BY MEGAN VERHELST, Staff Writer

Justin Mandelbaum was here before.
Standing in the sprawling, empty space on the second floor of a 164,000-square-foot monolith at 900 Keosauqua Way, Mandelbaum outlines his idea to turn the building into a collaborative culture center and an incubator for local artists.

DesMoinesArts Inc., the nonprofit organization behind the incubator, has plans in place for all 41⁄2 floors of the old Qwest building. The ground floor, and an additional half-floor of space, will be dedicated to specialty use, including a theater rehearsal space and a kitchen, as well as potential office space for community groups, nonprofits and small startups.

Three floors will be dedicated to individual studio spaces — specifically, 60 per floor. Spaces are programmed at 350 square feet, though some will be larger and others smaller, depending on an artist’s need.

It seems like a monumental task, but it bears repeating — Mandelbaum is no stranger to it. He did it when he spearheaded the creation of Western Avenue Studios in Lowell, Mass. Much like the arts incubator here in Des Moines, it too provided spaces for artists to work outside their home.

But there’s one big difference between the Massachusetts and Des Moines incubators, a factor Mandelbaum is certain will ensure the Des Moines facility’s success. The Massachusetts incubator was a for-profit company, something Mandelbaum said was counterproductive to keeping rent as low as promised.

“If you want to keep it permanently affordable for artists, it has to be a nonprofit. I learned that the hard way,” he said, adding that the Massachusetts incubator — a venture he’s no longer part of — is in the process of converting to a nonprofit. “At one point, we had to make costly repairs to the building, but we made a commitment to the artists to keep rent low. We either had to raise the rent, sell the building or eat those costs. We ended up eating those costs. It wasn’t sustainable long term.”
On the flip side of that experience, Mandelbaum is confident the business model for the Des Moines incubator is self-sustaining and beneficial to artists, who he said won’t be forced out of their spaces due to rising rent.

“We raised the money upfront to buy and renovate the building, and we’re able to charge tenants low rent becausethere’s no developer making a profit off this building,” he said. “The rent will be enough to cover operating expenses, and the rest will go in reserve funds or even an endowment. We shouldn’t ever have to go back to the community or artists for funds. This model is designed to stand the test of time.”

Last November, DesMoinesArts, spearheaded by Mandelbaum and his father, John, closed on the purchase of the building. The group’s leaders spent the last five years lining up financial and moral support for the project.

This year, Mandelbaum and Siobhan Spain, the organization’s newly hired director, have stayed busy raising funds and meeting with potential tenants.
Mandelbaum said they’ve raised about a third of their $4 million goal., including a $500,000 gift from the Community Foundation of Greater Des Moines Leadership Circle. The goal is to open the ground floor and an additional floor of studio space by year’s end, followed by one floor per year. Three years from today, the building should be filled, providing DesMoinesArts raises the funds it needs.

Plans are to rent out studio spaces for about $200 per month on average, plus utilities. Rent price will vary according to studio size, which is determined by individual needs of each tenant. Planning will help keep building costs down, Mandelbaum said.

“We can build walls up to the ceiling if artists plan to make more noise,” he said. Current building plans call for nine-foot partition walls. “Others might need a sink or gas line in their studios. We can keep costs down just by planning to this.”

The addition of a director is another difference between old ventures and this one. Spain will be the point person for the project and will oversee leasing and marketing of artist events. While Spain will help coordinate events, artists will be encouraged to brainstorm ways to connect with the public, whether it’s through cooperative galleries, special exhibits or art camps and events.

“We really plan to let the artists lead the direction of the incubator once it’s open,” Spain said. “Our role is to be an ally for that.”

Spain said while they are not yet pre-leasing to tenants, individuals are verbally committing to spaces and offering input on what kinds of amenities they require in their respective spaces.

“We plan to plug that in once the fundraising is done,” Spain said. “By building spaces to suit artists, it makes them a part of the process.”

Spain said she’s received verbal commitments for nearly an entire floor. They also are in the process of forming the organization’s board of directors.

But while he was here before, in reality, Mandelbaum stands in a different place today because this project, for him, is a “labor of love.”

“There’s not a dime in this for me or my family,” he said. “This will help attract a more creative class to Des Moines, and make the community better for those who already live here. This is an amenity that ultimately will serve as an economic driver and make Des Moines more appealing to everyone.”

About DesMoinesArts Inc.

To transform the local art scene by providing permanent affordable workspace to artists.
A 164,000-square-foot, 41⁄2-floor building at 900 Keosauqua Way.

The goal is to open the ground floor and an additional floor of studio space by year’s end, followed by one floor per year. Three years from today, the building should be filled, provided DesMoinesArts raises the funds it needs.
$1.4 million of $4 million goal.