BRINGING WATKINS TOGETHER
The Watkins Building has stood at the corner of Lyndale and Franklin Avenues for more than 125 years. But behind its vintage façade was a much more complicated story than anyone could see from the street.
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What appeared to be a single building was actually four separate structures constructed between 1900 and the 1970s. Over the decades, each addition was built for a different purpose using different construction methods, from heavy timber and brick manufacturing spaces to poured-in-place concrete warehouse additions. The result was a building with varying floor elevations, ceiling heights, structural systems and mechanical infrastructure that had been pieced together over nearly 70 years.
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When Hillcrest Development, LLLP acquired the property after it had sat largely vacant for more than seven years, the challenge wasn't simply restoring an old building, it was making four distinct buildings function as one.
RENOVATION TEAM
Developer and General Contractor
Hillcrest Development, LLLP
Architect
TANEK
Contractors
FTK Construction, Steiner Construction, Spriggs Mechanical, AID Electric
RENOVATION STORY
Adaptive reuse always begins with discovery.
Because decades of renovations had altered the building, there was no complete or reliable set of plans showing exactly what existed behind the walls. As demolition progressed, the project team uncovered original window openings that had been infilled, hidden brick walls, heavy timber framing and structural conditions that required thoughtful evaluation before construction could continue.
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Rather than covering those discoveries, Hillcrest looked for opportunities to celebrate them.
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Historic openings were restored wherever possible, more than a dozen new windows were added, and skylights were updated to introduce natural light into spaces that had once relied almost entirely on artificial lighting. Exposed brick, timber and concrete became defining architectural elements that tell the story of the building's industrial past.
Every decision required balancing preservation with modernization.
The existing heating and cooling systems, originally designed for a single industrial user, had to be completely reimagined to support multiple independent tenants. Engineers modified the existing chiller and boiler systems while integrating new mechanical, electrical, plumbing and life safety infrastructure throughout the building.
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Environmental remediation was another critical component of the renovation. Asbestos abatement, vapor mitigation and extensive code upgrades prepared the building for decades of future use while improving energy efficiency, accessibility and occupant comfort.
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Even seemingly simple improvements required careful coordination. Creating new entrances meant restoring former exterior openings while integrating ADA accessibility. Adding windows required structural analysis to determine where new openings could safely be introduced. Throughout construction, active tenant move-ins were carefully coordinated alongside ongoing renovation, allowing portions of the building to open while work continued elsewhere.
One of the defining aspects of The Watkins renovation was its flexibility.
Rather than creating identical suites, Hillcrest designed infrastructure that allowed each tenant to shape their space around their business.
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For White Crane Design:Build, an existing restroom was incorporated into a custom showroom rather than demolished, with its perimeter walls transformed into a dramatic wall of windows that now fills the space with natural light while providing an accessible entrance. Other tenants customized their spaces with: private entrances, specialized treatment rooms, creative studios, retail environments and collaborative workspaces, all supported by the building's modernized infrastructure.
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The result is a collection of unique spaces that retain the character of the original building while meeting the needs of today's businesses.
Today, it's difficult to imagine that this vibrant commercial hub was once destined for demolition.
The Watkins Building is once again filled with local businesses, nonprofit organizations, wellness providers, retailers, makers and creative entrepreneurs. More importantly, it demonstrates what's possible when thoughtful renovation embraces complexity rather than erasing it.
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Instead of replacing, Hillcrest revealed the building's craftsmanship, character and adaptability that had been there all along.
RENOVATION TIMELINE
The original Watkins Building is constructed at the corner of Lyndale and Franklin, serving Minneapolis' growing industrial economy.
1900
The building expands through multiple additions, eventually becoming four interconnected structures built across seven decades.
1900s - 1970s
The property becomes home to Vision Loss Resources, serving the community for many years.
Late 20th Century
Vision Loss Resources relocates, and the building sits largely vacant.
2016
Plans to demolish the property for new apartment construction are proposed but never realized.
2016 - 2023
Hillcrest Development acquires the property and begins a comprehensive renovation focused on preserving the building while preparing it for a new generation of commercial tenants.
2023
Original openings are uncovered and restored, original window openings are reopened, modern building systems are installed, environmental remediation is completed and flexible commercial spaces begin taking shape.
2024
The Watkins Building is once again a vibrant destination, bringing new life to one of Minneapolis' iconic corners while preserving more than a century of architectural character.
Today
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"Moving to Watkins has introduced us to a new part of Minneapolis and opened opportunities to work with homeowners in neighborhoods we hadn't served as frequently before. Our team also enjoys the variety of nearby restaurants, and the location offers convenient access to both I-94 and I-35W while remaining close to the lakes."
— Kurtis Scholz, executive director, white crane Design:Build
DEMOGRAPHICS
GREATER TWIN CITIES
METRO AREA
SOUTHWEST
MINNEAPOLIS
POPULATION
3.69M
50.5K
HOUSEHOLDS
1.26M
21.5K
WORKING AGE ADULTS
2.2M
26.7K
HIGH SCHOOL GRADUATES
94%
98.4%
Southwest Minneapolis is one of the city's most established and desirable submarkets, characterized by a well-educated workforce, stable residential neighborhoods and a diverse mix of commercial activity.
The area attracts a broad demographic base, supported by strong household incomes, a highly educated population and convenient access to major employers.
