EDA recommends Tap and Ladder to redevelop Lake Elmo fire station and parks building
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The Lake Elmo Economic Development Authority voted to recommend the Tap and Ladder proposal to the City Council as the preferred developer for the city-owned fire station and adjacent Parks Building in the Old Village.
The recommendation follows presentations by three finalist teams — Tap and Ladder with Machete Cocina Mexicana; River Siren Brewing with the Lake Elmo Commons mixed‑use concept; and Old Village Social (a pizzeria, microbrewery and mini‑golf proposal). After members ranked the finalists, the initial ranked counts were 5 for Tap and Ladder, 3 for Lake Elmo Commons and 2 for Old Village Social. When Old Village Social’s second‑place preferences were redistributed, the final tally was 6 votes for Tap and Ladder and 4 for Lake Elmo Commons. The EDA then moved to recommend Tap and Ladder to the City Council.
Why it matters: the decision identifies a lead developer that the city staff and EDA will bring to the City Council for formal approval and, if approved, for contract negotiations and a closed‑session review of financial terms. The proposals differ widely in scale, uses and estimated public investment, and all three teams said their projects aim to increase downtown foot traffic and support year‑round activity in the Old Village.
What the winning proposal would do: the Tap and Ladder team (presenters Brian Hite and Amanda Hite, with partner Julian Ocampo) proposed converting the historic fire station into a family‑focused restaurant called Tap and Ladder, featuring a roughly 150‑seat self‑pour tap house, a 28‑tap self‑pour wall and a dedicated children’s play area. Their proposal also would reimagine the Parks Building as a second restaurant, Machete Cocina Mexicana. The applicants estimated the fire station build‑out at about $980,760 and described plans to provide public‑accessible parking on site; they estimated off‑street parking of roughly 30–50 spaces and said parking requirements could be waived under the city’s Village Mixed Use District code.
Other finalists: River Siren Brewing (Brian Carlson) proposed a brewpub in the fire station with expanded production capacity and a separate mixed‑use building with retail and 8–12 dwelling units. That proposal listed an estimated brewery build‑out of $750,000, a combined economic impact for the mixed‑use building of about $6.1 million and projected 8–10 FTEs for the brewery component and 11–18 FTEs for the mixed use component. Old Village Social (Regina and Rob Clapp) presented a larger entertainment‑focused concept with a pizzeria, microbrewery, arcade and an indoor/outdoor mini‑golf experience; their packet estimated about $2.9 million in build‑out costs and 20–25 FTEs, and showed a site plan with about 28 on‑site spaces and an estimated parking range of 58–81 spaces depending on final program mix.
Discussion highlights and uncertainties: EDA members pressed applicants on parking, long‑term financial sustainability, rent levels for future retail tenants, salvability of the Parks Building and water usage for breweries. River Siren said it would move most brewing capacity to Lake Elmo but focus on a brew‑pub model rather than wide distribution. Tap and Ladder said its plan includes community programming (movie nights, family events) and that its parking lot would remain open to the public. Applicants discussed tax increment financing as a possible financing lever but said they could proceed without TIF if necessary.
Formal next steps: the EDA’s recommendation will be transmitted to the full Lake Elmo City Council on Oct. 7. Staff said council members may review the video record of the EDA meeting; the council will consider the recommendation and — if it concurs — hold a closed session to review specifics and move toward a purchase and development agreement.
Quotes: “Our plan expands and improves parking to serve both our venues and the broader community,” applicant Brian Hite said, describing the Tap and Ladder/Machete submission. River Siren owner Brian Carlson said the team’s approach is to “make it a community‑focused location” and to pair a taproom with limited on‑site production. Rob Clapp, whose team proposed Old Village Social, said the concept’s aim is “community, fun for all ages” and emphasized experience‑driven attractions such as mini‑golf and an arcade.
What remains unresolved: final purchase price and exact appraisal details were not established at the meeting; one presenter referenced an appraisal figure but staff said a formal appraisal had not been completed. Exact parking counts and final program square footage will depend on design review and any negotiations with the city. Applicants and staff repeatedly noted that the Village Mixed Use District includes a mechanism to waive parking requirements where on‑street and shared parking are available.
Background: the EDA solicited proposals for reuse of the city‑owned Old Village fire station and adjacent Parks Building to create uses that activate the Old Village, increase downtown visitation and contribute to the local tax base. Three finalist teams were invited to present to the EDA; members then used ranked‑choice ballots to express preferences and arrived at the recommendation announced at the meeting.
What to watch: the City Council agenda for Oct. 7 to see whether the council accepts the EDA recommendation and whether staff and the winning team proceed to closed‑session contract negotiations and a subsequent development agreement.
The recommendation follows presentations by three finalist teams — Tap and Ladder with Machete Cocina Mexicana; River Siren Brewing with the Lake Elmo Commons mixed‑use concept; and Old Village Social (a pizzeria, microbrewery and mini‑golf proposal). After members ranked the finalists, the initial ranked counts were 5 for Tap and Ladder, 3 for Lake Elmo Commons and 2 for Old Village Social. When Old Village Social’s second‑place preferences were redistributed, the final tally was 6 votes for Tap and Ladder and 4 for Lake Elmo Commons. The EDA then moved to recommend Tap and Ladder to the City Council.
Why it matters: the decision identifies a lead developer that the city staff and EDA will bring to the City Council for formal approval and, if approved, for contract negotiations and a closed‑session review of financial terms. The proposals differ widely in scale, uses and estimated public investment, and all three teams said their projects aim to increase downtown foot traffic and support year‑round activity in the Old Village.
What the winning proposal would do: the Tap and Ladder team (presenters Brian Hite and Amanda Hite, with partner Julian Ocampo) proposed converting the historic fire station into a family‑focused restaurant called Tap and Ladder, featuring a roughly 150‑seat self‑pour tap house, a 28‑tap self‑pour wall and a dedicated children’s play area. Their proposal also would reimagine the Parks Building as a second restaurant, Machete Cocina Mexicana. The applicants estimated the fire station build‑out at about $980,760 and described plans to provide public‑accessible parking on site; they estimated off‑street parking of roughly 30–50 spaces and said parking requirements could be waived under the city’s Village Mixed Use District code.
Other finalists: River Siren Brewing (Brian Carlson) proposed a brewpub in the fire station with expanded production capacity and a separate mixed‑use building with retail and 8–12 dwelling units. That proposal listed an estimated brewery build‑out of $750,000, a combined economic impact for the mixed‑use building of about $6.1 million and projected 8–10 FTEs for the brewery component and 11–18 FTEs for the mixed use component. Old Village Social (Regina and Rob Clapp) presented a larger entertainment‑focused concept with a pizzeria, microbrewery, arcade and an indoor/outdoor mini‑golf experience; their packet estimated about $2.9 million in build‑out costs and 20–25 FTEs, and showed a site plan with about 28 on‑site spaces and an estimated parking range of 58–81 spaces depending on final program mix.
Discussion highlights and uncertainties: EDA members pressed applicants on parking, long‑term financial sustainability, rent levels for future retail tenants, salvability of the Parks Building and water usage for breweries. River Siren said it would move most brewing capacity to Lake Elmo but focus on a brew‑pub model rather than wide distribution. Tap and Ladder said its plan includes community programming (movie nights, family events) and that its parking lot would remain open to the public. Applicants discussed tax increment financing as a possible financing lever but said they could proceed without TIF if necessary.
Formal next steps: the EDA’s recommendation will be transmitted to the full Lake Elmo City Council on Oct. 7. Staff said council members may review the video record of the EDA meeting; the council will consider the recommendation and — if it concurs — hold a closed session to review specifics and move toward a purchase and development agreement.
Quotes: “Our plan expands and improves parking to serve both our venues and the broader community,” applicant Brian Hite said, describing the Tap and Ladder/Machete submission. River Siren owner Brian Carlson said the team’s approach is to “make it a community‑focused location” and to pair a taproom with limited on‑site production. Rob Clapp, whose team proposed Old Village Social, said the concept’s aim is “community, fun for all ages” and emphasized experience‑driven attractions such as mini‑golf and an arcade.
What remains unresolved: final purchase price and exact appraisal details were not established at the meeting; one presenter referenced an appraisal figure but staff said a formal appraisal had not been completed. Exact parking counts and final program square footage will depend on design review and any negotiations with the city. Applicants and staff repeatedly noted that the Village Mixed Use District includes a mechanism to waive parking requirements where on‑street and shared parking are available.
Background: the EDA solicited proposals for reuse of the city‑owned Old Village fire station and adjacent Parks Building to create uses that activate the Old Village, increase downtown visitation and contribute to the local tax base. Three finalist teams were invited to present to the EDA; members then used ranked‑choice ballots to express preferences and arrived at the recommendation announced at the meeting.
What to watch: the City Council agenda for Oct. 7 to see whether the council accepts the EDA recommendation and whether staff and the winning team proceed to closed‑session contract negotiations and a subsequent development agreement.
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