.

The second challenge is how the neighborhood reacts to change.

“Things are pretty decent in Como, so there’s a tendency to be skeptical of change,” remarked Kuchta. “But I think there’s a big difference if you perceive change happening to you, or if you are part of making change happen.”

“That’s where I think a strong district council and good community organizing can make a difference.”

Kuchta seeks ways to be constructive, not obstructionist -- finding common goals and solutions rather than merely riling people up.

As an overwhelmingly residential neighborhood, the area is always balancing the positive and negative effects of the two huge institutions (the fairgrounds and Como Park) located within its borders.

“Keeping that balance takes a lot of energy and effort,” Kuchta observed.

Because of its layout, Como doesn’t have a neighborhood business district like others do, such as St. Anthony. Instead, businesses in Como tend to be on the edges of the neighborhood, or scattered in various places.

“Even though we have a nice neighborhood where it’s relatively easy to walk or bike, we don’t have that central gathering spot or spots that can unify a neighborhood or add a level of cohesion to a neighborhood,” said Kuchta.

“Are there ways to create that – and what role can the district council play?”

LISTENING AND EXPLAIN COMPLEX ISSUES

Kuchta believes he was selected as the Como Community Council Executive Director because the job requires communication skills, administrative skills, and community organizing skills -- and he’s got all three.

Kuchta earned his bachelor of arts in journalism from Northwestern University Medill School of Journalism in Evanston, Ill. He worked in daily newspapers for 15 years, and was the editor of a business trade magazine for 5 years. Most recently, he has done communications work for labor unions in St. Paul, producing the twice-monthly St. Paul Union Advocate.

In addition to honing the typical journalism and administrative skills, Kuchta also fine-tuned the ability to listen.

This translates into the skill of being able to understand complex issues and then explain those issues in a way that people who are not experts can understand.

“Plus I’m pretty good at connecting dots, and seeing where there might be common ground that isn’t always obvious,” remarked Kuchta.

Kuchta earned his master’s degree in Advocacy and Political Leadership from the University of Minnesota - Duluth, and now teaches in the graduate-level program at Metropolitan State University.

His labor union background has taught him the ability to organize and connect people, while advocating for better outcomes.

Kuchta has spent more than a decade serving on various boards, including Our Savior’s Community Services which provides emergency shelter and advanced housing services for more than 125 homeless adults, plus adult education and citizenship classes for 400 immigrants.

He co-founded the Twin Cities Labor Chorus in 2009 and serves as its treasurer.

In the winter, when he’s not biking, he’s skating, cross-country skiing, and listening to a lot of hockey games.

This story appeared in the October 2015 St. Paul Monitor.