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From YouTube: May 22, 2017 City Planning Commission
Description
Minneapolis City Planning Commission
A
Good
afternoon,
I
will
call
to
order
the
May
22nd
meeting
in
the
Minneapolis
City
Planning
Commission.
My
name
is
Matt
Brown
I
serve
as
president
of
the
Commission
I'm
joined
today
by
commissioners,
Ron's,
Erma,
green
Oh,
bender,
black
Sweezey,
Lukey,
Pierre
and
real,
and
at
this
time
I'll
ask
that
you
silence
any
mobile
devices
and
our
first
item
of
business
is
to
approve
the
actions
from
the
May
8th
meeting.
They
have
a
motion
to
approve
those
actions.
A
We
have
a
motion
and
a
second
all
in
favor,
and
that
motion
carries
our
next
item.
Business
is
to
sort
the
agenda.
You
can
find
hard
copies
of
the
agenda
and
the
hallway
will
determine
which
items
we
will
discuss
and
which
will
be
considered
on
consent.
So,
starting
at
the
top
of
the
agenda
item
1
is
the
Ronna
apartment,
partial
public
alley,
vacation
at
2900,
Pleasant
Avenue
that
an
application
for
an
alley
vacation?
Is
anyone
wishing
to
speak
in
opposition
to
or
modify
the
staff
recommendation
on
item
1
see?
A
No
one
will
put
that
on
consent.
Item
2
is
1,000.
Third
at
1000,
North,
third
Street,
several
applications
for
application
to
a
building.
There
that
application
has
been
withdrawn
so
we'll
consider
the
withdrawal
of
item
2
item
3
is
the
MTN
bus
garage
and
maintenance
facility
at
46:40,
Lyndale
Avenue
north
the
conditional
use
permit
and
site
plan
review
for
a
bus
garage.
There
is
anyone
wishing
to
speak
in
opposition
to
or
modify
the
staff
recommendation
on
item
3
C?
A
B
A
Put
item
4
on
consent,
item
5.
Your
item,
5,
is
the
Armitage
Montessori
School
at
2501,
56th
Street
to
applications
for
an
addition
to
a
school.
There
is
anyone
wishing
to
speak
in
opposition
to
or
modify
the
staff
recommendation
on
item
5c?
No
one
will
put
item
5
on
consent
item
6
is
the
Erickson
elementary
school
edition
of
43:15
31st
Avenue
South
a
couple
applications
for
a
school
edition?
There
is
anyone
wishing
to
speak
in
opposition
to
or
modify
the
staff
recommendation
on
item
6c?
No
one
will
put
that
on
consent.
A
Item
7
is
the
kilimanjaro
reception
hall
at
3021,
5th,
Avenue,
South
conditional
use
permit
and
a
variance
related
to
an
event.
A
meeting
hall.
There
will
discuss
item
7.
So
if
anyone
is
here
for
that
so
discuss
it
item
H
is
the
nrr
C
house.
We
had
a
30
1303
Golden
Valley
Road
couple
applications
for
reuse
of
an
existing
building.
We
will
continue
item
8
to
the
June
12th
meeting.
A
So
if
anyone
is
here,
you
can
item
8
that
will
be
considered
on
June
12
item
9
is
the
Milwaukee
Road
Depot
banquet
center
expansion
at
300,
Washington
Avenue
south
site
plan
review
for
an
addition.
There
is
anyone
wishing
to
speak
in
opposition
to
or
modify
the
staff
recommendation
on
item
9,
seeing
no
one
will
put
item
9
on
consent
item
10
is
mosaic
phase
3
13:20
lagoon,
Avenue,
1350
lagoon
Avenue
and
2,900
Fremont
Avenue
South
conditional
use,
permit
a
site
plan
review
for
item
10
and
we
will
discuss
item
10,
I
know
Commissioner
Cron's.
A
Are
you
a
question
about
that?
One
item
11
is
the
Marshall
Street
Apartments
at
1301,
Marshall
Street
northeast
and
107
13th
Avenue
Northeast
several
applications
for
a
new
mixed-use
building
there
we
will
discuss
item
11.
Just
so
I
have
a
sense.
How
many
of
you
are
here
to
speak
on
item
11
if
anyone
so
at
least
one
person
so
we'll
discuss,
item
11
moving
along
item
12
is
620
ray'll
highway
at
622,
634
and
638,
seventh
Avenue
North.
Actually,
those
those
are
all
addresses
several
applications
for
two
new
charter
schools
at
that
location.
A
A
C
A
Put
item
13
on
consent
item
14
is
the
University
Lutheran
Chapel
expansion
at
316,
10th
Avenue
southeast
several
applications
for
building
addition
there
anyone
wishing
to
speak
in
opposition
to
or
modify
the
staff
recommendation
on
item
14,
seeing
no
one
will
put
that
on
consent
and
finally
item
15.
Is
the
holiday
station
store
number
461
at
1624
Washington
Avenue
Northeast
applications
for
a
new
convenience
store?
There
will
discuss
item
15
if
anyone
is
here
for
that.
A
A
A
We
have
a
motion
and
a
second
all
in
favor
and
that
motion
carries
item.
2
is
withdrawn.
Next,
we'll
move
on
to
the
public
hearing
portion
of
the
meeting
and
at
this
time,
I'll
open
the
public
hearing
for
the
items
on
the
consent
agenda.
Again,
that's
items
1
3,
4,
5,
6,
9,
12,
13
and
14.
Anyone
wishing
to
speak
on
any
of
those
items
seeing
no
one
I'll
close
the
public
hearing
and
commissioners
may
have
a
motion
to
approve
the
consent
agenda.
A
We
have
a
motion
and
a
second
all
in
favor,
and
that
motion
carries
next.
We'll
move
on
to
our
items
for
discussion
and
our
first
item
for
discussion
is
item.
7
and
staff
is
miss
feather.
We
do
have
four
items
for
discussion
today,
so
I
just
will
ask
that
we're
all
respectful
of
each
other's
time,
and
we
have
a
brief
presentation.
D
Good
afternoon
planning
commissioners,
president
Brown
item
number
seven
on
today's
agenda
is
for
the
properties
at
30,
21
and
30
25
Fifth
Avenue
South,
the
existing
property
is
the
Kilimanjaro
restaurant.
They
occupy
the
first
floor
of
the
building.
The
second
floor
is
intended
at
storage
is
what
was
previously
approved
in
2010
you'll,
see
on
the
second
page
of
your
staff
report.
There
are
previous
approval
to
allow
for
parking
lot
improvements,
including
a
rezoning
on
the
South
Lawn
at
30,
25
Fifth,
Avenue
South,
that
property
is
owned,
are
to
be.
D
There
are
a
total
of
eight
parking
stalls
approved.
What
you're,
seeing
here
in
front
of
you,
is
that
previously
approved
site
plan
from
2010
that
site
plan
is
not
presently
in
conformance.
However,
doing
enforcement
is
aware
and
will
make
sure
that
those
site
improvements
are
made
for
the
property.
D
Since
opening
the
restaurant.
The
applicant
is
now
identified
the
need
to
expand
the
business
to
add
some
additional
seating
upstairs,
so
the
additional
seating
would
be
used
for
a
reception
or
meeting
hall.
The
property
is
owned,
c2
or
subchannel.
Meeting
hall
requires
a
conditional
use
permit
in
the
c2
district.
In
addition
to
the
conditional
use
permit,
the
proposed
project
is
approximately
10
spaces
short
of
what
would
be
allowed
to
authorize
the
quantity
of
occupants.
I
believe
that
the
current
count
is
about
127
occupants.
D
So
I've
shown
here
on
this
map,
how
they're
providing
their
off
street
parking,
so
they
have
provided
a
shared
parking
agreement.
The
application
is
presently
incomplete
for
the
property
at
500
East
Lake
Street.
There
are
approximately
twenty
four
spaces
that
they
have
shown
on
a
site
plan
that
is
also
included
in
your
packet,
four
of
which
would
be
or
three
of
which
would
be
for
the
existing
restaurant
at
least
500
East,
Lake
Street.
The
remainder
20
spaces
would
be
used
for
the
reception,
our
meeting
hall
at
the
north
end
of
the
site.
D
That's
on
the
same
zoning
lot.
They
have
11
spaces
and
that's
shared
with
the
existing
kilimanjaro
restaurant.
When
asked,
if
the
applicant
plans
on
operating
both
uses.
At
the
same
time,
they
indicated
that
they
would
have
both
the
restaurant
and
reception
meeting
hall
operating
simultaneously
on
occasion,
and
then
the
parking
lot
that
was
approved
previously
in
2010
allows
for
8
spaces
at
the
south
at
3025
5th
Avenue
South.
D
This
Planning
Commission
approved
recently
a
expansion
of
the
property
across
the
street
at
419
East,
Lake
Street,
and
that
included
a
parking
ramp.
There
is
no
formal
or
informal
agreement
to
allow
for
any
site
parking
at
that
parking
ramp.
The
parking
ramp
is
presently
under
construction,
but
recently
the
the
owner
of
that
parking
ramp
just
authorized
the
new
land
use
that
would
use
up
a
number
of
those
spaces,
as
well
as
the
existing
shopping
center.
D
Staff
is
recommending
approval
of
the
conditional
use
permit
per
the
findings
found
in
the
staff
report.
However,
staff
is
recommending
denial
of
the
variance
based
on
the
following
findings.
First
staff
was
unable
to
determine
a
practical
difficulty
that
warranted
the
exception
to
reduce
the
part
of
parking
by
an
additional
10
spaces.
D
Staff
is
not
able
to
find
that
unique
circumstances
were
created
by
anything
due
to
the
parcel
of
land,
and
it's
has
been
created
by
the
applicants
desire
to
maximize
the
occupancy
of
the
reception
or
meeting
hall
and
operated
at
the
restaurant.
At
the
same
time,
staff
has
communicated
the
applicant
additionally
that
so
much
of
the
parking
in
an
uncoordinated
fashion
may
lead
to
confusion
for
potential
users
of
the
reception
or
meeting
hall.
D
The
applicant
declined
to
do
that
as
well,
so
with
that
staff
is
recommending
approval
of
the
conditional
use
permit
with
the
conditions
that
they
record
the
conditional
use
permit
and
comply
with
the
minimum
austrie
parking
requirement
and
therefore
recommending
denial
of
variance
item
B
to
reduce
the
parking
by
10
spaces
that
is
required
with
that.
I
can
take
any
questions.
All.
A
Right,
commissioners,
are
there
any
questions
of
and
Shan
I
might
just
ask
a
question
briefly.
So
what
would
it
be
customary
to
grant
a
parking
variance
in
a
situation
like
this?
If
the
applicant
were
able
to
demonstrate
that
they
had
formal
arrangements
to
provide
either
through
valet
or
had
a
formal
arrangement
to
use
parking
spaces
that
are
nearby
in
a
different
law?
President.
D
Brown
I
see
that
is
accurate.
Valley
is
one
of
the
a1
I'm,
sorry,
reception,
meeting
halls
and
one
of
the
few
uses
where
it
may
make
sense
to
allow
for
an
administrative
approval
through
Valley.
However,
we're
here
we
have
seen
a
reception
remaining
hall
still
require
the
variance
before
toll
arts
comes
to
mind.
They
were
using
Valley,
and
that
was
a
justification
for
granting
the
variance.
In
that
case,
all.
A
E
E
The
other
thing
that
the
owner
has
said
is
that
we
could
reduce
the
occupancy
of
that
rental
hall
until
such
time
that
we
are
able
to
identify
where
we
can
get
the
additional
ten
parking
spaces.
So
it
opened
with
fewer
like
I,
think
it's
83
or
somewhere
in
that
range
seat
for
the
rental
hall
and
then,
as
we
identify
parking
in
the
future,
then
increase
that,
like
128
130.
A
C
A
Close
the
public
hearing
and
commissioners
we
have
the
two
applications
before
Shan
I
might
just
ask
you
to
clarify
it
seemed
like
the
applicant
is,
is
may
be
willing
to
reduce
the
capacity
of
the
reception
hall
until
he
is
able
to
meet
that
parking
requirement.
If,
if
that
were
the
case,
would
you
suggest
we
consider
approving
just
the
conditional
use
permit,
with
the
condition
that
the
applicant
meets
the
op
street
parking
requirement
and
then
also
deny
the
variance
so
that
issue
can
be
sorted
out
at
a
later
date?
President.
D
D
H
B
A
G
A
A
I
J
The
intent
is
really
more
for
a
loading
zone
on
the
street
instead
of
passenger
drop-off.
However,
obviously
it
could
also
be
used
as
that
and
going
back
to
2013
when
this
phase
of
the
planned.
Yet
development
was
first
proposed.
They
have
had
a
garage
door,
loading
zone
off
the
Freemont
which
widened
the
curb
cut
and
then
in
conversations
of
Public
Works,
we
asked
them
to
eliminate
that
additional
curb
cut
and
look
at
on
street
loading,
and
so
this
has
been
worked
out
with
Public
Works.
J
As
far
as
having
the
on
street
loading
and
the
reason
to
move
it
in
is
the
width
of
the
street
doesn't
allow
it
to
stay,
it
doesn't
allow.
The
width
of
the
street
doesn't
allow
one
on
street
without
renegotiating
traveling's,
and
so
this
is
the
result
of
many
conversations
to
try
to
get
in
an
additional
loading
space
for
the
project
is.
I
I
A
L
Absolutely
and
I,
you
know
your
points
take
and
I
think
we've
looked
at
it
a
lot
of
different
ways.
The
other
piece
of
that
is
Metro.
Transit
has
a
lot
of
traffic
going
through
there
as
well,
so
it's
allowed
allowing
for
navigating
some
of
those.
You
had
a
lot
of
buses
at
certain
peak
hours
traveling
through
there,
so
that
was
another
consideration.
It
was
taken
into
effect
of
that.
L
I
think
we
can
look,
I
mean
capacity
wise
as
we
get
trucks
in
there
and
if
you
have
two
loading,
you
don't
want
somebody
in
the
street,
especially
with
the
metro,
transit
interaction
on
the
north
side,
of
that
it
was
more
for
us,
a
peak
situation
not
intended
to
have
you
know
the
antennas
and
have
people
sitting
there
all
day
with
a
ton
of
cars,
but
if
we
do
have
so,
you
have
two
UPS
trucks
coming
in
and
you
have
a
bus
coming
on.
We
were
to
avoid
that
conflict.
A
A
A
A
M
M
This
plate
is
also
located
three
corner
to
the
grainbelt
brewery
complex
and
it's
across
the
street.
Just
to
the
north
of
the
Grain
Belt
apartments
in
Mississippi,
River
is
about
one
thousand
square
feet
to
the
west.
I
mean
sorry,
just
one
thousand
feet
not
square
feet
to
the
west.
The
existing
zoning
is
a
one
light.
Industrial,
the
general
area
contains
a
mix
of
commercial
uses,
a
large
range
of
residential
residential
densities
and
light
industrial
uses.
M
The
applicant
is
proposing
a
six
story:
building
with
70
it
with
70
feet.
As
measured
from
the
adjacent
grade.
There
would
be
95
dwelling
units
about
3,400
square
feet
of
commercial
uses.
The
slide
is
incorrect:
it's
actually
3,400
square
feet
and
54
on-site
parking
spaces
that
would
be
located
both
accurate
and
in
a
below
grade
parking
structure.
M
M
And
this
is
the
view
from
Marshall
and
since
the
Committee
of
the
Whole
meeting,
which
was
actually
last
year,
the
applicant
has
changed.
The
render
has
changed
the
design
of
the
building
to
include
active
uses
along
13th
Avenue,
so
this
would
be
resident
mostly
residential
amenity
space,
but
also
the
ground-floor
commercial
space
fronts,
ville
13th
and
Marshall
Street.
M
The
applicant
is
requesting
to
go
from
a1
to
c3
a
the
community
activity
center,
an
activity
this
this
parcel
is
adjacent
to
a
community
corridor
and
it's
also
located
within
the
Greenbelt
activity.
Center
activity.
Centers
are
guided
in
the
future
land
use
map
and
comprehensive
plan
to
bring
a
mix
of
uses
that
would
have
a
citywide
and
regional
draw
and
in
high
a
high
intensity
of
uses
that
could
include
commercial,
employment
and
residential
uses.
So
this
is
one
of
several
activity
centers
throughout
the
city.
M
Actually,
I'll
just
go
back
one
one.
To
make
one
point:
the
Sheridan
neighborhood
small
area
plan
was
passed
in
2014
and,
as
part
of
that
plan,
they
have
changed
the
future
land-use
guidance
from
commercial
and
low
density
residential
to
mixed-use
for
this
particular
site,
and
that
was
to
allow
for
more
redevelopment
of
the
area.
So,
based
on
that
staff
is
recommending
approval
of
the
rezoning
request
for
the
height
and
bulk
request.
M
As
I
mentioned,
there
is
both
the
conditional
use
permit
for
height
and
a
floor
area
ratio
variance
and
those
are
summarized
in
this
slide.
The
general
area
again
includes
a
wide
range
of
uses
and
the
future
land
use
map
calls
for
an
activity
center,
mixed-use
development
here
and
it's
adjacent
to
a
community
corridor.
M
The
property
to
the
north
is
a
one-story
garage,
and
the
majority
of
the
bulk
of
the
building
is
actually
concentrated
towards
the
intersection
rather
than
towards
the
northeast
corner
of
the
site,
because
the
northeast
corner
of
the
site
would
contain
so
one-story
parking
garage
so
that
helps
to
minimize
the
shadowing
effects
and
manage
bulk
and
height
on
the
on
the
site.
Staff
is
recommending
approval
of
both
of
these
requests
for
the
parking
variances.
The
minimum
parking
requirement
for
the
residential
uses
is
47
and
the
applicant
is
proposing
to
fill
that
with
54
parking
spaces.
M
N
M
Subject,
encroachments
I
should
say-
and
this
outlines
the
setback
experiences
that
are
required
so
because
of
the
adjacent
residential
use
to
the
east,
which
is
set
back
seven
feet
from
the
front
property
line.
The
site
is
subject
to
a
7
7
foot
setback
requirement
along
the
South
property
line
for
the
easternmost
25
feet.
Otherwise,
there's
generally
no
setback
requirements
in
commercial
zoning
districts
there
also.
There
is
also
a
setback
requirement
for
the
building
walls
containing
residential
windows,
so
that's
4
floors
2
through
6.
So
along
the
north
side,
the
requirement
is
15
feet.
M
The
applicant
is
proposing
a
9.5
feet
and
then
the
applicant
is
also
proposing
to
have
a
setback
of
2
feet
along
the
east
property
line,
which
is
adjacent
to
the
alley,
and
staff
is
recommending
approval
for
all
of
the
variances,
and
this
just
shows
you
just
to
remind
you
of
how
the
building
looks
in
context.
This
is
where
the
front
yard
requirement
is
it's
a
7
foot
to
0
and
I.
Guess
I
didn't
include
the
other,
any
other
angles,
so
site
plan
review
is
also
required
for
the
development.
M
M
M
The
primary
exterior
materials
that
the
applicant
is
proposing
are
primarily
cement,
Isha's
based
materials.
There
are
there's
face
brick
and
also
cast
stone
along
the
ground
floor,
Street
frontages
and
then
along
the
north
and
east
frontages
ground
floor.
There
would
be
burnished
block
and
there
they're
proposing
to
exceed
the
minimum
window
requirement
on
all
four
sides
of
the
building.
This
is
the
view
from
the
north
and
east.
M
Staff
recommends
approval
of
all
applications
with
four
key
conditions,
making
sure
that
the
ground
floor
non-residential
uses
do
not
go
below
3,000
square
feet
in
area
also
requiring
a
decorative
fence
between
the
building
and
the
north
property
line.
So
there
isn't
a
dead
space
to
mitigate
that
dead.
Space.
M
We'd
also
recommend
that,
as
proposed,
there
would
be
no
fewer
than
four
bicycle
parking
spaces,
but
the
applicant
is
already
proposing
12
in
the
adjacent
right-of-way
and
then
also
removing
the
blank
wall
on
the
east
elevation
there,
for
there
are
three
comments
in
your
packets
tonight.
The
representatives
from
the
Sheraton
neighborhood
organization
has
submitted
comments
based
on
a
previous
version
of
the
project.
It's
not
based
on
the
current
iteration
of
the
project,
but
it's
substantially
the
same
and
the
the
main
concern
has
to
do
with
the
parking
variance.
A
O
Good
evening,
commissioners,
I'm
Carol
Lansing
an
attorney
at
bakery
bakery
Daniel's
representing
the
developer
cp/m
companies
with
respect
to
end
and
Dan
Ober
pillow
with
CBMs
CPM
is
here,
as
is
Scott
Nelson.
So
if
you
have
questions
about
anything
to
do
with
the
architecture
or
site
plan
Scott's
here
to
address
those
I
wanted
to
speak
to
the
applications
or
the
rezoning
activity.
Centers
are
intended
for
the
c3a
zoning
district
and
for
hire
very
high
density
development.
O
There's
nothing
in
the
Sheridan
neighborhood
plan,
small
area
plan
that
specifically
guides
this
site
for
height
or
density
or
for
zoning
district.
So
there's
nothing
that
says:
c1
is
preferable
to
c3
a
the
guidance
that
is
in
that
plan
is
for
activity
center
D
and
also
there's
no
guidance
in
that
plan
with
respect
to
height
of
three
year
other
stories,
so
we're
really
relying
on
the
activity
center
and
community
corridor
guidance.
O
The
purpose
of
the
Greenbelt
activity
center
is
to
bring
not
just
a
mix
of
uses,
but
a
lot
of
residential
use
to
this
area
to
help
support
the
Greenbelt
complex.
It
will
also
support
neighboring
businesses
just
outside
of
the
activity
center.
Like
the
food
building
and
the
artists
in
the
area,
these
are
concerns
that
have
been
raised,
understandably
by
the
neighborhood
group.
We
think
this
is
a
benefit
to
all
of
those
uses
with
respect
to
height
and
floor
area
ratio.
L
O
O
The
site
slopes
uphill
towards
that
are,
for
so
the
the
back
of
this
building
measured.
Some
alley
grade
is
about
sixty
three
feet,
so
we
think
the
combination
of
slope
and
and
height
and
zoning
districts
provides
a
good
transition
as
well
as
that
one-story
garage
area
in
the
northwest
corner
parking
I
want
to
clarify
our
request.
O
The
request
is,
as
it
appears
in
your
agenda
and
the
staff
report,
we're
not
asking
for
a
variance
of
just
one
space,
because
it's
not
really
feasible
to
put
the
commercial
parking
in
the
garage,
so
we're
proposing
is
that
there
are
53
spaces
in
the
garage
and
that
will
serve
the
residents.
So
there
will
be
six
extra
spaces
over
the
parking
requirement
for
residents
in
the
garage
and
we're
asking
for
parking
variance
of
seven
to
zero
for
the
restaurant.
O
This
is
kind
of
a
trade-off,
then
of
having
a
restaurant
or
retail
use
in
this
building
in
place
of
a
couple
of
residential
units.
We
wouldn't
need
a
variance
if
there
was
no
with
the
proposed
some
design
and
and
units
if
there
was
no
retail,
but
we
think
the
best
one
is
a
great
amenity
for
the
area
and
we
can't
go
deeper
on
the
site
because
of
soil
conditions,
so
adding
a
level
of
underground
parking
isn't
feasible
either.
O
We
believe
that
there
is
adequate
on
street
parking
to
serve
the
restaurant.
We
distributed
a
parking
survey
to
you
that
was
done
after
the
Planning
Commission
meeting
on
the
other
project
out
the
14th
and
Marshall
corner
I'll
note
to
you
that
since
the
Planning
Commission
meeting
that
projects
been
revised
to
reduce
the
unit
count
so
that
there's
no
parking
variance
required
for
the
14th
and
Marshall
project
at
all
anymore.
O
This
parking
survey
was
done
on
a
Thursday
on
a
Saturday
at
several
times
throughout
those
days,
and
it
showed
that
within
a
two-block
area,
there
is
280
plus
on
street
parking
spaces
and
that
at
any
time,
during
that
survey,
there
were
a
hundred
that
were
unused.
So
this
is
why
we
believe
that
the
existing
on
street
parking
will
be
sufficient
to
address
the
restaurants
needs.
O
In
conclusion,
the
dc-3,
a
zoning,
is
entirely
consistent
with
the
guidance
for
this
area,
as
is
a
very
high
density
project.
The
height
and
size
of
this
building
is
consistent
with
what
has
been
approved
in
activity
centers
throughout
the
city,
and
we
request,
hopefully,
that
you
will
approve
these
applications.
If
you
have
any
other
questions
for
me
or
for
the
project
team,
we're
here,
alright.
O
The
idea
of
activity
center
is
that
you
have
a
lot
of.
You
know
that
you
have
a
lot
of
residents
there
that
will
support
any
uses
in
the
activity
center
and
surrounding
areas,
so
it
provides
places
for
people
to
live.
For
my
work
in
the
complex
it
provides
residents
who
will
use.
You
know,
patronize
artists
that
are
in
the
complex,
and
we
know
that
the
city
is
looking
to
do
some
redevelopment
on
the
surface
parking
lot
across
the
street.
O
O
O
Q
Commissioners,
Daniel
were
perler
principal
at
CPM.
The
vows
there's
plenty
of,
in
my
opinion,
a
lot
across
the
street
holds
about
a
hundred
and
thirty
cars,
and
it
is
going
to
come
out.
I
heard
is
coming
out
for
RFP
for
redevelopment
some
time.
So
what
with
that
said,
there's
a
number
of
parking
places
around
this
community
within
two
blocks:
the
Greco
lot,
the
library
northeast
bank.
So
what
it
comes
down
to
running
ballet
I
think
we
have
plenty
options
to
do
so:
foot
flat
surface
lots
of
a
lot
Marshall.
F
You
have
a
two-part
question
and
they're
more
technical,
so
maybe
the
architect.
The
first
is
the
the
east
setback
adjacent
to
the
to
the
driveway.
It's
the
image.
That's
up
on
the
screen
is
a
little
misleading
because
it
appears
that
there's
very
very
little
room
there.
F
E
R
Not
on
the
architect,
not
the
civil
engineer
but
I'm
thinking
that
the
the
design
of
our
of
our
building
that
we're
two
feet
off
the
parking
or
off
of
the
alley
line
until
we
get
back
here
and
then
we'll
step
back
a
little
bit
and
then
I
think
the
notion
was
this:
little
bit
of
surface
in
here
would
actually
drain
back
down
the
alley
because
it
currently
does
so
it's
very
little.
There's
there's
the
impervious
or
pervious
space
where
we
have
these
the
generator
and
the
and
the
transformer.
That's
that's
about
it.
So.
F
R
The
you're
talking
about
this
yep,
the
concrete
gutter
here-
that's
sort
of
any
water
draining
coming
out
of
the
neighbor's
property,
wouldn't
actually
are
on
our
site,
we're
actually
taking
some
of
his
water
and
draining
it
around
to
the
alley.
So
it
wouldn't
come
in
to
our
side.
Then.
Q
R
F
R
F
Technically,
would
Public
Works
ever
allow
us
to
allow
private
water
to
drain
back
into
a
public
right
away?
At
least
I
know
project
I've
worked
on.
They
haven't
been
allowed
to
do
that,
whereas
it
appears
here
that,
with
the
curb
openings
at
the
water,
at
least
in
those
two
small
areas,
is
draining
back
towards
the
alley
and
maybe
there's
you
know,
they're,
not
very
big
areas.
Now
that.
B
I
think
you
mentioned
it
briefly.
I
think
you
also
mentioned
it
when
we
were
talking
about
the
other
project
on
this
block,
where
there's
some
soil
issues
with
this
site.
Could
you
talk
a
little
bit
about
that
specifically
and
what
that
issue
was
and
how
this
may
be
changed
from
committee
to
hold
to
now
yeah.
Q
So,
commissioners,
we've
been
through
this
project,
probably
three
or
four
designer
iterations.
That's
why
it's
taken
a
year
to
get
back
to
you
on
figuring
it
out,
there's
quite
a
bit
of
slope
for
a
Marshall
up
to
the
alley
and
I
do
believe
we
are
we
widening
Natale
by
two
feet.
Why
do
you
know
Ali
by
two
feet,
the
property
ownership
all
for
whatever
reason
we
own
half
the
alley?
Q
So
that's
generally
not
usually
the
case
in
the
deal,
but
it's
a
small,
it's
a
twelve
foot,
a
little
fourteen
finale
and
so
there's
quite
a
bit
of
slope.
So
we've
tried
to
design
this
project
with
an
underground
basement
and
unfortunately,
it
digging
it
up
with
environmental
conditions
because
it
used
to
be
a
gas
station
as
well
as
contamination.
Q
That's
unfeasible,
as
well
as
the
soil
conditions,
cannot
hold
the
loads
of
with
an
underground
base
and
without
helical
piers
or
some
type
of
other
foundation.
That
makes
the
project
for
this
product
in
this
area
unfeasible.
So
we
designed
that
most
of
the
parking
on
grade
and
above
graded
like
a
scissor
concept,
although
all
of
the
parking
is
covered.
So
there's
no
on
grade
parking
per
se.
Q
R
R
That's
our
floor
slab
that
the
garage
slab
slopes
down
a
little
bit
while
the
garage
slab
up
slopes
over
on
top
of
it
in
it
in
a
scissor
concept,
but
lowering
because
initially
we
looked
at
areas
that
had
parking
on
both
sides
of
this
with
some
more
commercial
on
this
side.
But
we
really
had
issues
that
we
went
down
on
this
properly.
Q
A
S
Chairs,
commissioners,
my
name
is
Jenny
Portman
I
live
at
1515,
Grand,
Street
and
I'm.
Here
to
speak,
we
have
a
shared,
a
neighborhood
organization
who
is
currently
having
their
community
meeting.
So
many
of
the
people
who
would
have
been
interested
in
being
here
were
unable
to
attend.
S
So
just
starting
from
the
top.
The
site
is
currently
actually
I,
1
and
C.
1
is
my
understanding.
The
car
lot
is
C
1
and
the
home
is
I
1.
We
have
for
many
years,
encouraged
the
owner
of
that
home
to
work
with
the
neighborhood
to
rezone
it
because
they
had
to
pay
excessive
permits,
etcetera
for
having
such
an
intensive
zoning
where
their
home
is.
S
So
in
discussions
we
were
talking
about
c1,
but
we
were
thinking
because
we
recognize
the
need
to
add
density.
That
seems
like
the
right
level
of
density
to
the
community
and
we
want
to
do
a
mixed-use
in
order
to
maintain
a
well-balanced
neighborhood
with
housing
and
retail
opportunities
and
different
business
opportunities.
We
do
appreciate
that
the
developer
wants
to
infill
development
here.
S
One
of
our
goals
as
a
community
is
to
maintain,
as
many
of
as
many
of
the
existing
buildings
as
possible,
to
retain
affordability
for
homes
and
and
for
business,
and
it's
much
easier
to
do
that,
while
raising
reusing
an
old
building,
but
in
order
to
reuse
an
old
building,
we
have
to
make
a
lot
of
exceptions
there.
That's
why
we
have
a
higher
expectation
of
new
constructions
that
is
actually
managed
and
provide
resources
for
the
demands
it
is
creating
that
so.
For
that
reason,
c1
is
a
more
appropriate
scale
of
development.
S
The
developers
mentioned
that
they
did
a
traffic
study
and
that
they
found
approximately
a
hundred
Street
spaces
available
at
any
given
time.
They
are
actually
proposing
two
developments
on
either
end
of
this
block
that
are
both
the
same
size
and
it's
both
move
forward.
They
will
absorb
both
all
of
those
Street
spaces
this
year,
and
that
means
that
there
won't
be
spaces
available
for
the
business
that
they're
putting
in
let
alone
again
during
our
small
area
planning
we
had
businesses
state
in
the
survey.
A
S
That
is
just
a
picture.
I
took
on
my
way
home
from
work
and
as
you
can
see,
and
we
guess
we
can
go
into
some
other
things.
Another
reason
why
we
feel
that
the
six
storey
building
is
not
a
good
use
is,
if
you
look
here
that
building
that
you
see
if
the
Greenbelt
brewery
at
the
front
and
then
the
Greenbelt
Apartments
at
the
backside,
that
is
a
four
story
building,
but
because
that
street
raises
a
full
story
engraved,
it
looks
like
a
much
bigger
building.
S
There
are
about
two
hundred
yards
between
that
building
and
the
Greenbelt,
whereas
the
current
development
we're
looking
at
is
about
thirty
feet
from
the
Greenbelt
and
two
stories
taller
than
that.
So
that's
another
concern
of
the
community
that
just
the
massing
of
this
proposal
will
actually
diminish
the
iconic
stature
of
the
Grain
Belt
and
that's
an
end
because
the
Grain
Belt,
such
obviously
an
iconic
and
important
feature
of
our
community,
the
quality
of
the
building
materials
and
the
aesthetic
of
the
building
are
going
to
be
very
important.
S
I
know
we've
gotten
to
that
point
so
far,
but
this
does
illustrate
the
fact
that
the
Grand
ville
apartments
put
one
space
per
unit,
left
half
of
it
for
visitors
and
have
had
to
convert
all
of
it
to
resident
parking
because
of
the
demand.
Even
with
that
demand.
There
is
still
this
much
parking
on
the
street,
but
I
would
say
that
was
for
in
the
afternoons.
S
Okay,
so
so
the
neighborhood
is
c1.
Conditional
units
obviously
is
moot,
because
we
just
don't
think
that
a
70-foot
building
belongs
there,
the
variance
to
increase
the
floor
area
ratio
again
it's
just
it's
too
much
mass
for
the
site
and
it's
a
lot
of
them.
Math
means
a
lot
of
the
design,
actually
creates
some
of
the
hardships
that
they're
asking
for
variances
for,
for
example,
the
parking,
if
they
just
eliminated
more
units
than
they
wouldn't
require
a
parking
variance
and
with
regard
to
the
back
alley
and
the
alley
is
narrow.
S
The
the
adjacent
property
to
the
east
has
a
retaining
wall,
and
the
parking
lot
to
the
Grain
Belt
is
actually
directly
adjacent.
So
it's
going
to
be
very
tricky
how
to
manage
the
fat
again.
Hopefully
they
will
work
with
us
and
the
neighbors
to
find
a
good
way
to
circulate
traffic,
but
given
the
fact
that
we
actually
haven't
seen
this
plan,
I
don't
really
know
how
this
plan
addresses
any
of
these
concerns
and
that
the
developer
I
also
mentioned
are
for
zoning.
That's
on
Grand
Street.
The
the
small
area
plan
actually
does
address
that.
S
So
I
guess
I,
don't
know
if
you
have
any
questions
for
me,
I
get
well.
Let
me
say
one
morning
we
are
appealing
the
the
rezoning
and
conditional
use
for
the
property,
that's
one
block
down
and
that
appeal
won't
be
heard
now
for
another
month.
So
it
would
probably
make
sense
to
put
this
out
because
I
feel
like
the
what
happens
on
that
end,
it's
probably
going
to
affect
what
happens
on
this
end,
but
we're
trying
to
work
with
the
developer
to
try
and
find
something.
S
T
S
The
demand
is
the
demand
right,
so
I
mean
the
fact
that
they
get
to
take
away
half
is
you
know
what
I
mean
the
one-to-one
ratio
and
now
they're
down
to
50
some
parking
spaces
there
already?
We
know
from
experience
that
this
is
going
to
create
demand.
So
in
that
sense,
no
it
doesn't
matter.
I
mean
we
are
really
grateful.
S
They
want
to
put
an
actual
commercial
use
in
the
building,
the
other,
the
other
building
they're
asking
for
a
mixed-use
zoning
and
putting
no
mixed
use
in
it,
but
but
I
think
that
there's
an
adequate
parking.
A
K
K
It's
moving
up
it
just
it
looks
this
whole
project
is
I'm
just
going
to
put
my
building
where
I
want,
to
put
it
whether
or
not
it
fits
the
site
or
not,
with
all
the
different
variances
that
are
going
on,
it
doesn't
fit
the
site
with
the
conditional
use
permit
with
trying
to
make
it
six
storeys
high,
where
it
is
going
to
diminish
what
the
Grain
Belt
office,
the
Grain
Belt
complex,
looks
like
it's,
not
good.
The
parking
I
don't
know
who
did
their
study
I
missed?
K
Who
she
said,
did
the
study,
but
on
a
given
night,
if
you
walk
around
in
that
neighborhood,
there
is
no
parking.
Young
Joanie's
went
in
during
the
winter
and
there's
certainly
no
parking.
So
I
don't
understand
that
at
all.
On
top
of
that,
I
personally
am
concerned
about
the
fact
that
there
is
no
mixed
income
on
this
project.
Northeast
has
traditionally
been
a
blue-collar
neighborhood
and
also
we
keep
doing
is
getting
more
and
more
carbons
that
are
more
unaffordable
to
people
and
I
know.
K
So
somehow
this
needs
to
give
where
I
don't
know
what
City
Council
or
in
some
level
they
need
to
make
it.
So
there
is
affordable
housing
for
people,
because
there's
too
many
people
being
kicked
out
by
projects
like
this
that
aren't
taking
into
account
what
the
neighborhood
needs
and
what
the
people
the
city
needs,
they're
just
taking
into
account
what
goes
into
their
pocketbooks
and
I.
Think
that's
pretty
much
all
I
have
to
say.
Thank
you.
Thank.
U
My
name
is
Peter
Bridger
native
of
it
30:55
twenty-second
yourself.
I
just
want
to
speak
a
couple
of
things
here.
First
of
all,
on
the
parking
the
previous
speakers
mentioned,
they
don't
feel
the
reduction
in
parking
is
fair
because
of
the
transit
incentive.
That's
been
a
settled
issue
that
was
passed
quite
a
while
ago.
We
don't
need
to
relitigate
that
every
single
time
a
project
comes
for
you.
That
is
the
current
standard
for
parking.
U
A
H
Bender
Thank
You
mr.
chair
I
have
a
question
for
staff,
which
is
just
what
the
timeline
is
for
the
approval
clock
on
this
and
just
acknowledging
that
we
did
just
have
an
appeal
for
a
project
down
the
street,
with
the
intention
of
allowing
more
time
for
the
community
to
work
with
the
developer
or
team
to
make
changes
to
the
projects
I.
Just
it's
maybe
something
to
consider
here,
rather
than
going
through
an
appeal
process
which
maybe
seems
inevitable.
M
Member
builder,
so
this
item
has
been
continued
from
the
May
8
meeting,
and
so
at
that
time
we
sent
out
an
extension
letter
so
right
now
there
is
a
120
day
clock
running
and
that
expires
in
August
12
and
yes,
you
would,
it
would
be.
It
would
be
within
that.
If
we
continue
one
more
cycle,
you
would
still
be
safely
within
the
120-day
period
with
an
appeal.
O
Thank
you.
It's
not
that
we
want
to
put
the
neighborhood
to
the
pain
of
another
appeal,
but
we
do
feel
that
working
with
both
projects
together
for
an
ultimate
resolution
is
what's
going
to
happen
and
it
will
be
more
easily
done
at
the
appeal
stay
age
because
your
decision
will
have
been
made,
and
then
we
know
what
we're
working
with.
O
P
P
P
It
was
more
of
an
issue
in
winter
when
there's
half
as
much
parking
I
just
don't
want
to
move
forward,
something
that's
going
to
cause
problems
for
the
neighborhood
and
I'd
like
to
vote
for
something
that's
not
going
to
cause
problems,
don't
know
exactly
how
to
do
it
with
the
current
choices,
the
menu
of
choices
we
have,
but
I
would
like
to
see
more
work
done
in
this
proposal.
All.
A
G
B
G
R
A
H
You
mr.
chair
I
just
want
to
note
that,
given
the
likelihood
that
this
is
going
to
be
appealed
to
the
committee
that
I
chair
and
that
I'm
a
council
member,
this
puts
me
a
little
bit
of
an
upper
position
because
I'm
voting
twice
here
so
I
just
I'm
trying
to
do
my
best
to
vote
the
way
that
I
think
makes
sense,
but
I'm
just
acknowledging
that
I
know
this
will
come
for
the
council
and
there
may
be
new
information
that
may
change
my
vote
or
the
overall
context
may
change
and
so
I'm.
P
G
B
G
I
A
A
I
I
A
A
H
You
mr.
chair
so
again,
I
kind
of
wish.
We
had
more
time
to
work
out
some
of
these
details.
I
am
a
little
concerned
about
the
overall
bulk
of
the
building
and
how
that's
showing
up
with
the
fa
r
and
the
yard
variances,
and
so
again
that
seems
to
be
an
area
of
a
question
of
is
the
building
because
I
got
this
is
even
in
the
c3.
A
zoning
envelope
that's
stuff
allowed
is
the
building
kind
of
too
big
for
the
site,
so
that
will
be
informing
how
I
vote
on
the
various
variances.
H
A
L
B
G
B
A
A
H
B
G
B
L
A
D
Thank
you
again,
commissioner.
Item
number
15
is
for
the
property
located
at
1624
Washington
Avenue
North,
the
property
is
owned.
I
it's
in
the
medium
industrial
district.
The
site
most
recently
was
the
Old
Colony
gas
station.
This
was
purchased
by
Holliday
and
is
presently
operated
under
holiday,
wouldn't
has
been
rebranded
recently.
D
Historically,
there
was
a
filling
station
on
the
north,
take
for
the
site
since
1932
the
south
south
of
site
was
use
originally
as
residential
and
then
was
converted
to
a
scrapyard
from
the
years
1973
to
1983.
It
was
determined
to
be
a
Superfund
site
between
85
and
89,
the
Environmental
Protection
Agency
hired
contractors
to
remove
the
debris,
debris
and
excavate
the
soils
and
declared
the
site
remediated
in
1996.
D
Several
land-use
applications
were
approved
in
order
to
allow
the
Old
Colony
site
in
the
configuration
that
you
see
it
today,
in
addition
to
some
extended
hours
for
operation,
the
applicant
is
now
proposing
to
redevelop
the
site
so
to
remove
all
of
the
existing
structures,
canopies,
etc
and
construct.
A
new
single
structure
single-story
about
8,500
square
feet,
which
includes
a
car
wash
the
proposed
gas
station
or
I
will
automobile
convenience
facility
would
be
located
at
the
southeast
corner
of
the
site.
D
In
addition,
oh
and
out
of
the
real
convenience
facility
or
gas
station,
is
a
conditional
use
from
the
i2
district,
so
the
redevelopment
of
the
site
requires
a
new
conditional
use
permit.
In
addition,
the
applicant
is
seeking
as
tup,
to
allow
our
dynamic
sign
to
allow
for
display
of
items
to
be
sold
at
the
property
and
then
finally,
the
new
development
requires
a
site
plan
review
for
automobiles
services
staff.
D
Staff
is
recommending
denial
of
all
three
applications,
I'm
just
going
to
identify
the
findings
for
which,
under
the
Cu
P
and
then
go
right
into
relative
compliance.
Is
required
for
the
site
plan
review?
So
if
you
could
turn
to
page
five
of
the
staff
report
for
the
first
conditional
use
permit
to
allow
for
the
land
use
staff
contends
that,
although
there
are
several
policies
consistent
with
the
Comprehensive
Plan,
we're
most
concerned
that
the
location
of
the
building
is
inconsistent
with
city
policy
and
it
really
kind
of
drives
the
additional
terms.
D
The
site
is
essentially
a
gateway
into
Minneapolis
if
you're
exiting
off
of
highway,
94
or
894.
This
is
a
view
essentially
from
that
intersection
of
what
the
property
would
look
like.
We
had
originally
asked
the
applicant
to
consider
moving
the
location
to
the
opposite
corner
of
the
property.
The
northwest
corner
of
the
property
is
kind
of
anchor
the
building
and
kind
of
provide
a
more
pedestrian
and
transit
oriented.
D
Look
to
this
type
of
a
land
use,
so
staff
feels
that
the
proposed
design
in
the
opposite
corner
is
inconsistent
with
urban
design
policies,
including
screening
the
off
street
parking
from
from
the
public
realm
looking
into
building
in
such
a
way
that
it
reinforces
the
street
wall
and
that
overall,
with
the
location
of
the
building,
it
impacts
the
landscaping
and
the
traffic
and
it's
less
than
meetable
to
pedestrian
and
bicycle
traffic
under
finding
number.
Six,
because,
through
the
denial
of
the
site,
plan
review,
so
in
all
other
districts
or
all
other
standard
shall
comply.
D
Staff
does
not
feel
as
though
the
conditional
use
permits
the
land
use
complies
with
six
winding
number
six.
Similarly,
staff
found
under
the
conditional
use
permit
for
the
dynamic
sign.
We
were
not
able
to
approve
that
conditional
use
permit
through
the
denial
of
the
site
plan
review
now,
I'd
like
to
walk
through
the
areas
to
which
the
applicant
is
required
to
obtain
up
to
ultra
of
compliance.
D
The
applicant
has
stated
very
in
their
argument
that
it's
the
location
of
some
on
site
issues
related
to
environmental
concerns
on
the
property,
so
I'm
going
to
just
show
some
of
these
attachments
that
were
included
in
your
packet
from
the
applicant.
D
Today,
if
alternate,
compliance
is
denied
that
there
would
be
substantial
site
plan
changes
required
and
therefore
that's
really
what
is
led
up
to
the
denial
of
the
application
as
a
whole.
So,
under
the
second
I'll
turn
a
compliance,
a
reinforced,
Street
long,
I
think
that's
also
again
and
best
identified
in
site
plan.
We
see
landscaping,
amenities
and
ornamental
fencing
is
proposed
by
the
applicant
but
again
setting
the
building
back
so
far.
We
don't
have
the
opportunity
to
reinforce
the
street
wall.
D
D
On
the
elevation
we
see
facing
Washington
Avenue
South,
there's
not
an
even
distribution
of
windows.
Several
of
the
windows
shown
are
blocks
either
by
signage,
and
then
the
trash
enclosure
is
kind
of
an
unfortunate
location
between
the
building
and
the
front
lot
line
again
and
also
adjacent
to
the
corner
side.
Yard
staff
does
not
find
as
though
there
are
amenity
spaces
between
the
front
lot
line
and
the
the
proposed
building
again.
We
have
landscaping
and
screening,
but
there
is
nothing
else
recognizing
that,
essentially
just
the
parking
area
that
is
what's
visible.
D
D
The
site
is
insufficient
to
canopy
tree,
both
as
a
landscaping
requirement
and
also
the
requirement
to
provide
one
tree
for
linear
for
every
25
linear
foot.
A
parking
lot
Vantage
again
due
to
the
location
of
the
building.
Almost
the
entire
site
is
parking
lots
on
edge,
more
or
less,
and
there
insufficient
and
trees
in
that
regard,
as
well.
D
Under
crime
prevention
through
Environmental
Design,
the
site
layout
does
not
revoke,
promote
natural
observation
or
maximize
opportunities
to
observe
people
from
the
adjacent
public
space
from
the
building
and
then,
lastly,
on
site
filtration.
We
feel,
though
there
could
be
opportunities
to
gain
smog
site
filtration
through
even
some
kerb
openings
to
allow
famosa
stormwater
to
be
retained
at
some
of
the
landscape
yards.
So
that
concludes
my
presentation.
You
happy
to
answer
any
questions.
All.
A
V
Kurma
members,
commission,
my
name-
is
Michael
Cronin
I
dress
as
80209
West
Bush
Lake
Road
in
Bloomington
and
I'm
here,
representing
holiday
station
stores,
I'm
going
by
David
Quist,
who
is
the
manager
of
real
estate
for
holiday
stations,
cars,
and
we
also
have
three
of
our
neighbors
or
two
two
of
our
neighbors
here,
as
well
as
a
representative
of
the
West
Broadway,
Business,
Association
and
I,
think
they
would
like
to
speak
at
some
point
in
the
process.
I
think
everyone
I
know
everyone
that
we've
spoken
to
on
the
committee's
we've
met
with
our
neighbors.
V
V
Unfortunately,
staff
is
willing
to
forego
this
investment
simply
because
the
score
is
not
placed
in
one
corner
of
the
of
the
site,
rather
than
the
other
staff
states.
In
the
report
that
staff
minds
of
the
applicant
has
an
alternative.
Look
look
location
of
the
building
at
the
corner
of
West,
Alabama,
North
and
17th
Avenue
and
get
some
requirements
of
the
building
location,
and
that's
certainly
true
at
the
as
a
result,
from
the
challenge
from
staff.
We
we
prepare
to
plan
that.
V
That
is
that
that
that
that
that
I
did,
that
did
that
and
we
presented
that
at
the
convene,
the
hole
and
loan
the
hole
a
rectangular
store
does
fit
into
the
rectangular
corner
of
the
of
the
site.
However,
that's
not
the
only
test
for
holiday
to
make
the
investment.
They
need
to
make
sure
that
the
store,
the
feeling
points
and
the
car
wash
all.
B
V
To
to
the
to
the
to
the
to
the
basically
an
able
to
able
to
build
the
store
and
that
site
plan,
as
we
said
it,
committee
of
the
whole
does
not
work
so
the
clerk
to
me
could
be
fit
before
you
truly
is:
do
you
want
a
new
store
at
that
site
or
not?
The
option
is
not
one
of
the
many
possible
other
site
plans
in
the
future.
The
option
is,
will
just
continue
to
operate
the
prison
store.
V
That's
that's
brutal
and
I
hate
to
have
said
that,
but
that's
where
we
are
after
a
year
of
working
with
with
with
with
with
of
people,
so
we
can
assure
you
that
the
plan
that's
before
you
tonight
is
the
plan
that
can
be
built
and
only
a
plan
that
can
be
built
can
gain.
You
can
can
can
basically
gain
the
gain
gain,
gain
the
event
of
the
benefit
of
added
benefits
and
call
Dean
holiday
hasn't
come
to
this
easily.
We've
worked
with
the
staff
for
over
a
year,
they've
been
very
generous
with
their
comments.
V
We've
met
with
their
neighbors
they've,
been
very
supportive
of
getting
something
changed
at
that
site
and
holiday.
Has
been
able
to
buy
it
at
other
sites
in
the
city
a
way
to
make
this
happen,
and
that
really
is
important
to
us,
and
we've
appreciated
the
support
of
the
staff
and
the
Planning
Commission
and
the
ability
to
make
those
investments
in
the
city.
That's
important.
V
However,
at
this
site,
while
we
are
sensitive
to
the
Thule,
consider
the
current
country
concerns
about
the
public
realm.
The
conditions
on
this
site,
both
inside
the
site,
which
is
the
pollution
that
makes
it
an
l-shaped
building,
build
a
buildable
site
without
any
crane.
Incredible
expanse
with
the
budget.
I
can
assure
you,
the
budget
just
can't
take
a
million-dollar
hit
to
move
that
to
move
that
stuff.
V
But
there
will
never
be
a
street
wall
built
across
from
us,
it's
impossible
and
that
condition
extends
almost
to
the
city
limits
on
the
north
and
there
will
be
no
development
there,
and
so
that
is
our
concern,
so
we
so
leave.
So
we
believe
that
this
development,
our
our
development,
will
improve
the
public
realm
immediately
with
the
landscaping
with
the
fence,
with
the
better
sign,
with
with
the
better
store
and
I'll
and.
V
That
come
with
us
to
canopy
all
those
other
features.
Now
we
we
also
recognize
that
it's
not
like.
We
have
no
responsibility
for
that
corner.
We
listened
at
the
committee,
the
hall
and
now
proposing
to
extend
to
basically
replace
a
section
of
the
fence
on
Washington,
a
section
of
the
fence
on
17th,
with
a
masonry
wall,
further
anchor
that
corner
and
then
wrap
that
around
the
hippie
behind
as
a
as
a
raised
planter,
which
enables
us
to
put
planting
behind
the
sign
so
and
well,
it's
not
the
building.
V
The
store
location,
has
been
reviewed
and
approved
by
other
City
departments
through
the
through
the
entire
process
and
the
stores
we
need
to
build,
and
so
what
we
ask
is
that
that
you
use
the
path
to
approval.
That's
provided
in
the
code
to
allow
this
investment
to
be
captured.
Section
five,
thirty
point:
one
10
B
allows
an
exception
to
the
building
placement
standard.
V
Very
simple
may
may
may
may:
may
it
may
approve
up
to
offer
alternatives
to
these
requirements,
provided
that,
where
applicable,
any
adverse
effects
can
be
mitigated
by
a
decorative
transformation
or
all
plan
materials.
Others,
it
reinforce
entry
which
we've
provided
at
this
site,
while
you
are
done
in
the
ordinance
section.
Five
thirty
point.
Eighty
also
mentions
those
alternative
compliance
mentions
those
amenities
as
part
of
it
or
the
program
and
number
two
says.
V
Strict
adherence
to
requirements
are
impractical
because
of
this
site,
or
or
grosbeak
we
go
to
site
local
implications
or
conditions
in
the
proposed
alternative
meets
the
intention
chapter
clearly
with
the
ablution
left
on
that
site.
It's
in
a
condition
that
makes
what
the
staff
wants
us
to
do,
impractical
it
will
not
be
built.
So
what
we
ask
you
to
do
is
to
join
our
neighbors,
the
neighborhood
groups,
others
in
allowing
that
tactic
to
work
to
to
to
to
approve
this
application.
V
V
X
We
reviewed
the
proposal
had
a
chance
for
the
community
to
provide
comment
on
the
project
and,
ultimately,
the
proposal
was
moved
by
the
planning
zoning
Development
Committee
for
approval
with
broad
community
support.
We
again
met
with
holiday
station
store
representatives
with
a
revised
site
plan
to
rebuild
the
station.
In
its
current
configuration
and
again,
we
received
broad
community
support
around
the
project
and
forwarded
that
recommendation
to
our
board
of
directors,
and
it
was
adopted
at
the
board
meeting
in
girl.
X
The
WBC
recognizes
the
importance
of
the
service
station
to
the
surrounding
community,
the
developments
it's
at
the
gateway
of
North
Minneapolis
and
is
often
the
first
business
that
travelers
see
when
exiting
the
interstate.
An
improvement
at
this
site
is
increased
in
urgency
due
to
the
fire
and
demolition
of
the
northern
metals
building
just
further
north
on
the
block
along
Washington
Avenue
north
and
there's
also
been
some
landscape
improvements
to
the
building
immediately
north
of
the
holiday
station
site.
So
the
area
is
certainly
upcoming
in
aesthetics.
X
The
the
proposed
project
will
provide
more
services
and
will
improve
the
safety
and
aesthetics
of
Washington
Avenue
North.
For
the
reasons
mentioned
above,
the
WBC
continues
to
support
holiday
stations
towards
rebuild
proposal
for
1624
Washington
Avenue
north
in
the
current
configuration
of
the
service
station
and
I
urge
you
to
reconsider
the
staff
direction,
to
deny
approval
for
site
plan
review
and
the
conditional
permits.
Thank
you
thank.
N
To
stand
on
these
footprints,
my
name
is
Amy
Ellis
I'm,
the
executive
director
of
London
Performing
Arts.
We
moved
in
to
the
Arts
condo,
that's
directly
behind
the
new
holiday
station
in
2007
and,
first
of
all,
we're
so
happy
to
see
the
new
ownership
and
holiday
coming
in
and
the
fact
that
they
want
to
improve
the
site
is
very
welcoming
to
us.
We
serve
over
400
students,
on-site
at
lundström,
Performing,
Arts,
ages,
3
to
23,
and
it's
very
important
to
us
to
have
the
this
business
here.
N
Who's
invited
us
along
in
the
process
every
step
of
the
way,
gotten
feedback
and
really
hurt
us,
and
we've
heard
them
I.
First
of
all,
think
safety
is
an
issue
and
I
think
having
a
view
in
front
of
you
is
much
better
than
trying
to
have
eyes
on
the
back
of
your
head.
We
know
we've
had
people
hiding
out
by
our
garbage
and
whatever
forever
so
I
personally,
like
it
I
think
it's
beautiful
having
the
set
back
and
more
welcoming,
and
there
has
to
be
an
exception.
N
To
that
rule,
I
mean
you
drive
down,
Washington
Avenue
they're
all
set
back
all
the
way
up,
just
take
a
drive.
So
what
do
I
want
to
say
I
want
to
say,
welcome
holiday
to
the
neighborhood.
We
can
now
let
our
kids
go
over
there
for
lunch,
where
we
wouldn't
put
them
before
and
I
hope.
You
approved
the
proposal
thanks
all
right.
Thank.
C
My
name
is
George
Hecht
and
I
own
business
on
the
north
and
northeast
corner.
That
block
and
I
just
wanted
to
say
that
we
definitely
support
what
holiday
would
like
to
do.
There
and
I'd
hate
to
see
this
investment
go
away
without
having
an
improvement
there,
and
we
also
welcome
them
to
the
neighborhood.
A
V
Neighbors,
okay,
as
part
of
the
staff
recommendation,
in
addition
to
the
concern
about
the
placement
of
the
building,
which
basically
is
going
to
stop
everything,
they
also
made
a
number
of
they.
They
noted
a
number
of
requirements,
record
recommendations
and
and
and
references
if
you
do
take
the
path
provided
by
the
alternative
compliance
or
the
link
placement
exception.
I
don't
want
to
go
through
them
all.
What
I'd
like
to
do
is
speak
to
two
of
them.
One
is
staff,
know
denoted
that
we're
short
on
canopy
trees
that
will
be
resolved.
V
We
will
meet
the
requirement
for
canopy
trees.
Secondly,
staff
in
a
couple
places
felt
that
we
couldn't
provide
natural
surveillance
of
this
site
with
the
building
setback.
Seventy
feet
and
again
we
are
comparing
we're
comparing
it
to
what's
there
now
and
I,
don't
know
if
you've
written
that,
sir
or
not,
but
there's
no
provision
outside
of
it
and
I
think
that
the
important
thing
is.
Is
that
because
we
we
a
look
at
located
the
building
that
proposed
at
the
back
of
the
site?
V
We
closed
all
the
driveways,
but
this
means
all
the
active
area
of
the
site
is
in
front
of
the
big
windows
of
the
store,
and
so
anybody
moving
through
that
site
is
obviously
looking
at
the
windows.
They're
also
obviously
available
to
be
viewed
from
Washington
Avenue
or
from
17th
Avenue
or
from
16th,
so
it
works
both
ways:
there's
better
surveillance
into
the
site,
as
well
as
better
surveillance
from
the
from
the
from
the
store
the
site.
V
Secondly,
most
important
most
important
is
that
we
have
moved
the
checkout
place
in
the
store,
so
it
spaces
Washington
Avenue,
so
our
staff
will
always
be
looking
out
over
the
site
toward
the
Washington
Avenue
towards
17th
Avenue
those
areas.
So,
in
addition
to
our
security
cameras
and
those
kinds
of
things
will
have
live
people,
this
is
a
pretty
small
thing,
but
inside
how
they
station
stores
they're
there
they're
there
it's
always
a
table
and
chairs.
V
So
if
someone
wants
to
stop
and
drink
a
cup
of
coffee
or
eat
a
roll
or
in
a
sandwich
or
whatever
at
all,
these
store
it's
available,
and
that
is
placed
next
to
the
windows
on
Washington
Avenue.
So
I
really
think
this
provides
this
investment
really
really
really
provides
the
best
thing
on
the
others.
V
A
F
F
I'll
just
speak
to
it
quickly.
First
off
I
appreciate
all
the
testimony
here
today
and
I
appreciate
holiday,
working
with
with
their
neighbors
and
the
Neighborhood
Association
for
coming
out
and
providing
comments
to
support.
The
motion
you
know
holiday
has
a
really
strong
brand
and
you've
seen
you
know
recently
within
the
last
I
know,
nine
months
to
a
year
that
they
purchased
a
lot
of
more
local
gas
stations
and
they've
done
a
really
good
job
of
you.
F
And
access
circulation
to
a
lot
of
those
stores.
In
my
mind,
that's
what
they're
going
to
do
here,
whether
or
not
this
is
grouped
or
deny,
because
they
do
have
such
a
strong
brand
and
they're
really
super
conscious
about
their
brand,
and
so
what
this
proposal
does
basically
is
gives
them
a
new
building
and
without
you
know,
really
kind
of
adding
that
enhanced
element
and
they're
gonna
leave.
They
were
going
to
upgrade
the
existing
building,
no
matter
what
they
probably
do.
F
F
T
This
is
this:
is
a
tough
one,
I'm
disappointed
that
I,
don't
see
really
any
of
these
suggestions
that
were
presented
at
committee
of
the
whole
incorporated
into
this?
This
looks
exactly
the
same
and
I
thought.
A
lot
of
people
had
a
lot
of
good
ideas
about
that.
On
the
other
hand,
I
think
any
change
for
the
better
is
really
important
at
this
corner
and
on
this
property
to
me.
What's
there
now
signifies
you
know,
decades
of
light
and
crime
at
that
location.
T
W
But
but
I
was
clinging
to
the
hope
of
the
riesling
phenomenal
happening
at
the
corner.
I
think
we
talked
about
like
I'm
electric
charging
station,
something
that
was
new
and
fresh
and
actually
was
a
boon
to
North
that
that
maybe
others
don't
already
have
as
much
as
certainly
that
we
don't
have
already,
as
a
resident
mark
and
as
a
former
Check
Writer
outer
to
the
lunchroom
tech.
W
So,
and
so
seeing
this
tonight,
I
was
I,
was
disappointed
and
and
underwhelmed
a
little
bit,
because
I've
seen
a
holiday
and
other
gas
stations
have
much
more
challenging
compact
sites.
Where
they're
made
to
do
this
and
and
they
achieve
it,
they
find
a
way
to
make
it
happen
and
I
find
myself
thinking
what
this
site
is
pretty
huge
and
it's
really
a
nice
a
Opportunity
site.
W
It's
an
opportunity
site
everybody
exiting
94
that,
whether
they're
going
to
North
because
they
live
there
like
me
or
whether
they're
going
downtown
it's
going
to
stop
there
for
gas
I
mean
it's
awesome.
It's
a
shame
that
the
one
that's
there
right
now
is
such
a
problem,
o
colony,
that
is
but
I
found
something.
What
is
it
working
because
it
seems
as
though
that
the
contamination
is
primarily
located
at
the
southwest
corner
of
the
site
which
I
get
but
I.
W
Don't
I,
don't
see
why
that
would
prohibit
the
building
from
being
located
in
the
northern
corner,
with
the
exception,
but
I
mean
I've
been
doodling
of
maybe
the
fact
that
the
car
wash
is
attached
so
I
find
myself
thinking
why?
Why
aren't
we
separating
these,
because
we've
seen
that,
most
recently
at
the
site,
over
in
Northeast
by
Brasa,
where
it's
separated
it
actually
makes
for
an
interesting
feature
on
the
site
and
and
that
tucked
away
in
a
corner
isn't
as
as
weird
because
it's
not
really
eyes
in
it
anyway
and
moving
the
storefront
to
work.
W
It
can
be
more
interactive
with
pedestrians.
This
is
why
I
kind
of
feel
as
though
there
are
some
some
steps
that
need
to
be
taken
and
I
wonder
like
I
I
know
that
it's
better
than
it,
but
it
is
now
I
mean
it's
there.
Alice
awful
and
and
I
stopped
going
there
many
years
ago,
but
but
I
kind
of
to
myself.
That's
not
the
standards
for
development
in
the
city
and
certainly
then
not
for
north,
like
better
than
but
there
is
not
good
enough.
W
So
I
hope
that
holiday
isn't
I'm
going
to
wash
their
hands
of
it
and
do
nothing
with
the
site.
I
can't
imagine
that
they
would,
because
it
really
is
a
phenomenal
location.
I
mean
a
piece
of
real
estate
that
you
would
stuck
at
the
red
light.
Every
time
you
exit
and
you
sit
and
stare
at
the
site,
I
mean
it's
tend
to
be
better
positioned
as
a
gas
station,
especially
so
I
would
hope
that
they
were
able
to
go
to
go
back
because
I
can't,
even
after
all,
my
support
of
holiday
worth
it.
W
I
can't
find
myself
supporting
this
one,
which
it
makes
me
sad,
because
the
renderings
look
great
and
and
obviously
you
thought
was
given
us
two
words
for
the
Monument
and
one
output
at
the
end
of
the
day.
It
it
isn't
something
we
would
allow
in
other
areas
of
the
city
and
even
though
it's
better
than
old
colony,
that's
there.
Now
we
can't
settle
for
that.
W
We
have
to
settle
for
the
same
high
level
of
quality
and
design
that
we
would
anywhere
else
and
I
hope
that
holiday
or
that
yeah
you
guys,
your
corporate
office
can
actually
gamble
on
if
I
feel
like
it's.
Maybe
a
gamble,
they're
going!
Well
guess
your
side
of
town.
All
these
concerns
about
north
and
I
would
hope
that
they
would
kind
of
go.
You
know
what
this
area's
awesome
there's
a
lot
of
potential
thing.
W
That's
going
to
happen,
the
features
a
lot
of
awesome
things
happening
now
where
people
are
like
Funston
Center
are
really
digging
their
heels
in
and
saying.
No,
we
will
do
this
awesome
thing
here,
no
matter
what
so
I
I
would
hope
that
they're
willing
to
actually
take
that
that
kind
of
bet
and
go.
You
know
what
listen
you
know.
Maybe
we're
going
to
lose
money
on
it,
but
maybe
we
won't
maybe
it'll
be
something
that'll.
W
You
know,
rethink
the
way
we
do
gas
stations
in
urban
areas
all
together,
because
this
is
this
is
kind
of
a
generic
like
suburban
rubber
stamp
II
yeah
station
and
I
feel
as
though
this
isn't
an
opportunity,
like
no
other,
that
you
will
get
in
the
metro
area
so
I.
Unfortunately,
I
cannot
support
this
application
tonight,
but
I
am
hopeful
that
we
will
see
phenomenal
things
because
I
know
you
guys
are
capable
of
doing
it,
because
I
voted
in
favor
of
quite
a
few
of
them
over
the
years
that
you
will.