►
From YouTube: March 6, 2023 Planning Commission
Description
Additional information at:
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A
Foreign
good
evening,
everybody
Welcome
to
the
regular
meeting
of
this
City
Planning
Commission
today
is
Monday
March
6th.
My
name
is
Alyssa
Olson
and
I'm.
The
president
of
the
Planning
Commission
at
this,
oh,
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
also
public
and
subject
to
the
Minnesota
open
meeting
law.
At
this
time,
I'll
ask
the
clerk
to
please
call
the
roll.
C
D
A
A
D
A
Opposed
any
abstentions
right
that
motion
passes,
so
the
minutes
are
adopted.
Our
next
order
of
business
is
to
organize
the
public
hearing
agenda
for
the
evening.
So
I'm
going
to
read
through
the
items
on
the
agenda
and
state
whether
there's
plated
for
consent
or
discussion,
so
consent
items
will
be
adopted
by
the
board,
will
be
adopting
staff
recommendation
and
any
conditions
stated
in
the
staff
recommendation.
A
A
Item
number
five
is
702
and
a
half
First
Street
North
staff
is
recommending
this
item
for
consent.
Is
there
anyone
here
who
would
like
to
speak
against
staff
recommendation
on
item
number
five,
seeing
none
we'll
put
item
five
on
consent?
Item
number
six
is
2323
Emerson
Avenue
North
staff
is
recommending
this
item
for
consent.
Is
there
anyone
here
who
would
like
to
speak
against
staff
recommendation
and
item
number
six.
A
Seeing
Nana
put
item
six
on
consent,
item
number
seven
is
4225
3rd
Avenue,
South
and
staff
is
recommending
this
item
for
consent.
Is
there
anyone
here
to
speak
against
staff
recommendation
on
item
number?
Seven,
seeing
none
we'll
put
item
7
on
consent?
Item
number
eight
is
5637.
Lyndale
Avenue
South
is
recommending
this
item
for
consent.
Is
there
anyone
here
to
speak
against
staff
recommendation
on
item
number
eight
seeing
none
will
put
item
8
on
consent
and
item.
A
E
B
B
They're,
an
applicant
or
a
person
to
come
in
who
wants
to
pull
number
six
for
discussion.
Okay,.
A
Item
number
six
will
be
on
our
discussion
agenda.
So
let's
try
that
one
more
time
our
consent
agenda
is
items
four,
five,
seven
and
eight
and
our
discussion
items
are
items
number
six
and
items
number
item
number.
Nine
could
I
have
a
motion
to
approve
the
agenda
as
amended.
E
A
Second,
all
right:
we
have
a
motion
in
a
second.
Is
there
any
discussion,
all
in
favor,
say
aye
aye
aye
all
opposed
any
abstentions,
all
right
that
motion
passes.
So
the
agenda
has
been
approved,
we'll
proceed
to
handle
the
agenda
in
this
order.
A
First,
we'll
vote
on
the
consent
item
on
the
agenda
because
it
doesn't
have
a
public
hearing
and
after
that,
we'll
move
on
to
our
other
consent.
Public
hearing
items
so
could
I
have
a
motion
to
adopt
item
four
on
consent,
so
move
all
right.
We
have
a
motion
in
a
second.
Is
there
any
discussion
seeing
none
all
in
favor,
say
aye
aye
aye
all
opposed
any
abstentions.
A
All
right
that
motion
passes
next,
we'll
handle
the
public
hearing
items
for
the
consent
agenda.
I
will
open
the
public
hearing
on
the
consent
agenda
for
items
five,
seven
and
eight.
F
Richard
Rubinstein
708,
North,
First,
Street,
I
live
short
and
sweet.
I
live
in
the
Itasca
I've
been
there
for
a
few
decades,
I'm
all
in
favor
of
more
retail
right
in
the
area.
That's
a
great
example,
so
I
felt
it
important
enough
to
come
and
tell
you
guys
that.
A
Is
there
anyone
else
here
who
would
like
to
speak
on
items,
five,
seven
or
eight,
seeing
none
I
will
close
the
public
hearing.
Commissioners
do
I,
have
a
motion
to
adopt
items.
Five,
seven
and
eight
so
moved
all
right.
We
have
a
motion
in
a
second.
Is
there
any
discussion
seeing
none
all
in
favor,
say
aye.
G
A
H
Good
evening
Charles
and
members
of
the
committee,
the
item
in
front
of
you
is
2323
Emerson
Avenue
North.
This
is
a
currently
vacant
site
at
the
corner
of
24th
Avenue
North
and
Emerson
Avenue
North.
There
was
a
commercial
building
on
the
site
until
it
was
demolished
in
2009.
It's
been
vacant
ever
since
the
site
currently
contains
split
zoning
with
the
northern
portion
of
the
site,
Zone
C1
and
the
southern
portion
r2b.
So
the
applicant
has
proposed
a
new
two-story
building
on
the
site.
This
is
located
in
Corridor
4
in
urban
neighborhood.
H
In
order
to
construct
the
building,
the
the
required
applications
are
rezoning
to
add
the
split
zoning
overlay.
District
some
sort
of
rezoning
would
be
required
in
order
to
develop
on
the
site,
given
the
existing
split
zoning
condition.
So
the
applicant
is
proposing
to
add
the
split
zoning
overlay
District
to
allow
using
the
existing
base.
Zoning
variance
is
to
reduce
the
front
yards
along
24th
and
Emerson,
a
variance
to
reduce
the
minimum
Drive
aisle
from
22
feet
to
19
feet
and
site
plan
review.
H
So
the
a
little
bit
more
about
the
proposal
or
here's.
Here's
a
photo
of
the
site
a
little
bit
more
about
the
proposal.
There
are
six
town
home
units
proposed
each
to
be
two
stories
and
then
a
two-story
commercial
space
with
office
above
proposed
at
the
corner.
H
The
the
hope
to
have
a
commercial
space
is
why
the
applicant
has
proposed
to
use
the
split
zoning
overlay
District
rather
than
rezone
to
a
fully
residential
district
and,
as
you
can
I,
don't
know
if
it's
super
clear
on
the
plan,
but
there
the
basically
the
line
of
where
the
northern
units
end
like
just
to
the
south
of
that
there's
a
dash
line
that
shows
where
the
the
zoning
District
changes
on
the
site
and
so
given
the
guidance
and
the
zoning
code,
the
commercial
use
needs
to
be
located
fully
on
the
commercial
portion
of
the
site
and
in
addition
to
that,
the
the
parking
area
which
is
located
on
the
residential
portion
of
the
site
can
only
serve
resident
the
residential
uses
on
the
site,
given
the
split
zoning
condition.
H
So
here's
the
site
plan
and
as
you'll
see
so
the
the
two-story
residential
structure
to
the
south
of
the
site
is,
has
an
increased
setback
of
31
feet.
The
applicant
has
proposed
a
15-foot
setback
on
this
portion
or
on
the
on
the
portion
of
the
building
facing
Emerson.
H
There
is
also
a
reflective
front
yard
setback
along
or
sorry
there's
a
frontier
setback
requirement
of
15
feet
along
24th
and
the
applicant
has
proposed
14
feet.
In
addition,
the
applicant
has
also
proposed
to
reduce
the
minimum
Drive
aisle
with
for
the
parking
area,
the
the
variance
to
reduce
the
drive.
Vial
width
is
only
required
for
the
drive
aisle
that
is
adjacent
to
the
standard
stalls.
H
There
are
I
think
three
compact
parking
stalls
that
would
not
require
a
variance
because
the
variance
is
to
reduce
it
by
three
feet
and
the
compact
parking
spaces
accommodate
for
that.
So
if,
if
this
parking
area
was
permitted
to
be
fully
compact,
space
is
no
variant
so
be
required,
but
we
do
require
that
at
least
25
percent
of
the
parking
bases
in
any
provided
surface
Lot,
B
standard
spaces,
and
so
that's
leading
to
this
variance
request.
H
Here
are
the
layouts
it's
a
little
small
to
see
on
the
floor
plans
here,
but
both
of
the
or
all
of
the
town
home
units
are
proposing
two
bedroom
two
bath
units
and
then
the
commercial
space,
at
least
in
the
submitted
materials.
The
commercial
spaces
were
supposed
to
be
a
bakery
with
offices
above
here
are
some
elevations
and
a
rendering
submitted
as
part
of
The
Proposal.
H
So,
as
noted,
staff
is
recommending
approval
of
all
applications.
As
far
as
the
variance
findings
go,
this
is
a
unique
site
with
a
split
zoning
condition
that
creates
almost
an
interior
boundary
within
the
site
that
needs
to
be
worked
around.
In
addition,
there
are
two
required
front
yard
setbacks.
So
it's
a
reverse
corner
lot.
Restricting
the
buildable
area
of
the
lot
staff
finds
that
the
proposal
is
reasonable.
H
Given
the
guidance
in
the
zoning
code
and
the
guidance
in
the
2040
plan,
the
site
is
guided
for
corridor
four,
so
the
proposal
for
two-story
building
is
you
know
well
within
that
limit,
and
there
are
a
number
of
conditions
that
are
stated
in
the
staff
report
for
the
state
plan
review
application,
but
otherwise
staff
is
recommending
approval
and
I'm
happy
to
answer
any
questions.
A
Thank
you,
Lindsay
any
questions
for
staff.
A
I
Hello,
my
name
is
Zach
Rob
I'm
here
today,
representing
Ahmed
El
tawili
in
Northeast,
Minneapolis
properties,
aband
and
I
are
business
partners
and
will
also
be
or
I'll
be
a
co-developer
in
the
development
here
at
2323,
Emerson
Avenue
North,
due
to
previously
made
travel,
Arrangements
Med
couldn't
be
here
today,
so
I'm,
just
filling
in
I,
appreciate
you
all
for
allowing
me
to
a
moment
to
speak
about
our
project
here.
We're
grateful
for
the
opportunity
to
be
working
on
a
project
like
this.
I
Our
first
mixed
use,
development
in
our
own
neighborhood,
Ahmed
and
I-
are
both
local
residents.
We
both
live
a
few
blocks
away
from
the
proposed
site.
2323
Emerson,
Avenue
North
has
been
vacant
since
2010.
Currently
a
vacant
parcel,
the
property
has
been
the
site
of
several
disturbances.
Over
the
last
couple
years,
the
intersection
of
23rd
and
Emerson
has
also
experienced
its
fair
share
of
crime
and
Trauma
over
the
years
here,
ranging
from
minor
disturbances
to
multiple
homicides.
I
Over
the
last
few
years,
we
believe
the
best
way
to
deter
crime
is
by
having
a
vibrant
and
active
neighborhood.
We
look
forward
to
developing
a
project
in
a
building
that
will
bring
new
residents
to
the
neighborhood.
The
proposed
development
will
provide
six
residential
dwelling
units,
a
commercial
shared
office
space
and
a
small
coffee
shop.
I
The
dwelling
units
will
be
townhouse
style
for
the
most
part
and
offer
to
tenants
that
earn
80
area
median
income
or
lower
the
shared
office.
Space
will
also
house
about
20
to
30
estimated
small
businesses
and
entrepreneurs
from
the
local
area,
as
well
as
creators
and
artists.
Ahmed
and
I
will
also
house
our
real
estate
brokerage
premier
Realty
there,
which
has
been
centrally
in
North
Minneapolis
for
three
or
four
years
now.
The
theme
of
The
Office
Space
is
supporting
entrepreneurship
and
home
ownership,
and
those
are
two
things
that
Matt
and
I
are
very
passionate
about.
A
E
Good
question,
commissioner
Max,
maybe
on
so
on
the
commercial
office
space
on
the
second
floor,
that's
not
for
the
bakery
use,
that'll
be
a
separate.
I
Yeah,
so
the
idea
is
it's
going
to
be
about
a
2,
000
square
foot
space
in
general,
and
so
that's
going
to
house
both
the
real
estate
brokerage
having
a
small
bakery
counter
as
well
in
there.
So
coffee
is
something
very
small
and
the
rest
of
it
will
be
shared
or
private
office
space
for
entrepreneurial.
A
K
Hi
everyone
good
evening,
my
name
is
Elizabeth.
Budall
I
live
at
2319,
Emerson
Avenue
North
I
am
the
house
that
is
next
to
the
vacant
lot.
My
husband
and
I
bought
our
house
in
2020
and
we
bought
it
for
several
reasons:
one.
It
was
the
middle
ground
for
our
blended
family
of
the
two
areas
we
needed
to
be.
Second,
we
found
it
to
be
a
growing
Community,
a
good
opportunity
for
Real
Estate.
K
To
kind
of
you
know,
get
our
money
back
and
have
a
good
investment,
and
prices
are
definitely
rising
in
our
area
and
we
are
seeing
a
lot
of
development,
we're
very
encouraged
by
the
development,
and
we
do
welcome
it.
The
issue
that
we're
having
right
now
with
this
proposal
is
simply
it's
right
next
to
our
house
and
it's
a
small
space
if
anybody
has
ever
ventured
out
even
looking
at
those
plans.
K
Looking
for
all
these
recommendations,
looking
for
all
these
different
rezonings
all
about
development
in
our
neighborhood,
all
about
bringing
in
you
know,
new
people
I
definitely
agree
with
the
previous
speaker
that
we
need
to
promote
the
area.
K
However,
I
am
concerned
simply
with
the
space
of
this
eight
spaces
parking
lot
with
six
units,
a
bakery
and
offices
above
that
is
not
enough
parking.
We
already
have
limited
parking
with
heavy
traffic
flow
in
our
neighborhood
24th
and
Emerson
is
a
very
busy
intersection.
It
has
started
to
improve
in
traffic.
We've
actually
had
a
few
residents
that
were
when
I
say
the
word
problem
residents
I
don't
want
to
point
fingers,
but
that
is
in
cleaning
out
the
neighborhood
we've
had
it.
K
We've
had
some
issues,
as
was
stated
with
crime,
even
homicides,
and
we
are
seeing
a
exit
of
some
of
those
issues
with
some
of
the
residents
and
we're
seeing
an
entrance
to
you
know
kind
of
New,
Growth
I'm
concerned
with
all
of
the
traffic
I'm
concerned
with
having
this
many
people
in
a
small
space,
adding
already
to
the
kind
of
crowded
area
the
street
Emerson
that
we
that
my
house
faces
there's
only
parking
on
one
side.
It
has
a
bike
lane
the
other
street
that
they're
proposing
building
on
24th
Avenue.
It
is
mostly
residential.
K
Definitely
always
a
snow
emergency
Street
there
is
limited
parking.
There
are
already
rentals
on
that
in
that
area
that
take
up
street
parking.
So
my
question
is:
where
are
all
these
people
going
to
go
and
how
is
that
going
to
affect
my
property
values?
My
family
I
have
three
children
and
there
are
many
other
families
moving
into
our
area,
not
to
mention
we
have
probably
two
or
three
elementary
schools
in
our
area.
There
are
buses
that
come
along
there
and
with
it
being
a
heavy
traffic
intersection.
K
We
also
have
you
know
semis
going
through
there.
We
have
City
trucks
and
vehicles
going
through
their
recreational
things,
so
we
are
very
concerned
about
that.
We're
also
concerned
about
it
coming
close
to
our
property
line
with
it,
obviously
meaning
to
use
every
single
square
inch
of
this
property.
K
I,
don't
really
want
to
look
out
my
window
and
be
able
to.
You
know,
touch
a
commercial
spot,
so
I'm
concerned
with
my
family,
the
families
that
are
coming
in
the
traffic
that's
coming
to
it,
and
also
my
property
values
and
the
property
values
around
me
that
in
our
neighborhood
we
have
discussed
heavily
that
they're
going
up
and
I.
Don't
want
this
to
impact
that
those
people
that
and
to
be
honest,
we're
new
to
the
neighborhood.
K
We
have
spoken
to
many
people
in
our
neighborhood
who
have
lived
there
for
10
15
20
years
and
they're
really
excited
about
the
new
growth
and
their
property
value
going
up
and
what
we
can
bring
in,
especially
with
the
light
rail
coming
through
that
to
build
such
a
large
building
on
a
small
lot.
It.
Yes,
it's
growth,
but
it
also
is
going
to
impede
families
coming
in,
which
is
really
a
huge
part
of
needing
to
create
a
community.
A
L
Yes,
thank
you,
commissioner.
Olson
can
I
ask
staff
a
question.
Real
quick
Lindsay
I
have
a
question
just
based
on
the
guiding
future
land
use,
for
this
is
urban
neighborhood,
but
this
would
not
be
in
accordance
with
Urban.
Neighborhood
is
one
of
these
variances,
the
one
that
would
then
enable
that
to
happen.
I
guess
I'm
trying
to
understand
which
one
of
these
variances
are.
We
looking
at
yeah.
H
I
think
what
commissioner
was
trying
to
say
is
that
right
now
this
has
commercial
zoning
and
in
the
in
the
2040
plan,
it's
guided
for
urban
neighborhood
and
they
are
proposing
a
commercial
space
on
the
corner
right
and
and
is
something
in
the
application
packet
allowing
them
to
establish
a
commercial
space
from
now
and
into
the
future.
The
answer
is
a
little
complex.
H
We
have
a
lot
of
these
kind
of
in-between
projects
that
are
coming
through
right
now,
where
we
don't
have
the
land
use
rezoning
study
in
place,
so
we're
relying
on
the
zoning
code
that
we
currently
have
adopted,
and
so
what
that
looks
like
for
this
project
is
right.
Now
they
are
able
to
establish
a
commercial
space
on
the
corner
and
they
have
the
zoning
to
do
that
when
we
went
through
and
designated
sites
throughout
the
city
for
urban
neighborhood
or
commercial
uses.
H
One
of
the
things
we
looked
at
was
the
existing
zoning
and
existing
commercial
uses.
So
if
that
previous
commercial
building
had
still
been
on
the
site,
this
would
have
gotten
a
commercial
future
land
use,
but
because
it's
vacant,
the
the
decision
trended
the
other
way
right.
So
because
this
is
a
very
unique
case.
H
We
we
have
talked
to
the
code,
development
team
and
determined
that,
because
it's
allowed
today,
they
can
proceed
without
any
special
applications
in
order
to
establish
a
commercial
use
and
then
in
order
to
make
them
not
non-conforming
immediately
the
future
land
use.
The
the
map
in
the
land
use
rezoning
study
will
be
amended
to
match
that
moving
forward.
H
L
I
think
so,
so
it's
that
the
gray
area
between
the
new
study
and
this
okay
I
think
I'm
kind
of
following
and
then
another
question
just
about
the
word:
bakery's
been
thrown
around
Bakery
counter
or
Bakery.
This
might
be
a
question
for
the
applicant.
When
are
you
talking
full
scale,
I
guess
to
understand
scale
of
that?
What
what
does
that
mean?
Maybe.
H
That
is
a
better
question
for
the
applicant
yeah
and
I
can
just
say
in
terms
of
what
would
be
permitted
on
a
on
a
commercial
space
in
C1,
it's
kind
of
the
lower
intensity
commercial
uses
that
would
serve
a
neighborhood,
so
General
retail
sales
and
services.
Your
bookshops,
your
coffee
shops,
your
you
know,
bike
shops,
all
those
sorts
of
things
would
be
allowed
and
some
of
them,
the
the
smaller
scale
retail
uses
as
well,
but.
L
I
Yeah
I
would
I
would
say
that
the
bakery
idea
itself
is
a
really
minor
piece
of
this.
It's
more
so
centered
around
just
having
a
place
for
the
members
or
the
community
to
come,
get
a
cup
of
coffee
or
maybe
a
previously
baked
good.
It's
by
no
means
gonna
have
a
full
kitchen.
You
know
it's
not
going
to
operate
as
a
typical
Bakery.
Would
it's
more
of
just
an
idea,
I
think
that's
kind
of
been
thrown
around.
I
I
M
M
M
One
thing
we
could
do
it.
You
know
we
could
deny
the
rezoning,
but
having
a
bakery
seems
to
be
the
the
type
of
thing
that
more
people
would
like
to
see,
especially
in
North
Minneapolis,
and
they
mentioned
coffee
as
well
they're
only
two
coffee
shops
in
all
of
North
Minneapolis.
So
those
are
the
reasons
why
I'm
supporting
the
application
today.
A
Thank
you,
commissioner.
Meyer
any
other
discussion,
I'm
not
seeing
any
so
I
will
ask
the
clerk
to
please
call
the
role.
Thank
you.
J
C
A
N
N
The
site
itself
is
a
through
block
site
with
Frontage
on
both
University
Avenue
Southeast
and
4th
Street
Southeast.
So
it
has
two
public
facing
front
elevations
and
two
front
yards
University.
Avenue
Southeast
is
a
goods
and
services
Corridor
in
the
Minneapolis
2040
comprehensive
plan.
N
Detail
here
shortly,
the
site
is
currently
occupied
by
a
one-story
commercial
building
that
has
been
used
most
recently.
As
a
restaurant.
You
can
see
that
site
configuration
and
existing
conditions
on
the
survey
here
the
building
is
oriented
to
University,
Avenue
Southeast
and
then
there's
a
surface
parking
lot.
That
goes
through
to
4th
Street
Southeast
at
the
back.
N
The
applicants
provided
some
helpful
Graphics
here,
just
to
show
the
context
that
the
project
is
being
proposed
in
so
as
I
said,
this
is
just
to
the
east
of
the
University
of
Minnesota
campus.
There's
been
a
lot
of
development
in
this
area
in
recent
years,
primarily
driven
and
part,
or
partly
driven
by
the
implementation
of
the
the
green
line.
N
Lrt,
the
site
is
located
within
a
half
mile
of
two
LRT
stations
on
the
green
line,
and
you
can
see
some
of
the
more
recent
development
in
the
immediate
area
surrounding
the
site
in
these
images
to
the
west
of
the
site
is
a
forceway
office
building
and
then
to
the
immediately
to
the
east
of
the
site.
Is
a
post
office
building
and
this
is
an
image,
some
images
of
the
site
as
it
exists
today.
With
that
one
story:
commercial,
restaurant
building
and
surface
parking
lots.
N
This
plan
shows
the
ground
floor
proposed
layout
for
the
applicant's
proposal.
They
are
proposing
to
implement
a
commercial
space
along
that
University
Avenue
Southeast
elevation,
approximately
3,
000
square
feet
an
area
and
then
would
locate
the
Primary
Residential
entryway
along
that
elevation
as
well,
and
then
there
is
some
at
grade,
enclosed
parking
and
one
level
of
below
grade
and
closed
parking
proposed.
You
can
see
that
here
on
those
two
plans.
N
And
then
above
the
ground
floor
between
levels,
two
and
seven,
the
building
takes
sort
of
an
S
formation
and
massing
and
includes
a
mix
of
different
units.
N
Along
the
East
Elevation
there,
you
can
see
that
there
is
some
parking
garage
Frontage,
that
the
applicants
were
posing
windows
for
the
visual
interest
requirement
and
then
on.
The
bottom
is
the
north
elevation
facing
Fourth
Street
Southeast,
some
massing
diagrams
and
then
some
details
of
that
commercial
Frontage
along
University
and
then
some
context
of
recent
development
in
the
area.
N
And
proposed
Landscaping
plan,
so
I'll
get
to
the
applications
here.
The
applicant
is
seeking
several
variances,
three
of
which
concern
the
yard
requirements.
So
the
proposal
requires
a
front
yard
variants
on
the
4th,
Street
Southeast
elevation
and
again,
that's
primarily
due
to
its
adjacency
to
the
or
zoning
which
has
a
residential
yard
requirement.
N
It
should
be
noted
that
this
area
is
guided
for
commercial,
mixed
use
in
the
2040
plan,
and
so
when
the
land
use
and
rezoning
study
is
adopted,
that
that
need
to
provide
a
reflective
yard
would
go
away,
but
under
the
current
zoning
District
they
do
require
that
variance.
And
then
the
same
goes
for
the
interior
side
yard
requirement.
In
the
c3a
zoning
district.
N
The
primary
variance
of
concern
is
the
variance
to
reduce
the
minimum
height,
so
this
site
is
guided
for
the
Transit
30
built
form
overlay
District,
which
is
a
intensive
overlay
District
applied
in
areas
of
the
city
that
are
very
well
served
by
transit
and
that
are
in
close
proximity
to
other
commercial
uses
and
employment.
Centers.
N
It's
applied
in
very
limited
parts
of
the
city.
I,
provided
this
map
in
the
presentation
just
to
show
exactly
where
we
designate
Transit
30,
it's
primarily
in
areas
around
the
downtown
core
immediately
across
the
river
from
downtown
and
then
around
the
University
of
Minnesota
campus,
particularly
in
this
area.
That's
within
half
a
mile
of
two
Light
Rail
stations,
so
it
does
have
a
minimum
height
requirement
of
10
stories.
N
N
N
So
we're
recommending
denial
of
that
height
variants,
which
then
necessitates
denying
the
other
applications,
because
the
changes
that
would
be
required
to
comply
with
that
that
height
minimum
would
change
the
other
applications
such
that
they
would
basically
need
to
resubmit
a
new
proposal
if
they
were
going
to
comply
with
that
that
minimum
height.
N
So
we
are
recommending
denial
of
all
applications,
primarily
due
to
that
that
height
issue.
I
did
note
in
the
staff
report
that,
irrespective
of
that
height
issue,
if
the
project
were
in
compliance
with
the
minimum
height,
we
feel
like
the
side,
yard
and
front
yard
requests
are
reasonable
and
supportable
and
that
there
are
practical
difficulties
there.
N
Given
the
proximity
to,
or
zoning
and
the
change
that's
coming
through
in
the
land,
use
and
rezoning
study
and
we've
analyzed
the
site
plan
for
compliance
with
the
site
plan,
review,
design
standards
and
don't
see
any
major
issues
there.
It's
primarily
the
development,
intensity
and
and
staff
feels
like
this
project
does
not
meet
the
2040
plans
goals
for
the
site
and
for
the
level
of
development
that
we
would
want
to
see
in
this
location.
A
You
Peter
we'll
start
with
commissioner,
commissioner
Alper.
O
D
O
O
O
Okay
and
Transit
10
is
that
height
from
minimum
height,
what's
the
minimum
height
there,
the.
O
So
if
it
were
Guided
by
the
land
use
or
excuse
me
the
built
form
across
the
street,
then
it
would
fall
within
it
would
comply.
It.
M
Commission,
thank
you.
Can
you
just
go
through
why
you're
proposing
to
not
support
the
setback
variances
today,
like?
Can
you
you
said
that,
like
I
I
get
why
we
why
staff
isn't
recommending
on
the
height
variants,
but
it
doesn't
follow
to
me
that
we
couldn't
approve
the
site
back
or
the
setbacks.
N
Essentially,
if
you
were
to
approve
the
proposal,
as
is
before
us
today,
with
the
seven
story
maximum,
we
we
do
feel
like
the
side,
yard,
variances
and
the
front
yard
variants
would
be
supportable.
So
there's
there
isn't
an
issue
with
those,
probably
in
most
scenarios
that
you
could
imagine
7
or
10
or
15.
N
D
M
Okay,
so
I
agree
that
we
we
couldn't
do
the
site
plan
review,
but
I'm
gonna.
You
know
after
the
applicant
presents
I'll,
ask
if
they're
interested
in
getting
into
the
side
yards
for
now.
If
they're,
not,
then
we
don't
need
to,
but
it
does
seem
like
we.
P
I
think
what
the
issue
is
is
that
if
the
variances
for
either
the
height
or
the
setbacks,
are
denied
that
the
site
plan
and
the
building
the
arrangement
or
the
layout
of
the
site
would
not
be
what
you
see
is
what
you're
approving
in
so
we
would
recommend
that
you
deny
all
two,
because
otherwise
things
will
have
to
come
back.
If
you
approve
some
and
deny
some
those
that
are
denied,
we'll
still
have
to
come
back
to
you,
because
we
don't
have
an
improved
site.
P
L
Hi
Peter
I
have
a
quick
question.
If,
given
the
future
land
use,
would
those
side
yard
variances
need
to
be
in
place?
Also.
N
N
N
We
don't
really
have
a
minimum
percentage
and
I
think
the
intention
is
really
for
this
to
be
a
tool,
it's
a
kind
of
compel
the
development
in
general
to
comply
with
that
height
requirement
by
creating
a
need
to
invest
more
in
the
structure,
probably
change
the
construction
type
and
Implement
on
a
much
larger
number
of
units
on
the
site.
So
the
intention
would
not
be
to
meet
the
requirement
with
like
a
Spire
or
something
or
like
one
small
portion
of
the
building
to
to
substantially
increase
the
development
intensity.
Okay,
thank
you.
A
All
right
I'm
not
seeing
any
more
questions
right
now,
so
we'll
open
the
public
hearing
and
ask
the
applicant
to
please
come
forward.
J
S
J
S
Good
afternoon
my
name
is
Mick
Stoddard
with
DJ
architecture,
architect
on
this
project
and
I'd
like
to
open
by
talk
about
the
design
considerations
that
went
into
this
project
that
speak
to
a
lot
of
the
pieces
that
Peter
mentioned
just
an
appropriateness
to
the
site
context.
S
Inappropriate
appropriateness
for
the
goods
and
service
corridors
this
this
slide
here,
a11
talks
about
the
adjacent
context
of
recent
projects
on
this
site.
Most
of
the
projects
that
you
see
along
4th
Street
are
five
and
six
story:
buildings
that
are
relatively
recent
and
University
Avenue,
there's
a
number
of
new
projects
that
are
five
to
seven
stories
as
well,
there's
a
couple
that
are
larger
that
get
into
the
portions
of
them
get
into
the
10
story
size,
but
most
of
them
are
at
the
seven
story
height,
which
is
what
we
are
proposing
at
this
site.
S
The
scale
of
the
neighborhood
which
are
ranging
from
these
four
or
seven
buildings
along
4th,
Street
and
7th
Street.
S
Some
of
the
design
considerations
that
went
into
this
building
had
to
do
with
the
goods
and
service
Corridor
and
the
appropriateness
of
what
we're
presenting
along
University,
Avenue
and
also
on
4th
Street,
as
these
are
the
the
major
pedestrian
areas
and
we
potentially
step
the
building
back
and
used
a
large
portion
of
glass
to
create
transparency,
create
activity
along
the
street.
Do
a
lot
of
design
work
on
this
portion.
S
Little
night
shot
that
we
showed
as
well
to
kind
of
show
how
the
building
will
be
lit
at
night
and
be
inviting
be
a
nice
project
for
this
area.
J
S
J
S
S
These
three
are
the
link
pillars
at
Prospect
Park,
which
are
located
further
up
University,
and
both
of
them
only
have
a
portion
that
achieves
that
done.
Foot
goal.
The
remainder
is
that
is
that
seven
stories
and
the
other
one
is
a
new
project
at
2330,
University
Avenue,
and
the
thing
that
a
lot
of
these
projects
have
in
common
is
the
size
of
their
sites.
They
are
much
larger
than
what
what
we
are
have
with.
D
S
Small
interior
lot,
which
is
only
Thirty
one
thousand
square
feet.
These
are
127
thousand
seventy
one
thousand
and
sixty
one
thousand
respectively.
Some
are
an
entire
block.
Some
are
most
are
Corner
Lots.
What
this
does?
It
allows
flexibility
in
your
design
to
shift
and
move
building
program
and
Your
Design
around
and
allows
flexibility
there
that
we
do
not
quite
have
on
the
site
because
of
the
narrowness
and
the
fact
that
it's
a
it's
a
through
lot.
S
One
other
thing
I'd
like
to
talk
about
is
we
mentioned.
I
mentioned
Peter
mentioned
density
and
the
appropriateness
for
Transit
30
site
and
the
goal
for
far
of
this
area
is
3
to
10.4
far
and
our
proposed
project.
We
are
able
to
get
to
5.3
so
we're
right
in
that
range,
not
at
the
bottom
kind
of
in
the
middle,
and
we
are
able
to
get.
S
You
know
135
units-
and
you
know
it's
student
housing,
so
we
are
looking
at
400
beds,
400
students
on
this
property,
so
it
does
achieve
the
density
that
is
part
of
the
goal
and
I
think
we've
put
together
a
pretty
good
building,
that's
appropriate
for
this
neighborhood
and
I'll.
Be
available
for
questions.
Thank
you.
Thank.
T
So
I
just
wanted
to
go
back
and
give
you
an
opportunity
to
respond
to
commissioner
koski's
question
about
challenges
in
reaching
that
10
story
height.
S
What
we're
proposing
is
a
construction
type
of
wood
construction
over
Podium,
so
it's
one
over
concrete,
so
kind
of
the
max
you
can
do
with.
That
is
seven
stories.
Once
you
go
to
eight,
you
get
into
high-rise
type
instruction,
which
has
limitations
as
well.
A
A
U
Hi
I'm
Garrett
I'm
with
the
development
team
I
just
want
to
make
a
few
comments
here
as
well,
and
could
I
come
back
to
that
question
a
little
bit
later.
Yeah
yeah,
my
name
is
Garrett
I'm
here.
As
a
member
of
the
development
team
for
the
proposed
project,
several
design
elements
of
this
project
were
influenced
by
the
2040
goals
and
comprehensive
plan.
The
existing
site
hosts
a
restaurant
in
the
surface
slot
that
was
well
loved
by
the
residents
in
this
neighborhood
for
quite
some
time.
U
Well,
there
would
be
still
while
there'd
still
be
high
density
housing
with
the
current
proposal.
There'll
also
be
new
commercial
use
and
updates
to
The
Pedestrian
experience.
There
have
also
been
several
Roundtable
discussions
with
representatives
of
the
Prospect
Park
Association.
We
work
to
have
participatory
design
through
Equitable
and
Civic
engagement
or
work
with
them
to
meet
the
ascetic
goals
will
continue
throughout
the
entitlement
process.
The
construction
will
also
be
resilient
and
meet
energy
efficiencies.
We're
a
fully
Union
developer.
U
This
distinction
mandates
living
wage
opportunities
with
high
execution.
The
project
will
promote
clean
environments
and
climate
change,
resilience
with
the
installation
of
rooftop
solar
array,
storm
water
retention,
System,
complete
soil
remediation
and
pollinator
friendly
Landscaping,
as
Mick
previously
stated.
The
unit
count
would
increase
housing
Supply
by
135
dwelling
units.
Given
the
proximity
to
the
University
of
Minnesota
and
the
light
rail,
the
bedroom
count
can
house
up
to
409
residents
through
our
fbir
calculation.
We
not
only
meet
but
exceed
the
density
goals
for
the
site.
U
U
A
Thank
you,
commissioner
Koski.
Thank
you.
R
Madam
chair
so
I
guess
I
was
wondering
if
you
could
maybe
go
on
to
a
little
bit
more
in
depth
of
the
materials
I
guess
I.
This
is
new,
for
me
to
understand
is
why
it
would
make
a
big
difference
between
the
wood.
Pilots
am
I
getting
that
right
versus
the
steel,
and
so
what
is
that
I
mean?
There
are
other
buildings
in
the
area
that
you
showed
that
obviously
decided
to
use
those
materials
to
go
higher.
So
is
that
the
only
barrier
that
you
have-
and
why
is
that
a
barrier.
D
S
V
Hi
Commissioners,
this
is
Carol,
I
am
Carol,
Lansing
attorney,
fegory
Drinker
I
work
with
North
Bay
on
assisting
in
the
land
use
processes,
and
you
know
we
had
a
committee
the
whole
meeting
a
while
ago,
and
there
was
only
a
few
of
you
there
and
we
we
went
into
this.
There's
always
this
carefulness
around
talking
about
money,
because
a
practical
difficulty
cannot
that
justifies
a
variance,
cannot
be
economic
circumstances
alone,
but
economic
circumstances
are
relevant
to
everything
about
a
development
project
that
comes
in
front
of
you.
V
It
has
to
be
buildable,
it
has
to
be
feasible,
it
has
to
be
financiable,
it
has
to
be
marketable
and
at
some
point,
certain
things
that
might
be
ideal
from
policy
perspectives
just
aren't
and
on
a
lot
this
size
in
this
particular
area
to
build
a
taller
building
that
does
change
the
construction
type
and
creates
you
know,
costs
more.
There
needs
to
be
a
balance
of
that
with
you
know
how
many
residents
can
actually
live
there,
how
much
rents
will
they
pay?
V
How
many
amenities
can
you
include
in
the
building
that
support
that
expert
style
of
building
outdoor
Terraces
swimming
pools?
You
know
all
of
that
comes
together
for
a
project
that
is
actually
feasible
and
and
can
be
built,
and
this
is
a
relatively
narrow
lot
and
the
point
we're
trying
to
make
with
you
know
showing
you
what
tall
buildings
in
this
area
have
been
approved
and
are
constructed
or
under
construction.
V
Is
that
they're
on
much
larger
Lots
they've
got
multiple
Street
frontages
and
more
of
it
that
can
incorporate
all
those
things
and
including,
though
there's
no
parking
requirement
they.
You
know
this
project
is
not
a
one-to-one,
but
you
do
need
parking
to
support
a
certain
number
of
the
residents
that
are
going
to
live
there.
This
site
cannot
put
in
more
parking
below
grade
because
so,
if
you
got
a
taller
building,
we
can't
put
in
more
parking
below
grade
because
of
a
high
water
table
and
soil
contamination.
V
So
that
is
a
limiting
factor
on
how
all
of
the
elements
of
a
feasible
project
come
together.
You
know
you
could
achieve
the
10
story
height
with
three
levels
of
above
parking
above
ground
parking
and
it
would
comply
with
the
height,
but
you
wouldn't
necessarily
get
any
more
units.
You
wouldn't
get
necessarily
a
better
project.
V
You
know
you've
heard
tonight.
We
think
this
complies
with
the
essential
goals
and
intent
for
densification.
There's
going
to
be
a
lot
of
people
on
this
on
this
lot
and
in
terms
of,
and
certainly
in
comparison
to,
what's
there
now,
which
is
a
one-story
building
and
a
lot
of
surface
parking
and
for
the
area
it
isn't
going
to
undermine
the
the
development
of
this
area
for
density.
A
lot
of
development
has
already
occurred
and
will
continue
to
occur
here.
So
those
are
the
things
we
think
come
together
for
practical
difficulties.
Thank.
A
W
Okay,
hi
Commissioners
Daniel
overpillar
from
North
Bay
in
my
history,
I've
built
about
6
000
beds
on
campus
and
throughout
the
last
10
years,
I've
seen
Trends
and
up
Trends
and
costs
and
affordability
requirements,
perhaps
for
the
tenants
and
different
housing
types
as
well
as
students
and
all
people
in
the
neighborhood
stakeholders,
opinions
and
realities.
W
And
that
seems
to
me
that
the
the
reality
is
there
is
affordability
component
needed
for
the
tenant
perspective,
the
resident
perspective
right
and
what
drives
cost
of
construction
costs
more
money
and
for
to
rent.
So
just
the
balance
of
what's
coved
in
an
area
and
what's
needed
as
well
as
new
housing.
Stock
creation
of
new
housing
stock
is
what
kind
of
led
to
the
decision
of
seven
story
structure
opposed
to
a
10..
W
We
do
want
to
achieve
all
the
goals
of
the
city
in
the
particular
area
and
some
Market
that
it's
in
drives
kind
of
that
this
type
of
Transit,
30
or
requirement
wouldn't
or
far
wouldn't
be
able
to
be
fully
achieved
so
much
in
other
neighborhoods,
given
the
pro
given
the
makeup
of
this
particular
sub
market.
So
we
appreciate
your
consideration
and
you
asked:
did
you
ask
what
the
materials
were
of
the
building
or
just
the
construction
type
alone?
She.
W
Just
want
to
also
state
that
this
is
a
fully
we
would
search
seek
for
a
PLA,
and
this
is
a
fully
Union
Mobility.
Thank.
A
L
Marwa
I
have
a
question
for
the
developer
volkfest
how
many
affordable
units
are
being
included
in
this.
A
C
Carol
Olson
members
of
the
committee,
my
name
is
Richard
Gilliard
I
live
in
Prospect
Park
and
for
the
past
20
years,
I've
been
on
the
land
use
committee
and
I'd
like
to
comment
on
this
proposal.
I'd
very
much
like
my
neighbor
Spencer
to
be
able
to
sell
this
property
and
benefit
from
all
of
the
Oregon
contributions
they've
made
to
the
neighborhood
over
the
years.
But
this
is
not
the
project
that
should
be
on
this
side.
C
C
System
developed
by
mwmo
the
energy
system
being
pursued
by
the
university
and
the
wall,
companies
and
others
really
make
this
an
enormously
valuable
site
and
the
site
The
Proposal,
that's
being
put
forward
today,
just
doesn't
live
up
to
the
potential
of
the
site.
C
The
citizens
of
the
state,
the
city,
have
made
an
enormous
investment
in
this
area
in
the
green
line.
The
university
and
all
of
the
systems
that
are
here
and
the
development
in
the
area
should
really
be
a
commensurate
with
that
and
payback
on
that
huge
public
investment,
The,
Architects
and
others
have
talked
about
the
size
of
the
site.
I'm
an
architect,
so
I
know
a
little
bit
about
these
things
and
I've
done
work
on
on
larger
buildings
than
this.
C
Yes,
it
is
a
tight
site,
but
the
sites
that
were
referenced
didn't
exist
in
the
main
on
their
own.
Those
were
assembled
sites.
Those
were
assembled
of
several
smaller
sites
and
the
opportunity
is
here
to
do
that
as
well.
So,
all
in
all,
we
want
to
see
the
site
develop,
but
this
is
not
the
project.
The
building
makes
no
contribution
to
the
public
realm
on
4th
Street.
The
first
floor
is
90
parking,
there's
a
sliver
of
commercial
space
along
University
Avenue,
and
it
just
doesn't
have
the
Vitality.
C
It
doesn't
have
the
endurance
to
be
the
building
we
want
to
have
here
for
the
next
Century.
This
is
not
about
doing
the
right
thing
for
our
neighbors
so
that
he
can
exit
their
site.
We
all
want
that
to
happen
and
for
him
to
be
happy,
it
may
have
make
some
money
doing
it,
but
what
we
do
here
today
is
going
to
be
here
for
70
80
90
100
years,
and
this
is
not
the
proposal
that
fulfills
that
charge
that
we
have.
A
X
Greetings:
council
members:
my
name
is
Spencer
Ong
at
the
prop
I'm
representing
the
property
there
2725
University
I
come
here
today
to
represent
my
parents,
who
have
owned
the
property
and
the
family
business
on
site
there.
A
little
bit
a
little
bit
about
our
family
is
that
we
are
the
first
generation
of
immigrants
to
America
escaped
from
the
wars
of
Cambodia
and
arrived
to
Minnesota,
with
nothing
but
close
up
behind
our
backs
in
1981.
X
at
first
starting
out
on
the
welfare
system.
We
my
parents,
worked
hard
to
get
off
the
system,
even
road
bikes,
five
miles
away
to
go
to
work
in
a
middle
winter,
saved
some
money
and
took
a
chance
and
started
a
small
business
called
you
Garden
restaurant
in
March,
7th
of
1993..
X
At
that
time
there
were
many
restaurant
business
attempts
that
failed
prior
to
us,
taking
over
that
location
through
more
sweat
and
Equity
working
12
hours
days.
X
Seven
days
a
week,
we
were
able
to
achieve
the
American
dream,
regardless
of
where
you
were
born.
If
you
work
hard,
the
opportunities
will
be
there
for
you
to
succeed
tomorrow.
March
7th
will
be
our
30th
year
in
business.
On
property
on
that
property,
you
know
how
many
small
business
do
you
know
have
lasted
30
years
and
that
location,
a
small
business
is
the
backbone
of
the
city,
and
we
have
served
the
city
in
neighborhood
community.
Well,
my
parents
worked
hard
all
their
life
and
now
are
retiring
as
they
are
in
their
old
age.
I.
X
Ask
that
you,
the
council,
members
in
your
decision
to
find
in
your
heart
and
to
provide
my
parents,
some
dignity
and
a
relief
for
them
to
retire
in
peace.
By
passing
the
variance
for
the
seventh
floor
building
rebuilt,
it
would
not
be
out
of
characteristics
for
you
to
pass
this,
as
the
majority
of
the
surrounding
buildings
are
similar
in
height
to
what
we
are
requesting.
The
builders
are
requesting.
X
X
It
is
unfair
to
die.
That's
the
same
height
same
height,.
X
The
same
the
same
height
as
what
we're
they're
requesting
you
know
and
and
I.
Thank
you
for
your
time.
Thank.
A
Y
So
the
applicant
developer
made
mention
of
doing
an
a
Roundtable
Equitable
process
with
the
neighborhood.
Well,
that
is
true.
It
was.
We
have
taken
no
action
on
the
development.
On
the
one
hand,
we
very
much
stand
with
the
owner
at
New,
Garden
Restaurant,
Spencer's
family,
but
on
the
other
hand,
the
project
is
not
adding
up
to
the
framework
for
development
that
we
want
to
see
in
our
neighborhood.
So
we
opted
to
take
no
action
on
the
on
the
proposal.
Y
I
also
mentioned
that
the
developer
just
indicated
that
the
project
was
aimed
at
the
student
market,
and
although,
although
that
is
true
that
it's
not
necessarily
the
desire
of
the
neighborhood
to
have
yet
another
student
exclusive,
well
I
should
temper
that
by
saying
you
know
aimed
at
students,
the
developers
made
clear
that
they
would
invite
all
into
the
the
project
who
applied,
but
that
it
is
definitely
you
know,
marketed
to
the
student
population,
we're
hoping
that
as
projects
move
away
from
that
skirt
of
the
University,
that
they
become
more
a
worker
class,
even
condominium
for
retirees
in
our
neighborhood
and
that
sort
a
broader
mix
than
just
student
housing.
A
M
Thank
you,
I'm,
going
to
oppose
the
main
application
tonight,
because
I
don't
think
it's
consistent
with
what
we
want
to
see
there.
As
one
testifier
said,
I
mean
it
seemed
like
an
under
use
of
the
space
and
just
to
give
more
background
of
trans
Authority
and
the
minimum
10
story
requirement
that
was
put
on
there.
You
know
it's
only
in
a
very
few
limited
areas
where
Transit
30
is
applied
and
it's
the
areas
where
you've
got
really
high
quality.
Transit
you've
got
the
light
rail.
There.
M
You've
got
the
transitway
grocery
store
a
lot
lots
of
restaurants
parks
nearby,
and
we
really
want
to
have
those
spaces
used
to
their
full
potential,
and
you
know
other
Commissioners.
For
example,
former
chair
Rockwell,
you
know
made
an
explicit
argument
for
these
minimum
height
requirements
that
it
pushed
the
developers
to
use
higher
quality
materials.
That
was
an
explicit
thing
that
they
wanted
to
see.
M
So
you
know
they.
They
understood
at
the
time
of
doing
it
that
when
you
require
10
stories,
that
means
you're
not
going
to
be
able
to
do
the
five
over
one
model
that
we're
seeing
so
much
around
on
the
rest
of
the
city.
I
think
this
project
would
make
sense
in
other
parts
of
the
city,
but
in
in
such
a
high
utility
area,
I
I
think
we
should
push
for
better,
better
use
of
that
space.
M
I.
Don't
think
that
there's
any
justifiable
practical
difficulty
for
this.
Certainly
it's
not
an
economic
one
that
the
first
applicant
put
forward
in
the
staff
packet,
the
Practical
difficulty
proposal
they
make.
There
is
all
about
parking
and
I
think
that
is
contrary
to
the
the
city's
climate
goals.
M
As
I
indicated
in
my
questioning
previously
I
I'm,
very
receptive
to
the
setback
variances.
Those
make
sense
to
me
coming
in
today,
I
was
prepared
to
make
the
case
for
those,
but
not
for
the
rest
of
it.
But
staff
has
persuaded
me
that
that,
because
of
the
60-day
rule
that
it
makes
more
sense,
if
you're
going
to
deny
the
the
most
inhibiting
part
of
the
application
to
deny
it
in
full.
But
if
you
come
back
with
a
plan
that
is
compatible
with
Transit
30,
then
I
would
be
very
receptive
to
granting
those
setback
requirements.
L
Foreign
I
guess
my
my
comment
on
is
kind
of
a
question
for
the
applicant
team
too
I'm.
You
know
I
want
to
support
this
I
think
it's
a
you
know.
You've
made
a
good
case,
but
there's
a
few
things
that
are
alarming.
To
me.
One
is
the
50
of
the
ground
for
being
perking
being
a
parking
structure,
and
then
it
also
sing
in
our
staff
packet
that
it
does
not
comply
with
the
ground
floor.
L
Activate
active
function,
requirement
for
this
area,
so
I
understand
the
seven
stories
and
the
building
require
and
the
building
materials
and
wanting
to
fit
the
kind
of
character
of
the
other
buildings,
and
why
you're
doing
that?
But
I
also
think
if
we
had
seen
that
you
are
actually
complying
with
the
ground.
Four
active
functions:
you're
going
above
and
beyond,
say
with
affordability
to
Beyond
eight
percent
or
would
be
open
to
some
kind
of
a
you
know
amendment
when
it
comes
to
your
plans,
including
other
aspects
of
it.
W
Plan,
commission
members,
Daniel
overpillar
I
just
the
sites
that
flank
to
the
right
and
left
of
the
sites
for
an
assemblage
post
office
on
one
side
large
office
building
on
the
other.
Both
sites
are
large
enough
to
do
a
a
larger
project
if
if
they
should
want
to
depart
right
now,
that's
not
an
option.
So
this
sliversity
in
the
middle
of
those
two
not
on
a
corner.
W
As
far
as
the
activity
on
the
main
floor,
I'm
happy
to
give
up
parking
for
more
activity,
I
think
that's
appropriate,
so
and
well
well,
understood
and
appreciated.
Ask
and
not
at
all
against
it.
I,
don't
know
how
that
goes
with
cutting
cutting
out
that
parking
or
allowing
making
the
Fourth
Street
side
more
active,
as
as
said
a
couple
times
here
tonight,
but
happy
to
reduce
the
amount
of
parking
put
active
uses
on
the
Fourth
Street
side
as
well
to
assist
and
reduce
the
footprint
of
the
party.
G
Thank
you,
madam
chair
I.
Have
this
is
actually
a
question
for
staff,
and
it's
really
just
so:
I
can
get
a
better
understanding.
I
also
appreciate
the
flexibility
around
reducing
the
footprint
of
parking
spaces,
because
we
just
need
to
do
that.
However,
I'm
having
some
trouble,
so
the
development
team
put
up
a
slide,
and
maybe
you
have
that
that
showed
the
heights
of
the
other
buildings
surrounding
the
building.
So
my
question
is
really
around
the
I
wrote
it
there's.
G
N
That's
a
good
question,
commissioner
Conley,
and
the
reason
for
that
is
that
the
minimum
10
story
height
requirement
is
relatively
recent.
It's
an
implementation
factor
from
the
2040
plan
that
came
into
play
when
the
built
form
overlay
District
was
adopted,
which
was
in.
P
N
So
most
of
the
projects
that
you
see
that
are
that
six
story-ish
height
were
implemented
prior
to
that
and
utilized
that
stick
builds
wood
frame
over
Concrete
Construction,
which
is
an
economical
construction
type
to
to
provide
those
that
housing.
So
this
is
a
new
requirement
and
it's
part
of
the
reason
why
staff
feels
strongly
about.
T
I
wish
that
the
development
team
had
looked
into
what
commissioner
Meyer
had
spoken
about
as
far
as
the
intent
behind
creating
the
Transit
30
overlay
district
and
attempted
to
design
a
building
that
could
meet
that,
because
absent
I
mean
this
is
also
a
really
interesting
public
policy
question
in
that
I.
Think
I,
don't
want
to
speak
for
everyone
on
this
panel,
but
I
think
the
vast
majority
of
us
want
bodies
on
this
parcel.
T
I
think
we
also
are
here
to
you,
know,
uphold
and
represent
what
the
city
has
put
forward
as
far
as
the
2040
and
others
are
concerned,
and
hold
ourselves
accountable
to
that.
As
we
move
forward
and
I,
don't
personally
see
in
what's
been
presented
today,
a
practical
difficulty
that
would
lead
me
to
believe
that
this
project
should
move
forward.
A
All
right,
I'll
just
say
that
I
agree
with
I,
think
Commissioners
marwa
Meyer
Campbell.
Maybe
it
sounds
like
that.
Actually,
but
and
we
don't
often
see
variances
for
less
height
I
can't
remember
when
maybe
we've
had
them,
so
this
is
kind
of
an
exercise
for
us
as
well,
but
I
also
don't
see
a
practical
difficulty
in
this
situation.
A
You
know
this
is
a
half
block
to
a
light
rail
station,
so
I
would
love
to
see
this
project
come
back
and
I
hope
it
does
and
meet
that
10
story.
Height
requirement.
D
L
Commissioner,
marwa
I
might
be
on
the
on
the
other
side
of
this.
On
this
one
I,
the
the
height
to
me,
is
not
the
biggest
issue.
It's
the.
What
is
the
Practical
difficulty
around?
Is
it
less
sparking
or
more
affordability
that
you
can
give
us
in
this
project
to
meet
that
seven
story,
goal
and
I
guess
I
mean,
like
commissioner
Campbell
just
said,
we're
not
here
to
re-do
your
project
while
we
sit
up
on
the
dice.
L
But
what
give
us
something
here,
because
I
want
to
understand
the
seven
stories
in
exchange
for
more
affordable
units.
You
know,
what's
that,
where's,
that
economic
line
that
like
where
can
this
project
work
and
I?
Don't
understand
so
I
guess
yeah
I
mean
I'd,
be
I'd,
be
interested
to
approve
this
with
a
condition
of
you
know
more
affordability
or
less
parking,
or
definitely
have
commercial
activation
on
the
Fourth
Street
side,
or
something
and
I'd
be
fine
with
approving
it,
but
I.
W
Want
to
hear
it's
a
good
question
for
me,
where
would
line
me.
W
So
we're
just
now
working
through
this
policy
for
the
kind
of
rent
by
the
bed
or
read
by
the
you
know,
difference
between
the
joint,
several
and
written
by
the
bad
condition,
with
inclusionary
zoning
and
I'm
happy
to
say
that
it,
due
to
our
team's
hard
work
and
and
Alicia
leave
a
bird
from
our
team.
It's
it's
starting
to
work
right
to
find
out
how
to
do
to
do
with
attain
to
that
policy.
So
I
think
right
now
we
have
23..
W
L
W
Per
bed
basis,
I
think
it's
a
per
bad
structure
of
types
of
term
release,
I
believe
it's
measured
against
the
Pell
Grant.
Okay.
A
It's
a
different
model
than
I
just
wanna.
We,
it
seems
inappropriate
to
Me.
Maybe
staff
has
opinion
for
us
to
be
negotiating
or
it
feels
like
you're
gonna
go
like
negotiating
terms
for
approval.
Just
because
you
know
we
have
a
set
set
of
terms
for
which
we
should
be
considering
applications.
We
need
a
practical
difficulty
in
order
to
you
know,
approve
a
variance
so
I,
don't
think
I,
don't
think
this
conversation
is
relevant
to
our
vote.
I
guess
is
what.
Z
It's
okay,
I
could
I
will
simply
state
that
what
your
question
is
about
where
that
line
is
for
us
we're
a
very
small
development
company
and
we
rely
on
very
local
Capital
stack
and
funding,
and
so
we
don't
go
out
and
get
outside
investors,
and
so
our
threshold
of
what
we
can
raise
to
do
this
kind
of
project
stops
at
seven
that's
the
bottom
line.
That
is
what
it
is.
Okay.
Well,
that's.
L
A
N
Sure
the
way
the
build
form
works
is
that
there
are
height
minimums.
We
don't
really
have
premiums
associated
with
that
to
lower
the
height.
There
are
certain
districts
in
which
you
can
increase
the
height
of
the
building
by
providing
amenities
or
other
premiums,
but
in
this
case,
given
that
it's
a
variance,
we
can't
approve
a
variance
based
on
a
premium
or
the
applicant,
providing
something
in
exchange
for
that.
We
can't
condition
a
variance
based
on
those
kinds
of
negotiations.
N
A
Thank
you,
okay,
commissioner.
Bexley
did
you
have
anything
no.
A
So
the
motion
on
the
table
is
to
adopt
staff
recommendation.
We
have
a
motion
in
a
second
anyone
else.
Okay,
seeing
none
I'll
ask
the
clerk
to
please
call
the
roll.
E
O
A
And
one
day,
all
right
that
motion
passes,
and
that
was
our
final
item
for
this
evening.
Are
there
any
announcements
from
Steph.
P
Just
one
announcement
after
our
last
Planning
Commission
meeting
I
spoke
with
President
Olsen
about
the
retreat.
We
have
selected
so
write
this
down.
Please
and
we
will
send
out
emails,
but
it's
already
on
your
calendar,
but
April
27th.
Is
there
already
an
already
scheduled
Committee
of
the
whole
meeting?
P
So
that
is
when
we
will
have
the
Planning
Commission
retreat
I'm
going
to
be
out
of
the
office
for
the
next
few
weeks,
and
so
president
Olson
is
going
to
reach
out
for
a
call
for
topics
and
so
by
I'm,
hoping
that
by
April
1st,
then
she
will
be
able
to
send
me
the
list
of
topics
that
you
guys
would
like
to
explore
or
discuss
or
flesh
out
further
during
the
retreat
again
I'm
going
to
ask
staff
for
suggestions
as
well,
and
then
that
will
give
us
a
little
bit
of
time
to
kind
of
comb
through
that
set
the
agenda
and
then
pull
the
materials
together.
P
So
if
you
guys
are
sitting
here
or
reading
reports
or
whatnot
or
prepping
for
coming
of
the
whole
on
Thursday
and
you're,
coming
up
with
things
that
you'd
like
more
information
about,
send
it
to
Alyssa.
If
you
can,
please
or
excuse
me,
president
Olson
and
she
will
collect
those
items
and
then
get
it
to
me
by
the
end
of
March.
P
The
public
hearing,
the
27th,
should
be
a
Thursday
correct.
It.
P
A
P
O
I
I
would
love
to
put
a
plug
in
for
getting
the
built
form
guidance
printed,
so
that
I
can
add
it
to
my
my
binder
and
let's.
O
And
also
I
think
the
whole
practical
difficulty
piece
I
would
love
to
see
that,
like
not
just
the
terms
of
it,
but
examples
of
them
used
in
real
projects
like
a
one-pager
with
like
is
a
poor.
Soil
is
a
practical
difficulty
or
is
a
height
differential
of
the
land
or
is
the
you
know,
I,
don't
know
just
just
a
whole.
Just
a
list.
I'll
keep
going
I'll
keep
thinking
about.
P
It
from
her
later
yeah
yeah,
we
can
get
everyone
binders
I
saw
people
get
really
excited
about
that
binder.
P
Maybe
what
I
should
do
for
everyone,
just
as
a
refresher
for
those
who
have
not
gone
through
orientation
this
year
is
I
will
email
you,
the
CPC
orientation
that
we've
been
doing
for
the
new
members
this
year.
It's
very
similar,
it
just
switches
out
rosters
and
calendars
from
year
to
year,
but
it
there
are
those
documents
in
there.
If
you
don't
have
them
still
about
findings
and
how
to
make
them
and
spot
zoning
and
other
things
that
are
in
there
and
so
I
will.
I
will
send
out
a
link
to
that.
P
That's
maybe
what
everyone,
because
we
did
used
to
print
that
out
and
put
it
into
a
binder
and
give
it
to
everyone
at
orientation.
But
since
covid
stunning
on
me
today,
as
I
was
walking
in
it's
been
three
years
since
we've
been
home.
Now
almost
it's
crazy,
but
since
covered,
we
haven't
been
doing
in-person
orientations.
So
we
can.
We
can
bring
that
up.
Put
that
on
the
list.
Okay
and
we'll
see
what's
going
on,
okay,
okay,
thank.
A
You
anything
else
before
we
adjourn
all
right,
if
not
and
without
objection.
I
will
declare
this
meeting
adjourned.
Our
next
Planning
Commission
meeting
is
Monday
March
20th
and
our
committee
of
the
whole
is
Thursday
March
9th.
AA
Minneapolis
has
more
than
a
thousand
miles
of
city
streets,
they're
for
driving
of
course,
but
whenever
there's
enough
room,
the
city
also
allows
parking
along
the
curb.
If
you're
heading
to
a
restaurant
or
store,
you
can
often
find
a
place
nearby
where
on-street
parking
is
allowed
and
when
you
don't
have
a
driveway
or
a
park.