►
Description
Additional information at
https://lims.minneapolismn.gov
B
Hello
and
good
evening,
everyone
welcome
to
the
regular
virtual
meeting
of
the
city
planning
commission
committee
of
the
whole
today's
thursday
november
18
2021
for
the
record.
I'm
rya
smiley,
I'm
the
president
of
the
planning
commission
and
I'm
filling
in
for
the
vice
president.
As
the
chair
of
this
meeting.
B
B
A
B
A
C
A
B
B
D
I
believe
we
adopt
the
agenda
as
proposed.
Thank.
F
A
A
D
A
C
G
C
B
B
Wonderful
that
motion
passes
on
the
agenda
is
adopted.
The
next
on
the
agenda
is
acceptance
of
the
minute
of
the
regular
meeting
of
the
committee
of
the
whole,
which
was
on
november
4th
2021..
B
A
D
C
A
B
B
Thank
you
that
motion
passes
and
the
minutes
of
our
last
meeting
is
are
adopted.
We
only
have
one
item
on
our
agenda
this
evening,
and
that
is
the
discussion
item,
that
is,
the
20
26
30
university
avenue,
southeast
and
staff
is
hillary
dvorak.
Thank
you,
hilary.
You
can
take
it
from
here.
I
You
you
think
after
18
months,
I
would
get
this
right,
I'm
going
to
pull
up
the
presentation
and
I
apologize
I'm
having
technical
issues
today
with
all
sorts
of
things.
So,
if
I
talk
about
at
the
meeting,
I
will
join
you
and
if
I
can't
get
this
to
advance,
I'm
just
going
to
hit
my
computer
a
few
times
and
we're
going
to
hopefully
keep
going
from
there.
H
I
Okay,
so
I'm
gonna,
I'm
gonna
just
walk
through.
I
didn't
prepare
us
a
different
presentation
than
what
was
sent
to
you
in
the
packets,
so
hopefully
you've
had
a
chance
to
look
through
everything.
I
I
You
can
see
the
site
here,
it's
on
the
corner
of
university
and
27th,
and
it
also
has
frontage
along
delaware
street
on
the
south,
the
site
is
zone
c2,
it's
located
in
the
pedestrian
oriented
overlay
district,
the
university
area,
overlay
district
and
the
built
farm
transit,
30
overlay
district,
I'm
going
to
just
try
to
advance
the
slides
again.
I
apologize
I'm
going
to
skip
through
some
of
this
and
just
walk
you
through
the
perspective
views
as
I'm
I'm
giving
you
the
overview
of
the
project.
I
So
the
applicant
is
proposing
it's
a
16-story
mixed-use
development
with
620
dwelling
units
and
a
total
of
1041
bedrooms
in
the
building,
along
with
4
750
square
feet
of
ground
floor
commercial
space
and
up
to
280
enclosed
parking
spaces.
I
The
principal
entrance
to
the
building
will
be
at
the
corner
of
university
and
27th,
which
is
the
image
on
the
screen
and
parking
for
the
site
will
be
accessed
along
delaware
street
northeast.
I
There
will
be
walk
up
or
not
walk
up.
There
will
be
dwelling
units
located
along
27th
and
then
the
commercial
space
will
be
located
along
university
avenue.
I
I
I
Excuse
me:
the
project
requires
an
environmental
assessment
worksheet.
The
number
of
dwelling
units
is
the
triggering
factor
in
that
we
are
approximately
halfway
through
the
30-day
comment
period
it
closes
next
thursday.
I
guess
we're
actually
three
weeks
through
the
comment
period
because
it
closes
on
thanksgiving
at
four
o'clock.
I
I
I
I
This
is
additional
amenities,
space
and
then
or
common
space.
Excuse
me,
and
then
you
have
dwelling
units
located
along
27th
and
some
building
functions
do
wrap
the
corner.
I
I
I
I'm
just
gonna
wait
for
my
pdf.
I
apologize
for
these
delays
and
I
will
just
advance
so
as
I'm
walking
through
the
building.
This
whoops.
Sorry
as
we're
going
up,
you'll
see
the
floor
plans
as
soon
as
my
computer
re
loads,
so
typical
floor
plan
with
the
enclosed
parking
in
the
middle.
I
Sorry
about
this
you
guys
and
then
once
you
get
up
to
level
four,
then
you
can
see
that
the
housing
units
then
come
across,
and
this
is
the
level
above
the
parking
I'm
going
to
just
try
to
advance
and
show
you
guys
the
elevations
and
then
I
will
turn
it
over
to
the
development
team.
I
So
you
can
see
levels
5
through
15
and
then
level
16,
and
they
do
start
to
pull
the
building
back
in
along
university
up
here
in
the
middle
of
the
building
along
delaware's
or
along
27th
here,
and
then
this
portion
of
the
building
retracts
as
you
get
to
level
16.
I
I
And
these
are
the
elevations
of
the
building,
so
this
is
your
university
avenue
elevation
with
the
ground
floor,
commercial
and
that
main
entrance.
So
the
main
residential
lobby
excuse
me
on
the
corner:
this
is
the
delaware
street,
so
you
can
see
the
parking
entrance
here,
and
this
is
for
trash
and
whatnot
recycling,
and
this
is
the
27th
avenue
side
of
the
building
and
then
the
west
side
of
the
building.
There
is
a
four-story
building
and
you
can
see
here
in
the
dashed
line.
I
I
I
J
Okay,
leading
this
project
for
esg,
I'm
here
with
my
partner
gretchen
camp,
our
design,
principal
bert
coffin
and
our
architectural
designer
sam
brissette
for
the
esg
team,
we're
going
to
walk
through
the
plans
and
architectural
renderings
in
a
little
bit
more
detail.
But
before
we
do
gary
wallace
is
going
to
give
an
introduction
to
graystar.
J
L
Okay,
thank
you
christine
and
I'm
gary
wallace,
I'm
a
managing
director
of
development
of
grace
star
and
I'm
joined
here
today
with
two
of
our
grace
star,
midwest
development
team
members,
ned
dodington,
who
has
located
our
boots
on
the
ground
in
minneapolis,
and
also
jordan
howe,
who
supports
ned
in
all
things
related
to
our
underwriting
and
entitlements
for
those
of
you
that
are
not
familiar
with
greystar.
We
were
founded
in
1993
by
bob
faith.
L
Our
current
ceo
of
the
company,
with
the
mission
to
grow
a
fully
integrated,
multi-family
real
estate
company
that
would
redefine
excellence
in
apartment
living.
So,
since
our
outset,
rental
housing
has
been
our
primary
focus.
L
We
have
20
000
team
members
worldwide
in
210
global
markets
that
are
across
16
countries
and
62
offices,
and
all
these
offices
provide
great
stars
three
primary
lines
of
business.
The
first,
as
I
mentioned
initially,
is
property
management.
We
manage
over
748
000
units
and
beds
worldwide,
90
of
that
in
the
united
states.
Clearly,
those
assets
are
valued
at
220
billion
dollars.
L
Clearly,
that's
how
we
get
our
number
one
ranking
in
that
category.
Our
second
is
investment
management,
where
we
have
45
billion
dollars
of
assets
under
management.
180
000
of
those
units
are
owned
or
have
a
great
star
percentage
of
ownership
in
the
partnership
and,
lastly,
development
of
construction,
which
is
what
we're
here
to
talk
about
this
afternoon,
where
we
have
21
billion
of
projects
underway
and
11
billion
in
the
pipeline.
So
again,
that's
how
we
get
that
number
one
ranking
more
specific
to
minneapolis.
L
L
We've
had
an
ongoing
development
presence
since
two
thousand
twelve
that
started
with
our
development
of
the
lawn
uptown,
which
is
590
units
and
also
the
lakes
90
unit
luxury
project,
both
in
minneapolis
and
then
we've
done
another
600
or
so
units
in
st
louis
park,
and
are
currently
completing
our
luxury
project
in
edina
that,
if
you've
been
to
southdale
mall,
you've
seen
it
going
up
over
the
past
two
years,
185
luxury
units.
L
Whether
it's
weiss
builders,
eagle,
franna,
adolfson
and
peterson
names
that
you
guys
probably
would
recognize.
So
as
we
focus
further
on
the
university
of
minnesota.
I
just
wanted
to
point
out
that
greystar
has
an
ownership
interest
and
continues
to
manage
the
hub
and
the
marshall
that
represents
1650
beds.
So
with
the
addition
of
this
project,
we
would
have
about
2750
beds
at
the
university
of
minnesota.
L
So
graystar
is
very
deep
into
student
housing
across
the
country.
So
again,
just
in
conclusion.
We're
excited
to
be
here
today
to
share
this
project
with
you
to
get
your
feedback
on
it
and
and
hopefully
to
to
move
forward
through
this
process.
So
christine
I'll
turn
it
back
to
you.
Unless
there's
any
quick
questions
on
grace
star.
B
J
Sam,
do
you
want
to
go
ahead
and
queue
up
our
presentation
and
we
can
kind
of
just
walk
through
the
architectural
design,
intent
for
this
project
and
some
of
the
renderings
that
hillary
flew
through
pretty
quickly.
But
we
want
to
just
kind
of
spend
some
focused
effort
on
and
then
we're
happy
to
answer
any
questions
that
you
have.
K
Absolutely
thanks
christine
so
we'll
start
with
a
little
bit
of
a
recap
again
with
our
primary
zoning.
We
are
c2,
which
is
what
we
have
designed
to
for
this
project,
we're
under
transit,
30
and
as
our
main
overlay,
some
additional
overlays
for
this
area.
We
have
a
university
area,
overlay
being
so
close
to
the
university
of
minnesota
and
a
pedestrian
oriented
overlay,
because
we
are
so
close
to
many
of
the
transit
stations
with
the
light
rail,
as
well
as
metro
transit
stations
near
the
university.
K
All
these
other
numbers
you've
seen
before,
but
just
to
recap,
620
units
for
the
whole
project,
which
brings
us
to
1041
beds
for
the
project,
and
we
are
looking
at
about
440
dus
per
acre
for
the
site
itself,
but
without
further
ado
we
really
want
to
get
into
the
design
so
to
preface
the
design.
K
K
We
have
we've
broken
the
messing
up
with
these
vertices
dark
vertical
elements
that
go
all
the
way
up
through
the
facade
on
both
university
27th
and
delaware,
and
this
creates
a
unique
sort
of
look
with
our
building
to
where
we
can
really
start
to
break
the
massing
up
into
if
distinct
elements
and
then
starting
to
change
the
material
palette
on
each
of
those
massing
view.
Those
massing
areas
to
really
create
something
that
feels
stitched
together.
Almost
like
a
small
little
urban
environment
within
the
small
in
the
city
block.
K
K
It
is
actually
a
color
change
that
we're
using
a
very
simple
material
change
with
the
brick
by
changing
the
brick
collar,
as
it
goes
up
to
create
a
really
distinct
feature
on
the
corner
university,
with
very
subtle
and
very
simple
materials
that
are
prevalent
both
in
the
max
in
the
university
buildings
around
and
then
even
down
in
prospect
park.
K
We're
complementing
those
areas
with
the
sort
of
off-white
metal
panel,
sprinkled
in
with
some
really
nice
sort
of
champagne,
features
to
make
it
pop
and
shimmer,
but
not
really
take
the
show
from
any
other
building
surrounding
it.
K
We
followed
this
material
palette
all
the
way
through
the
project,
so
this
is
a
view
looking
from
the
southeast
at
universities,
if
you
imagine
yourself
standing
just
outside
the
stadium,
we
still
get
this
these
large
breakups
of
the
massing
sort
of
alternating
between
these
darker,
lighter
and
brick
materials
to
really
separate
these
objects,
so
they
can
feel
not
as
one
large
mass
in
a
site
that
has
a
context
that
is
typically
much
smaller
than
what
we
have
on
this
current
project.
K
A
little
to
zoom
in
what
we're
really
excited
about
is
the
streetscape
that
we
can
develop
in
this
new
site,
and
that
includes
both
the
active
uses
on
university
27th
and
some
on
delaware,
but
also
the
landscaping
that
we
can
bring
into
the
site.
So,
looking
directly
at
the
corner
of
university,
we
have
large
open,
storefront
windows
that
will
look
into
our
lobbies.
K
A
closer
look
at
those
retail
areas
really
just
making
it
distinct
from
the
brick
building
and
the
apartment
entrance
on
university
so
that
they
can
have
their
own
presence
fill
it
out
as
they
see
fit.
But
it
really
ties
together
into
the
massing,
that's
above
the
sort
of
dark,
complementing
the
light
and
with
those
key
features
of
champagne
starting
to
sprinkle
in,
and
we
really
see
this
as
a
way
to
start
to
activate
the
street
along
university
as
best
we
can
and
depending
on
which
retail
uses
we're
putting
into
this
project.
K
Again,
a
closer
look
at
that
sort
of
lobby
area,
like
I
said
before
large
open
windows,
starting
to
really
bring
in
some
awning
elements
to
sort
of
bring
down
that
scale,
because
this
is
a
very
tall
building.
K
We
want
to
find
places
where
we
can
put
design
features
that
don't
make
it
feel,
like
things
are
towering
over
you,
something
that
feels
more
intimate,
something
that
feels
a
little
bit
close
to
the
ground,
so
we're
doing
that
with
these
sort
of
awning
materials
and
then
also
just
translating
some
of
that
with
the
different
heights
of
the
windows
and
focusing
a
lot
of
our
landscaping
down
below.
K
So
there's
plenty
to
look
at
on
the
ground
floor
when
people
are
walking
around
this
site,
a
look
at
27th
avenue,
so
this
is
actually
right
where
one
of
those
transitions
happens
with
the
metal
panel,
the
break
in
the
massing.
So
we
do
have
a
physical
recess
within
the
building
to
make
this
happen,
and
it
creates
this
really
great
pocket
where
we
can
start
to
introduce
other
entrances
into
the
building.
So
there
is
activity
that
can
happen
along
27th
leasing,
offices
right
on
this
area.
K
Just
inside
these
windows
here
will
be
a
maker
space
where
students
will
be
able
to
do
crafts
or
small
diy
projects
that
they
see
fit
for
either
school
or
their
personal
life,
so
that
space
will
be
activated
not
only
by
units
but
also
by
some
of
the
amenities
that
you'll
find
in
the
project
and
then
towards
the
left
of
the
image.
This
is
where
we
have
the
liner
units.
K
These
are
not
walk-up
units,
but
they
are
units
lined
on
27th,
but
we
have
created
a
really
nice
buffer
to
allow
privacy
for
those
units
shift
the
windows
up
a
little
bit,
so
students
will
find
privacy
in
their
units
and
not
feel
so
directly
attached
to
the
sidewalk
just
outside
tilting
around
the
building
from
27th
and
delaware,
we're
starting
to
get
to
the
back
side
of
the
building.
K
So,
on
the
parking
gear
side
we
do
have
one
curb
cut
only
on
delaware,
and
this
will
be
our
access
for
parking
like
hillary,
said
and
then,
but
we've
really
started
to
pull
that
typology
of
the
parking
garage
and
started
to
stitch
it
into
what
the
rest
of
the
building
is
by
adding
highly
reflective
windows,
taking
necessary
approaches
to
sort
of
disguise
the
parking
garage
in
itself
and
then
put
as
many
active
uses
as
we
can
along
delaware,
and
I
think
we'll
just
finish
with
this
image.
K
A
closer
look
at
the
aerial
above
you
can
look
down
to
see
the
amenity
deck,
which
is
just
above
the
parking
garage
on
four
a
place
that
will
be
really
active
for
students
to
study,
watch
the
gophers
sit
by
the
pool
and
then
just
to
point
out
as
well.
Like
hillary
said
we
do
have
a
amenity,
terrace
and
a
sky
lounge.
K
B
Thank
you.
I
know
that
their
commissioner
meyer
has
questions
and
comments.
So,
let's
start
with
that.
C
I
I
think
you
know,
I
think
the
discussion
would
be.
Maybe
I
should
bring
up
an
elevation,
but
you
know,
is
it
a
blank
wall
or
is
it
you
know,
have
they
is
the
building
articulated
enough?
So
it
doesn't
look
like
a
parking
garage,
but
we
we
haven't,
we
haven't
discussed.
I
haven't
discussed
this
specific
question
with
with
the
applicants.
M
I
M
I'll
just
try,
I
was
gonna,
say
I
would
just
chime
in
chris,
and
just
our
commissioner
meyer
and
say
that
you
know
our
alternative
is
really
that
we're
providing
a
100
liner
on
the
east
and
the
north
instead
of
70
and
kind
of
having
a
back
side
to
the
building
on
the
south
side.
That's
that
was
kind
of
our
trade-off,
but
then
also
too,
if
you
wanted
to
zoom
in
we're
doing,
you
know
articulation
on
on
delaware,
where
on
the
left
there,
you
would
not
really
know
that
that
was
parking.
J
No,
that's
precisely
what
I
was
gonna
add
we're.
Just
you
know,
trying
to
make
this
feel
are
architecturally
integrated
into
the
building
versus
you
know,
kind
of
a
blank
facade,
but
really
putting
our
focus
on
making
sure
that
we
have
100
active
liner
on
the
more
predominant
university
and
27
frontages.
J
C
Okay,
thank
you
and
then
this
is
one
of
the
first
major
projects
that's
coming
forward.
Since
we
revised
our
tr,
we
got
rid
of
parking
requirements
and
started
the
travel
demand
management
points.
C
Do
you
have
an
idea
of
which
options
you're
going
to
choose
to
get
to
the
six
points
that
you
need,
I'm
just
really
interested
to
see
which
options
developers
are
going
to
pursue.
It
was
kind
of
you
know.
You
know
we.
We
approved
several
different
options
and
I'm
not
sure
which
ones
are
going
to
be
most
appealing
to
people.
So
I'm
very
curious.
Have
you
have
you
decided
yet
which
one
which
ones
you'll
pursue.
J
Yeah,
I
think
we
looked
at
several
amenities.
In
fact,
I
want
to
say
that
we're
actually
pursuing
more
than
even
required
for
this
project.
Graystar
was
incredibly
interested
in
a
lot
of
the
options,
and
then
we
were
even
coming
up
with
more
exciting
ideas
too.
Hillary,
I
don't
happen
to
have
the
tdmp
pulls
up
right
now
and
it
might
take
me
a
minute
to
open
it.
Do
you
have
that
shortlisted
somewhere?
I'm.
I
B
I
We
have
talked
about
this
in
a
little
bit.
Let
me
just
see
if
I
can
get
to
it
in
this
document.
Actually
I'll
just
do
this.
I
C
Okay,
well,
you
know
this
is
one
of
you
know
very
few
transit
30
parcels
in
the
city
outside
of
downtown
they're,
very
rare,
and
you
know
I.
I
appreciated
the
slide
that
you
included
in
the
presentation
of
all
the
various
amenities
that
are
nearby.
You
know,
that's
something
that
I
appreciate
seeing
for
any
project,
because
it
really
highlights
what's
nearby
with
the
light,
rail
and
parks
and
grocery
store,
and
so
many
different
amenities.
C
So
I
guess
my
question
is:
why
aren't
you
going
for
the
full
30
that
you
could?
Why
is
it
so
much
shorter
than
the
hub
project
that
you
have
nearby.
L
I
think
my
mute
just
sometimes
turns
itself
on.
It
doesn't
want
to
hear
me
talk
yeah.
I
think
that
the
principal
reason
here
is
is
really
construction
economics
to
to
go
more
vertical
at
30
stories
in
our
trying
times
of
the
last
18
months,
with
the
start
of
covet
and
and
supply
chain
issues,
construction
costs
have
gone
up
so
much
recently
that
it's
starting
to
put
the
taller
buildings
out
of
range
from
a
cost
perspective.
L
It
just
adds
so
many
things
higher
elevator
cores,
more
stairwell
pores
that
are
are
not
really
accretive
to
our
resident
experience
or
or
rents.
So
trying
to
keep
the
buildings
you
know
lesser
in
height,
makes
them
more
efficient
and
more
cost
effective.
For
us.
C
I
I
did
yep
so
the
points
that
they're
going
for
is
the
reduced
parking,
which
is
a
three-point
item,
pedestrian
enhancements,
which
is
also
a
three-point
item,
a
real-time
transit
screen
and
then
unbundled
pricing
for
parking
and
then
some
other
ones
that
were
discussed
in
the
tdmp,
but
still
need
to
be
verified,
deal
with
scooter
parking
and
then
university
shuttle
stop
and
the
developer
was
going
to
be
talking
with
the
university
of
minnesota
about
having
a
shuttle
stop
at
at
the
development
site
for
easier
access
for
students,
and
I
can
let
the
development
team
expand
on
that
last
one.
I
L
Yeah,
I
would
say
we
have
not
yet
engaged
the
university
regarding
the
shuttle
stop,
but
we
think
with
1100
beds
here
and
the
other
new
projects
that
have
been
delivered.
Certainly
over
time.
L
C
Two
more
comments,
so
I
appreciate
the
pedestrian
improvements
that
I
proposed.
You
know
eliminating
one
of
those
curb
cuts,
expanding
the
sidewalk.
C
I
do
still
feel
that
there
is
more
potential
to
have
maybe
some
pedestrian
friendly,
plaza
space
on
the
university
or
20
the
27th.
I
forget
which
pursuit
that
is.
You
know
university
avenue.
C
You
know
it
is
a
pedestrian
overlay
area,
but
it
still
doesn't
feel
especially
pedestrian
and
there's
like
not
very
many
places
where
you
can
sit
outside,
for
example.
C
M
And
maybe
sam,
I
don't
know
if
you
want
to
he's
just
kind
of
showing
you
there
where
we
could
have
some
outdoor
spaces
near
each
of
those
entrances
really
on
the
east.
On
the
on
the
planet's
plan
east
side,
along
university,
yep.
M
Of
plenty
of
space
there
for
we're
kind
of
walking
a
fine
line,
just
like
gary
said
where
we
don't
want
the
building
too
far
back
from
the
sidewalk,
it's
actually
a
pedestrian
oriented
guideline
to
keep
it
closer
to
the
sidewalk.
But
so
I
think
we
have
like
a
struck
a
balance
there
of
our
setback.
C
C
Okay,
well,
I'm
just
going
to
note
the
lack
of
many
outdoor
spaces
along
the
road
there.
C
And
then,
as
far
as
like
the
color
scheme
goes,
I
mean
I'm
interested
to
know
what
other
commissioners
think,
but
I
I
favor
simplicity,
like
I
I
I
don't
know
it
feels
off
to
me
to
have
you
know,
there's
one
that's
browner
than
the
others.
I
I
prefer
like.
I
don't
know
what
a
simpler
scheme
with
maybe
just
like
two
colors,
maybe
more
uniform,
but
that's
you
know
not
a
huge
priority,
but
that's
just
my
aesthetic
thought
on
that.
All
right.
That's
all
for
me.
Thank
you.
G
Hi,
thank
you
for
the
presentation
tonight.
I
wanted
to
echo
commissioner
meyer's
thoughts
about
kind
of
the
pedestrian
space
on
the
ground
floor.
It
does
feel
kind
of
very
the
massing
feels
very
heavy
and
there's
a
little
bit
lack
of
maybe
where
an
outdoor
cafe
could
go.
I
imagine,
as
a
student
spaces
to
work
outside,
there's
not
balconies
on
this
building.
You
know
places
that
you
could
gather
with
your
friends
and
work
on
it.
Something
together
feels
a
little
bit
like
that's
lacking.
G
I
wanted
to
understand
a
little
bit
more
about
that
maker
space
that
you
mentioned
on
the
ground
floor.
Is
that
going
to
be
programmed
by
the
building?
Is
then,
are
you
going
to
contract
with
a
local
arts
group
like
just
kind
of
how
does
that
space
work?
So
let
you
answer
that.
K
It's
a
great
question
so
how
we
envision,
so
it
will
be
something
that
is
an
amenity
of
the
building
for
the
tenants,
so
we'll
be
a
private
space.
K
We
do
have
similar
maker
spaces
in
a
place
north
house
in
northeast
and
essentially
what's
in
there
are
sewing
machines,
large
working
tables,
with
cutting
mats
plenty
of
different
sort
of
smaller
tools
for
people
to
use
either
sort
of
to
fix
the
things
that
have
broken
or
make
things
that
they're
interested
in
making
and
then
plenty
of
different
storage
spaces
for
art
pieces,
little
trinkets,
anything
that
they're
planning
on
saving,
so
it
really
sort
of
takes
some.
K
I
I
like
to
imagine
as
if,
when
I
was
in
architecture
school,
I
would
do
my
models
and
drawings
and
all
those
different
things
in
that
area.
Just
for
anybody,
who's
works
more
with
their
hands
than
on
the
computer.
J
I
have
to
say
at
nord
house
that
maker
space
has
become
completely
like
a
connector
for
members
of
the
community
that
maybe
are
a
little
bit
more
introverted
and
like
working
on
projects,
but
they
are
now
connected
to
others
that,
like
similar
things,
so
it's
been
kind
of
fun
to
see
that
take
on
a
life
of
its
own,
just
to
speak
to
outdoor
space.
I
do
want
to
point
out.
J
J
So
there's
there's
going
to
be
plenty
of
amenities
out
there
as
well,
and
then
we've
also
dispersed
study
areas
all
throughout
the
building,
so
that
there's
little
breakout
areas
in
close
proximity
to
all
of
these
dwelling
units
so
that
they
have
opportunities
to
kind
of
get
out
of
their
unit
and
experience
kind
of
a
space
outside
of
their
their
actual
dwelling
unit.
G
Yeah,
that's
that's
great.
Thank
you.
I
think
some
of
my
other
comments
is
a
little
bit
about
the
design
as
well.
I
you
know
I
come
from
an
arts
background
and
I
work
all
over
the
country,
I'm
just
starting
to
see
that
everything
in
minneapolis
looks
the
same,
and
so
this
isn't
meant
to
be
a
slight
to
you
all,
because
we've
seen
just
so
many
of
the
same
projects
day
in
and
day
out,
your
example
slide
of
you
know,
inspiration
slides.
G
I
mean
it
looks
the
same,
and
I
mean
I
just
I
you
know
I
feel
every
time
I
come
back
here,
I'm
like
it's
the
same
projects
that
we
keep
seeing.
I
think
there's
so
many
ways
to
do
innovative
use
of
student
housing
like
what
do
kids
want.
They
want,
like
cool,
funky,
interesting
spaces,
these
days
that
feel
authentic
and
unique
and
engaging
and
feel
connected
into
community,
and
what
we
keep
seeing
is
not
spaces
like
this.
You
guys
have
such
a
cool
opportunity
with
the
market
that
you're
targeting
to
do.
G
I
think
a
little
bit
more
inventive
project
I
mean.
Can
I
like.
Can
I
share
a
case
study
is
that
okay,
there's
one
that
just
came
through
my
desk
today
of
a
group
that
commissioned
a
mural,
that's
completely
on
a
private
development
from
you
know,
that's
700
feet
tall.
That
is
just
like
you'd,
be
like
oh
cool.
I
live
in
that
building
with
the
famed
architect
mural
on
it.
It
just
doesn't
have
like
a
wow
factor
in
a
way
and
every
project
we
keep
seeing
feels
the
same
way
to
me.
G
There's
not
liking,
and
this
is
for
students.
I
mean
at
the
end
of
the
day,
how
do
you
differentiate
in
your
own
market?
There's
student
buildings
after
student
buildings
are
laying
vacant
right
now,
minneapolis
like
wouldn't
you
want
to
have
that
cool
factor,
and
I
feel
like,
as
the
commission,
like
we're
supposed
to
be
proving
what
the
built
environment
looks
like
and
it's
not
very
varied.
This
is
a
dense
housing
building,
it's
more
than
you
know
the
six
stories
we
keep
hearing.
Oh,
if
it's
only
six
stories,
we
can't
do
anything
that
exciting.
G
This
is
16..
I
just
kind
of
challenge
you
guys
to
go
back
and
you
know
use
this
as
a
model
to
be
something
a
little
bit
more
interesting.
So
that's
my
comment,
but
I'm
gonna
share
this
case
study
with
you
guys.
B
Do
you
guys
have
access
to
our
chat
by
the
way?
I
don't
know
if,
okay,
you
can
see
it
great,
because
otherwise
we
can
email
that
link.
E
Thanks
sam
for
walking
us
through
there,
a
quick
clarification
you
talked
about
the
sort
of
gradated
brick
is
that
on
both
sides
of
the
that
corner?
Is
it
just
on
on
the
one
side.
K
That's
a
great
question,
so
it
is
actually
on
both.
So
wherever
you
see
that
sort
of
dark
brown
tone,
brick
is
where
we
have
the
change
material.
So
here's
a
quick
sort
of
close
look
at
what
we're
looking
at.
You
know
we're
still
betting
different
colors,
but
we
wanted
to
sort
of
give
the
essence
of
this
change
in
in
gradient
and
there's
a
change
in
gradient
between
three
different
colors
for
the
project,
and
I
think
it's
most
evident
in
some
of
our
elevations,
where
you
start
to
see
that
change
yeah.
E
Okay,
thank
you
and
I
I
do.
I
think
the
diy
space
is
a
great
idea
being
a
kind
of
a
maker
myself.
I
wonder,
is
that
going
to
be
you'll
be
able
to
open
that
up
to
the
street
or
those
kind
of
fixed
windows
I
mean
I.
I
could
really
see
a
wonderful
opportunity
to
put
a
couple
garage
doors
in
there
and
start
activating
that
street
through
the
space
as
opposed
being
completely
passive.
E
So
maybe
something
to
consider,
for
that
would
be
great
sure,
and
then
I
you
know
there
seems
to
be
a
huge
there's,
a
lot
of
attention
on
the
kind
of
major
facades
and
a
real
drop
off
as
we
come
around
the
back
side
of
the
building-
and
it
is
you
know,
has
such
prominence
there.
E
You
know
it
really
reads
as
an
object
building
and
doesn't
really
have
a
a
front
and
a
back,
and
I
I'm
wondering
if
we
just
it's
so
stark
of
the
little
punch
windows,
little
sort
of
panelization-
that
we
could
maybe
to
commissioner
marwa's
comments
there,
those
become
all
sort
of
big
surfaces
and
billboards.
I
wonder
if
there's
a
way
to
help
brand.
The
building
really
give
it
some
life
on
what
now
really
it
feels
like
the
back
side.
It's
almost
looks
almost
medical
in
the
back.
E
I
think
it
needs
a
bit
more
inspired
texture
that
you've
obviously
invested
in
on
the
other
side.
So
I
think
really
consider
that
it
is
an
object.
Building
there
isn't
really
a
front
and
back
and
to
sort
of
give
the
care
and
design
that
you've
started
to
do
on
the
front
of
the
building
would
be
great.
B
Thanks,
thank
you,
commissioner
baxley
commissioner
meyer.
C
Yeah
just
responding
to
the
amenities,
so
I
I
definitely
think
providing
a
lot
of
great
amenities
for
the
people
who
live
in
the
building.
I
was
definitely
thinking
more
about
the
amenities
that
are
going
to
be
available
to
the
public
or
you
know
that
will
make
it
feel
pedestrian
for
the
whole
community.
C
So
I
was
actually
thinking
that
it
would
be
better
to
have
a
little
bit
of
plaza
space.
You
know
that's
publicly
available
and
and
take
away
the
deck
space.
That's
where
I
was
going
with
it,
but
if
the
pedestrian
guidelines
are
going
in
the
opposite
direction
of
that,
then
then
I
wouldn't.
B
Thank
you,
commissioner.
Caprini.
F
Hi,
thank
you.
I
just
wanted
to
say
thank
you
to
commissioner
marwa
for
her
comments,
because
there's
a
lot
of
what
she
was
saying
that
I
do
agree
with,
because
that
area
is
somewhat
eclectic.
I
just
guess
I
to
me
it's
I
think
it's
a
beautiful
building.
I
like
I
do
like
it's
a
it
is
a
beautiful
building.
F
I
just
don't
know
if
it's
in
the
right
spot
and
if
the
the
you
know
college
students,
I
just
think
that
there
isn't
hopefully
you'll
take
the
opportunity
to
oh
gosh,
I'm
trying
to
not
use
some
of
the
words
that
are
in
my
head,
push
the
push
the
limit
a
little
bit
more
and
give
yourself
the
opportunity
to
to
just
kind
of
really
hone
in
on
on
who
your
your
demographic
is,
and
you
know
yeah
that
that's
what
I
want
to
say
it's
a
beautiful
building,
but
I
do
think
that
it.
F
It
could
look
a
little
different
in
regards
to
the
neighborhood
that
it's
in
and
again
it's
kind
of
an
athletic
neighborhood.
I
guess
maybe
some
other
people
might
disagree
with
me,
but
that's
it.
N
Thank
you,
president
ismaili.
I
have.
I
have
a
different
take
on
it
from
some
of
the
other
commissioners.
I
I
like
the
way
that
the
building
looks.
I
think
that
there's
significant
effort
that
that's
gone
into
this
I
do
agree
with
commissioner
marwa
to
a
certain
extent
that
a
lot
of
the
buildings,
particularly
the
apartment
buildings
in
minneapolis,
look
exactly
the
same,
but
I
don't.
I
don't
think
this
is
one
of
them.
I
think
the
the
most
of
the
six
story,
buildings
with
the
balconies
and
everything.
N
I
think
those
are
tired
and
overplayed,
but
I
actually
think
this.
This
is
a
little
bit
different
and
a
little
bit
more
sophisticated
than
some
of
it.
I
can
tell
you
that
you
know,
I
think
that
things
are
like
what
what's
what's
cool
art
and
all
that
I
think
that's
extremely
subjective
and
maybe
outside
the
purview
of
what
we
should
be
looking
at,
I'm
all
for
originality
and
some
things
that
are
different
architecturally,
but
I
think
we
have
to
get
be
careful
about
suggesting
too
much.
N
Based
on
our
personal
aesthetics,
I
can
tell
you
my
own
experience,
having
recently
finished,
being
a
a
parent
of
three
people
who
went
through
college
in
the
last
10
years
or
so
is
that
they
didn't
really
care
what
the
outside
of
the
buildings
looked
like,
that
they
were
living
in
so
much.
That
was
our
experience.
They
cared
what
the
inside
was
like.
N
They
cared
if
there
was
a
pool-
and
I
think
you
know
I
think
we
wanna,
particularly
when
it
comes
to
the
outside
of
the
buildings
and
where
they
are,
I
think,
as
a
planning
commission,
we
should
be
thinking
about
how
they
fit
into
the
city
and
to
me
this
is,
I
think,
it's
I
think
it's
different
than
a
lot
of
the
things
over
at
the.
U,
I
think,
the
higher
the
taller
you
go,
the
more
attention
you
have
to
pay
to
some
of
these
details.
N
So
for
me
this
this
one
kind
of
checks,
all
the
boxes,
so
that
probably
muddies
the
water
for
you,
but
as
far
as
just
maybe
the
the
cheese
stands
alone
on
this,
I
think
it's
great.
So
thank
you.
D
Thank
you
I'll
muddy
the
waters.
Some
more.
I
guess
I
I
I
would
associate
myself
myself
with
the
comments
of
commission
marwa
and
commissioner
baxley.
I
think
it's
a
fairly
boring
building.
I
know
you,
I
can
see
the
effort
you've
been
made,
but
I
don't
think
it
comes
results
in
anything
particularly
interesting,
and
I
I
was
particularly
surprised
to
have
you
reference
the
buildings
around
you
and
and
then
to
hear
you
say
that
this
was
you
know
somehow
associated
with
or
appropriate
to
those
surrounding
buildings.
D
I
I
thought,
there's
a
very
eclectic
number
of
buildings
around
you
in
the
neighborhood,
but
I
I
don't
see
any
connection
or
or
even
working
against
those
buildings,
but
I
wanted
to
particularly
focus
on
on
the
the
delaware
street
and
that
big
blank
wall
and
and
the
notion
that
it
was
it's
the
back
side
of
the
street.
D
I
just
don't
buy
that
delaware
avenue
is
a
public
street
and
it's
no
less
public
than
27th
street
or
27th
avenue
or
for
that
matter
university,
and
I
don't
think
we
should
just.
D
So
I'd,
let
you
know
I'm
looking
forward
to
seeing
what
you
how
you
can
deal
with
that.
But
right
now
I'm
I
I
I
don't.
I'm
I'm
offended
by
the
notion
of
having
a
back.
M
Commissioner
ford,
I
was
just
going
to
reply
to
that.
This
is
gretchen
from
esg.
We
don't
have
a
blank
wall
on
delaware.
We
have
full
fenestration,
there's
really
no
blank
walls
on
any
of
the
three
sides
of
the
building.
There's
a
blank
wall
that
faces
west,
but
that's
covered
up
by
a
building.
So
there
really
isn't
a
blank
wall.
What
we're
referring
to
is
that
fenestration,
you
see
there
behind.
There
are
some
parking
stalls
that
that's
kind
of
they're
real.
We
won't
have
a
situation
where
we're
gonna
have
a
blank
wall
on
delaware.
M
D
Oh
no,
there
was,
but
I
appreciate
that.
Yes,
I
didn't
catch
that
when
I
read
when
I
read
the
early
report,
but
even
so
it's
it's,
you
know,
I
think
it
could
use
some
animation.
It
is
a.
It
is
a
a
city
street
that
people
will
be
observing,
walking
down
and
vibing
down
and
it's
you
could
use
some
animation
of
some
sort.
But
thank
you
anyway,
quick,
clear,
firefly,
yeah.
M
In
our
formal
submittal
we
can
do
when
we
have
our
elevations.
We
can
give
you
guys
some
measurements
like
christine,
talked
about
and
we'll
be
in
compliance
with
the
overall
intent,
which
is
70
active
uses
and
liner
around
parking.
We
just
have
a
hundred
percent
on
the
east
100
on
the
north
and
then
we'll.
Let
you
all
know
what
our
south,
I
think
it's
going
to
be
like
30
or
40
on
the
south,
so
in
aggregate
we'll
meet
the
requirements
and
we'll
be
more
specific
about
that
when
we
submit.
M
I
guess
I'll
just
address
your
comment
about
there
shouldn't
be
a
back
side
to
the
building
we
do
have
trash.
We
do
have
loading.
We
we
do
need
some
services
to
the
building,
so
we
can't
have
everything
be
active.
So
that's
why
we
have
there's
a
there's,
a
mechanics
room.
You
know
there's
we're
trying
to
put
some
of
the
more
functional
parts
of
the
operations
of
the
building
on
delaware,
so
it
does
end
up
being
a
more
utilitarian
uses
on
delaware,
which
is
appropriate
for
this
site.
D
I
understand
that,
but
I
think
I'm
I
I'd
hope
that
that
that
some,
you
know
good
architecture.
Architects
could
make
that
more
interesting.
I'm
I
I'm
particularly
burned
by
a
project
that
I
worked
on
20
years
ago,
now
the
federal
courthouse,
and
then
he
built
that
whole
block
on.
I
think
it
must
be
third
avenue
off
the
street.
Rather
it's
just
death.
It's
just
one
whole
utilitarian
block.
D
B
Thank
you,
commissioner
ford.
I
have
a
few
comments
to
make.
First,
I
should
say
that
I
do
like
the
differentiation
of
color,
because
this
building
is
so
large
that
I
think
if
it
was,
if
it
was
less,
it
would
feel
like
too
massive.
So
I
like
that
it
breaks
it
up
a
little
bit
that
that
being
said,
I
also
there
are
some
notions
to
comments
that
commissioner
baxter
and
commissioner
marvel
made.
That
I
think
makes
sense.
B
So
I
think
that
there
is
a
happy
medium
that
can
can
be
found,
doesn't
have
to
necessarily
be
like
too
muddy.
I
do
have
a
oh,
the
the
one
thing
that
I
would
say
is
that
I
actually
live
in
north
house.
I
know
that
that
maker
space
is
used
quite
often
same
as
study
areas.
I
use
them
myself.
B
I
wish
there
were
more,
so
I
don't
know
if,
if
620
units
are
all
students,
I
can
only
imagine
the
number
of
study
areas
that
are
available
in
the
plan
may
not
be
enough
in
fact,
and
then
about
the
the
back
side
versus
front
side.
I
would
say
to
me
the
most
important
thing
is
to
be
able
to
easily
identify
the
entrance,
because
there
are
some.
Sometimes
when
you
go
around
the
building
you're
like.
Where
do
I
even
go
in
like
I
don't?
B
I
don't
know,
because
everything
looks
the
same
so
in
my
mind,
that's
more
important
than
than
some,
maybe
some
other
notions.
The
couple
of
questions
that
I
have
first
is
when
commissioner
marwa
brought
it.
B
I
was
like
oh
yeah,
why
isn't
there
any
balconies
designed
for
this
building
and
then
the
other
thing
is-
and
I
maybe
it
was
in
the
background
I
missed
that-
was
there
a
market
analysis
done
that
brought
you
to
design
a
620
unit
apartment
building,
and
are
you
sure
that
it's
going
to
be
failed?
Are
they
all
going
to
be
students
and
and
like
what
was
the
decision
making
tool
behind
that.
O
I
I
O
Great
questions,
thank
you.
So
much
again,
it's
good
good
to
be
on
this
evening
and
talking
about
this
project
with
everyone
here,
so
maybe
on
the
balcony
question
first.
O
So,
as
gary
mentioned
at
the
top
of
the
call,
greystar
is
heavily
invested
in
student
housing
projects
across
the
country
and
and
in
fact
globally,
and
so
some
institutional
perspectives
on
the
presence
of
balconies
and
student
housing
projects
are
kind
of
guiding
our
decisions
here
with
respect
to
balconies
and
that
it's
just
something
that,
as
a
company
as
a
corporate
entity,
we
believe
are
probably
best
served
for
more
typical
multi
multi-family
market
rate
projects
than
student
housing.
O
O
Looking
particularly
also
at
the
hub
has
been
one
of
our
main
kind
of
guide
posts
on
the
design
and
execution
of
this
project
and
learning
from
what
works
over.
There
has
again
helped
guide
our
path
here
to
the
comment
about
the
market
study.
Yes,
there's
been
extensive
market
analysis
into
the
university
of
minnesota.
O
It's
purpose-built
housing
stock,
that's
currently
on
hand
and
the
depth
of
the
what
we
call
the
shadow
market
and
so
some
analysis
there
is
that
we
can
identify
roughly
somewhere
between
20
27
to
30
000
sort
of
shadow
market
bedrooms
that
are
in
the
marketplace
today,
that
is,
students
that
are
renting
in
non-purpose-built
student
housing.
O
So
of
that
shadow
market
1000
beds
represents
a
fairly
small
fraction
of
that
total.
What
we
view
as
kind
of
our
demand
pool-
and
certainly
you
know
just
honestly-
we
wouldn't
be
doing
a
building
if
we
thought
it
wasn't
going
to
be
successful.
O
So
we
we
have
very
high
confidence
that
this
building
will
will
perform
and
that
there
will
be
students
living
in
it
quickly.
Hopefully,.
E
Just
a
quick
question:
can
you
talk
a
little
bit
about
any
resilient
studies
that
you
or
strategies
that
you're,
maybe
thinking
about
for
this
building,
whether
it
be
materials,
rainwater
harvesting,
any
any
components?
I
know
that
can
be
challenging
on
this
typology,
but
just
curious.
If
you
guys.
M
Yeah
we
have
presented
a
couple
times,
commissioner
baxley,
to
the
neighborhood,
where
we
did
focus
more
on
that
I
don't
think
we
ended
up
submitting
any
of
that
sam
or
christine
in
this
packet.
Is
that
right.
J
M
Can
definitely
submit
that
kind
of
thing
for
the
formal
but
go
ahead
christine.
J
Yeah
I
just
we're.
We
haven't,
made
any
prescribed
effort
to
look
at
rating
systems.
I
don't
think
we're
thinking
that
that's
necessary
for
this
project,
but
the
development
team
has
encouraged
us
to
take
a
look
at
how
close
we
might
be
and-
and
you
know
what
some
of
those
guidelines
might
entail
and
which
ones
could
be
you
know
close
within
reach,
so
we're
studying
that
right
now.
I
know
that
there's
been
a
lot
of
conversation
about
district
energy
at
the
neighborhood
level.
J
I
think
that
we
are
certainly
diving
into
the
details
of
that,
but
that
really
is
going
to
come
down
to
whether
or
not
that
comes
to
fruition.
So
I
think
that's
something
that
we've
certainly
had
a
lot
of
conversation
about
and
are
keeping
on
the
table
just
waiting
to
see
how
that
actually
pans
out.
E
J
E
I
mean
you
do
have
a
bunch
of
students
here
and
at
least
my
experience
with
new
hires
and
and
there's
just
a
real
interest
in
that,
and
I
I
think
yeah
even
a
couple
stories
be
appropriate
whether
it's
rainwater
or
certain
materials
that
you're
using
that
it's
important
to
step
into
that
space.
Yeah.
J
O
Yeah,
I
guess
I
would
just
add
that
we
fully
agree
with
that
perspective,
that
the
student
housing
cohort
is
really
in
tune
with
these
kind
of
you
know:
sustainable
climate
change
issues
so
as
much
as
we
are
able
to,
we
will
endeavor
we're
endeavoring
to
include
them
here.
As
christine
mentioned
we're.
O
You
know
we're
studying
the
district
energy
system
continuing
to
look
into
its
feasibility
and
our
ability
to
tap
into
it
as
well
as
running
sort
of
you
know
a
checklist
analysis
of
the
project
today
to
see
what
kind
of
you
know
striking
distance,
we
may
be
within
a
particular
accreditation
platform,
yeah.
E
I
don't
even
I
sort
of
agree
with
you.
I
don't
think
accreditation
is
maybe
certainly
a
guideline
not
a
necessity
for
that,
but
even
take
your
roof
terrace
or
that
room
up
on
the
roof.
If
you
had
pbs
that
could
just
provide
enough
energy
for
that
one
space
would
be
a
wonderful
story
that
you
could
kind
of
point
to
that.
You
know
so
you
don't
have
to
cover
the
whole
building,
but
I
think
a
few
singular
stories
around
that
would
be
really
powerful.
B
Thank
you,
commissioner.
Baxley.
Are
there
any
other
questions
or
comments
from
the
commission
for
staff
or
the
applicant
team.
B
I
I
don't
see
anything
I
think
that's.
That
kind
of
concludes
the
comments
and
question
on
our
end.
Hillary
was
there
something
else
you
were
looking
for
that
maybe
we
should
address.
No,
I
think.
I
B
Great,
thank
you
all
so
much
for
for
coming
here
and
answering
all
the
questions
really
appreciate
it,
for
everyone's
feedback
appreciate.
J
B
So
with
that,
is
there
any
other
staff
updates
or
communication?
I
would
like
to
mention.
H
I
did
just
want
to
let
you
all
know,
as
we've
mentioned
a
few
times
before,
2021
is
the
100th
anniversary
of
the
city
planning
commission
in
minneapolis,
and
we've
tried
a
few
different
times
to
organize
some
sort
of
an
event
and
keep
getting
supported
by
covid
numbers.
And
that's
the
case.
Again.
We
are
going
to
make
one
more
effort
before
the
end
of
the
year,
but
given
the
current
covet
situation
and
on
the
advice
of
the
city's
health
department,
we
are
not
going
to
be
pursuing
any
sort
of
in-person
event.
H
We
do
have
a
little
token
of
appreciation
for
each
one
of
the
commissioners
that
we
will
try
to
get
to
you
before
the
first
meeting
and
or
at
the
first
meeting
in
january
or
before
we'll
coordinate
that
with
each
of
you
through
email,
and
maybe
we
can
celebrate
the
100th
anniversary
of
the
planning
commission
in
2022,
when
we
all
feel
a
little
bit
more
comfortable
about
the
current
status
of
covid
in
minnesota.
H
It's
not
something
that
we've
forgotten
about
we've
gotten
close
a
couple
times
to
having
an
event
organized
and
just
haven't,
been
able
to
get
all
the
way
there.
So
we'll
try
again
when
things
look
a
little
bit
better
in
2022
and
for
now
you
can
just
look
for
an
email
from
me
about
passing
on
a
little
token
of
appreciation
to
our
current
commissioners.
H
So
that
is
all
I
have
for
you,
thanks
again
for
all
the
time
that
you
put
in
as
commissioners,
we
have
just
a
couple
more
meetings
left
in
2021
and
our
first
meeting
in
2022,
as
previously
mentioned,
will
be
on
january
3rd.
We
will
not
have
a
committee
of
the
whole
meeting
that
week.
We
will
only
be
having
a
regular
planning
commission
meeting
that
week
and
we'll
have
your
2022
calendar
in
front
of
you,
hopefully,
by
the
end
of
january,
for
approval.
B
E
I
just
wanted
to
thank
you,
commissioner,
smiley,
for
your
background.
I
think
commissioner,
ford
mentioned
that
earlier.
B
B
Thank
you
yeah,
of
course.
Well
with
that,
I
guess
now.
I
will
declare
this
meeting
adjourned.
Our
next
committee
of
the
whole
meeting
is
on
thursday
december
9
2021,
and
then
the
next
planning
commission
meeting
is
on
monday
december
6,
2021
and
y'all
have
a
good
weekend.
Thank.