►
Description
Additional information at
https://lims.minneapolismn.gov
A
A
The
city
will
be
recording
and
posting
this
meeting
to
the
city's
website
and
youtube
channel
as
a
means
of
increasing
public
access
and
transparency.
This
meeting
is
public
and
subject
to
the
minnesota
open
meeting
law
at
this
time.
I'll
call
the
meeting
to
order
and
ask
the
clerk
to
call
the
roll
for
quorum.
B
C
A
A
C
C
D
A
E
A
C
A
H
All
right
good
afternoon,
commissioners,
so
for
the
site,
it
is
a
17
thousand
square
foot
vacant,
lot,
frontage
on
second
street
and
vehicle
access
with
an
access
easement
on
third
avenue
in
2019
this
project,
or
this
subject,
property
received
approvals
for
a
seven-story
building.
Those
are
not
acted
upon.
H
So
we
have
this
new
proposal
in
front
of
us
eight
floor,
mixed-use,
building
with
an
eighth
floor,
penthouse
96
units,
thousands
about
a
thousand
square
feet
of
retail
and
47
enclosed
parking
spaces,
exterior
materials,
brick
and
metal
panel,
there's
a
green
roof
design
plantings
and
a
substantial
solar
array.
Along
with
that,
penthouse.
H
H
And
then
that
main
pedestrian
entrance
right
here,
the
applicants
intending
to
apply
for
for
premiums
in
this
corridor,
six
future
land
use
or
this
built
form
that's
quarter.
Six
is
the
built
form
for
the
site
and
three
far
premiums
is
what
the
applicant
will
likely
be
seeking
to
get
a
far
5.35,
affordable
housing,
enclosed
parking
and
environmental
sustainability
and
two
height
premiums,
affordable
housing
and
environmental
sustainability.
H
H
G
If
you
look
at
the
elevation
that,
like
there's
an
overhang
and
then
it
shows
the
retail
yeah
that
one
you
were
just
on
where
it
shows
the
retail
is
that
area
in
front
of
the
building
there
supposed
to
be
like
public
access,
just
like
maybe
a
couple
feet
of
sidewalk
to
get
over
to
the
retail,
or
are
people
really
not
supposed
to
walk
there,
and
then
is
that
area
under
that
overhang?
You
said
for
bike
access.
Is
that
meant
to
be
public,
or
is
that
like
private
access
for
the
building
too?
G
H
H
You
know
that
public
private
entity
or
amenity
for
the
bike
trail
this
portion
of
the
building
is
stepped
back
about,
as
I
noted,
seven
or
eight
feet
from
the
front
property
line
along
2nd
street,
the
entrance
would
just
come
out
for
that
retail
right
onto
that
sidewalk
and
and
the
applicant
patrick,
is
it
would
you
say
the
sidewalk
is
at
least
six
feet
six
to
eight
feet.
There
is
your
guess.
I
Yeah,
this
is
patrick
commissioners.
It
is
a
fairly
wide
sidewalk
there
and
then
just
to
the
south
of
the
sidewalk
there's
a
bike
lane
on
the
street.
So
our
goal
was
to
create
a
striped
bike
crossing
from
the
existing
bike
lane
to
the
bike
connection
and
the
intent
just
to
clarify
is
for
this
to
be
full
public
access.
It's
intended
to
be
an
amenity
for
the
community
and
then
to
the
access
to
the
retail.
G
I
Time
it's
a
little
bit
of
a
goofy
elevation,
especially
with
the
bridge
abutment,
but
there
is
quite
a
bit
of
space
there
and
if
you,
if
you
go
to
the
site,
you
look
at
it
or
you
look
at
an
aerial
of
it.
You
can
see
the
there's
a
driveline
of
traffic,
then
there's
a
fairly
large
bike
lane
then
there's
a
large
sidewalk.
Then.
F
H
I
will
it
was
smaller
about
65
66
units,
I'm
gonna
stall
right
now
to
get
you
that
number
and
see,
but
it
was
slightly
smaller.
I
think
it
was
a
floor
smaller,
but
the
that
was
under
the
previous
comp
plan
and
the
the
applicant
is
intending
to
with
those
premiums,
look
to
look
to
comply.
But
if
you
give
me
a
minute
or
two
I
can
I
can
be
more
specific.
H
H
K
H
A
I
H
A
I
Yeah,
I
just
wanted
to
take
a
second
just
to
introduce
my
team.
I
do
have
cassie
radford
and
tamara
halverson
from
pigeon
consulting
with
us
here
today.
We
also
have
our
architects
from
collaborative
design,
ben
metzdorf
and
bill
hickey,
and
I
have
samia
headland
from
my
company
crow
companies.
Here
we
are
a
local
development
company,
we're
a
long-term
holder
and
we're
really
excited
to
invest
in
the
north
loop.
This
is
a
challenging
site,
it's
a
site
that
hasn't
moved
forward
a
couple
of
times,
but
we
believe
that
our
design
is
a
design.
I
I
know
I
can
move
it
forward.
If
I
can
get
approvals
from
staff
and
neighborhood
groups,
we're
excited
about
bringing
our
vision
for
sustainability
to
the
north
loop.
We
think
that'll
resonate
with
the
community.
I
as
aaron
mentioned
too.
I
also
have
a
really
strong
passion
about
transportation,
and
I
I
believe
that,
though
we're
building
for
parking
today,
I
think
that's
going
to
change
in
the
future,
and
I
think
that
trying
to
create
this
access
point
in
the
north
loop,
that's
centrally
located,
will
be
beneficial
to
the
community.
I
So
if
anybody
has
any
questions
for
me,
I'm
really
just
here
to
answer
any
more
questions
and
again
I
just
want
to
say
how
excited
I
am
for
this
opportunity.
This
is
a
working
with
the
city
of
minneapolis
is
fantastic,
and
the
only
last
thing
I
want
to
say
is
that
with
the
affordable
housing
we
are
making
a
commitment
to
meet
or
exceed
the
affordable
housing
requirements.
It
will
be
indistinguishable
and
it
will
be
located
within
our
building.
We
will
not
buy
it
out.
We
will
not
relocate
it
somewhere
else.
J
Thank
you.
So
I
know
you
mentioned
transportation,
and
this
location
is
in
one
of
the
most
transit-rich
neighborhoods
in
minneapolis,
and
I
didn't
notice
an
apologies.
I
got
invited
to
this
meeting.
I
found
out
about
one
hour
before
this
meeting,
so
I
briefly
looked
at
your
the
plan,
but
I'm
wondering
if
you
are
going
to
be
offering
anything
like
unbundling
parking
from
the
units
or
the
other
thing
I
was
thinking
of
is
the
new
metro.
Transit
residential
pass
program
for
transit
passes
that
sort
of
thing.
I
Yes,
we
are
talking
to
metro,
transit
and
hennepin
county
about
some
of
those
things
they
will
definitely
be
offered.
We
will
also
have
some
car
sharing
within
the
building
and
some
flex.
Some
parking
spots
are
a
little
bit
more
challenging
but
more
flexible
to
people
that
might
not
use
their
cars
as
often
because
we
do
want
to
promote
promote
an
environment
where
people
do
use
alternative
forms
of
trans
transit,
so
anything
that
we
can
do
to
improve
their
access
to.
That
is
going
to
be
important.
F
I
Yep,
so
the
so
the
you're
talking
about
the
bicycle
access
yep.
So
that's
for
the
community.
We're
gonna
mean
the
way
it'll
work
is
aaron
and
I
have
kind
of
discussed
a
couple
options.
My
guess
is
there
will
be
some
sort
of
easement
where
we'll
maintain
it
so
we'll
keep
it
plowed
and
keep
it
clean,
but
it
will
be
public
access
to
everyone
so
that
that
section
of
trail
really
feels
like
a
tunnel.
So
as
you
get
from
like
target
field
going
to
the
river
there
you're
just
just
a
long,
narrow
path.
I
So
the
goal
is
the
reason.
We're
purchasing
the
site
from
the
railroad
is
to
sort
of
open
that
section
up
a
little
bit
and
then
we're
going
to
put
a
bicycle
repair
station
down
there
so
like
a
a
pump
access
to
some
tools
and
some
instructions
for
how
to
use
them,
because
I
think
the
closest
one
to
minneapolis
right
now
is
over
by
the?
I
U,
and
so,
by
sort
of
opening
that
up
a
little
bit,
it'll
feel
a
little
bit
less
like
you're
in
a
tunnel,
and
again
I
mean
the
if
you
live
in
that
vicinity
right
now,
you
have
to
kind
of
either
go
towards
the
federal
reserve
or
you've
got
to
go
back
towards
target
field
to
get
access
to
the
cedar
lake
trail.
So
this
will
create
a
very
centralized
intersection
at
the
trail
for
people
that
live
in
the
area.
F
Yeah
I
mean
for
right
now
we
have
to
kind
of
go
up
against
traffic
to
go
behind
dock
street
labs
to
get
onto
the
trail
on
that
side.
For
this,
so
I
do
really
like
that
this
would
open
up
trail
access.
It's
a
lot
easier
to
get
onto
your
like
trail.
So
thank
you
for
adding
the
public
easement
portion
of
that.
I,
like
the
green
wall.
F
F
The
you
know,
the
exterior
of
the
building
is
what
your
neighbors
will
be,
seeing
not
the
interior,
so
I
think
there's
a
way
to
pull
a
lot
of
those
great
talking
points
that
you
have
on
the
slide
deck
and
values
that
you
seem
to
have
into
the
exterior
portion.
I
think
this
whole
wall,
rendering
of
where
the
vice
list
is
coming
up,
is
a
perfect
example
of
where
you
could
be
adding
more
public
art.
I
was
at
the
neighborhood
meeting
last
night
for
the
north
loop.
F
As
I
know,
councilmember
rainville
was
who's
on
this
call
also,
and
there's
a
lot
of
input
about
wanting
more
public
art
in
the
neighborhood.
I
think
there's
a
ton
of
portions
of
this
building
being
that
it
will
be
on
the
trail
and
how
accessible
it
will
be.
That
could
do
that,
especially
being
that
it's
new
construction,
I'm
you
know
always
happy
to
add
to
speak
offline
about
that
as
a
passion
of
mine
and
the
field
that
I
work
in,
but
I
I
think
this
is
great.
F
I
think
I
really
do
like
the
easement
portion.
I
think
personally,
the
black
looks
very
goth
to
me.
I
think
you've
probably
seen
comments
online
as
well
about
that
kind
of
the
feedback
on
it
just
looks
very
dark,
so
I'm
not
a
personal
fan
of
the
very,
very
dark
brick,
considering
that
your
neighbors
are
a
lot
of
very
kind
of
lighter
brick,
historic,
looking
buildings
but
I'll,
add
hbc
to
kind
of
give
those
comments.
My
last
question,
for
you
all,
is
how
has
the
what
did?
F
F
G
Thanks,
I
will
just
echo
what
commissioner
marwa
said.
I
really
liked
the
inclusion
of
the
art
examples
and
the
green
wall
in
there,
and
I,
like
I,
don't
have
any
issues
with
the
height
or
the
penthouse
on
top
or
the
roof.
I,
like
all
that
my
only
part
when
I
was
looking
through
this
is
really
that
overhang
part
that
I
asked
about
in
the
beginning
kind
of
in
the
top
left
photo
that's
on
the
screen
right
now,
just
that
overhang
area.
G
I
know
you
just
talked
to
like
not
going
through
alleys
or
tunnels
to
get
to
the
trail.
I
think
that
for
me,
depending
on
how
it's
built
out,
could
feel
like
a
tunnel,
it
could
feel
like
really
unsafe,
trying
to
go
through
there
or
it
could
feel
really
nice,
like
a
nice
respite
from
the
snow
or
wind,
depending
on
how
it's
designed.
So
just
under
that.
G
Like
overhang
area,
I
think,
like
lighting
is
going
to
be
really
important
and
then
just
like
making
it
feel
safe
and
comfortable,
and
just
like,
maybe
some
good
signage
in
there
to
show
that
you
aren't
going
into
a
private
location,
because
I
think
myself
like
just
looking
at
this
and
maybe
it's
different
when
it
comes
forward
with
future
elevations.
But
I
would
never
think
that
I
someone
not
living
there
would
be
able
to
go
back
in
there.
So
just
making
sure
that
that
is
designed
appropriately
and
yeah.
L
Thank
you.
I
really
do
appreciate
the
real
focus
on
sustainability
with
us.
I
I
think
that's
tremendous
and
really
should
be
applauded.
Hopefully
you
can
set
a
bar
here
for
the
city.
I
really
appreciate
you
stepping
in
I
think
the
access
is
is
really
key.
Being
a
biker,
I
think,
but
really
thinking
about
it.
Is
that
something
one
people
on
their
bikes
going
down
or
is
this
more
kind
of
a
walking
thing
and
I,
I
think,
how
it
ends
and
how
it
starts.
L
I'm
not
quite
convinced
that
just
the
planter
is
going
to
be
enough
to,
because
I
think
you
want
people
to
begin
that
walking
down
you,
don't
want
them
kind
of
hauling
off
the
sidewalk
and
looking
around
the
corner
and
getting
down
there,
although
that
would
be
fun.
I
think
it's,
I
think.
That's
one
of
the
really
nice
parts
about
this
project.
It's
sort
of
stitching
a
couple
modes
of
transportation
together
in
a
wonderful
way.
L
I
guess
my
comment
on
the
massing
of
the
building.
I
don't
mind
its
height,
I'm
just
wondering
you
have
a
great
opportunity
here
because
of
the
shape
to
not
make
it
as
monolithic.
You
know
it's
almost
it's
sort
of
two
bars
of
building
and
I
think
when
you
weld
them
across
at
that
top
floor
level
with
the
metal
panel
crates
creates
a
kind
of
a
bulk
there
that
could
be
articulated
more
as
two
more
better
proportioned
components
of
that.
L
So
they'll
still
talk
to
each
other,
but
I
don't
know
if
that's
really
helping
in
terms
of
the
read
of
the
building,
I
think
it'd
be
much
more
delicate
and
elegant
if,
where
those
those
recesses
are,
it
wasn't
connected
at
the
top.
We
articulated
the
two
pieces,
but
that's
a
subjective
design
opinion,
but
thank
you
for
this
again.
I
think
that
that
focus
on
sustainability
hopefully
does
help
your
attractiveness
of
the
project.
I
think
people
want
to
stay
there
and
appreciate
the
focus
on
the
bike.
Lane
too,
I
think
it's
great.
A
I'm
not
seeing
any
more
comments.
I
had
a
couple.
I
just
want
to
echo
what
commissioner
mcguire
said
about
having
lighting
in
the
area
near
the
ramp.
I
think
that's
pretty
important,
I'm
fine
with
the
variance
for
the
height
and
then
I
actually
kind
of
like
the
darker
brick.
I
don't
know
what
people
will
say
about
it
compared
to
the
neighborhood,
but
I
think
some
of
the
renderings
just
make
it
look
a
little
more
monochromatic
than
it
is
supposed
to
be.
So
that
is
all
I
have
commissioners,
any
other
comments
or
questions.
A
M
L
I'm
sorry
thank
you.
Thank
you,
hillary
for
the
comment
about
the
renderings,
because
I
think,
as
you
represent
this,
it
will
be
important
to
make
sure
that
you,
it
appears,
there's
no
light
and
shadow
of
distinction
on
its
orientation.
Those
have
been
dropped
in
sort
of
not
in
context
and
actually
with
the
correct,
shade
and
shadow
on
there
we'll.
I
think
it
will
help
help
us
understand
help
the
public
understand
the
projects
a
little
richer
than
it's
being
shown.
So
good
comment
thanks.
I
Yeah,
oh
no,
I
was
just
going
to
thank
everybody
for
their
time
and
their
feedback,
especially
the
input
about
the
public
art.
That's
something
that's
important!
We're
working
on
trying
to
figure
out
what
areas
we
can
designate
to
that.
I
think
it
adds
to
the
vibrancy
of
the
community
for
sure
so
happy
to
talk
to
you
guys
offline.
I
think
aaron
can
provide
you
with
my
email
or
phone
number
feel
free
to
contact
me
directly.
F
All
right,
one
comment:
sorry
before
the
applicant
leaves
it
was
just
about
sorry.
It
was
to
reiterate
the
point
about
the
lighting
that
the
tunnel
that
commissioner
maguire
brought
up.
I
think
there
is
a
you
know
that
part
like
you
mentioned,
gets
kind
of
dark
when
you're
going
through
there
on
that
on
your
bike
or
walking,
and
considering
how
many
people
will
be
biking
and
walking
through
this.
F
I
think
making
sure
that
race
you
could
use
that
side
of
that
ramp,
basically
as
a
mural
to
make
it
known
that
this
is
a
public
right-of-way
too
of,
like
you
know
public
just
you
know,
so
it
doesn't
look
like
you're
biking
into
someone's
apartment
building.
So
I
think
there's
a
lot
of
way
that
you
can
incorporate
art
into
your
messaging
and
your
signage
around.
That
too.
I
Absolutely
and
that's
part
of
why
we
have
that
channel
down
the
middle
is
to
sort
of
open
that
up
and
sort
of
draw
people
in
the
direction
of
that,
and
I
think
we
will
definitely
take
a
look
at
the
lighting
and
the
art
aspect
of
that,
so
that
it
is
welcoming
because
we
want
it
to
be
used.
We
don't
want
people
to
walk
by
it
or
bike
by
and
think.
Oh
I
can't
go
down.
There
really
is
the
intent
of
that
is
for
everybody
to
be
able
to
enjoy
that.
You
know
the
access
to
that.
N
N
If
you're
not
familiar
with
the
carmel,
plaza
carmel
square
area,
carmel
plaza
exists
just
south
of
the
greenway
there
located
mostly
on
pillsbury
avenue.
The
new
carmel
square
site
extends
carmel
plaza
all
the
way
down
to
lake
street,
where
the
walgreens
was
the
corner
along
pleasant
and
lake
remains
a
single
story.
Automobile
use,
and
this
proposal
is
between
carmel
square
and
that
single
story
use.
N
As
of
now,
staff
has
identified
a
few
land
use
applications
required
for
this,
a
rezoning
going
from
i2
to
c2,
as
well
as
the
po
that
will
match
the
surrounding
zoning
of
carmel
square
plaza
and
a
majority
of
this
block,
I
believe
the
auto
use
to
the
south.
There
is
c3a,
so
this
would
be
slightly
lower
density
than
that
next,
a
cup
for
a
shopping
center
in
c2,
as
well
as
site
plan
review.
N
The
memo
taco
also
noted
a
couple
deficiencies
as
well.
Regarding
the
floor
area
ratio
as
well
as
the
height
the
applicant
is
working
on
resolving
both
of
those
issues
through
far
premiums
as
well
as
scaling
back
the
structure
slightly.
The
structure
again
is
six
stories
facing
pleasant
is
mostly
glass.
There
is
some
composite
panel
and
there
is
some
metal
panel
as
well.
N
I
have
encouraged
the
applicant
to
maybe
step
in
the
south
setback
slightly
just
to
allow
for
increased
window
coverage
on
that
elevation
other
than
that.
The
applicant
is
mostly
looking
for
just
general
design
comments
in
in
really
finishing
out
the
rest
of
this
project
as
far
as
the
overall
design
and
is
hoping
to
bring
this
to
the
commission.
Sooner
than
later,.
O
I'm
brian
hallman,
I'm
the
architect
and
the
owner
of
bassem
sabri
he's
not
quite
with
us.
He
is
on
his
way.
He
had
a
family
outing,
picking
up
children
from
school,
getting
him
home,
so
I
expect
he
will
drop
in
and
you
can,
as
as
andrew
has
mentioned,
all
of
this
use
of
corners,
carmel
plaza
carmel
square.
This
is
all
balsams
breeze
properties,
and
so
he
wanted
to
bring
this
into
the
community.
O
We've
got
retail
market
in
plaza
and
they
could
use
some
additional
commercial
spaces
which
would
be
added
and
then
sabri
properties
themselves
are
planning
to
move
their
offices
from
over
east
lake
street
to
this
location
upon
to
sixth
floor
so
that
they
become
part
of
the
development
here,
materials
we're
looking
at
similar
materials
that
we
used
on
carmel
square
so
that
there
will
be
brick
that
will
create
a
black
base
for
the
project.
Just
like
caramel
square
and
then
it'll
be
a
brown
brick
going
up
in
some
locations
along
with
panels.
O
O
A
A
O
C
O
P
O
O
O
In
between
this
project
to
the
north
is
carmel
plaza
when
you
go
up
and
park
in
there,
there
is
internal
path.
That
brings
you
back
out
right
alongside
the
driveway.
That
brings
you
into
the
parking
ramp.
There
there's
a
sidewalk
that
comes
out
to
the
sidewalk
on
pleasant
and
then,
of
course,
you
just
turn
and
you're
right.
There
go
down
to
this
place.
G
Thanks
I'll
just
echo
what
staff
said,
I
think
this
south
elevation,
the
one
that
you
can
see
from
pleasant
ave
on
both
sides,
needs
some
additional
windows
or
articulation.
It's
really
just
like
a
flat
facade
with
lines
of
windows.
So
I
think
that
that
the
other
side
seems
really
dressed
up
with
those
like
nice,
curved
windows
and
like
multiple
materials.
G
So
even
to
my,
like
untrained
architectural
eye,
it
just
doesn't
doesn't
seem
like
that.
There's
been
as
much
thought
put
into
those
as
the
front,
but
I
do
like
the
front
elevation,
the
one,
the
west
side
elevation.
I
like
that.
I
think
that
looks
really
nice.
So
if
we
could
just
continue
that
around
the
building,
I
think
that
would
be
good.
So
that
was
really
my
only
comment.
A
O
M
L
Yeah,
thank
you
brian.
I
just
I
I
know
things
are
in
process
here.
It's
just
having
a
tough
time
sort
of
piecing
things
together.
So
maybe
just
one
comment
on
how
the
three-dimensional
views
are
presented
and
the
elevations.
I
appreciate
the
overalls
a
lot
which
are
nice.
I
think
maybe
some
more
attention
on
a
little
bit
more
context
with
the
kind
of
traditional
perspectives
would
really
be
helpful
to
understand
how
this
sort
of
nestles
in
the
in
the
community
and
I
think,
making
sure
that
we
are
understanding,
light
and
shadow.
L
C
E
C
Q
L
P
Q
C
Q
L
Q
L
C
Q
You
won't
be
able
to
see,
because
it's
adjacent
to
the
mall,
the
eastern
lee,
you
will
not
be
able
to
see
again
because
it's
against
the
other
mall,
the
the
only
two
feasibly
can
be
seen,
is
from
lake
street
approximately
500
feet
if
you're
looking
at
the
the
building
facing
south,
the
only
elevation
that
we
are
focused
on-
and
I
articulated
to
brian
my
architect
that
I
want
to
see
a
lot
of
glass.
I
want
to
see
a
beautiful
building.
C
Q
It
back
to
create
a
curb
building
like
curved,
very
pretty,
unfortunately,
because
of
other
requirements.
The
city
have
so
many
feet.
You
can
be
back
from
the
public
sidewalk.
We
couldn't
do
that,
so
we
are
intending
on
giving
a
good
product,
not
a
cheap
product
and
a
beautiful
product
in
in
in
facing
the
public
street,
and
that's
the
main
area
staff
require
recommended
that
we
put
windows
facing
lake
street.
Though
I
disagree.
I
don't
think
people
are
gonna,
see
it
much
from
lake
street.
Q
L
Q
It
reflects
in
your
eyes
I'm
just
kidding.
Okay,
it's
a
lot
of
gloves,
so
I
got
you
so
brian
you
can
you
address
that?
I
take
it
the
commissioner
concerned,
I
don't
know
the
commissioner
name,
I'm
sorry
I
just
jumped
in.
I
just
picked
up
my
kids
from
school
and
I'm
driving.
So
you
you
got
the
point
where
the
commissioner
is
talking
about.
F
Q
Q
Q
Q
Q
Q
Will
all
be
glass
but
there's
a
question
whether
it
can
be
or
it
can
be.
I
want
it
to
be,
but
you
know
if
you're
damn,
if
you
do
any
of
them,
if
you
don't
so
you,
the
the
commissioner
and
myself,
might
like
it,
but
then
zoning
doesn't
like
it
because
it
there's
so
much.
You
could
sit
back
from
the
public
street
on
pleasant
avenue.
So
if
we,
if
we
created
this
curb,
then
to
do
it
right,
we
have
to
be
in
the
public
right
away.
Q
That
takes
six
months
approval
if
it
gets
approved,
because
it
will
be
encroaching
if
we
set
it
back
in
then
we
we're
in
violation,
I
shouldn't
say
in
violation,
we're
not
in
compliance
with
what
the
city
wants
the
setbacks
to
be
so
that's
debatable.
However,
I
guarantee
you,
the
front
will
be
gloss.
A
lot
of
glass
just
like
you're
looking
at
it.
F
Q
N
Q
Q
A
S
R
R
So,
as
I
mentioned,
they're
proposing
two
separate
projects
kind
of
in
tandem
and
there
will
be
21
new
units
within
the
existing
church.
Building
the
sanctuary
will
remain
and
then
that
app,
that
project
would
require
so
far
that
we
know
site
plan
review
to
allow
for
the
additional
dwelling
units
staff
has
some
questions
about
the
bicycle
parking
and
making
sure
that
that
complies
with
the
minimum
requirements
for
the
zoning
ordinance.
R
R
The
next
variance
is
a
variance
of
the
maneuvering
standards,
so
there's
a
minimum
dimension
of
22
feet
behind
a
standard
stall.
These
are,
I
believe,
60
degrees
stalls,
but
regardless
we
don't
have
the
minimum
distance
behind
the
the
parking
and
the
plan
is
to
maneuver
in
the
public
alley,
so
that
variance
is
required.
R
R
The
maximum
floor
ratio
for
the
multiple
family
dwelling
is
0.8
and
as
proposed,
we're
at
0.86,
so
a
variance
is
required
there.
All
of
the
bicycle
parking,
as
shown
so
far
on
the
plans,
is
located
in
the
basement,
so
that
would
not
comply
with
the
bicycle
parking
requirements
that
at
least
50
percent
of
those
spaces
be
accessible
at
grade
without
having
to
go
upstairs
or
downstairs
or
through
the
use
of
an
elevator
and
then
finally,
the
new
construction
will
require
site
plan
review.
R
Both
properties
have
a
future
land
use
designation
of
urban
neighborhood,
which
allows
for
residential
uses
religious
institutions
and
the
expanded
food
shelf
as
part
as
an
accessory
used
to
the
religious
institution,
nicolet
avenue
or
I'm
sorry,
chicago
avenue
is
a
goods
and
services
corridor
which
support
greater
densities,
both
on
that
corridor
and
nearby
the
property
at
3901,
chicago
avenue,
is,
has
a
built
form
designation
of
corridor.
Four.
The
existing
building
is
two
stories
in
height
and
74
feet
to
the
top
of
the
bell
tower,
but
there
are
no
planned
additions
to
that
structure.
R
3900
elliot,
however,
has
a
built
form.
Designation
of
interior,
too
staff
had
talked
with
the
applicant
early
on
about
potentially
looking
at
other
options.
I
think
originally
they
wanted
a
three-story
building
that
would
have
required
a
comprehensive
plan
amendment
instead,
they've
gone
to
great
lengths
to
design
a
building.
R
That
is
two
stories
in
height
with
light
wells
that
come
into
the
lower
level
of
that
proposed
structure
and
the
the
guidance
for
interior
ii
when
looking
at
multiple
family
dwellings
with
four
or
more
dwelling
units
is,
is
allowed
on
larger
lots.
And
so
then
we
looked
to
the
zoning
code.
That
would
give
us
this
range,
so
at
least
7
500
square
feet
of
lot
area
and
50
feet
of
lot.
R
So,
even
though
it's
an
existing
parcel
techn
non-conforming
to
to
the
lot
area,
that
variance
is
still
required.
Additionally,
we
are
looking
for
feedback
on
the
maximum.
Far
increase
so
the
the
difference
between
compliance
and
and
and
the
variance
is
less
than
900
square
feet.
So
we
would
like
to
get
some
feedback
on
that
particular
variance.
Staff
is
struggling
with
finding
a
practical
difficulty,
unique
to
a
parcel
that
warrants
the
the
exception
to
the
strict
adherence
to
the
code.
R
So
looking
for
feedback
there,
staff
is
concerned
about
the
proposed
parking
layout
and
the
quantity
of
stalls
backing
into
the
alley
and
then
also
kind
of
the
configuration.
So
if,
if
you're
utilizing,
some
of
these
spaces
you'll
be
coming,
you'll
have
to
come
southbound
along
the
public
alley
in
order
to
maneuver
in
otherwise
you're
doing
some
awkward
maneuvering
in
the
public
alley,
which
is
something
that
we
would
discourage
anyway
and
lastly,
just
talking
about
the
bicycle
parking
requirements.
R
T
Good
afternoon
commissioners,
my
name's
dan
walsh,
I'm
work
for.
I
work
for
trellis
the
the
applicant
for
this
new
development.
Also,
here
with
me,
is
the
architects
from
urban
works
and
we
are
the
trellis
it
used
to
be
called
community
housing
development
corporation.
We
changed
our
name
about
a
week
a
week
ago,
we're
an
affordable
housing
owner
and
developer.
We've
been
been
around
since
1991
and
own
about
5
000
units,
many
of
which
are
in
the
city
of
minneapolis.
T
Median
income,
it's
a
family,
focused
development,
we've
fit
in
the
majority
of
the
units
are
two
and
three
bedrooms
and
we
fit
in
a
few
four
bedrooms
as
well.
We
are
really
excited
and
thankful
for
the
partnership
that
we
have
with
the
calvary
church
congregation
to
really
continue
to
utilize
the
common
spaces
and
fill
them
with
people
and
and
food
and
community
connections,
and
are
also
you
know.
T
After
working
with
them
and
and
after
a
a
pretty
extensive
community
engagement
process
this
summer,
we're
we're
happy
to
upgrade
the
food
shelf
so
that
it
functions
more
like
a
it
just
functions
better
and
we've
actually
shifted
its
orientation
so
that
it's
more
oriented
to
chicago
avenue,
which
is
the
more
commercial
street.
Finally,
I'll
say
that
the
recent
great
news
as
of
this
morning
is
that
this
project
received
the
city's
allocation
of
low-income
housing
tax
credits
this
year
and
the
maximum
allowable
housing
trust
fund
award.
T
J
J
J
So
I
just
want
to
say
I'm
supportive
of
our
three
that
change.
I
love
the
courtyard
the
green
space,
the
community
garden
beds
that
you
have
planned
and
let's
see,
I
wanted
to
say
that
parking
layout
with
the
alley
back
out,
I'm
wondering
and
again
my
second
meeting
on
the
planning
commission,
but
this
might
require
some
other
permit,
but
it
would
be
really
awesome
to
see
something.
J
Maybe
it's
signage.
Maybe
it's
a
you
know
one
of
those
mirrors
so
that
people
can
see
when
they
you
know
not.
Everybody
has
a
newer
car
that
allows
them
to
with
backing
out
help
something
to
put
on
the
wall
of
the
existing
sanctuary.
Perhaps
that
could
go
there
or
also
maybe
this
would
require
some
extra
application
but
speed
bumps
in
the
alley.
T
A
T
Yeah
we
we
would
be
so
we've
we've.
We've
worked
really
hard
on
the
on
the
bicycle
requirements
and
would
just
love
to
talk
with
you
about
some
of
the
possibilities.
It
is
a
very
tight
site-
and
you
know,
like
we've,
noted
before
we're,
adding
a
lot
of
community
functions
and
to
comply
with
the
built
form.
T
T
I
might
turn
it
over
to
the
architect
and-
and
we
know
that,
there's
some
you
know
we
have
some
other
ideas.
We
we
we
greatly
believe
in
bike
infrastructure
and
using
bikes
as
much
as
possible,
and
we
don't
you
know,
we're
long-term
owners.
We
don't
like
it
when
we
don't
have
enough
bike
storage,
and
so
you
know
maybe
bikes
are
tied
up
to
our
playgrounds
or
something
like
that.
So
so.
T
This
is
definitely
not
something
that
we're
trying
to
get
around
or
not
support,
but
we're
just
really
struggling
with
practically
where
how
to
comply
with
the
requirements.
Given
that
we
we
don't
want
to
take
away
units
or
otherwise
compromise.
Some
of
the
the
parking
stalls
that
given
the
added
functions
of
the
church
gatherings
and
the
food
shelf
like
we
really
were
really
focused
on
the
accessible
route
and
ensuring
that
there
are
accessible
spaces
for
for
those
folks
and
then
also
visitor
parking,
and
things
like
that.
Yeah.
A
U
So
once
you
go
in
any
door
that
is
existing
at
the
church,
you
immediately
have
to
go
up
or
down
steps
or
use
the
elevator
so
that
that
that
building
itself
is
just
really
tough
to
get
that
at
on-grade
requirement
indoors
for
the
bike
parking
we
layer
on
to
that
the
historic
applications
and
historic
requirements
for
the
building
it
is
on
the
national
historic
register,
so
we
do
have
shippo
and
nps
that
are
heavy
influencers
on
the
building
and
what
we
can
do
to
the
outside
of
it.
So
in
the
existing
facilities.
A
Sure,
yeah
and
and
like
I
said,
just
showing
us
kind
of
what
those
difficulties
are
and
what
you've
done
to
try
to
make
it
as
best
as
you
can
one
idea.
I
have
no
idea
if
this
would
work,
but,
having
a
you
know,
the
bike
ramp
that
goes
up
or
down
the
stairs
things
like
that.
That
would
make
it
easier.
U
Sure
we
can
definitely
explore
that
in
the
new
construction.
Again,
as
hannah
mentioned,
we
originally
had
a
three-story
building
here.
That
was
our
hope.
We've
modified
it
to
be
two
stories
with
some
garden
level
units
below
with
the
terracing
pieces
that
you
see
on
both
the
east
and
the
west
sides,
and
then,
with
that,
with
the
the
elevation
change
across
the
site
as
well.
U
We
have
this
entry
condition
on
the
north
side
and
then,
from
that
point
you
have
to
pop
up
a
little
bit
to
level
one
and
so
we're
we've
placed
an
elevator
in
accordingly,
so
that
you
can
pop
down
and
get
to
bike
parking.
So
in
the
lower
level
of
the
new
construction,
we
are
providing
that
bike
parking
at
one
to
one,
it's
just
again,
not
on
grade
and
the
concern
or
our
concerns.
U
M
A
G
G
E
I
agree
with
commissioner
mcguire's
comments
completely,
and
I
also
just
have
a
question.
It's
like
the
very
first
thing
that
came
to
my
mind
when
I
first
saw
this
report
was
whether
or
why
this
new
building
is
so
different.
Looking
from
the
church-
and
I
mean
obviously
understand
the
church
is
being
reused
and
everything
but
design
wise,
why
do
they
look
so
different?
Can
they
not?
K
Hi
commissioners,
I
can
talk
to
that.
My
name
is
david
miller.
I'm
with
urban
works
architecture,
and
you
know,
as
mary
mentioned,
the
church
is
on
the
historic
register,
and
you
know
it's
a
beautiful
building,
and
so
one
of
the
things
when
we
approach
designing
new
construction
with
existing
or
historic
structures
is
how
to
really
make
them.
I
think
distinct
and
honor.
The
beauty
that
is
the
church
really
make
that
the
star
of
the
show.
So
our
approach
here
was
to
make
the
new
construction
a
little
bit
quieter
in
terms
of
design.
K
You
know
not
selecting
a
brick
that
is
trying
to
match
it,
because
that
was
one
of
the
really
rich
things
about
the
existing
materials.
Is
this
combination
of
multi-colored,
beiges
and
buffs
and
tan
bricks,
and
so,
instead
of
mimicking
that
on
the
new
building,
what
we
chose
to
do
is
use
that
in
the
accent
colors.
E
I
appreciate
your
response
and
I
totally
understand
not
wanting
to
replicate
the
church
and
or
like
letting
it
stand
on,
like
you
know,
show
and
be
distinct.
I
do
still
think
that
that
doesn't
mean
that
the
other
building
has
to
be
so
quiet
that
it
seems
like
it
has
no
distinctive
features.
Basically,
so
that's
just
my
comment.
Thank
you.
Thank.
C
J
Plans
changed
and
I
I
I
guess
I
was
just
kind
of
curious
why
you
know
if,
if,
if
gosh
I
mean,
if
we
could
have
more
families
living
near
phelps
park
to
me,
that
that
seems
great
and
I
I
would
have
so
anyway,
I'm
just
maybe
it's
the
zoning
code.
Maybe
it's
something
I
don't
know,
but
I'd
I'd.
I'd
love
to
find
out
thanks.
R
It
is
commissioner
elper.
It's
the
built
farm
designation,
has
a
firm,
two-story
maximum
height
requirement
for
for
structures
in
this
district.
So
in
order
to
allow
for
a
taller
building,
there
are
two
options.
One
is
a
variance
which
is
very
difficult
to
find
practical
difficulty
with
a
vacant
site
and
then
the
other
option
is
to
amend
the
comprehensive
plan
and
we
had
some
conversations
early
on
about
that
and
and
gave
some
feedback.
That's
not
the
question
before
you
today,
but
just
to
a
high
level
comprehensive
plan.
R
Amendment
has
to
occur
prior
to
the
applications
for
land
use
approvals,
so
the
process
would
take
them
through
the
community
whole
city,
planning,
commission
and
city
council
and,
if
approved
by
the
city
council
staff,
would
make
the
application,
on
behalf
of
the
applicant
to
the
metropolitan
council,
to
officially
amend
the
city's
comprehensive
plan
specific
to
the
built
form
over
earth.
I'm
sorry
the
built
for
maps
and
then
they
can
come
back
and
start
the
process
that
they're
here
for
you
today
I
mean
the
best
case.
R
Kind
of
estimates
is
at
least
four
to
six
months
prior
to
coming
to
this
stage,
which
was
applying
so
the
we
applaud
the
architects
and
the
advocate
for
working
diligently
to
try
their
best
to
fit
within
the
existing
built
form,
district
and
setbacks
and
all
the
other
things
that
come
along
with
it.
I
I
think
that
I
mean
it's
still,
always
an
option
for
them
to
come
in
for
the
comprehensive
plan
amendment,
but
at
least
before
you
today
we're
just
looking
at
the
land
use
applications
within
that
interior
ii,
designation.
F
Hi,
I
think,
I'm
sorry.
I
had
to
step
out
for
one
minute,
so
I'm
not
sure
if
this
was
answered,
but
I
was
just
curious
why
there
was
no
balconies
incorporated
on
on
this
project.
It
feels
very
affordable,
housingy
and
not
no
offense
taken
hopefully
but
yeah.
I'm
just
curious.
Why
there's
no
balconies
on
this
project
it
just
it
feels
very
like
a
block.
T
T
Frankly
is
one
of
the
most
expensive
materials
we
have,
for
example,
in-unit,
washers
and
dryers
dishwashers,
large
units
with
really
really
durable
finishes,
and
so
those
kinds
of
amenities
for
families
we
just
found
was
a
better,
better
use
of
funds
than
the
balcony
they're
in
the
in
the
adjacent
development
which
will
be
you
know,
which
will
function
as
one
there.
There
are
also
many
many
common
amenities
in
the
in
the
existing
sanctuary
space
and
we
really
we
really
just.
We
felt
like
investing
in
in
those
spaces
as
well.
T
Yeah
yeah
good
question:
I
we
actually
have
surveyed
residents
on
this
very
question
and
I'll
say
I
mean
just
the
it
often
gets
used
as
storage.
Frankly,
they're
really
nice
for
taller
buildings,
where
you
really
get
a
view
or
if,
given
the
setbacks
and
things,
you
can
offer
a
bigger
balcony.
But
families
have
consistently
said
to
us
that
in
unit
washers,
dryer
in-unit,
washer
dryers,
bathtubs.
T
F
F
U
Yeah,
I
will,
I
will
add
one
thing
on
our
our
east
elevation.
Our
building
face
is
set
at
our
setback
line,
so
we
would
not
be
allowed
balconies
on
the
east
side
and
then
also
just
with
those
garden
level
units.
It
would
feel
a
little
intrusive
if
there
was
that
balcony
kind
of
at
your
within
your
sight,
line
on
level
one.
You
didn't
want
people
to
feel
like
with
their
they're
in
a
garden
level.
Also
with
this
kind
of.
C
U
T
A
C
A
R
R
R
R
The
first
is
a
rezoning
from
the
multiple
from
r1a
to
the
appliance
seeking
the
r4
district,
a
variance
to
reduce
the
front
yard
setback
along
france
avenue,
and
that
is
based
on
the
established
setback
created
by
connecting
the
closest
corners
of
the
single-family
dwelling
to
the
north,
to
the
dwelling
to
the
south.
So
there's
a
line
that
cuts
through
the
front
of
the
building,
and
so
we
want
to
spend
the
majority
of
the
conversation
today
around
that
front
yard
setback
variance.
R
The
applicant
has
spent
a
great
deal
of
time
with
some
of
the
adjacent
property
owners
on
ewing,
and
they
want
to
have
an
opportunity
to
talk
to
the
commission
about
that
today.
So
staff
is
seeking
feedback,
as
listed
on
the
third
page
of
our
memo
today,
which
is
regarding
the
petition
to
rezone
the
future
land
use
designation
for
this
property
is
urban,
neighborhood
and
corridor
three,
which
would
allow
for
medium
density
residential.
R
That
would
be
consistent
with
r4
the
front
yard
setback,
so
the
I
should
also
note
the
district
setback
is
15
feet.
So
we'll
have
that
as
part
of
the
conversation
here
today,
and
that
the
the
proposed
building
is
four
stories
in
the
corridor.
Three
designation
and
so
the
applicant
will
seek
an
administrative
height
increase
and
they're
still
kind
of
working
through
the
the
final
details
on
how
they
are
proposing
to
do
the
far
the
height
increase,
but
also
kind
of
paying
attention
to
the
required
findings.
R
Specific
for
the
height
increase,
no
staff
notes
in
our
in
our
memorandum
that
the
fourth
floor
is
recessed
on
all
four
sides.
This
is
kind
of
a
nice
way
of
looking
at
the
fourth
floor,
with
the
amenity,
patios
and
and
spaces
that
kind
of
create
a
separation
between
the
adjacent,
lower
density,
residential
uses
to
the
north,
the
south
and
to
the
east,
and
so
with
that,
I
I'm
ready
to
turn
it
over
to
the
applicant
to
fill
in
with
any
additional
information.
Thank
you.
V
V
V
C
V
V
And
so
with
that
I
will
I'd
like
to
introduce
evan,
jacobson
principal
architect
at
tushie,
montgomery,
architects.
I'm
sure
most
of
you
are
familiar
with
tushy
montgomery,
but
they
are
my
opinion,
one
of
the
best
urban
infill
firms
in
the
city
and
I
enjoy
working
with
them
and
they're
very
thoughtful
in
their
approach.
W
So,
as
alex
has
mentioned,
we've
gone
to
the
neighborhood
multiple
times,
I'm
going
to
share
a
presentation
that
we
gave
to
both
the
neighborhood
group
and
the
the
actually
directly
adjacent
property
owners.
That
kind
of
illustrates
kind
of
just
the
sighting
of
this
building.
The
massing
of
this
building
and
the
impacts
to
the
existing
yards
and
kind
of
tells
the
story
of
why
we're
requesting
that
front
yard
setback.
W
W
Basically,
the
red
is
our
property
line
by
right,
seven
foot
setback
on
the
rear
up
to
42
feet
in
building
heights
that
defines
kind
of
the
rear
and
the
side,
yard
setbacks,
and
then
the
assumed
or
the
interpolated
front
yard
setback,
as
shanna
mentioned,
that's
defined
by
connecting
the
two
nearest
points
of
the
adjacent
principal
structures.
Drawing
that
line
gives
us
this
nice
diagonal
line
on
our
front
yard
setback.
You
can
see
that
15
foot
standard
set
your
standard
front
yard
setback
that
goes
along
with
the
neighborhood
zoning,
so
of
this
gray
area.
W
That
is
a
transition
between
commercial
single-family
and
multi-family
properties.
So,
looking
at
that
articulated
volume,
the
dark
black
line
basically
represents
our
building
footprint.
So,
as
you
can
see
in
this
middle
diagram,
again
the
green
being
our
sandbox,
if
you
will,
we
can
largely
fit
the
building
that
we
have
proposed
within
the
sandbox.
With
the
exception
of
this
small
patio
stack
right
here,
we'd
have
to
tuck
that
in
and
pull
that
back
to
really
kind
of
go
forward
with
a
buy
right
project
within
that
front
yard
setback
requirement.
W
In
short,
what
we're
trying
to
do
is
take
that
volume
and
push
that
closer
to
france
avenue
where
we
think
it's
more
appropriate
along
the
higher
transit
corridor
of
france
and
further
from
the
backyard
rear
yard
property
line.
As
alex
mentioned,
one
of
the
unique
attributes
of
this
particular
site,
there
is
no
rear
alley.
W
Most
of
minneapolis
is
served
by
a
rear
alley
which
gives
a
nice
10
to
14
foot
buffer
between
the
rear
yards
of
single
family
apartments,
multi-family
commercial
projects,
so
definitely
something
that's
a
little
bit
unique
to
this
site
that
that
we're
trying
to
be
responsive
to
so,
as
you
can
see,
the
green
line,
that
is
our
our
technical
required
front
yard
setback.
Our
building
footprint
is
encroaching
on
that,
the
gist
of
what
that
does.
For
us.
W
W
Next
diagram
here,
just
kind
of
a
quick
diagram
along
the
full
block
of
france
that
we're
on
here.
So
you
can
see
the
commercial
day
care
shannon
mentioned
three
single
family
rental
homes.
Two.
I
think
these
this
is
a
duplex.
This
is
also
a
multi-family
dwelling.
It's
mislabeled
in
this
diagram
here,
but
again,
looking
at
kind
of
the
dimensional
standards
that
you
see
illustrated
on
that
block
and
again
trying
to
reduce
our
building
mass
into
something
that
you
know
isn't
directly
responding
or
mimicking
those
actual
standards
of
a
single-family
home.
W
We
we
know
this
is
not
a
single-family
home,
but
something
that
begins
to
be
more
palatable
in
that
expression,
southside
or
the
plan
south
here,
which
is
the
west
side.
Obviously
much
larger
volumes,
especially
at
the
the
northern
corner,
with
the
apartment
building
there
and
the
condo
building
directly
across
from
our
site.
W
W
So,
as
you
can
see,
france
avenue
on
the
left,
ewing
on
the
right
single
family
homes
in
the
rear
yard,
proposed
building
right
in
the
middle,
so
property
line
dark
black
dash
line
here,
standard
seven
foot
setback
here
you
know
our
kind
of
three
story.
Volume
in
this
particular
instance
is
at
24
so
again
over
three
times
the
minimum
setback
and
then
we're
increasing
that
another
seven
or
eight
feet
at
that
fourth
floor
to
further
increase
that
setback.
W
Same
slide
here,
but
we
did
want
to
do
a
quick
exercise
to
look
at
what
a
an
actual
three-story
building
built
directly
on
that
property
line.
Would
would
look
like
so
this
dark
black
wall
right
here.
That
basically
represents
what
somebody
could
build
buy
right
as
a
41
foot
wall
is
what
I
have
drawn
there.
W
You're
allowed
up
to
42
feet
in
the
corridor
three
as
a
three
story
and
again,
then
you
would
be
beholden
to
that
seven
foot
setback
so,
as
you
can
see
from
the
sight
lines
from
you
know
a
neighbor's
backyard,
a
neighbor's
back
stoop
or
a
pedestrian
walking
down
ewing,
you
know.
Arguably
you
could
say
that
it's
you
know
the
building
has
proposed
is
is
as
or
even
least
lesser
intrusive
than
than
a
proposed
three-story
by-right
project
could
be.
W
W
Summer,
not
a
whole
lot
of
difference
on
the
north
side
here
from
either
one
of
those
buildings
and
then,
as
you
go
to
9
a.m.
In
the
winter,
everything
obviously
gets
a
little
bit
more
gray,
a
little
bit
more
dark.
So
a
lot
more
shadow
in
those
we'll
skip
over
the
spring
and
just
go
kind
of
right
to
the
or
the
the
5
p.m.
W
Whereas
a
three-story
42
foot
building
would
actually
have
a
deeper
shadow
line
if
it
were
to
be
built
directly
on
that
seven
foot,
sega
setback.
So
we
were
very
interested
to
do
these.
These
shadow
studies
and-
and
I
think
that
everything
that
chan
has
said
about
our
engagement
with
the
neighborhood-
is
you
know,
trying
to
determine
the
best
possible
solution
to
make
viable
development
on
this
site
for
alex
and
his
team,
while
maintaining
and
respecting
the
adjacent
neighbors
to
the
greatest
degree
possible.
A
L
Thank
you,
commissioner.
I
would
agree
also-
and
I
just
wanted
to
comment
on
really
appreciative
of
the
thoughtful
process,
about
kind
of
understanding.
What's
the
built
form
really
working
with
the
neighborhood,
to
kind
of
both
be
a
successful
project
from
the
development
standpoint,
but
also
something
that.
L
Really
works
within
those
parameters
to
push
and
pull
and
arrive
at
something
that
I
think
is
is
is
contributing
it's
it's
really
nice,
so
I
think
the
process
should
really
be
commended.
I
think
my
only
comment
would
be.
I
think
the
the
building
is
very
elegant
and
I
think
the
you
know
proportions
everything
it
meets
the
street
I
just
for
me.
I
think
that
entry
isn't
quite
there,
yet
it
feels
this
sort
of
lumpy
little
bump.
It
wants
to
kind
of
really
push
into
the
building.
L
J
J
About
that
aspect
of
it
is-
and
I
I
have
no
idea
the
answer
to
it,
but
have
you
thought
about
the
width
like
is?
Is
it
the
minimum
width
possible
or
have
you
is
there
any
way
you
could
accommodate
a
smaller
width
if
that
makes
sense
to
have
minimized
conflict
between
people
walking
and
cars
entering
the
garage.
C
W
G
G
He
said
that
that
would
be
allowed
like
by
right
the
the
tall
vertical
building
that
they
had
drawn
on
there.
Can
you
just
confirm
that,
like
with
the
shadow
study,
they
did
that
building
as
shown
kind
of
pushed
closer
to
the
residents
behind
them,
would
have
been
allowed
by
right
and
they
wouldn't
need
any
variances.
R
Yes,
that
was
one
of
the
plans
we
looked
at
originally,
as
evan
mentioned.
Just
the
there
was
a
patio
in
the
front
that
they
would
have
had
to
alter
in
order
to
comply
with
the
zoning
ordinance.
So
we
asked
the
applicant
to
consider
doing
this
project
without
the
front
yard
setback
variants
and
they
to
their
credit.
R
So
they
were
able
to
demonstrate
that
it
could
be
done
with
almost
an
identical
floor,
plate
both
floor
plates
for
sure
a
project
without
requiring
any
variances.
And
then
we
asked
that
they
they
communicate
with
some
of
their
neighbors
and
and
see
if
there
was
support
to
bring
the
building
closer
to
france
avenue.
But
certainly
we
recognize
there's
no
alley.
So
that's
creating
an
impediment
to
the
site.
You
know
reduces
the
preferred
transportation
axis
as
well.
R
The
awkward
shape
of
the
parcel
and
then
the
adjacent
location
of
the
single
family
dwelling
to
the
north,
really
kind
of
setting
the
standard
for
where
that
setback
is
measured.
But,
yes,
I
can
confirm
that
we
looked
at
it
with
the
applicant
together
and
confirmed
that
what
they've
said
is
correct,
that
they
could
build
this
building
without
variants.
G
Okay,
perfect
with
that
clarification,
I
would
be
supportive
of
the
plan
shown
tonight
moving
it
away
from
the
residents
as
long
as
staff
can
find
findings
for
those
variances.
I
think
it
makes
it
a
lot
better
and
it's
the
same,
similar
floor
plan
that
would
be
allowed
by
wright
but
is
nicer
to
the
neighbor,
so
yeah
I'd
be
supportive
of
that.
Thanks.
F
Yeah
hi.
I
also
just
wanted
to
voice
my
support
of
this
project.
It's
been
a
while,
since
we've
seen
one
that
doesn't
look
like
a
complete
block,
a
box,
so
I'm
very
thankful
for
your
architectural
work
on
this.
I
know
how
much
work
that
goes
into
creating
the
different
types
of
spaces,
but
I
think,
with
the
different
developments
and
the
density
we're
seeing
come
to
50th
in
france.
F
This
will,
you
know,
help
stand
out,
there's
a
lot
of
the
ones
with
the
trout
like
the
ones
with
the
cool
garden,
the
snow
car,
like
ones
coming
up
too.
I
think
it's
kind
of
making
a
neat
look
for
that
area.
That's
all
kind
of
feeling
something
unique
and
has
these
very
modern
finishes
to
it
and
big
glass
and
kind
of
these
fun,
trellis,
gardens
and
setbacks,
and
that
is
just
nice
to
see.
I
think
if
all
these
developments
coming
in
at
once
all
look
like
boxes
like
we've
seen
a
lot
of
them.
F
You
start
to
just
build
this
big
thick
massing
in
a
district.
That's
when
neighbors
really
start
to
really
feel
that
imposing
nature
of
these
huge
buildings
coming
in.
I
think
this
kind
of
interesting
architectural
work
that's
going
on
at
this
will
hopefully
add
to
kind
of
the
distinctive
neighborhood
that
you
are
all
building
there
as
multi-family
developers
yeah.
So
I
was
just
gonna
support.
We
saw
we've
seen
so
many
different
projects
come
through
at
this
at
this
intersection.
So
it's
really
interesting
to
see.