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A
A
This
meeting
includes
the
remote
participation
of
board
members
and
staff
as
authorized
under
minnesota
statute,
section
13d.021
due
to
the
declared
local
public
health
emergency.
For
the
record,
my
name
is
alyssa
olson
and
I
am
the
vice
president
of
the
planning
commission.
At
this
time.
I
will
call
the
meeting
to
order
clerk.
Please
call
the
role
to
verify
the
quorum.
D
E
F
A
H
C
H
E
A
F
D
H
I
A
All
right
next
up
are
the
discussion
items.
We
don't
have
any
consent
items
tonight
and
we're
starting
with
item
number
four
north
loop
redevelopment
at
117
to
125
north
first
street.
This
item
is
for
joint
review
with
the
heritage
preservation
commission,
who
we
have
with
us
today,
and
staff
is
erin
hannower.
J
J
So
now
in
front
of
you
looking
to
make
alternative
plans
in
case
that
hotel
project
is
now
able
to
be
financed,
the
intention
is
to
have
the
updated
proposal
maintain
the
aesthetic
of
the
previously
approved
project
in
appearance,
massing
and
materials.
You'll
see
the
masonry
and
metal
panel
being
the
primary
exterior
materials.
J
The
new
project
or
the
new
proposal
is
like
the
previous
version
having
12
000,
approximately
12,
000
square
feet
of
ground
floor,
retail,
73
apartments
and
then
two
floors
of
underground
parking
that
provide
49
parking
spaces
staff
and
the
applicant
are
seeking
the
commission
feedback
as
the
applicants
as
the
applicant
prepares
to
submit
formal
applications
to
the
hpc
and
the
planning
commission
and
we're
just
looking
to
answer
questions.
You
may
have
given
it's
a
little
unique
to
have
entitlements
from
previous
project.
J
We
don't
really
have
to
get
into
that,
but
we
can
just
evaluate
the
current
project
on
its
own
merits,
but
we
we
do
see
the
applicant
really
trying
to
respect
their
previous
approvals
and
that
in
that
design,
so
we're
looking
at
a
certificate
of
appropriateness
to
the
hvc
to
allow
for
the
rehabilitation
and
new
construction
and
site
plan
review
for
the
planning.
Commission
staff
agrees
with
the
applicant
that
the
new
design
is
in
the
spirit
of
the
previous
proposal
approvals
and
from
a
land
use
standpoint
and
design.
J
J
I
do
want
to
bring
two
items
to
the
commission's
attention
in
in
in
reviewing
the
guideline
the
hpc
guidelines.
First,
the
applicant
is
looking
to
set
back
the
building
from
this
east
I'll
call
it.
The
eastern
interior
line
approximately
10
feet
from
their
from
that
property
line
to
allow
for
functional
windows
for
those
upper
story
apartments,
but
with
that
they
would
still
be
maintaining
that
continuous
street
wall
by
having
this
infill
construction
match
up
with
the
building
to
the
east.
J
J
It
would
be
two
feet
from
the
main
building
plane
and
that
distance
is
similar
to
the
commutator
foundry
bay
windows
shown
at
the
intersection.
Here
we
saw
support,
for
we
could
see
support
for
for
this
slight,
this
proposal
in
the
advisory
guidelines
of
the
warehouse
district
and
given
that
there
there
is
this
projection
on
the
commentator
building
as
part
of
this
project,
I'm
so
with
that.
That
concludes
my
short
presentation.
I
know
we
have
the
development
team.
That's
that's
here
to
fill
in
items.
J
A
D
Good
afternoon,
commissioners
and
aaron,
thank
you
very
much
for
the
introduction
of
the
project.
I
think
you
covered
all
of
the
the
key
points.
I
don't
want
to
take
a
lot
of
time,
because
I
do
want
to
turn
this
over
to
our
consultants,
who
will
walk
through
more
specifics,
but
I
did
just
want
to
say
that
I,
along
with
my
two
partners
on
the
development
team,
john
gross
and
andrew
commerce,
are
attending
this
meeting
and
we
are
available
for
any
questions
that
you
might
have
about
this
project.
D
K
K
In
addition
to
that,
if
you
go
to
the
next
slide,
erin,
there
is
a
roof
terrace
on
the
top
level
above
level,
six
that
is
accessed
by
both
stairs
and
elevator,
and
one
more
landscape
item
that
I'd
like
to
point
out
erin.
If
you
could
go
to
the
site
plan
that
includes
the
second
and
second
project.
That
would
be
great.
G
D
We
intend
to
make
a
decision.
We
are
working
on
financing
actually
both
of
those
options
as
we
speak,
and
we
intend
to
make
a
decision,
hopefully
this
spring,
when
we
will
have
a
commitment
from
financial
institutions
to
support
one
or
the
other
of
the
projects
and
as
it
relates
to
the
potential
for
changing
the
hotel
design,
that's
not
contemplated
at
this
time.
D
However,
what
I
will
say
is
with
the
current
hospitality
industry
financing
environment.
You
know
until
we're
actually
engaged
in
a
negotiation
with
with
a
bank
we're
not
sure
whether
there
might
be
some
things
that
we
might
want
to
incorporate
from
this
design
right
now,
we're
not
contemplating
that.
G
Thank
you.
I
just
have
one
other
question.
That's
related
to
one
of
the
changes
that's
made
and
that's
with
the
building
in
the
middle,
and
I
I
was
just
curious
about
the
change
in
the
color
of
the
exterior
of
the
building
and
just
kind
of
wondering,
and-
and
I
am
I'm
glad
that
commissioners
from
the
historic
preservation
commission
also
present,
I'm
just
kind
of
wondering
how
that
works
out
and
why
you
decided
to
go
that
way,
and
is
it
basically?
M
J
K
N
K
H
K
So
the
hung
balcony
is
a
separate
structure
that
is
attached
to
the
building,
because-
and
that
would
happen
with
the
balconies
along
the
east
and
along
the
south
alley,
because
they
are
fully
projecting
with
the
semi
recessed.
We
haven't
fully
worked
out
the
structural
detail,
but
there's
the
possibility
for
part
of
it
to
be
aluminum
similar
to
the
ones
that
are
hung
and
part
of
it
to
be
part
of
the
construction
of
the
building
itself,
meaning
it
would
have
a
concrete
or
sorry
meaning
it
would
be
floor.
K
H
J
Commissioner,
sunberg
and-
and
commissioner
also
I
apologize,
could
I
add
one
thing
before
you
speak,
commissioner
sunburg?
So
maybe
you
could
incorporate
this
into
your
comments,
something
that
I
noted
in
the
memo
that
I
didn't
highlight
in
my
presentation
was
the
one
of
the
other
proposed
changes
is
the
on
on
the
upper
floors
there.
This
is
the
this
is
the
sixth
floor
that
has
a
balcony
that
does
extend
to
first
street.
M
J
The
the
rooftop
terrace,
I'm
sorry,
if
I
call
that
the
rooftop
terrace
was,
is
a
proposal
that
would
extend
a
fairer
length
of
the
I'll
call
it
north-south
access,
but
they
do
step
it
back
19
feet
from
first
street
north
and
it
is
in
the
middle
portion
of
the
building.
So
we
would
really
like
commissioner
feedback
on
on
those
two
elements.
O
I
was
thinking
back
to
when
we
reviewed
this
project
before
and
I
completely
understand
what
the
things
have
become
a
little
rocky
in
the
hospitality
industry,
and
so
I
don't
think
it
would
be
a
bad
thing
to
have
more
housing
available
in
this
area
for
the
balconies.
I
guess
I'm
curious
to
see
what
other
heritage
preservation
commissioners
think,
but
I
I
don't
really
have
a
problem
with
the
balconies.
O
I
think,
at
least
in
my
mind,
impacting
the
the
district
as
a
whole.
So
I
I
guess
I
am
personally
okay
with
those
the
rooftop
balconies,
oh
they're,
like
the
rooftop
terrace.
I
know
we
don't
typically
like
them
to
come
out
to
the
street,
but
I
guess
they.
They
seem
fairly
small,
that
the
two
that
are
you
know
the
two
smaller
ones
which
are
the
ones
that
go
out
to
the
outer
edges
of
the
building
seem.
O
You
know,
like
proportionally
scaled
to
me
and
that
allows
the
bigger
one
to
be
set
back.
So
I
guess
I
thought
that
it
I
don't
know.
I
guess
I
liked
that
design
intention
there
of
of
recessing
the
bigger
rooftop
terrace
via
these
smaller
rooftop
terraces.
I
you
know
so
they
could
be
more
centered
in
the
building.
I
am
curious
and
hoping
that
some
of
the
other
heritage
preservation
commissioners
will
give
their
thoughts
on
this.
O
But
I
guess
to
me
it
didn't
seem
like
it
was
a
great
deviation
from
the
previous
design.
I
think
he
you
know,
made
the
changes
to
accommodate
the
new
program,
the
the
painted
brick.
I
I
did
also
notice
that
the
black
painted
brick
does
really
stand
out,
but
we
don't
normally
restrict
the
colors
of
buildings,
so
that
is
sort
of
outside
our
our
our
typical
discussion.
It
does
really
pop
and
it
looks
like
there
are
some
hpc
commissioners
interested
in
talking,
which
is
great,
so
I
will
I'll
end
with
that.
P
P
I
think
that
in
actuality,
the
the
reduced
size
of
the
the
masses,
even
they're,
even
more,
in
keeping
with
our
guidelines,
it
helps
to
not
overwhelm
that
little
building
quite
as
much
the
black
was
a
bit
of
a
shock,
but
I
agree
it
pops
and,
and
we
don't,
we
don't-
restrict
the
color,
since
it's
already
painted
I'm
having
a
tough
time
with
the
balconies.
The
reading
of
our
guidelines
specifically
says
they
shall
not
project
beyond
the
building
wall
of
the
structure.
On
the
primary
facade.
P
To
me,
a
projecting
bay
window
is
not
a
building
wall,
and
so
I
don't
think
that
the
the
balconies
meet
our
standard.
So
I'm
curious
if
you
investigated
the
ability
to
actually
have
recessed
balconies
on
these
these
front
facades.
I
think
that
would
be
a
much
easier
way
to
meet
the
standards
and
or
the
design
guidelines.
Sorry-
and
I
I'm
just
not
sure
I
didn't
investigate
you-
know
the
layout
inside
or
anything,
but
is
there
a
spatial
issue
that
you're.
L
D
K
P
Yeah
I
I
can.
I
can
see
why
to
me
the
commutator
is
a
it's
a
separate
building,
and
that
is
a
projecting
bay
window.
It
is
not
the
building
wall
in
my
reading
of
our
guidelines,
so
I'd
encourage
you
to
continue
looking
at
seeing
if
you
can
recess
those
completely,
but
I'm
curious
to
see
what
other
commissioners
think.
P
D
Commissioner,
this
is
david
wilson.
I
just
wanted
to
comment
on
one
other
consideration
that
the
ownership
team
had
regarding
having
recess
partially
recess
versus
partially
protruding
balconies
on
that
north
face,
and
it
was
really
a
kind
of
a
light
and
livability
issue
for
the
interior
apartments.
D
We
have
received
feedback.
You
know,
based
on
other
projects,
that
fully
recessed,
balconies
or
or
terraces,
create
very
dark
interiors
and
with
this
being
on
the
north
side
of
the
building,
we're
thinking
about
kind
of
the
longevity
of
these
being
great
places
for
people
to
live,
and
this
allows
a
lot
more
light
into
those
units
because
the
recess
isn't
as
deep,
and
so
that
was
a
consideration
that
wasn't
just
from
a
spatial
perspective,
but
also
from
a
light
and
livability.
P
In
those
cases,
though,
don't
you
also
have
shadowing
coming
from
the
balcony
above,
so
I'm
I'm
a
little
confused
as
to
how
that
would
make
such
a
huge
difference.
We'd
still
have
the
balcony
if
you're
on
one
of
the
lower
levels
you'd
have
that
balcony.
Above
that's,
that's
kind
of
shadowing
your
your
recess
or
your
projection.
So.
P
Aesthetic
yeah,
I
I
get,
I
get
the
challenges
you
guys
are
dealing
with,
I'm
looking
forward
to
seeing
what
other
commissioners
say
like
I
said.
This
is
just
the
way
that
I
read
the
standards.
Our
standards
are,
you
know
there
isn't.
A
lot
of
this
is
what
the
definition
is.
But
to
me,
a
building
wall
is
the
facade
of
the
building,
not
a
projecting
big
window.
So.
Q
P
N
Thanks
yeah,
I
I
do
have
a
tough
time,
comparing
a
bay
window
to
a
balcony.
However,
I
think
the
balconies,
if
detailed
right,
are
appropriate,
and
so
you
know
I
question
about
the
under
surface
of
that,
which
is
really
part
of
that
view
shed
when
you're
down
on
the
street.
If
we're
seeing
traditional
sort
of
wood
structure,
balcony
underside,
I
think
that
is
an
issue.
So
hopefully
a
design
team
will
really
take
that
into
consideration,
and
I
do
appreciate
the
the
shadowing
issue.
N
I
wonder
if
there's
an
opportunity,
those
balconies
are
in
corners
to
get
light
in
from
the
opposite
side.
Even
if
it's
a
small
slit
or
I
think
would
really
help
the
light
issue,
those
are
dark.
I
think
structurally,
you
could
probably
pull
that
off,
but
I
think
making
sure
the
balcony
is
really
just
a
fold
out
of
that
facade
materially
making
it
as
monolithic
as
possible.
Be
would
be
preferred,
but
I
don't
have
an
issue
with
about
the
on
the
upper
terraces.
N
I
think
that's
great,
I
did
see
it
looks
like
there
was
some
scuppering
I'm
assuming
you're
taking
water
off
of
those
and
then
draining
did.
I
see
that
right
and
so
wondering
making
sure
that
we're
chasing
all
that
none
of
that
water
is
going
to
end
up
on
the
public
way
or
splashing
out
from
those
upper
terraces.
N
E
M
Got
it
right
sand
fault?
I
guess
my
my
heartache
here
is.
I
I
think
our
guidelines
are
pretty
clear
about
projecting
balconies
and
I
think
we
have
to
uphold
what
our
guidelines
require
for
this
neighborhood
and
I
think
on
that
front
facade.
Unfortunately,
I
I
can't
I
can't
agree
to
the
projecting
balconies
there.
I
think
the
guidelines
are
pretty
clear
and
pretty
straightforward.
I've
lived
in
a
number
of
units
that
didn't
have
balconies,
I
think
that's
acceptable,
especially
for
a
few
units
in
in
a
building.
So
that's
my
two
cents.
H
H
Secondly,
I'm
I'm
really
pleased
to
see
that
there's
a
chance
of
this
pulling
going
forward,
because
I
know
from
my
years
with
the
city
there's
been
a
long,
long,
painful
history
of
attempts
to
to
develop
this
block
in
an
appropriate
way,
and
so
I'm
glad
to
see
that
there's
an
option
b
being
that
is
being
considered
and
one,
I
think,
is
more
elegant.
Looking.
N
All
right
one
more
on
the
balconies,
but
I
think
totally
understand
the
issues
and
the
guidelines
there.
I
think
I'll
just
say
from
a
you
know,
just
providing
helpful
environments
the
ability
to
get
outside,
even
if
it's
small,
is
really
important.
I
think
one
thing
that
we've
learned
through
this
last
year,
both
in
our
workplaces
and
our
homes,
is
the
ability
to
get
outside
is
very
important.
So
I
I
understand
the
guidelines
here,
but
I
think
providing
housing
that
allows
one
to
do.
That
is
really
important.
So
thank
you.
J
Okay,
I
just
read
that
so
fully
recessed
balconies
will
be
considered
for
primary
and
secondary
facades
of
the
new
construction.
If
evidence
is
provided
that
the
building
wall
maintains
the
feeling
of
a
solid
building
wall.
So
I
I
didn't
read
closely
those
first
few
words,
but
probably
it's
deviating
you're
feeling
like
the
proposal
is
deviating
from
even
that
guideline.
P
Yeah
you
caught
you
caught
yourself
with
those
first
few
words,
that's
where
I
kept
on
going
back
to
if
they
were
fully
recessed,
I
think
it
would
meet
the
the
guidelines
very
very
well,
so
I
really
encourage
you
to
look
at
that.
A
little
bit
closer
and
and
and
as
always,
the
devil
is
in
the
design,
details
right.
We
hear
that
all
the
time,
so
you
know
think
about
is,
can
could
they
be
pulled
back
even
farther.
P
So
if
it's
not
the
full
two
feet
out,
are
you
looking
at
something
else,
but
I
to
read
the
guidelines
as
we
have
them?
I
really
think
they
need
to
be
fully
recessed.
I
realized
not
many
of
us
talked
about
the
the
rooftop
terrace
just
to
put
it
on
the
record.
I
didn't
have
any
concerns
about
the
rooftop
terrace.
K
P
Building
it
seems
to
me
that
those
are
those
are
not
the
primary
facades.
Okay,
so
they're
not
the
same
concern
and
aaron.
You
would
you're
the
one
who's
going
to
be
putting
together
the
the
guidance
on
this.
But
to
me
those
are:
are
the
secondary
and
actually
tertiary
facades.
So
it's
not
as
big
of
a
concern.
My
concern
is
the
one
with
just
the
primary
side.
E
Could
I
ask
one
more
additional
follow-up
to
just
while
we're
all
here
and
we
have
your
thoughts
not,
and
this
is
just
sort
of
throwing
things
out
there,
but
if
we
actually
did
design
a
projecting
bay
window
that
came
out
two
feet,
I
that
sounds
like
that
would
be
acceptable.
Can
I
just
get
confirmation
on
that?
If
you
know
just
as
our
team
is
kind
of
exploring,
I
want
to
make
sure
we
have
all
the
options
understood.
E
P
This
is
commissioner,
howard
again,
I
don't
know
that
we
specifically
allow
for
it
in
our
guidelines.
That's
why
I
said
to
tamara
before
I
was
kind
of
looking
back,
but
I
think
that
that
would
be
more
within
the
spirit
of
of
the
intention.
So
I
would
I
would
encourage
tamara
to
really
look
at
those
other
window
guidelines
and
see
if
there's
something
in
there
that
might
be
able
to
to
make
that
case
surrounding
historic.
P
Q
D
Q
N
A
A
I
I
I
Amber
has
been
leading
this
work
for
cped
working
with
the
offices
of
the
three
city
council
authors,
as
well
as
other
departments
that
will
have
a
role
in
regulating
this
use.
So
I'll
turn
it
over
to
amber
in
a
moment
in
a
moment
to
discuss
kind
of
some
of
the
draft
conclusions
that
have
been
reached.
I'll
note
that
other
city
ordinances
outside
the
zoning
code
will
be
doing
some
of
the
heavy
lifting
on
this
issue,
so
to
speak,
particularly
those
administered
by
our
colleagues
in
regulatory
services.
I
I
don't
know
the
status
of
their
draft
code
text
and
that
we
weren't
able
to
include
that
in
the
in
your
packets,
but
I
believe
that
the
issues
that
amber
will
cover
include
both
issues
that
will
be
addressed
in
the
zoning
code,
as
well
as
those
that
will
be
addressed
in
the
other
ordinances
within
the
city
code.
With
that
I'll
turn
it
over
to
amber.
R
R
Occupancy
would
be
limited
to
no
more
than
two
persons
per
room,
as
sros
are
meant
to
fill
the
housing
continuum
gap
for
single
adults
and
the
goal
being
affordability
and
minimizing
overcapacity
city
staff
is
considering
a
requirement
that
sro
units
could
only
be
established
by
non-profits
or
governmental
agencies
with
a
track
record
of
successfully
managing
housing.
This
is
being
reviewed
by
the
city.
Attorney's
office
stand-alone
licenses
would
ensure
renter
protections
for
tenants
and
it
would
use
the
current
rental
license
foundation
while
adapting
to
unique
uses
consistent
with
short-term
rentals
inspections
would
follow.
R
I
Yeah,
I
won't
go
into
great
detail
on
the
zoning
text.
There
is
it's
fairly
straightforward,
there's
a
definition,
maybe
a
somewhat
lengthy
definition
to
get
at
what
is
entailed.
This
would
go
both
into
the
zoning
code
as
well
as
other
codes
that
regulate
this
issue,
amber
if
you're
able
to
make
that
a
little
larger
as
amber
alluded
to
from
a
policy
standpoint.
I
So
our
proposal
is
that
in
the
r3
zoning
district,
which
is
generally
appropriate
in
interior,
two
that
this
use
would
that
would
be
allowed
on
7
500
square
foot,
lots
or
greater
once
you
get
to
the
next
district
higher
than
that,
it
drops
down
to
more
of
a
standard
size
lot
of
5000
square
feet.
We
have
a
placeholder
for
any
kind
of
specific
development
standards
that
we
think
would
be
applicable
to
this
use
that
that
aren't
going
to
go
into
other
codes
that
address
this
issue.
I
We
are
likely
to
deal
with
this
the
parking,
the
maximum
parking
standard
in
the
zoning
code,
amendment
that
you're
going
to
be
seeing
in
april.
I
believe
our
draft
on
that
is
one
space
per
two
units
with
that.
I
think
that's
a
brief
overview
and
we're
happy
to
take
any
questions
or
comments
that
commissioners
have.
F
F
Like
it
should
apply
to
the
interior
one
and
two
parts
of
the
city
as
well
like
it
shouldn't
just
be
in
in
the
the
higher
density
parts
of
the
city
where
we
allow
these,
so
I
I
would
allow
them
throughout
the
city.
I'm
definitely
opposed
to
limiting
it
to
just
government
and
nonprofit
organizations.
F
F
Like
what
what
is
the
legal
status
of
like
a
hostile
situation,
where
you've
got
like
multiple
bunk
beds,
in
a
room
together,
like
I
I
mean,
I
know
that
there
are
a
few
of
them
in
the
city,
but
they're
very
rare,
like
what?
What
are
the
requirements
around
that
like
what
like?
Why?
Why
are
we
limiting
it
to
just
like
two
people,
instead
of
like
allowing
more,
is
what
I'm
trying
to
get
out
of?
I
guess.
I
I
S
I
was
just
going
to
jump
in,
I
don't
know
how
many
of
you
were
on
the
commission
when
well.
Actually
it
maybe
didn't
even
come
before
you,
but
there
is
one
hostel
in
the
city,
that's
actually
in
the
washburn,
fair
oaks,
historic
district,
and
so
that
was
I
did
that.
Come
through
planning,
commission.
F
F
F
Okay,
well,
I
I
think
we
should
have
more
of
those,
so
I
mean
that
that
might
be
beyond
the
scope
of
this
particular
ordinance.
Maybe
there
could
be
a
separate
hostile
ordinance,
but
when
I
was,
you
know
close
to
being
bankrupt
when
I
first
moved
here
like
that
was
like
a
viable
place
for
me
to
live,
and
I'm
really
glad
that
there
was
at
least
that
one,
I
think
there
should
be
more
of
them
all
right.
That's
all
my
comments.
Thank
you.
G
I
So
essentially,
we
believe
that
that
an
sro
functions
more
like
a
multi-family
building
of
four
units
or
more
and
isn't
really
consistent
with
what
we
communicated
to
people
that
interior
one
would
be
it's
the
language
about
interior
one
is
that
new
and
remodeled
buildings
in
interior,
one
should
be
small
scale.
Residential
individual
lots
are
permitted
to
have
up
to
three
dwelling
units,
so
a
rooming
house
sro
that
has
maybe
you
know
eight
units
within
it
doesn't,
in
our
view,
seem
consistent
with
that
intent
of
of
the
language
in
interior.
I
G
So
I
guess
just
one
follow-up
question.
So
are
you
basically-
and
I
understand
the
reasoning,
but
I'm
just
kind
of
wondering:
will
there
be
no
exceptions,
or
will
you
be
potentially
thinking
about
some
special
circumstances
that
smaller
smaller
lots
could
be
allowed
because
I'm
just
trying
to
figure
out
like
how
many
of
like
there
could
be
proposals
coming
in
and
how
many
of
them
will
have
to
come
in
for
variances
and
changes,
and
things
like
that
because
of
that
very
specific
number
that
is
mentioned
in
the
code.
I
Of
course
we
haven't
done
the
the
land
use
rezoning
study
yet
for
minneapolis
2040,
following
up
on
the
built
form
work,
so
that
question
will
come
up
again
once
we
do
the
land
use
rezoning
study
about
which
districts
you
know
and
entirely
new
kind
of
districts
where
r1
through
r2b,
maybe
don't
even
exist,
so
that
question
will
will
be
asked
again
in
the
coming
years,
but
yeah.
There
is
certainly
the
possibility
that
we
would
be
seeing
variance
requests
from
that
from
what
you
said.
As
you
said,
a
very
specific
standard.
H
H
It
will
try
and
have
it
not
do
anything
okay,
so
my
question
is:
is:
has
there
been
any
thought
given
to
the
issue
of
concentration
in
areas
concentration
of
of
this
kind
of
building,
thinking,
of
course,
about
concentration
of
poverty?
Is
that
been
discussed
anywhere?
That
would
have
been
considered
as
to
limiting
the
number
of
units
per
block
or
whatever
inappropriate
way?
Looking
at
it.
I
Commissioners,
I
don't
believe
that
has
been
really
something
that's
been
considered.
There
are
some
that
this
use
would
be
fall
under
congregate,
living
use.
There
are
some
congregate
living
uses
that
have
spacing
requirements
where
they're
required
to
be
a
certain
distance
from
one
another
to
address
the
issue
that
you
mentioned.
However,
that
has
not
been
something
that
we
have
proposed
or
discussed
for
sros.
H
It
thank
you,
I'm
old
enough
to
go
back
to
the
70s
and
80s
with
the
city,
and
I
you
know
there
were.
There
were
issues
with
concentration
of
halfway
houses
and
concentrations
of
similar
houses
that
that
the
city
and
it's
in
its
desire
to
be
welcoming
and
recognizing
the
need
for
various
kinds
of
housing
like
that.
H
There
were
times
when,
like
whittier
east
got
swamped
with
with
all
of
the
halfway
houses,
not
all
of
them,
but
many
of
them
and
and
other
neighborhoods
around
the
city,
where
the
places
where
he's
congregated
and
to
the
point
where
it
was
it
caused
it
caused
problems
as
any
kind
of
concentration
of
poverty
will.
So
I
I
think
it's
it's.
I
mean
I
I
look.
H
T
Hello,
so,
commissioner,
ford
pretty
much
asked
my
question
but
and
then
now
it
turns
into
just
a
comment.
So
one
of
the
things
that
I've
been
really
trying
to
do
for
myself
being
on
on
the
city
planning
commission
is
try
to
change
the
way
that
I
speak
to
things.
So
you
know
when
we're
talking
about
sros,
which
I
think
this
is
a
really
great
opportunity.
T
T
T
So
I
say
this
because
my
I'm
curious
when
we
talk
about
concentration
very
concerned
about
concentration,
so
I
need
to
understand
the
square
footage
piece
and
also
where
the
location,
so
I'm
going
to
use
a
neighborhood
as
an
example
outside
of
where
I
live,
and
I'm
not
suggesting
that
this
is
where
it
should
be.
I'm
simply
using
it
as
a
suggestion
to
parallel
with
what
I've
said
about
who
are
you
expecting
to
occupy
these
spaces?
T
T
U
Thank
you,
commissioner.
Caprini
stated
a
lot
of
what
I
wanted
to
state
as
well,
I'm
very
supportive
of
this
type
of
use,
but
want
to
see
where
this
would
be
able
to
take
place
throughout
the
city
and
make
sure
that
people
can
be
equitably
distributed
throughout
the
city.
I
think
there's
a
really
big
desire
for
these
types
of
uses
and
people
want
to
live
by
the
lakes
they
want
to
live
by
transit.
U
A
A
V
V
So,
unlike
a
development
review
application
that
we
would
normally
be
looking
at
the
rezoning
applications
or
details
on
site
plan
review,
we
are
really
looking
today
specifically
at
a
request
to
amend
two
of
the
maps
that
are
adopted
with
the
comprehensive
plan.
One
of
them
is
the
future
land
use
map
for
one
of
the
properties
and
then
the
other
is
the
built
form
overlay.
V
So
when
evaluating
this
type
of
application,
it's
kind
of
difficult
to
disassociate
ourselves
from
thinking
about
the
project
itself.
But
certainly
there
are
aspects
of
this
project
that
the
applicant
has
stated
further.
The
goals
of
the
comprehensive
plan,
which
is
really
our
analysis
on
whether
or
not
we
should
make
these
changes
to
the
policies.
V
So
I'm
gonna
give
a
brief
overview
of
the
the
project
and
then
the
applicant
is
also
going
to
fill
in
some
of
the
information
as
well
and
and
talk
about
the
community
engagement
piece.
So
just
a
brief
note
on
the
community
engagement
piece,
so,
unlike
a
land
use
application
again
for
development,
the
city
requires
as
part
of
the
application
process,
and-
and
this
is
out
of
state
statute
and
in
minneapolis
ordinance
that
notifications
are
sent
for
public
hearings.
V
We
use
the
the
newspaper.
The
site
is
posted
with
orange
placards.
We
mail
out
notifications
to
individual
property
owners.
We
have
the
applicant
contact,
the
neighborhood
association
and
the
city
does
as
well,
and
the
council
member
is
also
notified
so
to
differentiate,
and
also
to
kind
of
mirror
the
level
of
effort
for
community
engagement
on
minneapolis
2040,
the
community
or
the
comprehensive
plan.
V
V
The
the
reason
why
the
comprehensive
plan
amendment
is
required
is
because
the
applicant
intends
to
construct
a
building
taller
than
three
stories.
The
future
land
use
map
presently
is
interior,
three
for
a
designation
for
built
form
for
all
of
the
properties
and
in
order
to
allow
for
building
taller
than
three
stories.
The
comprehensive
plan
amendment
is
required,
so
the
applicant
has
indicated
several
goals
and
policies
that
could
be
achieved
with
the
with
the
taller
building
and
staff
has
put
that
in
the
memo
as
well.
V
So,
unlike
some
of
the
comprehensive
plan
amendments
that
we've
seen
so
far,
we
do
have
one
of
the
development
parcels
that
has
a
different
future
land
use
designation.
So
this
is
our
third
comprehensive
plan,
amendment
application
that
staff
and
and
the
city
have
reviewed-
and
I
should
say
I
don't
have
an
application
yet,
but
it
will
be
coming
in
shortly.
V
So
this
is
the
third
one
we've
had,
but
this
is
the
first
one
where
a
developer
is
asking
to
amend
the
future
land
use
designation,
so
the
the
land
use
designation
tells
us
you
know.
Is
it
urban
neighborhood?
Is
it
in
this
case
production
mixed
use?
Is
it
production
and
processing
and
those
different
classifications
can
really
hone
in
on
more
of
like
what
we
think
about
for
primary
classifications,
what
should
be
some
of
the
principal
uses
that
are
allowed
in
what
would
be
future
associated
primary
districts?
V
So
one
of
the
six
parcels
is
slated
for
production.
Mixed
use
that
largely
reflects
what
the
existing
condition
of
the
site
is,
which
appears
to
be
a
warehouse,
a
warehouse
or
maybe
even
a
contractor's
office
historically,
and
that's
certainly
not
the
intention
of
the
the
future
use.
The
future
use
is
intended
to
be
a
residential
building.
V
So
I
wanted
to
highlight
some
of
the
adjacencies
for
built
form
districts,
so
you
can
see
this
kind
of
brownish
color
tanish
brown,
that
is
identified
as
interior
three
kind
of
this
maroon
color
here
and
you
can
see
south
of
the
site
that
is
corridor
six
and
then
this
blue
green
color
is
transit
10.
So
this
particular
development
site
is
located
with
adjacencies
to
much
higher
built
form
designations
being
on
the
north
side
of
the
greenway.
V
So
they
are
meeting
several
of
the
housing
goals
with
this
increased
height
and
density,
but
we
would
definitely
be
interested
in
hearing
from
the
commission
directly
on
thoughts
or
concerns
about
the
proposed
amendment.
So
that
concludes
what
I
have
for
our
presentation.
If
maybe
the
applicant
wants
to
fill
in
or
I'm
happy
to
take
any
questions
right
now
specific
to
the
applications.
A
Commissioner
smiley
you
want
to
wait,
commissioner
meyer.
Oh
you
also
wanna
wait.
I
have
one
quick
question
before
the
development
team
presents
shanna.
Would
this
come
to
us
in
two
applications
like
would
we
see
everything
together,
including
like
site
plan
review
and
the
comprehensive
plan
amendment
or
with
the
comprehensive
plan
amendment
come
first
and
then
later
we
would
see
the
application.
V
Great
question,
commissioner:
olson
so
because
of
the
60-day
law
in
the
state
of
minnesota,
we
more
or
less
have
to
have
a
sequential
review
so
and
that's
to
make
sure
that
we're
meeting
our
statutory
deadlines
for
delivering
decisions
to
to
the
applicant,
so
the
applicant
will
apply
for
the
the
comprehensive
plan
amendment
and
that
will
have
to
complete
its
life
cycle.
So
it
will
have
to
at
least
take
it
to
the
legislative
decision
at
the
city
council
and
then,
if
approved,
then
we
would
go
on
to
apply
to
the
met
council.
V
A
W
Sure,
thank
you
shanna
for
that
overview.
I'm
kyle
brasser
with
ryder
walton
development,
I'm
the
applicant-
and
I
have
with
me
also
dji
architecture,
the
architect
on
the
on
the
team
as
well
and
I'll.
Just
do
a
brief
overview
of
a
couple.
Things
touch
on
a
couple
of
additional
things
from
shanna's
presentation,
and
then
I'm
really
here
to
answer
questions
or
listen
to
your
feedback.
W
That's
the
purpose
of
today's
meeting.
For
me,
we
are
the
the
reason
that
we
are
seeking
this
comprehensive
plan.
Amendment,
as
shannon
mentioned
first
and
foremost,
is
because
we
are
proposing
a
project
that
will
increase
the
supply
of
accessible
and
affordable
housing.
The
development
proposal
is
100,
affordable.
W
All
units
will
be
ranging
we'll
have
incomes
ranging
from
30
to
60
percent
of
the
ami,
shannon
actually
said
80,
because
at
one
point
we
were
considering
having
80
units.
One
of
the
big
pieces
of
feedback
we've
gotten
from
the
neighborhood
is
that
they
really
wanted
to
see
more
lower
income
bracketed
units,
so
we've
eliminated
our
80
unit.
So
we
just
have
30s
50s
and
60s,
and
I
think
that's
an
important
designation,
because
that's
one
of
the
reasons
we
do
need
some
increased
density
in
order
to
make
the
project
feasible.
W
If
we
only
had
a
three-story
building,
we
simply
couldn't
well.
First
of
all,
we
couldn't
create
this
many
units.
We
also
couldn't
create
a
project
that
was
feasible
with
those
income
levels,
so
so
the
the
main
reason
again
is
affordable
housing
that
we're
seeking
this
this
amendment,
it
also
meets
goals
from
the
comprehensive
plan,
the
2040
plan,
including
creating
spaces
for
more
residents,
creating
healthy,
safe
and
connected
people,
creating
complete
neighborhoods
and
a
clean
environment.
W
So
I
mentioned
those
others
to
just
illustrate
some
of
the
breadth
and
the
other
ways
in
which
we
meet
comprehensive
plan
goals.
Shannon
mentioned
we
did
conduct
our
public
outreach
meeting.
We
had
it
on
tuesday
evening.
It
was
attended
by
about
10
individuals,
so
it
was
relatively
well
attended.
The
feedback
regarding
the
project
and
the
comprehensive
plan
amendment
were
both
overwhelmingly
positive,
the
comprehensive
plan
amendment.
We
really
only
received
positive
feedback.
W
We
even
have
had
some
members
mentioned
that
the
midtown
phillips
neighborhood
association
had
undertaken
a
comprehensive
plan
study
themselves
many
years
ago,
and
they
had
slated
this
site
and
a
couple
of
the
other
adjacent
sites
for
a
three
to
five
story
building.
So
we
fit
right
in
in
that
in
that
band
and
then,
of
course,
the
affordable
housing
is
something
that
they're
they're
very,
they
feel
very
strongly
about,
and
they
they
were
excited
to
hear
that
that's
what
our
proposal
contained.
W
We
did
do
the
required
public
outreach
as
far
as
posting
a
sign
on
the
site
and
sending
out
notices
in
in
enough
time
in
advance
of
the
meeting.
We
also
worked
with
kind
of
a
public
team
to
come
up
with
11
different
either
neighborhood
associations.
We
included
both
midtown,
phillips
and
and
potterhorn
park
in
our
outreach
and
then
several
other
local,
either
kind
of
business
councils
or
coalitions
that
shannon
mentioned
the
greenway
coalition,
for
example,
and
so
I
I
want
everybody
to
understand
that
we
did
undertake
a
thoughtful
community
outreach.
W
So
when
you,
when
you
see
that
correspondence
which
I'm
sure
you
will
hopefully
that
provides
some
of
just
some
additional
detail
and
that
you
understand
that
we'll
we'll
address
it
appropriately
and
we'll
make
sure
people
are
included.
I'm
really
here
to
answer
questions
like
I
mentioned,
and
that's
really
that's
my
my
overview.
So
I'm
here
for
questions
and
comments.
Thank
you.
G
Thank
you,
coach
olsen,
and
thank
you
for
the
staff
and
the
developer
for
presenting
this.
I
I
do
really
like
the
idea
of
intensifying
intensified
use
of
this
site
because
of
its
proximity
to
both
transit
and
trail
and
there's
the
lots
of
other
services
that
are
around
and
also
I
wanted
to
say
that
regarding
a
land
use
amendment,
I
personally
don't
see
any
problem
with
that.
I
I
do.
G
I
do
think
that
future
plans
change
like
you,
can
adopt
something
and
the
next
day
a
better
idea
may
come
along.
So
I
don't
think
we
I
think
we
should
be
flexible
in
in
that
term.
My
only
one
question-
actually
I
have
two
questions
is
one
is
that
it
was
mentioned
that
this
project
will
be
100
affordable.
G
So
I'm
just
kind
of
wondering:
how
is
that
guaranteed
and
whether
there's
a
specific
company
or
management
or
organization
that
will
be
in
charge
of
following
up
on
that
and
also
the
other
thing,
is
kind
of
wondering
about
the
design
element
of
this
project
in
terms
of
just
materials
and
whatnot
and
kind
of
wondering.
If
this
will
be
the
last
or
this
is
the
last
rendering
and
or
is
it
like
kind
of,
like
a
first
draft
sure.
W
So,
if
that,
if
this
passes,
then
we
will
go
through
the
typical
land
use
approval
process
which
will
which
will
consist
of
a
of
a
more
comprehensive
building
overview.
What
are
the
materials?
What
are
the
colors?
What
are
the
you
know?
Do
we
have
balconies?
Do
we
have
you
know
all
these
different
building,
specific
items
which
we
are?
We
are
working
on
plans
for
right
now,
but
this
is
not
final.
W
W
You
know,
financial
penalties,
pretty
significant
ramifications
that
can
happen,
and
the
management
company
is
responsible
for
tracking
the
compliance
and
and
making
sure
that
the
the
guidelines
are
followed.
But
it's
a
it's
a
very
strict
process.
So
this
is
not
like.
Oh
we're,
gonna
keep
the
rents
at
a
certain
level.
It's
like.
We
have
specific
guidelines.
We
have
to
follow
or
we're
not
in
compliance
with
our
funding.
V
Just
gonna
add
on
so.
If
the
comprehensive
plan
amendment
is
approved,
we
will
see
the
project
again
at
a
future
committee
of
the
whole
to
review
specific
information
regarding
the
development,
including
the
materials
of
the
structure.
So
this
is
not
the
only
opportunity,
but
it
would
be
if
if,
if
it's
not
amended,
but
if
the
comprehensive
plan
is
amendment
is
approved,
then
we'll
see
it
again.
W
F
F
F
F
Yes,
but
you
know
seeing
that
you're
only
building
five
stories,
you
know
shows
that
you're
not
even
maximizing
what
you
get
under
under
corridor
six,
so
it
probably
wouldn't
be
important
for
you
to
go
to
transit
10,
if
that's
the
case,
but
I
I
think
it
would
justify
trans
attendant.
Nonetheless,
and
I
know
that
this
is
something
that
you
know
we
can
get
into
more
if
and
when
you
come
back.
W
That's
a
fair
question:
I
will
let
the
architect
respond,
but
I'll
also
kind
of
soften
it
for
them
a
little
bit
and
say
the
programming
of
the
common
spaces
is
one
of
the
many
things
that
will
take
place
with
a
more
serious
and
kind
of
a
more
fine-tooth
comb.
If
you
will
between
now
and
when
we
come
back
for
the
land
use
so
josh
and
scott,
I
kind
of
gave
you
a
pass,
but
maybe
you
have
a
good
reason
that
it
is
where
it
is
and
go
go
right
ahead.
L
Hello
is
my
microphone
on
yep,
hello,
I'm
josh
with
djr
one
of
the
reasons
that
we
put
it.
There
was
because
I
know
that
there
is
the
ramp
on
the
11th
avenue
side,
but
on
the
12th
avenue
side
we're
looking
at
replacing
the
stair
that
goes
down
to
the
greenway,
so
you're
thinking
that
that
could
also
be
another
access,
potentially
with
a
like
a
bike
rail
on
that
stair,
although
that
hasn't
been
determined
yet
so
yeah.
F
All
right,
thank
you
for
clarifying
that
and
yeah.
I
think
like
I
said.
I
think
this
is
consistent
with
the
spirit
of
the
master
plan,
and
I
think
it
you
know,
above
and
beyond
that,
for
this
to
be
serving
low
income.
People
and
particularly
people,
are
transitioning
from
from
houselessness,
I
think
is
especially
fitting.
It
would
be
especially
great
if
some
of
the
people
who
were
previously
camping
on
on
the
the
greenway,
if
they
could
maybe
move
in
there
and
stay
within
the
same
neighborhood.
Thank
you.
X
You
know
filled
and
dense
already,
and
I
think
the
hope
long
term
was
that
we
would
start
to
see
things
happening
in
other
parts
of
the
city,
not
just
the
same
parts
of
the
city.
So
that's
that's
thing
number
one
thing
number
two
is
you
know
when
we
talk
about?
Oh,
this
is
consistent
with
the
goals
of
the
comp
plan.
X
X
So
the
fact
that
it
there's
access
to
transit
here
and
the
fact
that
there's
restaurants
nearby
and
the
fact
that
it's
close
to
the
greenway
all
of
these
things-
you
know
it's
only
very
recently
that
the
comp
plan
was
adopted.
All
of
these
things
were
known
at
the
time
the
property
was
designated
the
way
it
was
so
to
my
way
of
thinking
a
comp
plan.
Amendment
should
be
something
that's
you
know
compared
on
it
on.
You
know,
on
a
case-by-case
basis,
of
course,
but
with
what
we're
really
trying
to
do.
X
The
city
does
have
to
have
a
comp
plan
and
it
is
supposed
to
mean
something,
and
even
a
good
project
maybe
sometimes
doesn't
need
to
be
approved,
because
it's
not
consistent
with
the
comp
plan
and
what
and
what
we
were
trying
to
do.
So.
I
think
we
need
to
it's
this.
This
discussion
feels
like
to
me
a
normal
committee
of
the
whole
discussion
where
we're
talking
about
you
know.
X
What's
the
building
like
and
all
these
other
kinds
of
things,
instead
of
really
the
different
conversation,
I
think
we
should
be
having,
which
is
what
does
the
comp
plan
mean,
and
when
is
something
significant
enough
that
we're
going
to
amend
it?
Keeping
in
mind
that
part
of
the
reason
that
these
have
the
designations
they
do,
the
land
use
designations
they
do
is
because
they're
in
a
more
dense
part
of
the
city
to
begin
with.
So
that's
my
two
cents
on
that.
Thank
you.
N
Baxley,
thank
you
I'll
echo,
commissioner
sweesy's
comments
about
comp
plan
modification.
I
I
think
I'll
just
second
those
and
maybe
just
on
a
more
tactical
side.
I
think
for
us
to
truly
understand
this.
I
mean
it
is
great.
It's
on
the
north
side
doesn't
shadow
the
greenway,
but
by
putting
it
on
the
north
side,
it
creates
extreme
shadowing
for
the
inward
block.
You
know
from
the
scale
of
the
building,
so
I
know
the
applicant
has
put
a
few
shadow
studies
in
at
the
sort
of
extreme
conditions
of
the
day.
N
N
I
think
truly
understanding
the
reach
of
that
scale
before
we
make
a
decision
would
really
be
helpful
in
evaluating
that,
and
I
think,
since
it
was
included
in
there,
I
just
you
know
not
knowing,
if
you're
shooting
for
a
certain
density
of
parking,
but
your
parking
plan
for
the
building
looks
sort
of
painfully
tight
in
terms
of
number
of
spots.
So
just
wanted
to
register
that.
Thank
you.
H
V
V
I
believe
kyle
also
mentioned
that
there
had
been
some
more
neighborhood
level
work
that
had
been
done.
That
was
more
site
specific.
That
was
not
reflected
in
the
the
previous
zoning
resulting
study,
and
so
I
I
think
that
there
are
a
number
of
factors,
of
course
that
were
taken
into
consideration
to
identify
this
area
as
interior.
Three,
so
I'll
speak
first
about
the
build
form
and
we
talk
a
little
bit
about
the
the
lands,
so
I
think
it
it.
V
It
generally
was
reflective
of
policy
that
was
there
previously
and
adopted
previously,
and
and
probably
it's
its
proximity.
I
couldn't
say
specifically
because
I
was
not
on
that
part
of
the
team
that
you
know
went
parcel
by
parcel,
so
I
couldn't
say
specifically
why
this
site
was
designated
as
interior
three.
As
far
as
a
future
land
use
designation
goes,
it
seems
as
though
urban
neighborhood,
which
is
pretty
consistent
with
the
remainder
of
the
the
general
area.
V
With
the
exception
of
this
one
parcel
at
2839,
11th
avenue
south,
that
parcel
is
already
in
non-residential
use.
It
looks
to
be
having
previously
been
or
currently
being
used
as
a
contractor's
office,
so
something
like
for
for
building
or
mechanical
system
or
plumbing
company,
that
that
is
housed
there.
V
But
I
couldn't
say
specifically
why
this
site
was
designated
in
tier
three.
I
mean
we
can
look
back
at
the
maps
and
see
that
there
is
variation
and
in
the
adjacencies,
so
we
have
larger
areas
here
that
are
interior
three
south
here
as
well,
but
immediately
across
the
greenway
we're
seeing
quarter
six
on
the
same
stretch
of
11th
on
the
opposite
side
of
the
block.
We
have
corridor
six
as
well
and
then
across
the
greenway
to
the
south
west,
the
and
and
to
the
to
the
west.
V
Generally,
we
have
transit
10,
which
is
along
chicago
avenue,
which
is
a
a
goods
and
services
corridor.
So
there's
there's
ideas
about
proximity
to
other
land
use
features
such
as
a
goods
and
services
corridor
and
then
also
maybe
the
midtown
greenway.
I
hope
that
answers
your
question
as
best
I
can.
H
H
A
A
Y
Y
This
is
kind
of
an
interesting
area
of
mercy
homes
where
there
historically
have
been
industrial
uses.
Although
we
have
seen
some
new
construction,
including
right
across
the
street,
from
this
proposed
location,
so
the
the
site
here
has,
as
you
can
see
it's
right
on
the
border
of
the
neighborhood,
it
has
a
number
of
buildings
that
will
remain,
although
in
these
aerial
views
this
this
building
in
the
middle
here
was
demolished
for
a
surface
parking
lot.
Y
Y
And
here's
a
here's,
a
view
of
the
new
building
that
would
be
on
the
far
eastern
side
of
the
site,
so
the
makeup
of
these
buildings,
this
site
is
located
in
production,
mixed
use
and
corridor
six.
So
traditionally
what
we
have
said,
what
staff
and
planning
commission
has
said
with
regards
to
production
mixed
use
is
that
residential
units
are
allowed
as
long
as
they're
part
of
a
building
that
provides
production
space.
Y
Y
This
floor
plan
shows
the
layout
of
the
makeup
of
that
space.
There
is
an
athletic
field
proposed
in
one
of
the
spaces,
and
then
it's
not
on
here.
I
will
eventually
get
to
a
floor
plan
that
shows
the
second
story,
so
this
second
building
from
the
the
west
will
have
productions
based
on
the
main
floor
and
one
live
work
unit
and
then
live
work
units
on
the
upper
floor.
So
it
will
that
building
will
contain.
Y
Y
Y
Y
Y
So
in
general,
the
resounding
to
the
industrial
living
overlay
district
is
something
that
makes
sense
in
a
production.
Mixed-Use
space,
as
I
said,
slightly
more
than
50
of
the
ground
floor
area,
is
proposed
to
be
production
uses
one
big
concern
the
staff
does
have
is
that
the
applicant
hasn't
identified
tenants
for
these
spaces.
Y
So
staff
is
concerned
about
this
large
quantity
of
production
space
that
is
being
proposed
without
any
tenants
or
kind
of
a
plan
for
what
type
of
tenants
to
attract-
and
you
know,
hopefully,
the
applicant
will
be
able
to
speak
to
that
as
well
and
then
corridor.
Six,
this
is
is
where
the
site
is
located,
and
so
the
proposed
new
construction
has
six
stories
which
is
consistent
with
that.
Y
So
in
terms
of
feedback,
there's
a
few
things,
so
staff
is
looking
for
feedback
from
the
planning
commission
on
whether
the
proposed
uses
within
the
development
meet
the
intent
of
production.
Mixed
use,
production
areas
are
intended
to
provide
living
wage
jobs
and,
as
noted,
the
applicant
hasn't
identified
tenants
for
these
spaces,
nor
have
they
identified
how
they're
going
to
modify
these
spaces
to
make
them
attractive
to
tenants.
Y
Also
in
terms
of
design
of
the
building
staff,
does
have
concerns
about
some
of
this
orientation
of
windows,
especially
on
the
east
elevation,
which
faces
residential
uses.
The
windows
in
general,
you
know
are,
are
not
you
know,
consistent
shapes,
nor
are
they
all
vertically
oriented,
as
guided
for
in
our
site,
planner
view
chapter.
The
other
thing
about
the
elevations
is
that
which
kind
of
comes
through
more
in
the
rendering
is
that
they
are
pretty
flat
with
a
lack
of
articulation.
Y
G
Thank
you,
commissioner
olson.
I
have
a
few
questions.
First
of
all,
I
I
agree
that
there
is
no
articulation
in
the
design
of
this
building.
I
have
a
clarifying
question
and
that
is
basically
the
live.
Work
definition
is
coming
from
this
side
of
the
building
being
completely
residential
and
the
remodeled
industrial
areas
being
the
work
space.
Is
that
correct.
Y
So
we
don't
actually
have
a
definition
for
live
work
spaces
and
we
don't
allow
those
to
count
towards
production
requirements
or
commercial
requirements.
So
the
applicant
has
shown
on
all
their
plans
that
these
will
be
live
workspaces.
But
we
don't
have
any
sort
of
guidance
for
what
that
means
or
what
that
has
to
provide.
So
in
terms
of
how
the
planners
in
the
zoning
code
would
evaluate
that
those
would
just
be
apartments.
G
Okay,
because
yeah-
I
was
just
going
to
say
regarding
your
comment
in
the
in
the
report
and
saying
that
there
is
that
that
the
staff
is
concerned
about
how
it
will
be
maintained.
I
was
going
to
ask
how
are
other
similar
project
maintained
projects
maintained,
because
I
I
know
we
do
have
live
work
projects
in
the
city,
the
other
yeah
this
this
this
side
of
it
looks
like
a
regular
residential
building.
G
Y
C
C
This
is
a
this
is
an
interesting
project,
we're
taking
space
that
was
originally
industrial
and
is
being
converted
to
a
more
of
a
production
use.
That
is
not
really
industrial
right
now.
So
what
we're
finding
is
that
we
have
interest
from
tenants
who
produce
things
and,
and
it's
sort
of
a
modern
day
production
our
modern
day
version
of
of
what
industrial
used
to
be
so
we
do
have
tenants
that
have
been
that
we
have
signed
up
and
that,
in
fact,
are
are
preparing
to
occupy.
C
Materials
and
display
materials
for
grocery
stores
and
for
retail
outlets,
so
they
design,
construct,
assemble
products
and
product
displays
that's
sort
of
the
new
version
of
of
production.
Another
productions
tenant
that
is
going
in
in
one
of
the
smaller
units
in
the
west
portion
of
the
building
is
a
food.
Is
a
content
producer
for
for
food
production,
so
they
they
bring
in
video
and
and
classroom
materials,
and
they
video
them
and
sell
these
stream
these
videos
for
a
fairly
large
audience.
C
C
Unfortunately,
the
city
doesn't
consider,
even
though
they're
primarily
using
this
as
production,
the
city
doesn't
consider
that
to
be
production
space,
so
we've
excluded
it,
but
that's
a
fairly
high
demand
type
of
of
unit
for
for
artisans
and
small
business
people
that
allows
them
the
affordable
opportunity
to
both
live
and
and
and
work
it's
sort
of
the
living
above.
The
store
concept,
and
if
I
can
address
one
other
question
that
that
lindsay
brought
up
with
respect
to
bicycle
parking,
we
may
have
a
difference
of
accounts.
C
Z
C
Z
I
can
so
let
me
answer
the
some
of
lindsey's
comments
concerning
the
industrial
spaces.
I
want
to
get
that
this
project
was
a
series
of
editions.
It
was
one
large
company,
but
it
was
additions
built
over
20
years.
So
the
long
walls
that
run
north
south
are
bearing
walls
in
the
building.
We
can
cut
some
holes
but
they're
very
difficult
to
remove
a
site,
so
some
of
the
walls
are
necessary
to
hold
the
building
up
because
think
of
the
building.
Z
Z
We
preserve
those,
and
then
we
made
additional
modifications
of
building
in
the
rear
inside
to
increase
accessibility,
to
make
sure
that
the
manufacturers
could
succeed
because
of
lifeblood
manufacturing
is
trucking
and
the
real
what
I'll
see
behind,
and
so
we
actually
enhanced
it
and
developed
that.
So
we
want
to
make
this
manufacturing.
Z
Comfortable
accessible
easy,
but
the
trend
is
smaller.
Boutique
manufacturers,
instead
of
they
think
of
the
large
mass
productions
they're
tending
to
move
out
west
to
rockford
and
places
like
that.
But
what's
happening
in
the
city
is
these
smaller
creative
tenants,
like
the
one
mosquito
inc
which
creates
storage,
displays
like
terrible
coffee
things
like
the
fit
foodie.
Z
The
futsal
that
michael
made
circular
disciplines
first
try
to
get
a
creative
mix
of
smaller
boutique
hd
mexicans,
which
manufacture,
I
think,
is
a
real
good
positive
because
you're
starting
to
get
a
variety
of
manufactures,
a
lot
of
good,
strong,
independent
companies,
but
the
building
set
up
they
could
handle
larger
spaces.
We
have
one
that
wishes
to
be
larger.
We
can
accommodate
something
up
to
10
000
square
feet,
so
we're
just
finding
smaller
hitch.
Manufacturers
are
wanting
to
be
in
this
area
and.
D
D
Z
Architecturally,
we
really
try
to
enhance
two
things,
enhance
the
manufacture,
experience
in
terms
of
accessibility
and
all
that
I
described
and
the
other
is
enhancing
the.
What
I
call
the
residential
experience-
and
you
know
page
of
our
book-
that
overall
view
lindsay,
show
shows
the
parks,
alcohols
and
elements
and
the
building
variety.
So
the
project
has
a
lot
of
interest
and
scale
and
architecture.
It
wasn't
one
continuous
flat
wall.
They
really
wanted
to
start
to
break
up
the
math
and
create
the
ins
and
outs
and
articulation.
E
Z
We
decided
to
see
a
very
interesting
community
of
manufacturers,
athletic
display,
futsal
and
housing,
so
you're,
starting
to
get
this
segment
to
have
a
lot
of
creative,
unique,
active
uses
which
is
really
starting
to,
I
think,
become
a
good
blueprint
for
what
you
know.
It's
called
the
manufacturing
housing
district
in
the
city
after.
M
AA
E
Q
G
AA
And
colors
and
patterns
and
above
keep
a
more
neutral
palette
with
the
white.
There
is
actually
some
depth.
That's
a
little
bit
difficult
to
read
in
the
rendering
the
window
frames
on
this
building
have
a
have
a
bit
of
a
bump
out
that,
given
different
lighting
conditions
and
times
of
day
would
would
create
some
recess
recession
and
and
protrusion
on
on
the
facade
and
then
to
the
one
comment
about
the
windows
that
were
in
the
ramp
facing
the
the
east.
AA
M
C
I
do
want
to
add
two
things
if
I
may.
First
we've
had
two
very
productive
listening
sessions
with
the
marcy
holmes,
neighborhood
association,
who
are
very
protective.
As
you
know,
of
of
this
area
and
and
are
very
insightful.
They
have
had
generally
positive
comments
about
about
both
this
project
and
the
way
it's
it
can
serve
to
revitalize
and
act
as
a
catalyst
for
a
a
new
kind
of
lifestyle
in
this
area.
F
Thank
you.
You
know,
I
feel
that
so
long
as
they're
providing
the
production
space
necessary,
I
don't
feel
a
need
to
to
micromanage
how
they
do
it,
and
I
do
think
that
there
definitely
is
a
significant
demand
for
the
smaller
spaces
and
in
fact
some
people
in
the
neighborhood
had
asked
me
just
a
few
months
ago.
F
If
there
was
a
space
nearby
that
I
knew
of,
and
I
didn't
know
of
any
of
that
they
actually
located
in
st
louis
park,
but
they
would
like
to
move
so
I
might
be
able
to
connect
you
with
one
additional
tenant,
for
that
did
have
a
couple
other
questions.
First,
can
you
tell
me
about
the
athletic
field
like
who?
Who
is
that
designed
to
serve?
Is
that
like
something
that
people
from
the
public
would
be
a
bit
able
to
to
use
or
rent.
Z
Z
So
as
we
playing
with
the
plans
this
building
out,
we
have
the
futsal
field,
we're
also
looking
at
the
potentially
developing
we're
looking
at
the
economics
of
we
put
in
our
presentation
on
the
roof
to
create
additional
futsal
facility
out
of
it.
So
we
sort
of
start
to
double
up
in
that
kind
of
activity.
Z
C
And
what
we're
finding
is
that
the
demand
for
this
is
pretty
strong
and
it's
pretty
diverse.
There
are
a
lot
of
different
communities
who
participate
in
it.
Particularly
a
lot
of
these
deaf
communities
are
forming
leagues
and,
and
so
it's
a
and
and
some
of
the
operational
expertise
for
for
these
tenants
are
coming
from
those
communities
as
well.
So
we
think
it's
kind
of
a
win-win
yeah.
F
F
I
mean
that
they're,
going
all
the
way
out
to
blaine
to
play,
there's
just
such
a
limitation
on
the
space
nearby,
so
just
from
a
park
board
perspective.
I'm
very
happy
to
to
see
this
proposed
because
it
alleviates
a
little
bit
of
the
pressure
on
me.
You
answered
the
next
question
I
was
going
to
ask,
but
I
just
wanted
to
say
I'm
pleased
that
you're
committing
to
meet
or
exceed
the
bike
parking
requirement.
Z
That
is
tough
because
of
the
tightness
of
the
site
and
we
looked
at
it
and
it's
not
like
we
because
and
it's
a
housing
system
because
we're
so
tight
if
we
put
an
interior
ramp,
we'd
wipe
out
all
the
parking,
which
is
one
thing
we
promised
in
the
neighborhood
meetings
that
would
maximize
parking
as
much
as
possible.
So
it
sort
of
tick.
You
know
so
he
said
we
need
an
extra
curb
cut,
but
we
get
a
lot
more
spaces
in
the
building.
Z
F
Well,
I
I
live
in
the
neighborhood
and
I
have
the
opposite
request.
I
would
like
to
see
the
vehicle
parking
and
to
reduce
the
curb
cuts.
I
know
that
there
are
competing
voices
on
that,
but
you
know
for
the
ordinances
that
that
we're
looking
at
that
might
be,
in
effect,
when
you
submit
your
final
application,
like
we're,
trying
to
push
for
for
less
vehicle
parking
across
the
board
so
yeah.
That
was
the
reason
why
I
mean
I.
I
would
certainly
much
prefer
for
you
to
have
consolidated
into
one
curb
cut.
A
N
Thank
you.
I
I
I
really.
I
think
this
could
be
such
an
exciting
addition
to
the
neighborhood,
so
I
I
think
preserving
production
space
combining
it
with
apartments
is
wonderful,
and
I
think
we
have
an
opportunity
here
to
make
the
housing
not
look
like
housing.
I
I
I
think
you.
This
is
maybe
one
case
where
flatness
is
better
that
somehow
the
apartment's
part
of
the
production
space
there's
an
aesthetic
there
and
almost
a
sort
of
a
district
definition
that
doesn't
want
to
be
like
every
other
apartment
building.
N
So
I
would
encourage
the
team
to
really
explore
the
sort
of
aesthetic
of
the
industrial
there,
because
it'll
really
make
it'll
differentiate
the
apartment
spaces
from
particularly
ones
across
the
street
and
anywhere
in
town.
You
have
the
opportunity
here
to
kind
of
tie
this
all
together
in
a
really
compelling,
unique
way
that
would
probably
drive
rents.
That
would
you
know,
I
think
it's
just
so
explore
that,
and
I
think
flatness
in
this
case
and
materiality
could
be
wonderfully
industrial
and
beautiful.
N
If
you're
going
to
commit
to
reinforcing
it
might
as
well
kind
of
look
at
all
of
that,
and
then
lastly,
I
the
parking
you
know
where
you're
removing
the
building
that
long
linear
spot
it
is
probably
necessary
for
counts
and
things
but
boy.
I
can
sure
imagine
that
space
also
becoming
you
know,
work
days
done
gates
closed
people
out
there
playing.
You
know
it's
got
that
sort
of
do
so.
However,
we
think
about
lots.
N
Maybe
this
isn't
just
about
tar
and
stripes
there's
another
way
to
kind
of
treat
it
as
a
a
room,
an
outdoor
room
that
the
production
folks
use
that
the
community
uses.
That's
part
of
the
complex
and
the
story
here,
so
just
wonderful
opportunity,
guys,
I
think
just
really
drive
it
to
be
something
unique
and
it
doesn't
have
to
doesn't
have
to
look
like
apartments,
doesn't
have
to
look
like
sheds,
but
the
combination
could
be
really
powerful.
So
thank
you
for
sharing
that
with
us
today.
Thank
you.
Z
G
T
Hi,
thank
you,
sorry,
the
sun's
in
my
eyes,
I
did
not
shut
the
curtain,
so
if
you've
seen
that
bright,
light
like
I'm
seeing
anyway,
the
building
the
materials
that
are
used
on
the
outside
reminds
me
of
the
wise
museum
on
campus,
and
I'm
wondering
is
it?
Is
it
that
kind
of
shiny
or
is
it
more
of
a
muted?
I
don't
know
what's
the
way,
I'm
looking
for
gosh
batman
comes
to
my
mind,.
T
I'm
looking
for
and
and
then
someone
I
don't
recall,
who
mentioned
the
details
that
we
aren't
seeing
in
this
image,
because
when
I
first
looked
at
it
while
the
presenter
was
speaking,
I
was
like.
Oh
my
god
that
looks
like
a
parking
ramp.
But
then
I
started
to
like
really
let
myself
be
a
lot
less
judgmental
because
it
is
in
an
industrial
zone,
and
I
started
to
appreciate
it
more.
T
AA
A
white
corrugated
metal
and
the
windows
I
mentioned
that
there's
a
small,
reveal
or
protrusion
around
the
windows
to
give
the
facade
some
depth,
but
it
still
has
quite
that
flat
effect
and
then
you're
you're
kind
of
noticing
that,
from
the
the
patina
copper
colored
line,
that's
green
that
separates
the
upper
part
of
the
building
from
the
lower
from
there
down
we're
using
really
we're
proposing
precast.
That
is
designed
this
with
a
very
beautiful
color
and
and
that
we've
used
very
carefully
considered
the
way
that
the
ramp
works
at
p1.
Z
AA
T
Okay,
well,
you
know
what
it
just
my
two
cents:
it
would
be
nice
if
it
all
kind
of
worked
well
together
and
blended.
Not
so
you
would
hit
the
wall,
but
if
you
were
trying
to
back
into
the
building,
but
you
understand,
I'm
not
an
architect
or
a
design
major
I'm
just
looking
at
it
and
giving
you
my
perspective
so,
but
thank
you.
A
A
A
All
right,
if
not
and
without
objection,
I
will
declare
this
meeting
adjourned.
Our
next
committee
of
the
whole
meeting.
Oh,
did
someone
have
something
to
say?
Okay,
I
think
that's
just
some
feedback.
Our
next
committee
of
the
whole
meeting
will
be
thursday
april
15
2021,
and
our
next
planning
commission
meeting
will
be
monday
april,
12
2021..
Thank
you.