This transcript is for a meeting of the **Minneapolis Planning Commission**. Based on the provided city official list and the internal context of the dialogue, I have identified the commissioners, city staff, and public speakers. **Key Identifications:** * **Chair:** Chris Meyer * **Planning Commission Members:** Commissioners Baxley, Campbell, Chowdhury (Aurin Chowdhury), Conley, Jones, Olson, and Wagner. * **City Staff:** Hillary Dvorak (Senior City Planner), Lindsay Silas (Senior City Planner), Andrew Frenz (Principal City Planner), and Kimberly Holien (Planning Manager). *** [0:49] **Chris Meyer (Chair):** WELCOME, EVERYONE, THIS IS THE REGULAR MEETING OF THE CITY PLANNING COMMISSION FOR MONDAY, JUNE 10, 2024. I'M CHRIS MEYER, CHAIR OF THE PLANNING COMMISSION. AT THIS TIME, I'LL ASK THE CLERK TO CALL THE ROLL TO VERIFY A QUORUM. [1:04] **Planning Commission Clerk:** COMMISSIONER BAXLEY? **Commissioner Baxley:** HERE. **Clerk:** CAMPBELL? **Commissioner Campbell:** HERE. **Clerk:** CHOWDHURY? **Commissioner Chowdhury:** PRESENT. **Clerk:** CONLEY? **Commissioner Conley:** PRESENT. **Clerk:** ELMETTI IS ABSENT. JONES? **Commissioner Jones:** PRESENT. **Clerk:** MEYER? **Chair Meyer:** HERE. **Clerk:** OLSON? **Commissioner Olson:** HERE. **Clerk:** THOMPSON IS ABSENT. WAGNER? **Commissioner Wagner:** HERE. **Clerk:** WE HAVE EIGHT MEMBERS PRESENT. [1:26] **Chair Meyer:** LET THE RECORD SHOW A QUORUM IS PRESENT. IS THERE A MOTION TO ADOPT THE MINUTES OF MAY 6TH AND MAY 20, 2024? **Commissioner Olson:** SO MOVED. **Commissioner Campbell:** SECOND. **Chair Meyer:** ALL IN FAVOR SAY AYE. (Commissioners: AYE). OPPOSED? ABSTENTIONS? THE MINUTES ARE ADOPTED. WE'LL NOW PROCEED TO ORGANIZE THE AGENDA. I'M GOING TO READ OFF THE DIFFERENT AGENDA ITEMS. THERE WILL BE ITEMS FOR CONSENT AND FOR DISCUSSION. [1:56] **Chair Meyer:** ITEMS THAT ARE IN CONSENT WILL BE PASSED WITHOUT ANY DISCUSSION BY THE BOARD AND WE'LL BE ADHERING TO THE STAFF RECOMMENDATIONS THAT ARE LISTED ON THOSE. ANY APPLICABLE CONDITIONS WILL BE LISTED IN THE SAME SECTION ON THE RECOMMENDED MOTIONS. IF YOU AGREE WITH THE RECOMMENDATION, INCLUDING ANY OF THE CONDITIONS, YOU DON'T NEED TO SPEAK; WE WILL PASS IT AS RECOMMENDED. AND IF YOU HAVE ANY QUESTIONS FOLLOWING THE DECISION, YOU CAN CHECK WITH THE STAFF MEMBER ASSIGNED TO THAT ITEM. SO I'LL GO THROUGH ALL THE ITEMS. FOR NUMBER 4, CAPITAL IMPROVEMENT PROJECT, THERE ISN'T A PUBLIC HEARING ON THAT. SO THAT WILL BE ON THE CONSENT AGENDA. I HAVE BEEN NOTIFIED SOMEONE FROM THE AUDIENCE WANTS TO DISCUSS ITEM NUMBER 5, SO WE'LL BE DISCUSSING NUMBER 5. ITEM NUMBER 6, 720 19TH AVENUE SOUTH, STAFF IS RECOMMENDING THAT FOR CONSENT. ANYONE HERE TO SPEAK ABOUT ITEM NUMBER 6? NOT SEEING ANYONE. IT WILL BE ON CONSENT. STAFF IS RECOMMENDING ITEM NUMBER 7, 300 20TH AVENUE SOUTH FOR CONSENT. ANYONE HERE TO SPEAK TO THAT ONE? NOT SEEING ANYONE. ITEM 7 WILL BE ON CONSENT. AND THEN WE HAVE DISCUSSIONS FOR ITEMS 8, 9 AND 10. SO THOSE WILL ALL BE DISCUSSED. TO GO WITH THESE, FIRST WILL BE GOING OVER NUMBER 4 IN THE CAPITAL IMPROVEMENTS PROJECTS. THERE'S NO DISCUSSION FOR THAT. THEN DISCUSSION FOR ITEMS 5, 8, 9 AND 10 AND CONSENT FOR ITEMS 6 AND 7. IS THERE A MOTION TO APPROVE THE AGENDA AS LISTED? **Commissioner Olson:** SO MOVED. **Commissioner Campbell:** SECOND. **Chair Meyer:** ALL IN FAVOR SAY AYE. [3:47] **Commissioners:** AYE. **Chair Meyer:** OPPOSED? THE AGENDA IS ADOPTED. ALL RIGHT. SO FIRST, WE'LL TURN TO ITEM NUMBER 4. THE CAPITAL IMPROVEMENT PROJECTS. I GUESS, I DON'T KNOW, WE'VE ALREADY BEEN THROUGH THIS, RIGHT? SO IS THERE A MOTION TO ADOPT ITEM NUMBER 4? THAT IS CONSISTENT WITH THE 2040 PLAN. [4:10] **Commissioner Olson:** SO MOVED. **Chair Meyer:** ALL IN FAVOR SAY AYE. **Commissioners:** AYE. **Chair Meyer:** OPPOSED? ABSTENTIONS? THE CAPITAL IMPROVEMENT PROJECTS ARE ADOPTED. ALL RIGHT. NOW, MOVING ON TO THE FIRST DISCUSSION, ITEM NUMBER 5. 828 SPRING STREET NORTHEAST AND STAFF IS HILLARY DVORAK. [4:34] **Hillary Dvorak (Staff):** EXCUSE ME, COULD WE FINISH APPROVING THE REST OF THE CONSENT ITEMS BEFORE WE MOVE ON TO DISCUSSION ON THIS, PLEASE? THANK YOU SO MUCH. [4:41] **Chair Meyer:** YES. ALL RIGHT. SO IS THERE A MOTION TO ADOPT ITEMS 6 AND 7 FOR CONSENT? **Commissioner Olson:** DO WE NEED TO OPEN A PUBLIC HEARING FOR THOSE, TOO? **Chair Meyer:** YES, EXCUSE ME. THERE IS A PUBLIC HEARING FOR THOSE ONES. ALL RIGHT, OPEN THE PUBLIC HEARING FOR THE CONSENT AGENDA. IS THERE ANYONE HERE TO SPEAK FOR ITEMS 6 OR 7? THIS IS A TIME WHERE YOU CAN SPEAK IN FAVOR OF THEM, IF YOU WANT TO. ALL RIGHT, SEEING NONE, I WILL CLOSE THE PUBLIC HEARING FOR THE CONSENT AGENDA. [5:13] **Chair Meyer:** NOW, IS THERE A MOTION TO ADOPT THE CONSENT AGENDA? **Commissioner Olson:** SO MOVED. **Commissioner Campbell:** SECOND. **Chair Meyer:** ALL IN FAVOR SAY AYE. **Commissioners:** AYE. **Chair Meyer:** OPPOSED? ABSTENTIONS? THE CONSENT AGENDA IS ADOPTED. WE'LL MOVE ON TO ITEM NUMBER 5. [5:32] **Hillary Dvorak (Staff):** THIS IS A PROJECT BY MPHA FOR THEIR SPRING MANOR ADDITION LOCATED AT 828 SPRING STREET NORTHEAST. IT IS A 15 UNIT ADDITION THEY ARE PROPOSING TO ADD TO THE EXISTING 189 UNIT RESIDENTIAL BUILDING. THERE ARE FOUR APPLICATIONS BEFORE YOU. TWO SETBACK VARIANCES, A VARIANCE AND SITE PLAN REVIEW. STAFF IS RECOMMENDING APPROVAL OF ALL APPLICATIONS BEFORE YOU WITH CONDITIONS OF APPROVAL. FOR THE TWO SETBACK VARIANCES, ON THE SCREEN IN FRONT OF YOU, IN TEAL IS THE EXISTING BUILDING AND THAT IS A 22-STORY BUILDING. WHAT IS IN PURPLE IS THE ADDITION. THE SETBACKS FROM THE WEST INTERIOR PROPERTY LINE AND THE PROPERTY LINE ON THE SOUTH HERE IS ESTABLISHED BY THE HEIGHT OF THE EXISTING BUILDING—SO A 20-FOOT SETBACK. IF YOU WERE TO LOOK UP THIS ADDITION WITH THE THIRD STORY BUILDING, THE SETBACK IS SEVEN FEET. THE PROPOSED ADDITION IS MEETING THE SETBACK FOR A FIRST STORY BUILDING, MEETING THE INTENT OF THE CODE AND WE ARE RECOMMENDING APPROVAL OF THAT. FOR THE VARIANCE OF THE DRIVE, THOUGH, ONE CAN HAVE UP TO THREE PARKING SPACES UTILIZING THE PUBLIC ALLEY. THERE ARE FOUR PARKING SPACES IN THE GARAGE. [6:56] **Hillary Dvorak (Staff):** THIS IS THE FIRST FLOOR FLOOR PLAN. THE ADDITION FROM THIS LINE OVER, THERE ARE TWO, TWO-CAR GARAGES FACING THE ALLEY. THERE'S A SEVEN-FOOT SETBACK ON THE PROPERTY AND THEN THE ALLEY IS 16 FEET. SO THEY DO, IN FACT, HAVE 23 FEET AND, IN FACT, MEETING THE INTENT OF THE CODE WITH THAT ONE ADDITIONAL SPACE BUT WE ARE RECOMMENDING APPROVAL OF THAT. THE OTHER APPLICATION THEY HAVE IS SITE PLAN REVIEW. THE THREE AREAS WHERE THEY NEED ALTERNATIVE COMPLIANCE, ONE IS FOR BUILDING PLACEMENT. THE BUILDING IS SET BACK GREATER THAN THE 15 FEET SO IT'S WORKING TOGETHER WITH THE EXISTING BUILDINGS. WE ARE RECOMMENDING THAT YOU GRANT COMPLIANCE TO ALLOW THAT BUILDING TO BE MORE THAN 15 FEET BACK FROM THE FRONT PROPERTY LINE. THE BUILDING WALLS WHERE THERE ARE BLANK WALLS, THEY ARE IN THE EAST AND WEST ELEVATION SO THERE'S A 27-FOOT DISTANCE OR DIMENSION BETWEEN THOSE TWO STACKS OF WINDOWS. AND THEN A SIMILAR SETBACK ON THE EAST SIDE. GIVEN THE INTERIOR VARIANCE OF THE BUILDINGS IT WOULD MAKE SENSE TO ADD WINDOWS AND ALSO ALONG THE BUILDING WALLS. SO WE ARE RECOMMENDING THAT YOU GRANT COMPLIANCE FOR THAT. AND THEN THE LAST ITEM IS A LANDSCAPING AND SCREENING. [8:19] **Hillary Dvorak (Staff):** THIS IS AN MPHA PROPERTY. YEARS AGO, THEY CAME AND DID A DEVELOPMENT HERE AND PROPERTY LINES WERE ARRANGED AMONG THREE DIFFERENT PROPERTIES ON THIS BLOCK INCLUDING THE TOWNHOMES OVER HERE. THEY HAVE A SHARED USE AGREEMENT BETWEEN THEIR PARKING LOTS AND SO THEY HAVE A CURB CUTOUT FOR CENTRAL BUT THERE IS A BARRIER, IF YOU WILL, BETWEEN THE TWO. BUT THERE IS A CURB CUT ACCESS. THE CODE REQUIRES SIX-FOOT HIGH SCREENING HERE BECAUSE OF THAT SHARED USE AGREEMENT, WE'RE NOT RECOMMENDING THAT YOU HAVE THEM DO THAT. WE'RE RECOMMENDING THAT YOU GRANT COMPLIANCE AND WE WANT TO MAINTAIN THE RELATIONSHIP BETWEEN THE TWO FOR SHARED PARKING. THAT IS THE PROJECT. I'LL STAND FOR ANY QUESTIONS. [9:08] **Chair Meyer:** QUESTIONS FROM COMMISSIONERS? NOT SEEING ANY, I'LL OPEN THE PUBLIC HEARING. IS THE APPLICANT HERE TO SPEAK TO THE PROJECT? COME ON UP. TELL US YOUR NAME AND NEIGHBORHOOD. YOU CAN PROCEED. [9:24] **Thomas Watson (Applicant, MPHA):** THANK YOU. MY NAME IS THOMAS WATSON, AND I'M A DEVELOPMENT MANAGER AT MPHA. I LIVE IN THE CENTRAL NEIGHBORHOOD. I HAVE OUR DESIGN TEAM WITH US. IF THERE'S ANY QUESTIONS ABOUT SOME OF THE TECHNICAL ASPECTS, WE CAN BRING THEM UP AS WELL. BUT I CAN TELL YOU A LITTLE BIT ABOUT OUR GOALS WITH THIS PROJECT. OBVIOUSLY, MPHA IS THE PUBLIC HOUSING AUTHORITY. THIS IS A BUILDING WE'VE HAD IN OUR PORTFOLIO SINCE 1970, THE EXISTING BUILDING. IT'S 189 UNITS OF SENIOR HOUSING. ONE OF THE PRIMARY PROJECT GOALS FOR US IS, ONE, TO REHAB THE EXISTING BUILDING TO MAKE SURE IT LASTS FOR ANOTHER 20 YEARS AND THEN IT'S ALSO ADDING UNITS. THE PROPOSAL FOR THE FOUR-STORY ADDITION IS HOW WE'RE TRYING TO ADDRESS ADDING UNITS AND THOSE UNITS ARE REALLY ABOUT ADDING ACCESSIBILITY. WITH THE SENIOR BUILDING, IN A HIGH RISE, WE'RE UNABLE TO REALLY CHANGE THE CONFIGURATIONS OF THE UNITS TO ADD ACCESSIBILITY FEATURES THAT WE THINK OUR RESIDENTS WILL NEED AS THEY AGE IN PLACE. SO BUILDING SOME NEW CONSTRUCTION, ALL THOSE UNITS WILL BE TYPE A UNITS. THEY WILL BE BIGGER. WE THINK IT WILL PROVIDE AN OPPORTUNITY FOR THOSE RESIDENTS TO STAY IN THE NEIGHBORHOOD. SO IF THERE'S ANY QUESTIONS, I'M HAPPY TO ANSWER. [11:15] **Chair Meyer:** ANY QUESTIONS FOR THE APPLICANT? NOT SEEING ANY, I'LL MOVE ON TO THE REST OF THE PUBLIC TESTIMONY. NOTE FOR ANYONE, WE HAVE A LOT OF PEOPLE ON THE NEXT ITEM. SO WE ARE GOING TO HAVE THE TWO-MINUTE RULE FOR TESTIFIERS. TELL US YOUR NAME AND PROCEED. [11:35] **Donna (Public):** MY NAME IS DONNA. I AM, AMONG MANY THINGS, A 34-YEAR RESIDENT OF SPRING MANOR, MINNEAPOLIS. A VERY GRATEFUL TENANT FOR 34 YEARS. I'M ALSO A FELLOW EARTHLING AND LOVER OF BREATHING. I AM HERE TODAY TO SAY TECHNOLOGY IS SO, SO SEDUCTIVE AND SO IS BUILDING ON EVERY OUNCE AND INCH AND AVAILABLE ACRE OF GREEN SPACE. I HAVE BROUGHT SOME GREEN—SO I'M AWARE OF TIME. AND I NEED TO MAKE A CLOSING STATEMENT FOR YOU TO TAKE SOMETHING HOME AND I WISH YOU WOULD TABLE THIS DISCUSSION SO THAT MAYBE HOUSING COULD PUT A GREEN ROOF ON THE SPACE SO WE COULD HAVE MORE GREEN BECAUSE WE DON'T HAVE ANY BACKYARD. THIS IS OUR BACKYARD. THIS IS OUR FRONT YARD. THIS IS OUR DECK. THIS IS OUR RECREATION AREA. THIS IS OUR PARK. THIS IS OUR SUMMER CABIN AREA WE'RE TALKING. AND MENTAL HEALTH MEANS OUTDOORS AND THEY HAVE A QUOTE THAT IT IS A SPIRITUAL NECESSITY AND HAVING THE GREEN SPACE FOR US IS A SPIRITUAL NECESSITY FOR US SO PLEASE TABLE THIS DISCUSSION UNTIL WE CAN GET OUR GREEN ROOF OR PULL BACK ON THIS PROJECT. THANK YOU. [13:45] **Chair Meyer:** THANK YOU FOR YOUR TESTIMONY. ANYONE ELSE HERE TO SPEAK TO ITEM NUMBER 5? ALL RIGHT. NOT SEEING ANY. SO I WILL CLOSE THE PUBLIC HEARING. COMMISSIONERS? COMMENTS OR MOTIONS? COMMISSIONER OLSON? [14:03] **Commissioner Olson:** I'M GOING TO MAKE A MOTION TO ADOPT THE STAFF RECOMMENDATION. I JUST WANT TO SAY WE ALWAYS APPRECIATE PEOPLE COMING OUT. WE CANNOT REQUIRE THE APPLICANT TO PUT A GREEN ROOF ON THE BUILDING. THEY'VE MET ALL THE REQUIREMENTS AND I THINK STAFF'S REASONING FOR ANY VARIANCES ARE APPROPRIATE. [14:26] **Chair Meyer:** SO THERE'S A MOTION TO ADOPT STAFF FINDINGS. IS THERE A SECOND? **Commissioner Campbell:** SECOND. **Chair Meyer:** IS THERE ANYMORE DISCUSSION? I'M NOT SEEING ANY. I'LL SECOND COMMISSIONER OLSON'S COMMENTS AND SAY I'M VERY PLEASED TO SEE ADDITIONAL DEEPLY AFFORDABLE HOUSING. WE REALLY NEED THAT. ALL RIGHT. SEEING NO FURTHER DISCUSSION, CLERK, PLEASE CALL THE ROLL. [14:55] **Clerk:** COMMISSIONER BAXLEY? **Commissioner Baxley:** AYE. **Clerk:** CAMPBELL? **Commissioner Campbell:** AYE. **Clerk:** CHOWDHURY? **Commissioner Chowdhury:** AYE. **Clerk:** CONLEY. **Commissioner Conley:** AYE. **Clerk:** JONES? **Commissioner Jones:** AYE. **Clerk:** OLSON? **Commissioner Olson:** AYE. **Clerk:** WAGNER? **Commissioner Wagner:** AYE. **Clerk:** WE HAVE EIGHT AYES AND ZERO NAYS. **Chair Meyer:** THAT MOTION CARRIES. ITEM 8. THIS IS 2941 26TH AVENUE SOUTH AND STAFF IS LINDSAY SILAS. [15:35] **Lindsay Silas (Staff):** GOOD AFTERNOON, CHAIR MEYER AND MEMBERS OF THE COMMISSION. THE PROJECT BEFORE YOU IS 2941 26TH AVENUE SOUTH. THIS SITE IS ACROSS THE STREET FROM THE MIDTOWN TARGET. IT'S JUST NORTH OF EAST 28TH STREET. THE SITE IS 16,500 SQUARE FEET IN SIZE AND CURRENTLY USED AS A SURFACE PARKING LOT. YOU'LL KNOW IT AS THE WENDY'S LOCATED FARTHER IN FROM 26TH HERE. THE APPLICANT IS PROPOSING TO CONSTRUCT A ONE-STORY COMMERCIAL BUILDING WITH LESS THAN 4,000 SQUARE FEET OF GROSS FLOOR AREA TO BE USED AS A CHASE BANK. PROPOSAL INCLUDES A SURFACE PARKING LOT LOCATED BEHIND THE BUILDING FROM 26TH AVENUE AND THAT WOULD INCLUDE 14 PARKING SPACES. THERE ARE A NUMBER OF VARIANCES ASSOCIATED WITH THIS PROJECT. [16:33] **Lindsay Silas (Staff):** THERE IS A VARIANCE TO REDUCE THE MINIMUM FLOOR AREA RATIO; THE SITE IS IN THE OVERLAY DISTRICT SO THE MINIMUM FLOOR AREA RATIO IS 2.0. THE APPLICANT HAS PROPOSED .0235. THERE'S A VARIANCE TO REDUCE THE MINIMUM HEIGHT WHICH IS SIX STORIES TO ONE STORY. A VARIANCE TO INCREASE THE MAXIMUM NUMBER OF PARKING SPACES FROM EIGHT TO 14. A VARIANCE TO INCREASE THE NUMBER OF FREESTANDING SIGNS ON THE SITE FROM ONE TO TWO AND ALLOW TWO WALL SIGNS ON NON-PRIMARY BUILDING WALLS AND SITE PLAN REVIEW FOR THE NEW BUILDING. THE APPLICANT HAS INDICATED THAT THE SITE IS TOO SMALL TO BUILD A LARGER BUILDING. THERE ARE SOME UNIQUE FEATURES ON THE SITE WHICH IS THAT KIND OF SLANTED FRONT PROPERTY LINE AGAINST 26TH AVENUE SOUTH AND THERE IS A UTILITY EASEMENT ON THE SOUTH SIDE OF THE SITE. EVEN DRAWING A RECTANGLE OF FLAT, BUILDABLE AREA NOT INCLUDING THAT SLANT OR EASEMENT, IT'S STILL WELL OVER 12,000 SQUARE FEET IN SIZE. [18:29] **Lindsay Silas (Staff):** STAFF IS RECOMMENDING DENIAL OF ALL APPLICATIONS HERE. WE DIDN'T FIND ANY NEW CIRCUMSTANCES THAT APPLY TO THE SITE THAT WOULD RESULT IN THE VARIANCE REQUEST. WE EVALUATE MINIMUM FAR AND HEIGHT TOGETHER SINCE THEY'RE LOOKING AT THE SAME QUESTION OF BUILDING A SMALLER BUILDING ON THE SITE THAN WHAT IT'S DESIGNATED FOR IN TRANSIT 20. THE PROPOSAL IS BARELY MORE THAN 10% OF THE MINIMUM AND THE HEIGHT, OBVIOUSLY IS ONE STORY WHERE SIX STORIES IS REQUIRED. PLANNING COMMISSION HAS APPROVED SEVERAL PROJECTS WITH 2.0 OR MORE FAR ON SITES THAT ARE THIS SIZE OR SIGNIFICANTLY SMALLER. STAFF FOUND THE APPLICANT IS NOT PROPOSING TO USE THE PROPERTY IN A REASONABLE MANNER. THIS AREA OF THE CITY IS DESIGNATED FOR SITES TO TAKE ADVANTAGE OF THE EXCELLENT ACCESS TO TRANSIT AND GOODS AND SERVICES HERE AND THIS IS A SIGNIFICANT UNDERDEVELOPMENT OF THE SITE. AS FOR THE MAXIMUM PARKING VARIANCE, STAFF DO NOT FIND ANY UNIQUE CIRCUMSTANCES. THE SMALL SIZE OF THE BUILDING IS WHAT IS RESULTING IN THE LIMITED QUANTITY OF PARKING. STAFF IS NOT RECOMMENDING APPROVAL OF ANY OF THE VARIANCES AND RECOMMENDING TO DENY ALL FIVE APPLICATIONS. [21:55] **Chair Meyer:** THANK YOU. ANY QUESTIONS FOR STAFF BEFORE WE PROCEED TO THE APPLICANT? NOT SEEING ANY. IS THE APPLICANT HERE? YOU CAN COME UP. TELL US YOUR NAMES AND TITLES. [22:25] **LSC Architect Representative:** THANK YOU. I REPRESENT LSC ARCHITECTS AND CURRENTLY REPRESENTING THE PROPERTY OWNER. HERE WITH ME TODAY IS DANNY WITH THE ARCHITECT OF RECORD AND THEO WITH CHASE. [22:47] **Theodore (Applicant, JP Morgan Chase):** GOOD AFTERNOON, EVERYONE. MY NAME IS THEODORE WITH JP MORGAN CHASE. WE ARE A RETAIL BANK OPERATION, AND TYPICALLY OUR VARIANCE IS ON THE SMALLER SIDE TO MAKE SURE THAT WE CAN PROPERLY SERVE THE CUSTOMER. WE ARE PROPOSING A MORE CUSTOMIZED BRANCH BECAUSE WE VIEW THIS AS A COMMUNITY BRANCH. ONE WHERE WE CAN PROVIDE ENTREPRENEURSHIP OPPORTUNITIES AND DIRECTION WELL AS JUST HELPING THE COMMUNITY WITH ITS BUSINESS BANKING AND PERSONAL BANKING. [24:00] **Dan (Applicant, Architect):** GOOD EVENING. MY NAME IS DAN AND I'M WITH ENGINEERING AND DESIGN, ARCHITECTURAL RECORD FOR THE PROPOSED BUILDING. THE PROPOSED BUILDING HERE IS A CUSTOM 3,885 CHASE COMMUNITY BRANCH. IT'S DIFFERENT THAN YOUR TYPICAL BANK BRANCH. THE COMMUNITY BANK PROGRAM IS MEANT TO BOOST THE FINANCIAL HEALTH AND INCLUSION AMONG BLACK, HISPANIC AND LATINO COMMUNITIES. CHASE HAS ALSO MADE A PUBLIC COMMITMENT TO MEASURABLE ENVIRONMENTAL GOALS ACROSS ALL OF THEIR NEW BUILDS. WE ARE REDUCING OUR INITIAL CARBONS BY 10% AND OBTAINING LEAD VERSION FOUR CERTIFICATION. THE PROPOSED BUILDING ITSELF IS MUCH LARGER THAN A TYPICAL BRANCH. IT'S ALSO TALLER BY ABOUT 17%. WE ARE ADDING A MULTIFUNCTION POP-UP CONFERENCE ROOM AS WELL AS A LIVING ROOM AREA INTENDED TO SERVE THE COMMUNITY THROUGH VARIOUS WORKSHOPS. WE ARE REDUCING THE PARKING THAT'S CURRENTLY EXISTING IN THIS LOT FROM 31 TO 14. CHASE IS WILLING TO MAKE ADDITIONAL REDUCTION DOWN TO 10 SPACES AND MAKE TWO OF THOSE EV CHARGING SPACES. [28:17] **Dan (Applicant):** THE REPORT MADE A REQUIREMENT FOR ADDITIONAL PLANTING SHRUBS. WE'RE ABSOLUTELY WILLING TO ENTERTAIN THAT. ON THE FREESTANDING MONUMENT VARIANCE, WE WOULD BE WILLING TO DO AWAY WITH THAT REQUEST AND JUST TAKE SPACE ON THE EXISTING MONUMENT. [30:26] **Muhammad (Applicant, The Architects):** GOOD EVENING. MY NAME IS MUHAMMAD AND I'M THE CEO AND PRINCIPAL ARCHITECT OF THE ARCHITECTS. WHILE WE UNDERSTAND THAT THE PROJECT IS WELL UNDER THE FAR, WHAT WE DO UNDERSTAND IS THE SHAPE AND CONFIGURATION OF THE SITE. THE BUILDABLE AREA IS 12,500 SQUARE FEET. WE'VE BEEN WORKING ON MULTIPLE SITES IN THE CITY THAT ARE SMALL AND DIFFICULT. WE THINK WE NEED ADDITIONAL COMMUNITY RESOURCES IN THIS NEIGHBORHOOD AND WE'D LIKE TO SEE VERTICAL DEVELOPMENT. [32:30] **Chair Meyer:** THANK YOU. ANY QUESTIONS FOR THE APPLICANT? ALL RIGHT. THANK YOU. IS ANYONE HERE FROM THE PUBLIC TO SPEAK TO THIS ITEM? I'M NOT SEEING ANY SO WE WILL CLOSE THE PUBLIC HEARING. COMMISSIONER CAMPBELL AND THEN JONES. [33:04] **Commissioner Campbell:** I APPRECIATE YOU COMING HERE TODAY. THIS APPLICATION FEELS MORE APPROPRIATE TO COME IN FRONT OF THE COMMITTEE OF THE WHOLE ON THURSDAYS, WHICH IS COLLABORATIVE. MOSTLY BECAUSE IT SOUNDS LIKE THERE ARE STILL A LOT OF NEGOTIATING AND WORK TO BE DONE. I AGREE WITH YOU THAT VERTICAL DEVELOPMENT IN THIS PARTICULAR NEIGHBORHOOD IS ESSENTIAL AND THE COMP PLAN CLEARLY STATES THAT THIS IS A TRANSIT 20 DISTRICT. I DON'T SEE ANY EVIDENCE THAT THE BANK BRANCH IS EVEN GOING TO COME CLOSE TO ACCOMPLISHING THAT. SO I PLAN TO SUPPORT STAFF RECOMMENDATION. [34:33] **Commissioner Jones:** I DOVETAIL, I THINK THAT THIS AREA NEEDS DEVELOPMENT. WE REALLY NEED AN ACTIONABLE ITEM. WE NEED THINGS TO START AND FOR PEOPLE TO HAVE CONFIDENCE IN THE AREA AGAIN SINCE THE DEVASTATION. I WANT TO MAKE SURE THAT WE ARE REALLY INCENTIVIZING DEVELOPMENT AS WELL AS SUPPORTING THE COMP PLAN AND I THINK THOSE HAVE TO GO HAND IN HAND. [36:03] **Commissioner Olson:** I AGREE WITH COMMISSIONER CAMPBELL. I WILL BE SUPPORTING STAFF RECOMMENDATION. I THINK THERE'S A LOT OF THINGS YOU GUYS ARE DOING THAT WE REALLY APPRECIATE. BUT WHEN IT COMES DOWN TO IT, WE'RE JUST NOT EVEN CLOSE. I'LL MAKE A MOTION TO ADOPT STAFF RECOMMENDATION. **Commissioner Campbell:** SECOND. [36:58] **Chair Meyer:** I'LL JUST ADD MINE, I'LL BE SUPPORTING THIS MOTION. WE RESERVE AREAS CLOSE TO HIGH-QUALITY TRANSIT FOR HIGHER DENSITY AND THIS IS PRETTY FAR OFF FROM THE GOALS THAT WE LAID OUT IN THE 2040 PLAN. I'LL JUST NOTE THAT BANKS SEEM PARTICULARLY WELL SUITED FOR MIXED-USE DEVELOPMENT. I DO WELCOME A CONVERSATION AT COMMITTEE OF THE WHOLE. CLERK, CALL THE ROLL. [37:55] **Clerk:** COMMISSIONER BAXLEY? **Commissioner Baxley:** AYE. **Clerk:** CAMPBELL? **Commissioner Campbell:** AYE. **Clerk:** CHOWDHURY? **Commissioner Chowdhury:** AYE. **Clerk:** CONLEY? **Commissioner Conley:** AYE. **Clerk:** JONES? **Commissioner Jones:** AYE. **Clerk:** OLSON? **Commissioner Olson:** AYE. **Clerk:** WAGNER? **Commissioner Wagner:** AYE. **Clerk:** CHAIR MEYER. **Chair Meyer:** AYE. **Clerk:** THAT'S EIGHT AYES AND ZERO NAYS. **Chair Meyer:** THAT CARRIES. WE'LL TURN TO ITEM 9, THE STAFF IS HILLARY DVORAK. [38:22] **Hillary Dvorak (Staff):** THIS IS THE CAMPUS TURF FIELD PROJECT FOR MINNEHAHA ACADEMY LOCATED AT 3100 WEST RIVER PARKWAY SOUTH. THEY ARE REQUESTING TO RECONSTRUCT THEIR EXISTING ATHLETIC FIELD AND REPLACE THEIR NATURAL GRASS WITH SYNTHETIC TURF, WITH NEW LIGHTS, BLEACHERS AND SCOREBOARD. THE MISSISSIPPI RIVER OVERLAY ENDS AT THIS LOCATION, SO THIS PROJECT IS OUTSIDE OF THOSE BOUNDARIES. THE APPLICANT IS PROPOSING CONDITIONAL USE PERMITS FOR LIGHT POLES. THE MAXIMUM HEIGHT IS LIMITED TO 35 FEET; THE APPLICANT IS PROPOSING TWO POLES THAT ARE 70 FEET AND TWO POLES THAT ARE 80 FEET IN HEIGHT. CPED STAFF IS RECOMMENDING APPROVAL. TALLER LIGHTS ACTUALLY REDUCE LIGHT SPILLOVER TO NEIGHBORING RESIDENTIAL PROPERTIES BY ALLOWING THE LIGHT TO BE DIRECTED STRAIGHT DOWN. AT 35 FEET, THE LIGHT WOULD HAVE TO BE ANGLED, CAUSING MORE GLARE. [46:42] **Hillary Dvorak (Staff):** THE APPLICANT IS ALSO ASKING FOR A VARIANCE TO REDUCE THE FRONT YARD SETBACK ALONG 46TH AVENUE SOUTH TO MOVE THE BLEACHERS ONE FOOT CLOSER TO THE PROPERTY LINE. THIS IS TO ACCOMMODATE A WALKWAY AND ADA SEATING. THE PROPOSED BLEACHERS WOULD BE 16 FEET IN HEIGHT TO INCLUDE A PRESS BOX. SINCE ACCESSORY STRUCTURES ARE LIMITED TO 13 FEET, THEY NEED A VARIANCE. THE SCOREBOARD IS ALSO PROPOSED TO INCREASE FROM 21.5 FEET TO 24.5 FEET. FINALLY, THEY ARE REQUESTING TO INCREASE IMPERVIOUS SURFACE FROM 60% TO 69% DUE TO THE SYNTHETIC TURF. WHILE CLASSIFIED AS IMPERVIOUS, STORMWATER CAN DRAIN THROUGH IT TO AN UNDERGROUND SYSTEM. WE ARE RECOMMENDING APPROVAL OF ALL APPLICATIONS WITH CONDITIONS, INCLUDING THAT THE LIGHTS BE TURNED OFF AT 10:15 P.M. AND THAT THE TURF CONTAINS NO INTENTIONALLY ADDED PFAS. [59:02] **Commissioner Olson:** WHY DID WE LAND ON 10:15 P.M.? **Hillary Dvorak (Staff):** THAT IS THE STANDARD PRACTICE WE'VE USED FOR OTHER SCHOOLS AND PARKS TO GIVE TIME FOR PEOPLE TO COLLECT THEIR THINGS AND LEAVE AFTER A 10:00 P.M. END TIME. [1:00:19] **Commissioner Chowdhury:** DO YOU KNOW WHICH TURF PRODUCT THEY ARE PURSUING? AND WHAT IS THE EXISTING FILTRATION PROCESS? **Hillary Dvorak (Staff):** I BELIEVE IT IS THE TWO-LAYER SYSTEM. I'LL LET THE APPLICANT ANSWER THE FILTRATION QUESTION. [1:05:05] **Commissioner Baxley:** HOW DOES THE CODE THINK ABOUT WHEN A SCOREBOARD IS SIGNAGE VERSUS A SCOREBOARD? **Kimberly Holien (Staff):** BECAUSE IT IS A NATURAL ACCESSORY FUNCTION TO AN ATHLETIC FIELD AND DOESN'T ADVERTISE A PRODUCT, WE DON'T REGULATE IT AS SIGNAGE. [1:14:40] **Donna Harris (Applicant, President of Minnehaha Academy):** THANK YOU. I'M DONNA HARRIS. THIS PROJECT WILL CREATE AN OPPORTUNITY FOR NIGHT GAMES, A TYPICAL HIGH SCHOOL EXPERIENCE. IT WILL ALLOW STUDENTS TO COMPLETE THEIR ACADEMIC DAY RATHER THAN LEAVING CLASS EARLY. THE TURF WILL INCREASE PLAYABILITY AND REDUCE CANCELLATIONS DUE TO RAIN. WE ANTICIPATE ABOUT 14 GAMES PER YEAR THAT WOULD NEED LIGHTS. THE LARGEST NUMBER OF SPECTATORS WE HAVE IS ABOUT 350 STUDENTS FOR PEPFEST. WE ARE LIMITING RENTALS TO 30 DAYS TOTAL PER YEAR, PRIMARILY YOUTH SOCCER PRACTICES THAT WOULD NOT EVEN REQUIRE LIGHTS. WE'VE HAD THREE NEIGHBOR MEETINGS. WE HEARD CONCERNS ABOUT LIGHT AND NOISE, AND WE ARE WILLING TO PULL THE WINDOW SHADES IN THE BUILDING TO REDUCE INTERIOR LIGHT POLLUTION. [1:26:30] **Trevor (Applicant, Civil Engineer):** MY NAME IS TREVOR. TO ANSWER THE FILTRATION QUESTION: CURRENTLY, HALF THE FIELD DRAINS UNTREATED TO THE STREET. THE PROPOSED SYSTEM INCLUDES 22 INCHES OF ROCK BENEATH THE TURF TO CAPTURE WATER AND INFILTRATE IT INTO THE SOILS. THE ENTIRE FIELD WILL BE ROUTED TO THE INFILTRATION SYSTEM INSTALLED IN 2019. [1:30:52] **Josh (Applicant, Athletic Director):** CURRENTLY, WE HAVE TO START VARSITY GAMES AT 5:00 P.M. BECAUSE WE RUN OUT OF LIGHT. THIS SHIFTS GAMES BACK SO OPPONENTS DON'T HAVE TO LEAVE SCHOOL EARLY. VARSITY SPORTS ARE DONE IN 90 MINUTES. [1:37:05] **Carol Lansing (Applicant, Attorney):** REGARDING PFAS, THE STATE STATUTE EFFECTIVE JANUARY 2025 REQUIRES NO INTENTIONALLY ADDED PFAS. THE MANUFACTURER HAS CONFIRMED COMPLIANCE. WE CAN'T REPRESENT WHAT MIGHT BE UNINTENTIONALLY THERE IN THE ENVIRONMENT ALREADY. ALSO, TURF MEANS WE DON'T USE PESTICIDES, FERTILIZERS, OR IRRIGATION WATER REGULARLY. [1:52:12] **Doug B. (Public):** MY HOUSE IS 3100 40TH AVENUE SOUTH. I AM OPPOSED TO THE ARTIFICIAL TURF. YOU CAN HAVE A GRASS TURF WITH IMPROVEMENTS WITHOUT THE CHEMICAL ISSUES. I ALSO HAVE QUESTIONS ABOUT THE LIGHTING SETBACKS. [1:54:30] **John G. (Public):** WHO KNOWS WHAT CRUMB RUBBER IS? THOSE LITTLE BLACK PELLETS ARE KNOWN CARCINOGENS. THEY GET IN YOUR SHOES AND BAGS, AND I DON'T WANT THEM IN MY RIVER. THE CITY PUT A MORATORIUM ON CRUMB RUBBER IN 2017. [1:56:55] **Julia Douglas (Public):** I LIVE AT 3420 46TH AVENUE SOUTH. THE QUESTION IS HAS MINNEHAHA ACADEMY ESTABLISHED THAT THEY ARE ENTITLED TO A VARIANCE? THERE IS NO WEIGHING OF ATHLETIC EXPERIENCE AGAINST NEIGHBORHOOD QUALITY. [1:59:10] **Andrew Schmidt (Public):** I LIVE ON 46TH AVENUE SOUTH. THESE ARE NOT UNIQUE CIRCUMSTANCES. THEY OVERSIZED THE FIELD AT 70 YARDS WHEN 65 YARDS IS REGULATION. IF THEY MADE THE FIELD REGULATION SIZE, THEY WOULDN'T NEED A SETBACK VARIANCE. [2:01:45] **Bob V. (Public):** I LIVE IN THE COOPER NEIGHBORHOOD. WE'VE HEARD ABOUT THE NEEDS OF THE SCHOOL, BUT WHAT ABOUT THE NEIGHBORHOOD? THIS BRINGS NOISE AND LIGHT TO A QUIET RESIDENTIAL BLOCK. [2:06:10] **Mark Belton (Public, Chair of Minnehaha Board):** WE ARE A CHRISTIAN SCHOOL SERVING THE TWIN CITIES FOR 110 YEARS. 35% OF OUR STUDENTS ARE STUDENTS OF COLOR. THIS IS NOT NOVEL; SOUTH, WASHBURN, AND NORTH HIGH SCHOOLS ALL HAVE SIMILAR FIELDS. WHY IS OUR PROJECT SPECIAL WHEN IN FACT IT'S NOT? [2:11:00] **Leslie S. (Public):** I LIVE AT 3108 46TH AVENUE SOUTH. WE DIDN'T BUY HOMES ACROSS FROM A PUBLIC EVENT VENUE OR A FIELD FULL OF FOREVER CHEMICALS. MINNEHAHA ACADEMY HAS NOT ATTEMPTED ONE SINGLE CONCILIATORY GESTURE. [2:15:45] **Paul (Public):** I LIVE ACROSS FROM THE SOCCER FIELD. I LOVE WATCHING THE KIDS PLAY, BUT EVERY TIME MINNEHAHA DOES SOMETHING, THEY DON'T FOLLOW THROUGH ON PROMISES. MOVE THE BLEACHERS TO THE OTHER SIDE BY THE PARKING LOT. THAT MAKES COMMON SENSE. [2:20:26] **Nicole (Public):** I LIVE NEXT TO ROOSEVELT HIGH SCHOOL. WE LOVE TO HEAR THE STUDENTS PLAYING. WE'VE HAD NO PROBLEMS WITH TRAFFIC. MINNEHAHA HAS BEEN A GREAT NEIGHBOR. [2:24:20] **Kip Jones (Public):** TUITION IS SET AT $28,900 A YEAR. I DON'T SEE MYSELF SENDING MY CHILDREN THERE. CONSIDER THAT WHAT PUBLIC SCHOOLS DO IS NOT A STANDARD FOR A PRIVATE ENTITY. [2:32:50] **Margo Paul (Public):** I ATTEND A PUBLIC SCHOOL WHERE ASTROTURF HAS BEEN FOR SIX YEARS. THERE ARE MICROPLASTICS AND TOXIC CHEMICALS. MY GENERATION HAS ENOUGH ENVIRONMENTAL PROBLEMS. PLEASE DO NOT PASS THESE VARIANCES. [2:40:40] **Chair Meyer:** I WILL CLOSE THE PUBLIC HEARING. COMMISSIONER CAMPBELL? [2:41:32] **Commissioner Campbell:** OUR ROLE IS RELATIVELY LIMITED TO DETERMINING WHETHER THIS IS CONSISTENT WITH OUR CODE. MY PERSONAL BELIEF IS THAT MINNEHAHA HAS MET THE INTENT. I WILL MOVE FOR APPROVAL CONSISTENT WITH STAFF RECOMMENDATION. **Commissioner Olson:** SECOND. [2:44:00] **Commissioner Campbell:** A QUESTION ABOUT CRUMB RUBBER PROHIBITION? **Kimberly Holien (Staff):** THE 2017 RESOLUTION APPLIED TO CITY PROJECTS BUT WAS NOT A CITYWIDE PROHIBITION ON PRIVATE PROPERTY. [2:50:10] **Commissioner Chowdhury:** I HAVE MIXED FEELINGS. I SUPPORT THE SETBACKS AND ADA ACCESSIBILITY. HOWEVER, I AM CONCERNED ABOUT THE ARTIFICIAL TURF. I DO NOT THINK IT MEETS THE "UNIQUE CIRCUMSTANCE" PRONG FOR A VARIANCE; IT IS A VOLUNTARY DESIGN CHOICE. I ALSO BELIEVE WE SHOULD LIMIT LIGHTS TO 9:30 P.M. INSTEAD OF 10:15 P.M. GIVEN THIS IS A RESIDENTIAL NEIGHBORHOOD. [2:58:51] **Commissioner Baxley:** I WOULD WELCOME 80-FOOT POLES OVER SHORTER ONES BECAUSE THE TECHNOLOGY IS BETTER FOR NEIGHBORS. BUT I AM DISAPPOINTED IN THE TURF. PROFESSIONAL PLAYERS PREFER GRASS. WORLD CUP 2026 WILL BE ON GRASS. I WISH YOU WOULD TAKE A DIFFERENT STAND ON THAT. [3:08:30] **Chair Meyer:** WE'LL VOTE ON THE ITEMS SEPARATELY. ITEM A (CONDITIONAL USE PERMIT FOR LIGHTS). **Clerk:** (Roll call) SIX AYES, TWO NAYS (Chowdhury, Meyer). CARRIES. **Chair Meyer:** ITEMS B, C, AND D (SETBACKS, HEIGHT, SCOREBOARD). **Clerk:** (Roll call) EIGHT AYES, ZERO NAYS. CARRIES. **Chair Meyer:** ITEM E (IMPERVIOUS SURFACE VARIANCE FOR TURF). **Clerk:** (Roll call) FOUR AYES (Campbell, Jones, Olson, Wagner), FOUR NAYS (Baxley, Chowdhury, Conley, Meyer). THE MOTION FAILS. [3:18:28] **Commissioner Chowdhury:** I MOVE TO DENY THE VARIANCE ON THE FINDING THAT THIS IS NOT A UNIQUE CIRCUMSTANCE AND DOES NOT MEET THE SPIRIT OF THE 2040 PLAN REGARDING ENVIRONMENTAL IMPACTS. **Chair Meyer:** SECOND. **Clerk:** (Roll call) FIVE AYES, THREE NAYS. THE VARIANCE IS DENIED. [3:20:05] **Chair Meyer:** ITEM 10. MR. FRENZ? [3:20:45] **Andrew Frenz (Staff):** BRIEF UPDATE: SOIL REMEDIATION PROVIDES A GREATER BENEFIT THAN CAPPING. THE APPLICANT HAS REVISED THE PROJECT TO COMPLY WITH PARKING MAXES AND WITHDRAWN VARIANCE C. STAFF RECOMMENDS APPROVAL OF A, B, AND D. [3:24:00] **Commissioner Olson:** I MOVE TO ADOPT ITEMS A, B, AND D. **Commissioner Campbell:** SECOND. **Clerk:** (Roll call) SEVEN AYES, ONE NAY (Meyer). CARRIES. [3:25:00] **Chair Meyer:** WE ARE ADJOURNED.