[0:40] **Alyssa Olson (Chair):** WELCOME EVERYBODY, TO THE REGULAR MEETING OF THE CITY PLANNING COMMISSION. TODAY IS DECEMBER 4. MY NAME IS ALYSSA OLSON OF THE PLANNING COMMISSION. [0:55] **Alyssa Olson (Chair):** THIS MEETING IS PUBLIC AND SUBJECT TO THE MINNESOTA OPEN MEETING LAW. AT THIS TIME, I WILL ASK THE CLERK TO CALL THE ROLL. **Clerk:** COMMISSIONER ALPER. **Commissioner Alper:** PRESENT. **Clerk:** BAXLEY. **Commissioner Baxley:** HERE. **Clerk:** CAMPBELL. **Commissioner Campbell:** HERE. [1:11] **Clerk:** CONLEY. **Commissioner Conley:** HERE. **Clerk:** EMERICK. (ABSENT). FORD. **Commissioner Ford:** HERE. **Clerk:** KOSKI. **Commissioner Koski:** PRESENT. **Clerk:** MARWAH. (ABSENT). MEYER. **Commissioner Meyer:** HERE. **Clerk:** OLSON. **Alyssa Olson (Chair):** HERE. **Clerk:** WE HAVE EIGHT MEMBERS PRESENT. [1:26] **Alyssa Olson (Chair):** ALL RIGHT. WE HAVE A QUORUM. WITH THAT WE'LL PROCEED TO THE AGENDA, A COPY OF WHICH WAS POSTED FOR PUBLIC ACCESS TO CITY'S LEGISLATIVE MANAGEMENT SYSTEM, AVAILABLE AT LIMS.MINNEAPOLISMN.GOV. WE'LL BEGIN WITH ACCEPTANCE OF THE MINUTES FROM NOVEMBER 13. COULD I HAVE A MOTION TO ACCEPT THOSE MINUTES? **Commissioner Ford:** SO MOVED. **Commissioner Campbell:** SECOND. [1:44] **Alyssa Olson (Chair):** WE HAVE A MOTION AND SECOND. IS THERE ANY DISCUSSION? SEEING NONE, ALL IN FAVOR SAY AYE. OPPOSED? ANY ABSTENTIONS? [2:03] **Alyssa Olson (Chair):** THAT MOTION PASSES. OUR NEXT ORDER OF BUSINESS IS TO ORGANIZE THE AGENDA, AVAILABLE AT LIMS.MINNEAPOLISMN.GOV. THERE ARE COPIES BY THE CLERK. I'LL READ THROUGH THE NUMBERS AND ADDRESSES AND STATE WHETHER THEY ARE SLATED FOR CONSENT OR DISCUSSION. [2:21] **Alyssa Olson (Chair):** I'LL ALSO BRIEFLY EXPLAIN WHAT THOSE ARE, SO CONSENT ITEMS WILL BE PASSED WITHOUT DISCUSSION BY THE BOARD AND WILL BE ADHERING TO THE STAFF RECOMMENDATION. SO IF YOU AGREE WITH THE STAFF RECOMMENDATION WHEN I READ THAT ITEM NUMBER OFF, YOU DON'T NEED TO DO ANYTHING. [2:37] **Alyssa Olson (Chair):** IF YOU DISAGREE AND WOULD LIKE TO SPEAK ON AN ITEM, WHEN I CALL THAT ITEM YOU CAN RAISE YOUR HAND AND LET ME KNOW AND WE'LL PUT IT ON OUR DISCUSSION AGENDA. SO WITH THAT, WE HAVE THE FOLLOWING ITEMS ON THE AGENDA FOR THIS EVENING. [2:55] **Alyssa Olson (Chair):** ITEM FOUR IS 465 GIRARD TERRACE, KNOWN AS HUMBOLDT AVENUE NORTH. THIS ITEM IS ON OUR CONSENT AGENDA AND WON'T HAVE A PUBLIC HEARING. ITEM FIVE IS 1828, 1832, 1838 -- HOLD ON. [3:16] **Alyssa Olson (Chair):** 1828, 1832 AND 1838 DUPONT AVENUE NORTH. STAFF IS RECOMMENDING THIS ITEM FOR DISCUSSION. WE'LL DISCUSS ITEM FIVE. ITEM SIX IS 2300 15TH AVENUE SOUTH. [3:35] **Alyssa Olson (Chair):** STAFF RECOMMENDS FOR CONSENT. IS THERE ANYONE ANYONE HERE TO SPEAK AGAINST ITEM SIX? SEEING NONE, WE'LL PUT ITEM SIX ON CONSENT. ITEM SEVEN IS 2415 EMERSON AVENUE SOUTH. [3:54] **Alyssa Olson (Chair):** IS THERE ANYONE HERE TO SPEAK AGAINST ITEM SEVEN? WE'LL PUT ITEM SEVEN ON OUR DISCUSSION AGENDA. AND ITEM EIGHT IS 102 EAST LAKE STREET. [4:10] **Alyssa Olson (Chair):** STAFF RECOMMENDS FOR CONSENT. IS THERE ANYONE HERE TO SPEAK AGAINST IT? SEEING NONE, WE'LL PUT IT ON CONSENT. ITEM NINE IS 1860 28TH STREET EAST, 2717 LONGFELLOW AVENUE AND 1901 26TH STREET, KNOWN AS THE HIAWATHA MAINTENANCE FACILITY. [4:32] **Alyssa Olson (Chair):** STAFF RECOMMENDS IT IS RETURNED AS IT WAS WITHDRAWN BY THE APPLICANT. THAT WILL GO ON CONSENT. WE HAVE ITEMS 4, 6, 8 AND 9 ON CONSENT AND WE'LL DISCUSS ITEM 5 AND 7. CAN I HAVE A MOTION TO APPROVE THE AGENDA AS AMENDED? **Commissioner Ford:** SO MOVED. **Commissioner Campbell:** SECOND. [4:51] **Alyssa Olson (Chair):** WE HAVE A MOTION AND SECOND. ANY DISCUSSION? SEEING NONE, ALL IN FAVOR SAY AYE. OPPOSED. ANY ABSTENTIONS? [5:08] **Alyssa Olson (Chair):** THAT MOTION PASSES AND THE AGENDA HAS BEEN APPROVED. WE'LL PROCEED TO HANDLE THE CONSENT AGENDA. IN THIS ORDER, FIRST WE'LL VOTE ON CONSENT ITEMS ON THE AGENDA THAT DON'T HAVE A PUBLIC HEARING. [5:29] **Alyssa Olson (Chair):** CAN I HAVE A MOTION TO ADOPT ITEM 4 ON CONSENT? **Commissioner Ford:** SO MOVED. **Commissioner Campbell:** SECOND. **Alyssa Olson (Chair):** WE HAVE A MOTION AND SECOND. ANY DISCUSSION? SEEING NONE, ALL IN FAVOR SAY AYE. OPPOSED? ANY ABSTENTIONS? ALL RIGHT, THAT MOTION PASSES. [5:46] **Alyssa Olson (Chair):** AND WE'LL MOVE ON TO THE REST OF OUR CONSENT ITEMS, WHICH ARE 6, 8, AND 9. AND I WILL OPEN THE PUBLIC HEARING FOR THOSE THREE ITEMS. SO IF THERE IS ANYONE HERE WHO'D LIKE TO SPEAK ON 6, 8 OR 9 YOU CAN COME TO THE PODIUM NOW. [6:03] **Alyssa Olson (Chair):** STATE YOUR NAME AND NEIGHBORHOOD AND PROCEED WITH YOUR COMMENTS. NOT SEEING ANYONE, SO I'LL CLOSE THE PUBLIC HEARING ON THE CONSENT AGENDA. COMMISSIONERS, CAN I HAVE A MOTION TO ADOPT? **Commissioner Ford:** SO MOVED. **Commissioner Campbell:** SECOND. **Alyssa Olson (Chair):** ALL IN FAVOR SAY AYE. OPPOSED? THAT PASSES. ITEM FIVE, 1828 DUPONT AVENUE NORTH. [7:02] **Hillary Dvorak (City Staff):** GOOD AFTERNOON COMMISSIONERS. IT'S BEEN A WHILE. SORRY. THIS IS AN APPLICATION FOR A PARKING SPOT LOCATED AT THE PROPERTY 1828, 32 AND 38 DUPONT AVENUE NORTH. [7:21] **Hillary Dvorak (City Staff):** THE APPLICANTS HAVE ASKED TO CONSTRUCT A 38-SPACE PARKING LOT THAT WILL SERVE THE TENANTS ON WEST BROADWAY. THE 927 BUILDING IS HERE FOR PROXIMITY PURPOSES. [7:38] **Hillary Dvorak (City Staff):** IT IS ON THE CORNER OF DUPONT AND WEST BROADWAY AVENUE. ALL THREE PROPERTIES ARE ZONED UN2 URBAN NEIGHBORHOOD DISTRICT. THE PROPERTY IS THE TWO NORTHERN MOST PROPERTIES. SO APPROXIMATELY THE TOP TWO-THIRDS OF THESE WERE REZONED LAST YEAR BY PLANNING COMMISSION AND CITY COUNCIL TO ADD THE TRANSITIONAL PARKING OVERLAY TO CREATE A PARKING LOT, AND TO CONTINUE ZONING AND ADD TRANSITIONAL PARKING TO THE SOUTH LOT, 1828 DUPONT AVENUE NORTH. [8:12] **Hillary Dvorak (City Staff):** THAT IS THE RE-ZONING, AND PARKING LOTS IN THE TPO ARE SUBJECT TO SPECIFIC STANDARDS. THEY ARE SEEKING A VARIANCE TO THE MAXIMUM WIDTH. THEY ARE SEEKING A VARIANCE TO THE MAXIMUM LOT SIZE FROM 18,000 TO 20,800 AND SITE PLAN REVIEW IS ALSO RELATED. [8:36] **Hillary Dvorak (City Staff):** AS I MENTIONED, THIS PARKING LOT OR A SMALLER VERSION OF THIS PARKING LOT WAS APPROVED LAST SEPTEMBER OF '22 BY THE PLANNING COMMISSION AND WENT ON TO FULL CITY COUNCIL FOR THE REZONING APPLICATIONS THAT WERE NEEDED AT THAT TIME. IN SEPTEMBER OF THIS YEAR THEY WERE GRANTED EXCLUSIVE DEVELOPMENT RIGHTS TO 1828 DUPONT, THE NEW LOT BEING ADDED TO THE PARKING LOT SINCE THE LAST TIME MOST OF YOU SAW IT. [9:04] **Hillary Dvorak (City Staff):** TO CONSTRUCT A NEW PARKING SPOT, WHICH IS TO FOSTER COMMERCIAL VITALITY OF THE BUILDING, KEEP COMMERCIAL TENANTS IN THERE AND COMMERCIAL ACTIVITY ALIVE ON THE STREET. BECAUSE OF THE ADDITIONAL LOT BEING ADDED, WE ARE HERE TONIGHT FOR THE APPLICATIONS I MENTIONED. [9:24] **Hillary Dvorak (City Staff):** WE ARE RECOMMENDING APPROVAL FOR ALL RECOMMENDATIONS. IT IS FOUND THAT THE REZONING IS CONSISTENT WITH THE GOALS OF THE COMPREHENSIVE PLAN. PROPERTIES LOCATED 1832 AND 38 DUPONT TO CONSTRUCT THE PROPOSED SURFACE PARKING LOT. [9:42] **Hillary Dvorak (City Staff):** THE PARKING LOT IS NEEDED TO ENSURE THE CONTINUED USE OF THE COMMERCIAL PROPERTY IT SERVES. PROVIDING SURFACE PARKING WILL PROVIDE PARKING ALONG BROADWAY, WHICH IS A DESIGNATED GOOD AND SERVICES CORRIDOR. THE CONDITIONAL USE PERMIT, THE PARKING LOT WILL IMPROVE FUNCTIONALITY OF THE PUBLIC ALLEY AS PROPOSED. [10:07] **Hillary Dvorak (City Staff):** THE SURFACE PARKING LOT WILL BE SEPARATE FROM THE PUBLIC ALLEY. IT IS NOT. THE NORTHERN MOST LOT IS CURRENTLY USED FOR SURFACE PARKING. SURFACE PARKING WILL BE CLOSED AT NIGHT. THE PERIMETER OF THE PARKING LOT IS LANDSCAPED. [10:24] **Hillary Dvorak (City Staff):** BEST MANAGEMENT PRACTICES ARE INCORPORATED INTO THE DESIGN. THERE IS A PLAZA TO THE NORTHWEST CORNER OF THE PARKING LOT. THEY'LL BE OPEN TO THE PARKING LOT AND ACTIVATE THIS SPACE. FOR THE TWO VARIANCES THAT ARE NEEDED, THE VARIANCE FOR THE WIDTH—THIS IS SPECIFIC TO THE TRANSITIONAL PARKING OVERLAY DISTRICT, SO PARKING LOTS IN THAT TPO OVERLAY ARE SUBJECT TO THAT MAXIMUM WIDTH. [10:55] **Hillary Dvorak (City Staff):** IN THIS CASE THE PARKING LOT IS DESIGNED AT 117 FEET FROM CURB TO CURB, NOT PROPERTY LINE TO PROPERTY LINE BECAUSE THERE ARE LANDSCAPE BUFFERS. THE PARKING LOT IS DESIGNED IN A MANNER THAT INCLUDES THE STORM WATER INFILTRATION BETWEEN THE PARKING LOT AND STREET. [11:13] **Hillary Dvorak (City Staff):** THERE ARE NO SPACES ALONG THE STREET. THE WIDTH OF THE LOT IS DICTATED BY THE STORM WATER INFILTRATION BASIN WHICH IS NEEDED FOR STORM WATER MANAGEMENT. FOR THE VARIANCE TO INCREASE THE MAXIMUM LOT SIZE FROM 18,000 TO 20,800, THE AVERAGE DEPTH OF LOTS IN MINNEAPOLIS IS 125 FEET. [11:36] **Hillary Dvorak (City Staff):** THESE ORIGINAL LOTS ARE ALL 155 FEET. IF THEY WERE OF THE AVERAGE LOT DEPTH THEY WOULD NOT NEED THIS VARIANCE. AND FOR SITE PLAN REVIEW, THEY ARE NOT SEEKING ANY ALTERNATIVE COMPLIANCE. I'LL STAND FOR ANY QUESTIONS. THANK YOU. [11:53] **Alyssa Olson (Chair):** COMMISSIONERS, QUESTIONS FOR STAFF? [12:20] **Commissioner Meyer:** YOU SAID PREVIOUSLY THIS CAME THROUGH THE COMMISSION AND AS PART OF THE BUILDING THERE WAS -- THE EXPANSION WAS APPROVED? [12:44] **Hillary Dvorak (City Staff):** THE APPLICATIONS ARE LISTED IN THE TABLE. I SHOULD HAVE POINTED OUT -- AND I NEGLECTED TO SAY THIS IN MY PRESENTATION EVEN THOUGH IT WAS HIGHLIGHTED—IS THERE ARE A LOT OF APPLICATIONS YOU APPROVED LAST SEPTEMBER THAT ARE STILL VALID AND WILL REMAIN SO. [13:13] **Hillary Dvorak (City Staff):** THE INTENTS AND PART OF THE EXPLICIT DEVELOPMENT RIGHT IS THAT THEY HAVE THIS CONSTRUCTED BY END OF 2024. SO THOSE ARE STILL VALID. BUT THE 26-SPACE PARKING SPOT ENDED SOMEWHERE IN THIS LOCATION, SO IT HAD -- THIS IS ADDING A THIRD LOT, A THIRD PLATTED LOT TO THE TWO-PLATTED LOT PARKING LOT THAT WAS APPROVED. [13:13] **Commissioner Meyer:** WHEN WE VOTED TO RECOMMEND DENIAL OF THE LAND SALE IN -- WAS THAT THIS SUMMER? [14:15] **Hillary Dvorak (City Staff):** THIS SUMMER. YOU MADE A FINDING IT WAS NOT CONSISTENT WITH -- THAT MESSAGE WAS CARRIED TO THE CITY COUNCIL. BACK IN '18, THE CITY GRANTED THEM EXCLUSIVE DEVELOPMENT RIGHTS IN AUGUST OF '18 AND IN DECEMBER THE LAND SALE FOR 927 AND 1832 AND 1838 WENT THROUGH. THE COUNCIL HAS GRANTED THEM RIGHTS TO BUILD THIS PARKING LOT ON THESE THREE LOTS. DEVELOPMENT RIGHTS HAS TO GO THROUGH THEM. DEVELOPMENT PROJECT COMES IN AND THE LAND SALE PROCESS WILL KICK OFF NEXT. SO THAT IS THE NEXT STEP IN THIS PROCESS OF THE LAND SALE. [14:50] **Commissioner Meyer:** ANY OTHER QUESTIONS FOR STAFF? CAN YOU GO THROUGH THE PRACTICAL DIFFICULTIES YOU'RE RECOMMENDING FOR THE WIDTH VARIANCE? IF YOU CAN SAY WHAT THE DEFAULT ORDINANCE WOULD BE AS WELL. [15:06] **Hillary Dvorak (City Staff):** COMMISSIONER MEYER. I'M NOT SURE WHAT YOU MEAN BY DEFAULT ORDINANCE. [15:27] **Commissioner Meyer:** LIKE, IF WE WERE TO DENY THIS VARIANCE, WHAT WOULD BE THE RESULTING OUTCOME? WHAT IS THE EXISTING ORDINANCE AND HOW WOULD IT DIFFER FROM THE RECOMMENDATION? [15:27] **Hillary Dvorak (City Staff):** IF YOU WERE TO DENY THAT, IT CAN'T BE MORE THAN 75 FEET WIDE, IT WOULD ALLOW THEM TO HAVE TWO ROWS OF PARKING AND A DRIVEWAY BECAUSE YOU COULDN'T FIT ANOTHER ROW OF PARKING IN THAT 75 FEET BECAUSE PARKING SPACES ARE 18, 18 AND 22 FOR THE DRIVE AISLE. SO IF YOU DENIED THE VARIANCE FOR 75 FEET, THEY WOULD NOT BE ABLE TO CONSTRUCT THIS PARKING LOT. THEY'D ONLY BE ABLE TO CONSTRUCT THE 26 SPACE SURFACE PARKING LOT. [16:06] **Commissioner Meyer:** SO, LIKE, LOOKING AT THIS IMAGE I CAN IMAGINE, LIKE, THE BOTTOM ROW -- THE SOUTHERN MOST ROW OF TEN SPOTS NOT BEING ALLOWED, BUT YOU THINK THE TOP ONE WOULD NOT BE PERMITTED AS WELL? [16:31] **Hillary Dvorak (City Staff):** NO. BECAUSE I DON'T HAVE A CALCULATOR -- IF YOU ELIMINATED THIS YOU ARE UNDER 75 FEET IN WIDTH. [16:31] **Commissioner Meyer:** CAN YOU GIVE US BACKGROUND ON THAT 75-FOOT REQUIREMENT? WHEN WAS THAT REQUIREMENT PASSED? WHAT WAS THE INTENT BEHIND IT? [16:56] **Hillary Dvorak (City Staff):** I BELIEVE THE 75 FOOT WIDTH MAXIMUM CAME IN WITH THE 99 CODE WITH TRANSITIONAL PARKING OVERLAY. I BELIEVE THAT IS WHEN THE 75-FOOT WIDTH CAME IN, WAS IN '99. [17:12] **Commissioner Meyer:** OKAY. SO WHAT WAS THE GENERAL GOAL OF THE WIDTH RESTRICTION? [17:30] **Hillary Dvorak (City Staff):** MINIMIZING THE WIDTH OF PARKING LOTS IN RESIDENTIAL AREAS. [17:30] **Commissioner Meyer:** AND THEN LASTLY, WHAT IS THE PRACTICAL DIFFICULTY THAT YOU RECOMMEND? [17:30] **Hillary Dvorak (City Staff):** IN THIS CASE JUST THE WAY THE PARKING LOT WAS DESIGNED WAS NOT -- THEY KEPT ALL PARKING 40 FEET BACK FROM THE PROPERTY LINE SO IT SHOULDN'T BE IN THE PARKING LOT TO THE SOUTH OF IT. SO TO ACCOMMODATE STORM WATER MANAGEMENTS AND MAINTAIN THE FRONT YARD AND GREEN SPACE, THE PARKING LOT GOT WIDER, IF YOU WILL, INSTEAD OF DEEPER. [18:22] **Hillary Dvorak (City Staff):** THEY CHOSE TO PUT THE GREEN SPACE AND PLAZA ALONG THE STREET AS AMENITIES FOR THOSE WHO LIVE AND WORK IN THE AREA AND KEEP THE PARKING AT THE BACK OF THE LOT. TO ACCOMMODATE THAT STORM WATER PONDS -- THIS IS THE SIZE STORM WATER BASIN THAT IS NEEDED. FOR THOSE REASONS WE RECOMMENDED APPROVAL FOR THE VARIANCE. [19:01] **Commissioner Meyer:** BUT IF THE VARIANCE WERE DENIED, IT WOULD BE EVEN MORE SPACE AVAILABLE FOR STORM WATER TREATMENT RIGHT? [19:01] **Hillary Dvorak (City Staff):** THAT WOULD BE CORRECT. [19:28] **Commissioner Meyer:** AND THEN I HAVE PROCEDURAL QUESTION ABOUT HOW PREVIOUS ACTIONS WERE COMMUNICATED TO COUNCIL. SO IN AUGUST THE PLANNING COMMISSION VOTED AGAINST THE LAND SALE. IN WHAT WAY WAS THAT MESSAGE CARRIED? [19:44] **Hillary Dvorak (City Staff):** I READ THE STAFF REPORTS FROM THE LAND SALE AND IT WAS NOTED THAT YOU DIDN'T FIND CONSISTENCY BUT THAT WAS A RECOMMENDATION -- THE COUNCIL CHOSE TO SUPPORT THE APPLICATIONS BECAUSE THEY SUPPORTED THE 927 WEST BROADWAY PROJECT WHICH INCLUDES THIS PARKING LOT TO SUPPORT THOSE BUSINESSES THAT ARE IN THAT BUILDING. [20:05] **Commissioner Meyer:** OKAY. THANK YOU. [20:29] **Kimberly Holien (City Staff):** CHAIR OLSON, IF I MAY ADD. I DON'T WANT THE NARRATIVE BE THAT STAFF DIDN'T COMMUNICATE THE PLANNING COMMISSION'S DECISION ON THIS ADEQUATELY TO THE CITY COUNCIL. I THINK THE FACT THAT IT ENDED UP ON THE CONSENT AGENDA IS PROCEDURAL WITH THE WAY COUNCIL COMMITTEES CONDUCT THEIR BUSINESS. IT DOESN'T MEAN IT WASN'T COMMUNICATED TO THEM. STAFF DID HAVE CONVERSATIONS WITH MEMBERS OF THE BIZ COMMITTEE. THE CITY COUNCIL MADE THEIR OWN DETERMINATION RELATED TO COMP PLAN CONSISTENCY FOR THE PROJECT AS A WHOLE. [21:02] **Alyssa Olson (Chair):** FOR THE PUBLIC HEARING, EVERYONE WILL HAVE TWO MINUTES TO SPEAK EXCEPT FOR THE APPLICANT. WOULD THE APPLICANT LIKE TO SPEAK FIRST? [21:20] **David Whitman (Architect):** DAVID WHITMAN WITH THE ARCHITECTS ON THE PROJECT. I DON'T HAVE ANYTHING TO ADD. I THINK HILLARY HAS DONE AN EXCELLENT JOB OF PRESENTING THIS. I'M AVAILABLE FOR QUESTIONS. THANK YOU. [21:43] **Alyssa Olson (Chair):** ANYONE ELSE WHO'D LIKE TO SPEAK ON THIS ITEM? SEEING NONE, I'LL CLOSE THE PUBLIC HEARING FOR THIS ITEM. COMMISSIONERS, IS THERE ANY DISCUSSION OR WOULD ANYONE LIKE TO MAKE A MOTION? [21:43] **Commissioner Ford:** I'LL MOVE WE ADOPT THE STAFF REPORT. **Commissioner Campbell:** SECOND. [22:00] **Alyssa Olson (Chair):** WE HAVE A MOTION ON THE TABLE TO ADOPT STAFF FINDINGS. AND NOW WE CAN DISCUSS. COMMISSIONER ALPER. [22:00] **Commissioner Alper:** YEAH, I GUESS I'M SURPRISED TO SEE THIS PROJECT COME BACK, MOST NOTABLY REALLY THAT OUR RECOMMENDATION OF A DENIAL IS COMING BACK FOR THAT LAND SALE AND THE WAY IT WAS SUPPORTED FOR PRACTICAL DIFFICULTIES TO ME, SEEMS TO BE REALLY REACHING FOR STRAWS TO FIND CONSISTENCY FOR THE COMPREHENSIVE PLAN. FOR THOSE REASONS, I'M NOT GOING TO SUPPORT THIS MOTION TONIGHT. [22:58] **Commissioner Meyer:** I ALSO WILL NOT BE SUPPORTING THIS MOTION TODAY. FOR THE SAME REASONS THAT WE FOUND THAT THE LAND SALE OVER THE SUMMER WASN'T CONSISTENT WITH THE 2040 PLAN. I BELIEVE THE APPLICATION BEFORE US TODAY IS MOSTLY NOT COMPATIBLE WITH THE 2040 PLAN EITHER. IT'S REALLY CLOSE TO HIGH QUALITY PUBLIC TRANSIT AND GOES AGAINST SEVERAL OF THE 2040 PLAN GOALS. I THINK IT IS A MAJOR SHIFT TO GO FROM TRANSIT DENSITY TO A SURFACE PARKING LOT SO CLOSE TO HIGH FREQUENCY TRANSIT STATIONS. I DON'T FEEL IT'S CLEAR THAT THE COUNCIL HAS REALLY CONSIDERED THIS CHANGE. [25:55] **Hillary Dvorak (City Staff):** THERE IS A PIECE HERE THAT WE'RE NOT UNDERSTANDING. THE CITY OWNED 1001 AND 927 WEST BROADWAY. THE CITY SOLD 927 TO MAYA WITH THE PHILLIPS FOUNDATION. TRI CONSTRUCTION IS IN THAT BUILDING. THEY HAVE WORK VEHICLES THAT COME AND GO. TO KEEP THESE BUSINESSES IN THE BUILDING, THE CITY COUNCIL THOUGHT IT WAS NECESSARY TO HAVE PARKING NEAR THEIR BUILDING. THAT IS WHY WE ARE HERE AGAIN TONIGHT. THEY CAN'T TAKE ALL OF THEIR JACKHAMMERS ON THE BUS AND COME TO WORK EVERY DAY. THEY NEED THEIR CONSTRUCTION VEHICLES. [29:55] **Commissioner Campbell:** THANK YOU, HILLARY. I'M INCLINED TO VOTE FOR COMMISSIONER FORD'S MOTION FOR A COUPLE REASONS. I LOOK AT THE PROPOSED PROJECT TODAY AND I SEE THREE THINGS IN PARTICULAR THAT I THINK ARE GOOD. THE FIRST IS THE STORM WATER RUNOFF SYSTEMS. THE SECOND IS THE DELIBERATE ATTEMPT TO TRY TO MAKE THE SPACE MORE INVITING TO NEIGHBORS. AND THIRD IS CONTINUING AND ONGOING INVESTMENT IN A NEIGHBORHOOD THAT NEEDS IT. I BELIEVE THAT THE BENEFITS OUTWEIGH THE NEGATIVES AND WILL THEREFORE VOTE FOR THE MOTION. [31:08] **Alyssa Olson (Chair):** COMMISSIONER MARWAH. [31:26] **Commissioner Marwah:** YES, I'M INCLINED TO AGREE WITH COMMISSIONER CAMPBELL ON A NUMBER ON THESE THINGS. I'M CONFUSED—WHY DID IT GO FROM 26 PARKING STALLS TO 43? [31:43] **Hillary Dvorak (City Staff):** THE ORIGINAL PARKING LOT WAS ONLY LOCATED ON 1832 AND 38 DUPONT. TO GET THAT ADDITIONAL PARKING, THEY ADDED A THIRD LOT, WHICH ALLOWED AN ADDITIONAL ROW OF PARKING. THAT WAS A DECISION WITH THE BUSINESS OWNERS THAT THEY NEEDED MORE PARKING. [33:36] **Maya (Phillips Family Foundation):** GREETINGS EVERYBODY. MAYA WITH THE PHILLIPS FAMILY FOUNDATION. WE ARE OWNERS OF 927 BROADWAY. WE USED OUR RESOURCES TO SECURE THE BUILDING WITH THE IDEA THAT WE GO EQUITY PARTNERSHIP WITH A BLACK OWNED BUSINESS WHICH IS TRI CONSTRUCTION. RIGHT NOW THIS BUILDING AND PARKING LOT REPRESENTS ACCESS AND OPPORTUNITY CONTRIBUTING TO THE ECONOMIC VITALITY OF THE AREA. A LOT OF OUR COMMUNITY MAY HAVE BEEN PUSHED OUT TO BROOKLYN PARK OR EDEN PRAIRIE AND THEY HAVE TO DRIVE IN FOR JOB OPPORTUNITIES. THEY MAY NOT ALWAYS USE PUBLIC TRANSIT. [36:22] **Alyssa Olson (Chair):** ALL RIGHT, CLERK PLEASE CALL THE ROLL. THE MOTION IS TO ADOPT THE STAFF RECOMMENDATION. **Clerk:** COMMISSIONER ALPER. **Commissioner Alper:** NO. **Clerk:** BAXLEY. **Commissioner Baxley:** AYE. **Clerk:** CAMPBELL. **Commissioner Campbell:** AYE. **Clerk:** CONLEY. **Commissioner Conley:** AYE. **Clerk:** FORD. **Commissioner Ford:** AYE. **Clerk:** KOSKI. **Commissioner Koski:** AYE. **Clerk:** MARWAH. **Commissioner Marwah:** AYE. **Clerk:** MEYER. **Commissioner Meyer:** NO. **Clerk:** OLSON. **Alyssa Olson (Chair):** NO. **Clerk:** THAT'S SIX YEAS, THREE NAYS. [36:53] **Alyssa Olson (Chair):** ALL RIGHT, THAT MOTION PASSES. AND THAT COMPLETES ITEM FIVE. WE'LL MOVE ON TO ITEM 7, 2415 EMERSON AVENUE SOUTH. [37:28] **Aaron Hanauer (City Staff):** THE PROPERTY FRONTS HENNEPIN AVENUE GOOD AND SERVICES CORRIDOR. MIXED USE BUILDING, 5200 SQUARE FEET OF OFFICE AND 32 RESIDENTIAL UNITS. THE APPLICANT DID MAKE MODIFICATIONS SINCE WE HEARD THERE WAS NOT SUPPORT FOR VARIANCES. THEY DID REDUCE THE BUILDING TO COMPLY WITH THE SETBACK REQUIREMENTS. THE ONLY APPLICATION THAT THEY ARE APPLYING FOR IS SITE PLAN REVIEW. THERE ARE TWO REQUESTS FOR ALTERNATIVE COMPLIANCE: BLANK WALLS ON THE NORTH ELEVATION DUE TO PROXIMITY TO THE PROPERTY LINE, AND ACTIVE FUNCTIONS REQUEST TO REDUCE FROM 70% TO 50%. CPED STAFF SAW SUPPORT FOR BOTH. [39:32] **Alyssa Olson (Chair):** ANY QUESTIONS FOR STAFF? I'M NOT SEEING ANY. WE'LL MOVE ON TO THE PUBLIC HEARING. I'LL OPEN THE PUBLIC HEARING. [40:10] **Jody Tracy (Resident):** HI, I'M JODY TRACY, I LIVE IN LOWRY HILL EAST. I'M CONCERNED ABOUT THE IMPACT OF ADDING 32 ADDITIONAL UNITS. HAVING ONLY SIX PARKING SPOTS DOESN'T SEEM LIKE ENOUGH. MANY OF OUR RESIDENTS PARK ON THE STREET AND REALITY IS WE NEED THE PARKING NEAR OUR HOUSES. [41:31] **Ella Rasp (Resident):** MY NAME IS ELLA RASP, AND I LIVE IN 2417 THE NEXT DOOR BUILDING. I THINK THAT ALLOWING A DOMINANT USE OF THE FRONT OF THIS BUILDING TO BE A DEAD SPACE OR GARAGE ACCESS MAKES A SIGNIFICANT IMPACT. A MAJOR GARAGE ACCESS IS A SAFETY CHALLENGE FOR THIS SPACE. IT WOULD CREATE CONFLICT WITH PEDESTRIANS. [43:46] **Public Speaker (Resident):** I HAVE ALMOST BEEN RUN OVER TWICE BY THAT VALVOLINE. I HAVE NO DOUBT THIS WOULD BE THE SAME THING THAT WOULD HAPPEN WITH THIS BUILDING WHERE THE GARAGE IS LOCATED. [44:29] **Public Speaker (Resident):** HELLO COMMISSIONERS. I LIVE BETWEEN 24TH AND 25TH AND EMERSON. I'M SEVERELY VISUALLY IMPAIRED. I FEAR THAT ADDING 32-PLUS VEHICLES IS GOING TO MAKE IT EXTRAORDINARILY DANGEROUS FOR MYSELF AND OTHER RESIDENTS IN THE NEIGHBORHOOD. [46:37] **Blake (Resident):** MY NAME IS BLAKE. I'M A RESIDENT OF 2417 EMERSON AVENUE SOUTH. I DO THINK INVESTMENT VEHICLES LIKE THIS AND THIS TYPE OF DENSITY ARE ACTUALLY MORE DETRIMENTAL TO THAT PROJECT. FURTHERMORE, THERE ARE SOME SIGNIFICANT SAFETY CONCERNS BECAUSE OUR BUILDINGS ARE EXTREMELY OLD. [47:59] **Public Speaker (Resident):** HELLO, I LIVE IN 2417 EMERSON AVENUE SOUTH. I SUPPORT DENSITY, BUT AS I UNDERSTAND, THERE IS EXCLUSIVELY STUDIOS. I'D LIKE TO SEE SOMETHING THAT COULD SUPPORT FAMILIES. I WAS PREVIOUSLY THOUGHT THEY WERE ASKING FOR VARIANCES WHERE THE SETBACK WAS REQUIRED TO BE 13 FEET, BUT NOW IT SEEMS LIKE IT CHANGED TO 11 FEET. I'D APPRECIATE CLARIFICATION. [49:08] **Rebecca Wallen (Resident):** I'M REBECCA WALLEN, OWNER OF THE UNIT IN 2421. IT FEELS LIKE WE HAVE VIRTUALLY NO CHOICE IN THINGS THAT ARE ALREADY DECIDED. THIS FEELS LIKE AN ENORMOUS INTERLOPER COMING IN. [51:00] **Lisa (Resident):** HELLO, MY NAME IS LISA. I LIVE AT 2417 EMERSON AVENUE SOUTH. I WANT TO ADDRESS SIGNIFICANT CONCERNS OVER THE PLANNED PROXIMITY. OUR BUILDINGS ARE 117-YEAR-OLD BRICK BUILDINGS. WE HAVE HEARD NO COMMUNICATION WHATSOEVER FROM THE DEVELOPERS AROUND THESE CONCERNS. [52:27] **Nicole (Resident):** MY NAME IS NICOLE, I LIVE ON LOWRY HILL EAST. EMERSON STREET NEEDS A REAL STUDY DONE BY THE CITY TO UNDERSTAND ITS SAFETY. IT IS A DANGEROUS STREET. I'D LIKE TO ALSO UNDERSTAND ANY MITIGATION EFFORTS IN THE WORKS FOR CRACKS IN OUR BUILDINGS. [54:36] **Daniel (Resident):** MY NAME IS DANIEL. I LIVE AT 2417 EMERSON AS WELL. THIS SEEMS ORDERS OF MAGNITUDE ABOVE ANYTHING ELSE WE HAVE IN THE NEIGHBORHOOD. A GARAGE DOOR AND NON USABLE FIRST DOOR DOESN'T DRAW ANYTHING TO THE NEIGHBORHOOD. [56:39] **Public Speaker (Resident):** I'M DISABLED, HANDICAPPED. I WAS WALKING NINE CITY BLOCKS BECAUSE THE CITY CAN'T PLOW OUR STREETS. ASIDE FROM MY OPPOSITION TO THIS, I KNOW EVERYBODY IN THE NEIGHBORHOOD—YOU ARE GOING TO ENCOUNTER SOME FIERCE OPPOSITION TO THIS. IT IS GOD AWFUL AND UGLY. [58:32] **Mariah O’Malley (Resident):** HI, MY NAME IS MARIAH O'MALLEY. I LIVE ALSO IN ONE OF THE BROWNSTONES NEXT DOOR. THIS PROJECT WILL NOT BENEFIT OUR MINNEAPOLIS COMMUNITIES. IT IS INEVITABLE THAT THIS DEVELOPMENT WILL BRING GENTRIFICATION THROUGH HIGH COST STUDIOS. PLEASE HEAR THE PEOPLE WHO YOU REPRESENT. [1:00:09] **Alyssa Olson (Chair):** I'M GOING TO CLOSE THE PUBLIC HEARING. COMMISSIONER MEYER. [1:00:09] **Commissioner Meyer:** AARON, CAN YOU GO THROUGH WHAT CHANGES WERE MADE SINCE THIS CAME TO COW? [1:00:32] **Aaron Hanauer (City Staff):** THE BIG CHANGES: THE REDUCTION IN HEIGHT FROM 68 FEET TO UNDER 64 FEET. AND THAT ALLOWED THE SETBACK TO GO FROM 13 FEET TO 11 FEET. [1:02:12] **Commissioner Meyer:** JUST TO CLARIFY FOR THE PUBLIC, THE SCOPE OF WHAT WE ARE DECIDING HERE IS VERY LIMITED. THERE ARE NO VARIANCES BEING REQUESTED HERE. IT'S DESIGNATED CORRIDOR 6 BECAUSE IT IS ON HENNEPIN AVENUE. IF ANY OF THE COMMISSIONERS HAVE ANY PROPOSAL ON HOW TO MODIFY THE ALTERNATIVE COMPLIANCE TO HELP REDUCE CONFLICT WITH TRAFFIC, I'M RECEPTIVE TO THAT. [1:06:46] **Commissioner Conley:** AARON, WHY IS THE STAFF RECOMMENDING ALTERNATIVE COMPLIANCE FOR THE BLANK WALL VARIANCE? [1:07:17] **Aaron Hanauer (City Staff):** THE APPLICANT BROUGHT THAT BUILDING ALL THE WAY TO THAT NORTH PROPERTY LINE. WE UNDERSTAND THE BUILDING CODE REQUIREMENTS OF NOT ALLOWING WINDOWS WHEN THE BUILDING IS THERE. IT IS A COMMON REQUEST WHEN THERE IS NOT A SETBACK REQUIREMENT. [1:08:22] **Commissioner Conley:** CAN I HEAR FROM THE APPLICANT WHY YOU'RE DOING THIS? A MASSIVE BLANK WALL THAT EVERYONE WILL SEE DRIVING DOWN HENNEPIN. [1:08:45] **Applicant Architect:** GOOD EVENING. WE HAD TO MEET YOUR REQUESTS HERE AND THE COMMITTEE OF THE WHOLE. TO MEET THOSE REQUESTS, WE HAD TO REDUCE THE WIDTH OF THE BUILDING TO THE BARE MINIMUM. THE ONLY INTEREST THAT YOU SEE ARE THE BALCONIES THAT ARE OPEN. WE DON'T CONTROL THE CODE. THE FIRE CODE IS NOT PERMITTING US TO HAVE OPENINGS OVER THERE. [1:10:53] **Commissioner Conley:** YOU KNOW, WHEN WE TALK ABOUT BLANK WALL AND THE REASON BEHIND THE CODE, IT'S NOT JUST A WINDOW. THERE ARE SO MANY OTHER WAYS YOU CAN ADD VISUAL INTEREST, WHETHER IT IS A COMMUNITY ORIENTED MURAL OR A GREEN WALL. THIS TO ME DOESN'T FEEL LIKE THERE'S BEEN MUCH WORK TO MAKE IT FEEL LIKE THAT. [1:15:26] **Kimberly Holien (City Staff):** I WANT TO CLARIFY THAT WE ARE USING THE CORRECT TERMINOLOGY. THERE ARE NO VARIANCES BEING REQUESTED. THE BLANK WALL ISSUE IS A REQUEST FOR ALTERNATIVE COMPLIANCE. IF THE PLANNING COMMISSION CHOOSES TO DENY ALTERNATIVE COMPLIANCE TO ACTIVE FUNCTIONS, THERE WILL BE NO PARKING ON THE GROUND FLOOR OF THE BUILDING. [1:18:06] **Commissioner Alper:** I WANT TO SAY THANKS TO THE NEIGHBORS FOR COMING. I WOULD LIKE TO VALIDATE YOUR CONCERNS. I'D LIKE TO ASK STAFF TO CLARIFY THE PROCESS. DOES PUBLIC WORKS REVIEW IT? [1:19:03] **Aaron Hanauer (City Staff):** YES, EVERY PROJECT GOES THROUGH PRELIMINARY DEVELOPMENT REVIEW. THIS PROJECT DIDN'T ARISE TO THE THRESHOLD FOR A TRAFFIC DEMAND MANAGEMENT PLAN, BUT PUBLIC WORKS HAS REVIEWED AND PRELIMINARY APPROVED IT. [1:23:29] **Commissioner Marwah:** THANK YOU, MADAM CHAIR. I HAVE CONCERNS ABOUT TRAFFIC MANAGEMENT BECAUSE HENNEPIN HAS BEEN GOING THROUGH A MAJOR REDESIGN. TO THE DEVELOPER: I WOULD RECOMMEND A MEETING WITH THE RESIDENTS WHO SHOWED UP TONIGHT TO LEARN MORE ABOUT THE SAFETY OF THEIR BUILDINGS WITH CONSTRUCTION GOING ON. [1:26:25] **Commissioner Campbell:** I WANT TO TALK A LITTLE BIT ABOUT THE 2040 PLAN. THIS PROJECT HELPS US BUILD INVESTMENT IN TRANSPORTATION AND PROVIDES A VARIETY OF HOUSING TYPES. IN THIS CASE WE ARE TALKING STUDIOS. DENSIFICATION HAS LONG-TERM POSITIVE IMPACTS FOR US AS A COMMUNITY. [1:29:19] **Commissioner Baxley:** I'LL AGREE WITH THAT. AND I WILL SAY THIS BUILDING WILL STAND OUT AND I THINK IT NEEDS TO BE EXECUTED WELL. I ENCOURAGE YOU TO SHOW MORE DETAIL IN YOUR RENDERINGS. [1:31:21] **Alyssa Olson (Chair):** ALL RIGHT, I'M NOT SEEING ANY OTHER COMMENTS. I'LL GO AHEAD AND MAKE A MOTION TO ADOPT STAFF RECOMMENDATION FOR THIS ITEM. **Commissioner Marwah:** I WOULD LIKE TO PUT A CONDITION ON THE APPROVAL TO REVIEW THE ALTERNATIVE COMPLIANCE FOR THE BLANK WALL. [1:32:04] **Kimberly Holien (City Staff):** IF YOU ARE ASKING THEM TO ELIMINATE THE BLANK WALLS, THE CONDITION WOULD BE ELIMINATING BLANK WALLS IN EXCESS OF 25 FEET. [1:34:35] **Alyssa Olson (Chair):** WE HAVE A MOTION AND SECOND WITH THE CONDITION OF NO BLANK WALLS IN EXCESS OF 25 FEET. CLERK, PLEASE CALL THE ROLL. **Clerk:** COMMISSIONER ALPER. **Commissioner Alper:** AYE. **Clerk:** COMMISSIONER BAXLEY. **Commissioner Baxley:** AYE. **Clerk:** CAMPBELL. **Commissioner Campbell:** AYE. **Clerk:** CONLEY. **Commissioner Conley:** AYE. **Clerk:** FORD. **Commissioner Ford:** AYE. **Clerk:** KOSKI. **Commissioner Koski:** AYE. **Clerk:** MARWAH. **Commissioner Marwah:** AYE. **Clerk:** MEYER. **Commissioner Meyer:** AYE. **Clerk:** OLSON. **Alyssa Olson (Chair):** AYE. **Clerk:** THAT IS NINE YEAS, ZERO NAYS. [1:35:07] **Alyssa Olson (Chair):** ALL RIGHT. THAT MOTION PASSES. ARE THERE ANY ANNOUNCEMENTS FROM STAFF? [1:35:24] **Kimberly Holien (City Staff):** COMMISSIONER ALPER, IF THIS IS YOUR LAST MEETING, THANK YOU VERY MUCH FOR YOUR SERVICE. OUR NEXT MEETING IS NOT UNTIL JANUARY 8 IN THE PUBLIC SERVICE BUILDING. [1:36:47] **Alyssa Olson (Chair):** ANY COMMENTS FROM COMMISSIONERS? IF NOT, I'LL DECLARE THIS MEETING ADJOURNED. THANK YOU, EVERYBODY.