[0:33] Chris Meyer: GOOD AFTERNOON, EVERYONE. I CALL TO ORDER THE REGULAR MEETING OF THE MINNEAPOLIS PLANNING COMMISSION FOR MAY 6, 2024. MY NAME IS CHRIS MEYER I'M THE CHAIR OF THE MINNEAPOLIS PLANNING COMMISSION. AT THIS TIME I ASK THE CLERK TO CALL THE ROLL. [0:49] Clerk: COMMISSIONER BAXLEY. [0:53] Commissioner Baxley: HERE. [0:53] Clerk: CHOWDHURY. [0:55] Council Member Chowdhury: HERE. [0:56] Clerk: CAMPBELL IS ABSENT. CONLEY. [0:57] Commissioner Conley: HERE. [1:00] Clerk: EMERICK IS ABSENT. JONES IS ABSENT. MEYER. [1:04] Chris Meyer: HERE. [1:05] Clerk: OLSON. [1:06] Commissioner Olson: HERE. [1:07] Clerk: THOMPSON... WAGNER... SORRY. [1:10] Commissioner Wagner: HERE. [1:13] Clerk: THANK YOU. WE HAVE FIVE MEMBERS PRESENT. [1:17] Chris Meyer: THANK YOU. LET THE RECORD SHOW THAT A QUORUM IS PRESENT. WITH THAT WE WILL PROCEED TO THE AGENDA. WE'RE GOING TO BEGIN WITH ACCEPTANCE OF THE MINUTES OF REGULAR MEETING APRIL 23RD, 2024. MAY I HAVE A MOTION TO ACCEPT THE MINUTES? ALL IN FAVOR SAY AYE. [ AYES RESPOND ] OPPOSED? [1:41] Chris Meyer: ABSTENTIONS? MOTION CARRIES. NEXT WE WILL ORGANIZE THE AGENDA. IF YOU NEED PAPER COPIES, THEY'RE ON THE CORNER OF THE TABLE OVER THERE. SO I'M GOING TO READ THROUGH THE AGENDA ITEMS AND WHETHER IT'S CONSENT, CONTINUANCE, RETURN, WITHDRAWAL OR DISCUSSION. [2:05] Chris Meyer: AND I WILL EXPLAIN THE DIFFERENCES BETWEEN CONSENT AND DISCUSSION ITEMS. CONSENT ARE THOSE PASSED WITHOUT DISCUSSION BY THE BOARD. WE'RE ADHERING TO STAFF RECOMMENDATIONS LISTED IN THE AGENDA IN THE ITEMS RECOMMENDATION MOTION FOR THOSE ITEMS. [2:21] Chris Meyer: AND ANY APPLICABLE CONDITIONS WILL BE LISTED IN THE SAME SECTION THERE. IF YOU AGREE WITH THIS RECOMMENDATION INCLUDING APPLICABLE CONDITIONS YOU DON'T NEED TO DO ANYTHING. THE COMMISSION WILL PASS IT AS RECOMMENDED. IF YOU HAVE ANY QUESTIONS FOLLOWING THE DECISION, YOU CAN CHECK IN WITH THE STAFF MEMBER ASSIGNED TO THAT ITEM. [2:41] Chris Meyer: IF YOU DISAGREE WITH THE RECOMMENDATION, PLEASE INDICATE THAT YOU WOULD LIKE TO SPEAK AGAINST THE ITEM WHEN I ASK, AND THEN WE'LL PUT THAT ITEM ON THE DISCUSSION AGENDA. SO WITH THAT, FOR THE FOLLOWING ITEMS ON OUR AGENDA THIS EVENING, FOR ITEM NUMBER 4, 2601 MINNEHAHA AVENUE, STAFF IS RECOMMENDING THAT ITEM BE CONTINUED TO OUR NEXT MEETING, WHICH WILL BE ON MAY 20TH, A COUPLE WEEKS FROM NOW. [3:10] Chris Meyer: SO IF YOU ARE HERE FOR THAT ITEM, THAT ITEM IS CONTINUED LATER AT THE APPLICANT'S REQUEST. FOR ITEM 5, 3115 DUPONT AVENUE NORTH, THIS ITEM IS RECOMMENDED FOR CONSENT. IS THERE ANYONE HERE TO SPEAK AGAINST ITEM NUMBER 5? [3:33] Chris Meyer: WE'LL PUT THAT ON CONSENT. ITEM NUMBER 6, SPIKE MOSS WAY, THAT ITEM IS RECOMMENDED FOR CONSENT. IS THERE ANYONE HERE TO SPEAK AGAINST ITEM NUMBER 6? [3:49] Chris Meyer: FOR NUMBER 7, 620 SECOND AVENUE SOUTH AND 625 MARQUETTE AVENUE, THIS ITEM IS RECOMMENDED FOR CONSENT. IS ANYONE HERE TO SPEAK AGAINST ITEM NUMBER 7? ALL RIGHT, AND FOR NUMBER 8, 3525 AND 3527 CHICAGO AVENUE. [4:09] Commissioner: CHAIR MEYER, I BELIEVE... [4:13] Chris Meyer: YES, THAT'S THE ONE THAT HAS THE SIGN. WOULD YOU LIKE TO PUT THAT ON DISCUSSION? [4:18] Commissioner: YES. [4:21] Chris Meyer: OKAY. FOR NUMBER 7, WE WILL DISCUSS. AND WE ALSO WILL BE DISCUSSING ITEM NUMBER 8, 3525 AND 3527 CHICAGO AVENUE. [4:30] Chris Meyer: ALL RIGHT, SO TO REVIEW, WE WILL BE CONTINUING ITEM NUMBER 4 TO MAY 20TH AND HAVE ITEMS 5 AND 6 ON CONSENT AND WE WILL BE DISCUSSING ITEMS 7 AND 8. COULD I HAVE A MOTION TO APPROVE THE AGENDA AS AMENDED? [4:49] Commissioner: SO MOVED. [4:51] Commissioner: SECOND. [4:52] Chris Meyer: ALL IN FAVOR OF THE AGENDA SAY AYE. [ AYES RESPOND ] OPPOSED? AGENDA CARRIES. SO I WILL NOW OPEN THE PUBLIC HEARING ON THE CONSENT ITEMS. [5:03] Chris Meyer: WOULD ANYONE LIKE TO SPEAK ON ITEMS NUMBER 5 OR 6? THIS IS A CHANCE IF YOU WANT TO COMMENT ABOUT THEM BUT DON'T NECESSARILY HAVE ANY OPPOSITION, YOU CAN DO THAT NOW. ALL RIGHT. [5:19] Chris Meyer: I'M NOT SEEING ANYONE HERE FOR THE CONSENT ITEMS. [5:35] Council Member Chowdhury: CHAIR MEYER, IT MIGHT BE HELPFUL TO READ OUT WHAT THE ITEMS ARE IN CASE COMMUNITY MEMBERS DON'T HAVE THE AGENDA IN FRONT OF THEM. [5:50] Chris Meyer: YEAH, I CAN REPEAT THEM. SO FOR ITEM 5 ON CONSENT, THIS IS 3115 DUPONT AVENUE NORTH. AND FOR ITEM 6, THIS IS SPIKE MOSS WAY. IT'S THE MEMORIAL NAMING. DID YOU HAVE ANY COMMENTS YOU WANTED TO MAKE COUNCIL MEMBER? [6:02] Council Member Chowdhury: NO, APPRECIATE YOU. [6:04] Chris Meyer: ALL RIGHT. SEEING NO ONE ON HERE, I WILL NOW CLOSE THE PUBLIC HEARING FOR THE CONSENT ITEMS. DO I HAVE A MOTION TO ADOPT ITEMS 5 AND 6 AS RECOMMENDED BY STAFF? [6:13] Commissioner: SO MOVED. [6:15] Commissioner: SECOND. [6:17] Chris Meyer: ALL RIGHT ALL IN FAVOR OF ADOPTING ITEMS 5 AND 6 AS RECOMMENDED BY STAFF. [ AYES RESPOND ] OPPOSED? ABSTENTIONS? ITEMS 5 AND 6 ARE ADOPTED. [6:28] Chris Meyer: AND NOW WE WILL TURN TO AARON HANAUER TO PRESENT ITEM NUMBER 7 TO US. [6:32] Clerk: CHAIR MEYER, I APOLOGIZE, I WILL TAKE THE HEAT FOR THIS BECAUSE I DON'T THINK I PUT IT IN THE SCRIPT, BUT EVEN THOUGH WE'RE CONTINUING ITEM NUMBER 4, WE STILL NEED TO OPEN AND NOT CLOSE THE PUBLIC HEARING FOR ITEM NUMBER 4. [6:48] Clerk: JUST IN CASE FOLKS WERE ONLY ABLE TO COME DOWN TODAY AND NOT ABLE TO COME DOWN WHEN WE CONTINUE THE ITEM. THANK YOU SO MUCH. [7:02] Chris Meyer: OKAY, WE CAN DO THAT. SO I WILL OPEN THE PUBLIC HEARING FOR ITEM NUMBER 4. WAS ANYONE HERE TO SPEAK TO ITEM 4? OTHERWISE YOU CAN ALSO SPEAK WHEN IT COMES BACK ON MAY 20TH. [7:14] Chris Meyer: ALL RIGHT. NOT SEEING ANYONE, I WILL... [7:21] Clerk: DON'T CLOSE THE HEARING. [7:23] Chris Meyer: EXCUSE ME. SO IS THERE A MOTION TO CONTINUE ITEM NUMBER 4 TO MAY 20? [7:27] Commissioner: SO MOVED. [7:29] Commissioner: SECOND. [7:31] Chris Meyer: ALL IN FAVOR OF CONTINUING ITEM NUMBER 4 TO MAY 20 SAY AYE. [AYES RESPOND] OPPOSED? ABSTENTIONS? THAT CARRIES. NOW WE CAN TURN TO ITEM NUMBER SEVEN WITH AARON HANAUER. [7:56] Aaron Hanauer: GOOD AFTERNOON, CHAIR AND COMMISSIONERS. SO FOR THE BUILDINGS AT 625 MARQUETTE AVENUE -- [8:10] Clerk: MR. HANAUER, BEFORE YOU GET STARTED. THESE MICS ARE REALLY SENSITIVE. EVEN THOUGH THEY'RE BOTH ON, BECAUSE THE ONE ON THAT TABLE IS SO MUCH LOWER, IT'S NOT PICKING YOU UP, AND WE NEED YOU ON FOR THE CAPTIONER. [8:23] Clerk: IF YOU CAN GET CLOSER TO THE ONE AT THE TABLE OR USE THE ONE AT THE PODIUM, WHICHEVER YOU PREFER. THANK YOU SO MUCH. [8:30] Aaron Hanauer: SORRY ABOUT THAT. ALL RIGHT. SO FOR THE NORTH STAR CENTER 625 MARQUETTE AVENUE, THE PROPOSAL IS TO ALLOW A WALL SIGN THAT EXCEEDS THE MAXIMUM HEIGHT ALLOWED AS OF RIGHT FOR A BUILDING THAT EXCEEDS SIX STORIES IN HEIGHT. [8:47] Aaron Hanauer: AND THE DOWNTOWN DISTRICT. SO THE NORTH STAR CENTER, BUILT IN THE 1960s LISTED ON THE NATIONAL REGISTER AND SIGNIFICANCE BEING IT WAS ONE OF THE BUILDINGS TO HELP COMBAT THE EXODUS OF PEOPLE LEAVING FOR THE SUBURBS. [9:03] Aaron Hanauer: SO IT'S A CITY WITHIN THE CITY. THE COMPLEX TAKES UP MORE THAN THREE-FOURTHS OF THAT CITY BLOCK FROM MARQUETTE, SEVENTH STREET, SIXTH STREET, AND SECOND AVENUE. THE PROPOSAL THAT WE ARE TALKING ABOUT IS A SIGN THAT WOULD BE 111 SQUARE FEET ON THE MARQUETTE AVENUE ELEVATION. [9:27] Aaron Hanauer: THERE IS NO SIGN THERE TODAY. ON THE SEVENTH STREET ELEVATION, THIS GIVES A REALLY GOOD IDEA OF WHAT THE NEW SIGN IS GOING TO LOOK LIKE. IT'S GOING TO BE PRETTY MUCH IDENTICAL REPLICA -- IT WILL BE A REPLICA OF WHAT IS THERE ON SEVENTH STREET. [9:47] Aaron Hanauer: THAT WOULD GO ON THE MARQUETTE AVENUE ELEVATION. THERE IS A MAJOR RENOVATION GOING ON WITH THE ENTIRE NORTH STAR CENTER COMPLEX, AND THIS SIGN IS ONE OF THE PARTS OF THAT REMODEL. CPED IS SUPPORTIVE OF THE PERMIT TO ALLOW THIS NEW SIGN, AND YOU CAN SEE IT PERHAPS MORE RENDERING AT EVENING WITH THE LIGHTING PROPOSED. [10:11] Aaron Hanauer: SO CPED IS SUPPORTIVE OF THE SIGN. IT IS WITHIN THE SIZE ALLOWANCE, 111 SQUARE FEET, AS I MENTIONED BEFORE, 120 SQUARE FEET IS ALLOWED. AND ALL OTHER SIGNS THAT ARE PROPOSED WITH THE SIGN PLAN ARE IN COMPLIANCE WITH THE ZONING CODE. [10:31] Aaron Hanauer: EACH ELEVATION IS WITHIN ITS SIGN ALLOWANCE, AND WE REALLY FEEL LIKE -- SUBJECTIVELY I THINK IT WOULD BE AN IMPROVEMENT TO WHAT IS NOW THERE AND IMPROVE THE APPEARANCE OF THE MARQUETTE ELEVATION. [10:46] Aaron Hanauer: EXCITED FOR ALL THE IMPROVEMENTS THAT HAVE BEEN HAPPENING WITH THIS PROJECT, INCLUDING THE SIGN. AND HAPPY TO ANSWER QUESTIONS YOU HAVE FOR THIS CONDITION AND USE PERMIT APPLICATION. [11:02] Chris Meyer: THANK YOU FOR THAT PRESENTATION. COMMISSIONERS, DO WE HAVE QUESTIONS? [11:06] Council Member Chowdhury: THANK YOU, CHAIR MEYER, AND FOR YOUR PRESENTATION. I JUST KIND OF WANTED TO ASK, DO YOU HAVE AN IDEA OF WHAT THE PURPOSE OF THE SIGN WILL BE? IS IT A NAME, ADVERTISEMENT, WILL IT BE CHANGING FROM TIME TO TIME? [11:22] Aaron Hanauer: THANK YOU, COUNCIL MEMBER CHOWDHURY. [11:25] Aaron Hanauer: THE SIGN IS PART OF THE BRANDING. YOU CAN SEE THE STAR AND SPHERE ON NOT ONLY THE SEVENTH STREET ELEVATION CURRENTLY BUT THROUGHOUT THE BUILDING INSIDE AND OUT. AND I THINK ONE OF THE HIDDEN GEMS OF DOWNTOWN IS THIS COURTYARD THAT IS ON THE UPPER PORTION OF THE PARKING PODIUM. [11:46] Aaron Hanauer: THERE, TOO, YOU CAN SEE FROM THE DISTANCE -- YOU CAN'T SEE IT IN THESE PICTURES, BUT THAT SAME LOGO IS THERE, AND SO IT'S NOT LOOKING TO CHANGE. IT WOULD BE STATIC AND, AGAIN, JUST PART OF THE BRANDING FOR THE COMPLEX. [12:05] Council Member Chowdhury: THANK YOU, MR. HANAUER AND THANK YOU FOR ALL YOUR WORK ON THIS. I THINK THAT WILL BE A WONDERFUL ADDITION. [12:12] Chris Meyer: ANY FURTHER QUESTIONS FOR STAFF BEFORE WE GO TO THE PUBLIC HEARING? ALL RIGHT. I'LL NOW OPEN THE PUBLIC HEARING. IS THE APPLICANT HERE TO SPEAK TO THIS ITEM? [12:24] Chris Meyer: IF YOU WOULD LIKE TO PRESENT YOU CAN. IF YOU DON'T -- [ OFF MICROPHONE ]. YEP. AND THEN ANYONE ELSE WHO WOULD LIKE TO SPEAK TO THIS ITEM WE'LL GIVE TWO MINUTES PER SPEAKER. THE PEOPLE WHO WANTED TO TAKE THIS OFF THE CONSENT AGENDA, DO YOU WANT TO SPEAK TO IT? [12:54] Commissioner: NO, THAT ANSWERED ALL MY QUESTIONS. [12:58] Chris Meyer: OKAY. ALL RIGHT. SEEING NO OTHER TESTIFIERS, I WILL CLOSE THE PUBLIC HEARING. COMMISSIONERS, DO WE HAVE ANY COMMENTS? ALL RIGHT. DOES ANYONE HAVE A MOTION? [13:06] Commissioner: I'LL MOVE STAFF RECOMMENDATION. [13:09] Chris Meyer: THERE IS A MOTION TO ADOPT STAFF RECOMMENDATION. IS THERE A SECOND? [13:12] Commissioner: SECOND. [13:14] Chris Meyer: ANY FURTHER DISCUSSION ADOPTING THE STAFF RECOMMENDATION FOR ITEM NUMBER 7? [13:19] Chris Meyer: ALL RIGHT. SEEING NONE, ALL IN FAVOR SAY AYE. [AYES RESPOND] OPPOSED? ABSTENTIONS? ITEM NUMBER 7 IS ADOPTED. PRESENTATION FOR ITEM NUMBER 8. MS. SILAS. [14:01] Kimberly Silas: GOOD AFTERNOON, CHAIR MEYER, COMMISSION. THE PROJECT AT 3525 AND 3527 CHICAGO AVENUE, THE SITE IS COMPOSED OF TWO PARCELS. 3525 CHICAGO IS A VERY SMALL ODDLY SHAPED PARCEL OF ONLY 2900 SQUARE FEET THAT CURRENTLY HAS A SINGLE FAMILY HOME ON THE SITE THAT WAS FORMERLY A COMMERCIAL BUILDING. [14:20] Kimberly Silas: YOU CAN TELL FROM THE DESIGN OF THE HOME. AND THEN 3527 CHICAGO CONTAINS AN AUTO REPAIR GARAGE AND DRIVEWAY AND SURFACE PARKING LOT. THE APPLICANT IS PILLSBURY THEATER, AND THEY ARE PROPOSING TO DEMOLISH THE SINGLE FAMILY HOME, COMBINE THE SITES AND CONSTRUCT A NEW TWO-STORY MIXED-USE BUILDING AT THE FRONT OF THE SITE ALONG CHICAGO. [14:46] Kimberly Silas: THE EXISTING AUTO REPAIR GARAGE WILL BE RENOVATED AND SERVE AS AN ACCESSORY STRUCTURE TO THE NEW BUILDING. SO THERE ARE TWO APPLICATIONS IN FRONT OF YOU. ONE IS A VARIANCE TO REDUCE MINIMUM FLOOR AREA RATIO FROM 1.0 TO .57 EVEN THOUGH THE APPLICANT IS PROPOSING TO INCREASE THE OVERALL FAR ON THE SITE FROM .28 TO .57. [15:15] Kimberly Silas: GIVEN THAT THEY ARE DEMOLISHING A STRUCTURE, COMBINING THE SITES AND BECAUSE IT'S TWO SEPARATE STRUCTURES, IT DOES STILL REQUIRE A VARIANCE IN THE CORRIDOR SIX BUILT FORM DISTRICT AND SITE REVIEW REQUIRED FOR THE NEW BUILDING. [15:28] Kimberly Silas: SO YOU WILL SEE THE EXISTING SITES HERE. THAT VERY LONG SKINNY BUILDING IS THE SINGLE FAMILY HOME AT THE NORTH OF THE SITE, AND THEN THAT GARAGE WILL REMAIN. AND HERE IS A SITE PLAN OF THE PROPOSAL. SO THE NEW STRUCTURE WILL BE TWO STORIES, AND BETWEEN THE MOSTLY BLOCKING THE GARAGE FROM THE STREET, AND THE SURFACE PARKING LOT WILL BE SHRUNK DOWN IN SIZE TO ACCOMMODATE THE NEW BUILDING. [15:59] Kimberly Silas: THE DRIVEWAY THAT EXISTS THERE TODAY WILL REMAIN. HERE ARE SOME FLOOR PLANS. THEY'RE A LITTLE SMALL, BUT THE MAIN FLOOR WILL BE USED FOR THE RADIO STATION AND STAFF OFFICES. THE SECOND FLOOR ALSO IS ACCESSORY STAFF SPACE AND TWO ROOMING UNITS THAT WILL BE USED FOR VISITING ARTISTS. [16:19] Kimberly Silas: AND THEN HERE IS A FLOOR PLAN OF THE GARAGE. IT LOOKS LIKE A GARAGE. THERE IS GOING TO BE BIKE PARKING IN THERE. HERE ARE THE ELEVATION OF THE BUILDING. AS FAR AS ELEVATIONS GO, THERE WERE SOME BLANK WALLS ON THE EAST ELEVATION AND PROPOSED MURALS IN THAT LOCATION, WHICH STAFF INCLUDED AS A CONDITION. [16:40] Kimberly Silas: AND THEN ELEVATIONS OF THE GARAGE. AND SOME RENDERINGS OF THE STRUCTURES. YOU CAN SEE THE SECOND STORY IS SMALLER THAN THE FIRST STORY, BUT THE APPLICANT HAS PROVIDED A GREEN ROOF AND OUTDOOR AMENITY SPACE ON THE ROOF. [16:57] Kimberly Silas: I KNOW THERE WERE QUESTIONS ABOUT THE FLOOR AREA RATIO VARIANCE. SO IN THE ZONING CODE IN THE BUILT FORM CHAPTER, MINIMUM FLOOR AREA RATIOS REGULATION DOES NOT APPLY TO EXPANSIONS OF BUILDINGS THAT EXISTED PRIOR TO THE EFFECTIVE DATE OF THE ORDINANCE. [17:14] Kimberly Silas: WE HAVE INTERPRETED THAT TO MEAN THAT THE BUILDING -- IT'S A BUILDING EXPANSION. SO A BUILDING ADDITION THAT IS CONNECTED TO THE EXISTING STRUCTURE. SO, FOR EXAMPLE IF THIS -- IF THE NEW BUILDING ON THE SITE WAS CONNECTED TO THE EXISTING GARAGE, WE WOULD NOT HAVE TRIGGERED THE MINIMUM FAR VARIANCE. [17:35] Kimberly Silas: BUT BECAUSE THE APPLICANT PROPOSED TWO SEPARATE BUILDINGS, SOMETHING STAFF WAS VERY ENCOURAGING OF, BECAUSE THE NEW BUILDING WAS BETWEEN THE GARAGE AND STREET RATHER THAN BEING LOCATED BACK FROM THE STREET, THE FACT THAT IT'S TWO BUILDINGS IS WHAT IS TRIGGERING THE FAR VARIANCE. [17:49] Kimberly Silas: AS FAR AS THE FINDINGS, STAFF FELT CONFIDENT IN ALL OF THE FINDINGS. YOU KNOW, THIS IS AN EXISTING BUILDING ON AN EXISTING SITE. THE PROPERTY LINES OF THE TWO EXISTING SITES ARE ODD AND THEY'RE COMBINING THEM INTO KIND OF ONE MORE, YOU KNOW, BUILDABLE SITE, AND THE LOCATION OF THE GARAGE AND SOME OF THE EXISTING FEATURES OF THE SITE LIMIT THE BUILDABLE AREA. [18:20] Kimberly Silas: SO AS REASONABLENESS, KIND OF GIVEN THE PROVISION I ALREADY MENTIONED, IF THIS WAS AN ADDITION TO EXISTING BUILDING WE WOULDN'T HAVE TRIGGERED THE FAR VARIANCE. IN ADDITION THE SITE IS MOVING CLOSER TO COMPLIANCE WITH REGARDS TO FLOOR AREA RATIO, CURRENT FAR IS .28 AND INCREASING TO .57. [18:38] Kimberly Silas: THE NEW PROJECT WILL BRING THE SITE IN COMPLIANCE WITH THE MINIMUM HEIGHT OF THE CORRIDOR SIX BUILT FORM OVERLAY DISTRICT OF TWO STORIES, WHICH IS CURRENTLY NOT IN COMPLIANCE WITH. IN ADDITION APPLICANT IS PROPOSING LANDSCAPING, GREEN ROOF. [18:55] Kimberly Silas: THE BUILDING IS GOING TO SHIELD THE GARAGE AND SURFACE PARKING FROM THE STREET AND IMPROVE KIND OF PEDESTRIAN ORIENTED DESIGN PRINCIPLES OF THE SITE THAT ARE VERY AUTO ORIENTED TODAY. AND THEN JUST TO KIND OF SKETCH OUT A COUPLE OF THINGS. [19:12] Kimberly Silas: SO THE BUILDING IS 4,495 SQUARE FEET OF GROSS FLOOR AREA. SO THE TOP IMAGE IS KIND OF WHAT A SITE WOULD LOOK LIKE, WHERE THE BUILDING WOULD COMPLY WITH 1.0 MINIMUM FAR. WHEREAS IF YOU WERE IMAGINING SEPARATING THE SITES IN A DIFFERENT WAY WHERE THE -- YOU KNOW, YOU WERE TRYING TO ACTUALLY CREATE TWO PARCELS, ONE FOR THE NEW STRUCTURE, SHOWN IN THAT BOTTOM IMAGE, THAT WOULD BE AN FAR OF .75. [19:42] Kimberly Silas: BUT JUST TO NOTE THAT THESE ARE JUST FOR CONVERSATION'S SAKE, AND, YOU KNOW, SURFACE PARKING ALREADY EXISTS AND IS ACCESSORY TO THE GARAGE ON THE SITE. SO WHETHER WE WERE CREATING A SEPARATE PARCEL, IT WOULD HAVE PROPERTY LINES LIKE THIS. THIS IS JUST TO KIND OF VISUALIZE WHAT A 1.0 FAR WOULD LOOK LIKE. [19:58] Kimberly Silas: STAFF IS RECOMMENDING APPROVAL OF BOTH APPLICATIONS. THERE ARE EIGHT CONDITIONS FOR THE PLAN REVIEW APPLICATION. AND PLEASE NOTE I DID SUBMIT A MEMO AND THERE WAS A DATE ERROR FOR CONDITION NUMBER ONE. THAT SHOULD BE MAY 6, 2026, NOT 2025. I WILL STAND FOR QUESTIONS. [20:30] Chris Meyer: THANK YOU FOR THAT PRESENTATION. COMMISSIONER CONLEY. [20:33] Commissioner Conley: THANK YOU, MR. CHAIR, PRESIDENT. I HAVE A QUESTION ABOUT... CAN YOU GO BACK JUST A FEW SLIDES TO THE STREET VIEW OF IT? I DON'T LIVE TOO FAR FROM HERE. SO TALK TO ME A LITTLE BIT MORE ABOUT THE BUILDING EXPANSION EXEMPTION IT SOUNDS LIKE THERE WOULD BE. [20:53] Commissioner Conley: IT'S MY UNDERSTANDING ON 35TH, PILLSBURY HAS A BUILDING. SO TALK TO ME ABOUT THAT BUILDING IN COMPARISON TO THIS ONE. HOW FAR APART ARE THEY? LIKE WHAT'S THE DEFINITION OF BUILDING EXPANSION? [21:11] Commissioner Conley: AND I'M THINKING THAT THEIR EXISTING BUILDING, THAT'S EXPANSION. BUT THIS IS A CONNECTED BUILDING, BUT JUST A LITTLE BIT FURTHER AWAY. [21:20] Kimberly Silas: SO, YEAH, YOU CAN ACTUALLY SEE PILLSBURY THEATER IS KIND OF UP AT THE CORNER OF 35TH AND CHICAGO. [21:26] Kimberly Silas: MY UNDERSTANDING IS THAT PILLSBURY OWNS ALL THE PARCELS BETWEEN THIS PARCEL AND THAT PARCEL AND THE APPLICANT CAN CERTAINLY SPEAK TO -- THEY HAVE DISCUSSED LONGER-TERM PLANS FOR ALL OF THOSE SITES AND HOW THOSE ARE GOING TO CREATE A VISION FOR THEIR CAMPUS MOVING FORWARD. [21:43] Kimberly Silas: THE QUESTION ABOUT THE BUILDING ABOUT MINIMUM FAR. IN THAT CHAPTER WE INTERPRETED THAT TO MEAN THAT IF IT'S AN ADDITION -- SO IT'S CONNECTED TO THE EXISTING BUILDING ON THE SITE, RIGHT? SO IF THERE IS A BUILDING ON THE SITE THAT IS NOT COMPLIANT TO THE MINIMUM FAR, YOU PUT ON AN ADDITION, THAT DOES NOT TRIGGER A MINIMUM FAR VARIANCE BECAUSE IN THOSE CASES, WE WOULD ASSUME THAT YOU ARE MOVING CLOSER TO COMPLIANCE BECAUSE YOU ARE ADDING MORE FLOOR AREA. [22:13] Commissioner Conley: THAT MAKES SENSE. THANK YOU. [22:15] Chris Meyer: COMMISSIONER THOMPSON. [22:18] Commissioner Thompson: I HAVE A QUESTION ABOUT -- I'M STRUGGLING WITH THE CHALLENGES THAT EXIST, WORDING IN THE VARIANCE OR WHATEVER YOU WANT TO CALL THAT. SO JUST TO CLARIFY MY UNDERSTANDING, WOULD THEY BE ABLE TO BUILD A BUILDING TWICE AS TALL WITH TWICE AS MUCH FAR ON THE EXACT SAME FOOTPRINT ON THE LOT AND IT -- I GUESS, LIKE, IS THAT A CHALLENGE, IF THEY ARE ABLE TO DO THAT ANYWAYS? DO YOU GET WHAT I'M GETTING AT? [22:49] Kimberly Silas: YOU'RE ASKING IF THEY COULD JUST MAKE THE BUILDING TALLER TO INCLUDE MORE FLOOR AREA IN THE NEW BUILDING? [22:55] Commissioner Thompson: YEAH, LIKE TO ME -- I'M JUST TRYING TO UNDERSTAND BETTER, LIKE WHAT IS THE CHALLENGE? IF YOU'RE ABLE TO DOUBLE THE HEIGHT OF A BUILDING, IS THAT REALLY THAT CHALLENGING? DOES THAT MAKE SENSE? [23:06] Kimberly Silas: I AM NOT INVOLVED WITH THE CONSTRUCTION OF THE BUILDING OR ANY OF THAT. SO I CAN'T SPEAK TO REASONS WHY A TWO-STORY BUILDING MAY BE MUCH MORE FEASIBLE THAN A FOUR-STORY BUILDING. AS FAR AS STAFF'S INTERPRETATION OF THE FIRST FINDING FOR VARIANCES, WE HAVE NEVER SAID THAT THERE IS NO OTHER OPTION, RIGHT? [23:28] Kimberly Silas: WE HAVE NEVER SAID THAT WE CAN ONLY GRANT A VARIANCE WHEN THERE IS NO OTHER OPTION BESIDES WHAT YOU PRESENT TO US. REALLY THE QUESTION BEFORE US IS, ARE THERE UNIQUE CHALLENGES TO THE VARIANCE REQUEST? WELL, ON THIS SITE THERE IS AN EXISTING GARAGE. THERE IS A LOT OF EXISTING ASPHALT. [23:45] Kimberly Silas: IT'S BEEN AN AUTO REPAIR SHOP FOR A LONG TIME, SO THERE MAY BE SITE CONDITIONS THAT WOULD REQUIRE ENVIRONMENTAL REMEDIATION DEPENDING ON LOCATION OF PROPOSED BUILDING. THOSE, IN STAFF'S OPINION, ARE UNIQUE CIRCUMSTANCES ON THE SITE BOTH FOR LOCATING A BUILDING AND MAKING THE BUILDING FOOTPRINT LARGE ENOUGH TO COMPLY WITH THE MINIMUM FAR. [24:05] Commissioner Thompson: THANK YOU. [24:08] Chris Meyer: A COUPLE QUESTIONS FROM ME. SO CAN YOU TURN TO THE -- WHERE YOU HAVE THE PRACTICAL DIFFICULTY LISTED? I JUST WANT TO MAKE A NOTE IN THE PACKETS THAT WE HAVE, UNDER THE PRACTICAL DIFFICULTIES SECTION, IT MAKES KIND OF A DESCRIPTIVE STATEMENT ABOUT THE PARCEL AS BEING IRREGULARLY SHAPED, BUT THAT'S NOT LISTED HERE. [24:39] Chris Meyer: JUST WANTED TO HIGHLIGHT THAT, BECAUSE I DON'T WANT THE IRREGULARLY SHAPED PART OF IT TO BE REALLY AT -- IT'S NOT BEING PRESENTED AS A CHALLENGE, BECAUSE THE TWO PARCELS COMBINED MAKE A REGULAR SHAPE. IS THAT CORRECT? [24:55] Kimberly Silas: CORRECT. AND I ACTUALLY BELIEVE THE APPLICANT HAS IMAGES TO DETAIL THIS A LITTLE MORE. [25:05] Kimberly Silas: SO THE EXISTING PARCEL, THE EXISTING 3525 SITE IS IRREGULARLY SHAPED AND EXTREMELY SUBSTANDARD IN SIZE. IT'S ONLY 2900 SQUARE FEET. SO IF WE WERE IMAGINING A SITUATION WHERE THEY WANTED TO CONSTRUCT A BUILDING JUST ON THAT SITE, CLEARLY THERE WOULD BE CONSTRAINTS TO DOING SO BECAUSE OF THE VERY SMALL SIZE OF THAT LOT. [25:21] Chris Meyer: OKAY. YEAH. YEAH, IF IT WAS IRREGULARLY SHAPED, IF IT WAS JUST ONE OF THE PLOTS, THEN THAT MIGHT BE ONE TO CONSIDER, BUT FOR THIS ONE AS COMBINED, IT'S NOT IRREGULAR AND THAT'S NOT BEING PRESENTED AS A CHALLENGE, IT'S JUST THE GARAGE ON SITE AS EXISTING AND RESTRICTS THE BUILDING AREA, THAT IS THE PRACTICAL CHALLENGE HERE. [25:42] Chris Meyer: AND MY SECOND QUESTION, YOU HAVE ALREADY ANSWERED IT, BUT I JUST WANT TO HIGHLIGHT IT. SO IF JUST THE NEW BUILDING, SUBTRACTING THE EXISTING GARAGE, DRIVEWAY AND SURFACE PARKING, THAT EXCEEDS THE 1.0 FAR. [26:03] Kimberly Silas: YEAH, I CAN GO BACK TO THAT SLIDE. SO IT'S HARD TO EVEN IMAGINE WHAT THE BOUNDARIES WOULD BE, RIGHT? OBVIOUSLY IF YOU DRAW A BOX AROUND THE BUILDING, IT'S GOING TO EXCEED THE 1.0 FAR, RIGHT? BECAUSE 1.0 FAR IS A BUILDING THAT ENCOMPASSES THE ENTIRE PROPERTY, SO LOT LINE TO LOT LINE, THAT'S 1.0 FAR. [26:22] Kimberly Silas: SO IF YOU DRAW A BOX JUST AROUND THE BUILDING, YES, IT IS 1.0 FAR. AND THIS KIND OF AWKWARDLY SHAPED ONE LIKE YOU'RE INCLUDING THE STAIRWAY UP TO THE ROOF AND A LITTLE BIT OF THE SURFACE PARKING, THAT'S ALSO A 1.0 FAR. [26:38] Kimberly Silas: WHETHER WE WANT TO GET INTO A DISCUSSION OF, LIKE, YOU KNOW, HOW YOU WOULD EVEN DRAW THE LINES, I THINK THAT IS A LITTLE HARD -- YOU KNOW, IT'S HARD TO IMAGINE WHERE EXACTLY YOU PUT THOSE BOUNDARIES, BUT THE TOP IMAGE WOULD BE -- THE BUILDING WOULD BE A 1.0 FAR OF PARCEL OF THAT SIZE AND SHAPE. [27:05] Chris Meyer: COMMISSIONER THOMPSON. [27:08] Commissioner Thompson: THANK YOU, CHAIR. PRESIDENT MEYER. I HAVE A QUESTION NOT ABOUT THE FAR, WHICH I KNOW PROBABLY IS WHAT TRIGGERED THIS, BUT ABOUT THE LANDSCAPING REQUIREMENTS, AND THAT IT'S, LIKE, HALF, WHAT IS PROPOSED IS APPROXIMATELY HALF OF WHAT IT WOULD NORMALLY BE REQUIRED IN COMPLIANCE. [27:30] Commissioner Thompson: AND THEN THE TREE SITUATION. IS THERE A REASON FOR THAT? WHAT WAS THE LOGIC BEHIND THAT? IS IT JUST SPACE OR NOT WANTING TO DEAL WITH THE GARAGE? WHAT WAS THAT? [27:43] Kimberly Silas: YEAH, SO A LOT OF THE CONCRETE ON THE SIDE IS EXISTING AND NOT PROPOSED TO BE MODIFIED AS PART OF THIS PROPOSAL. [27:48] Kimberly Silas: THE BUILDING... SO IF YOU GO TO THE TABLE FOR ALTERNATIVE COMPLIANCE, ESSENTIALLY THE APPLICANT HAS PROPOSED 763 SQUARE FEET OF LANDSCAPING ON THE SITE, BUT THEY ALSO -- AND THE REASON THAT THAT IS SMALLER IS BECAUSE THERE IS LIMITED GREEN SPACE ON THE SITE, EVEN THOUGH THEY'RE KIND OF ADDING A LITTLE BIT FOR THAT TREE ISLAND AND A TINY STRIP ALONG THE NORTH, THERE IS JUST NOT A LOT OF AREA TO BE LANDSCAPED. [28:18] Kimberly Silas: BUT THE APPLICANT HAS PROPOSED PROVIDING 570 SQUARE FEET GREEN ROOF AND ALMOST 300 SQUARE FEET LANDSCAPING ALONG THE PUBLIC RIGHT-OF-WAY ALONG CHICAGO. SO WE DON'T COUNT THOSE THINGS TOWARDS THE MINIMUM BECAUSE THE ZONING CODE SAYS -- YOU KNOW, YOUR LANDSCAPING REQUIREMENT IS LANDSCAPING THAT SHOULD BE PROVIDED WITHIN YOUR OWN PROPERTY LINES AND PLANTED IN THE GROUND, RIGHT? [28:44] Kimberly Silas: BUT THE APPLICANT, BECAUSE THEY HAVE SITE CONSTRAINTS, THEY HAVE PROPOSED INSTEAD OF PROVIDING ALL THE LANDSCAPING IN THE GROUND WITHIN THE BOUNDARIES OF THE SITE TO HAVE THIS GREEN ROOF AND THEN TO PROVIDE LANDSCAPING IN THE PUBLIC RIGHT-OF-WAY. [28:54] Kimberly Silas: AND ALL OF THOSE THINGS TOGETHER, LANDSCAPING ON THE SITE, GREEN ROOF AND THE PUBLIC RIGHT-OF-WAY WOULD ADD UP TO THE SAME AMOUNT OF LANDSCAPING THEY WOULD BE REQUIRED TO HAVE ON THE SITE. IT'S JUST THEY ARE PROPOSING TO LOCATE IT SLIGHTLY DIFFERENTLY THAN WE WOULD TYPICALLY INDICATE. [29:13] Commissioner Thompson: YOU CAN'T HAVE TREES ON A GREEN ROOF, RIGHT? [29:15] Kimberly Silas: CORRECT. AND SO WE WENT BACK AND FORTH ABOUT THAT. THE SPACES AVAILABLE FOR TREES WERE VERY LIMITED. THEY PROPOSED A COUPLE OF TREES JUST NORTH OF THAT DRIVEWAY AT THE BACK OF THE SITE, AND THEN ONE TREE IN THAT TREE ISLAND AREA, BUT THERE ARE UTILITIES RUNNING THROUGH THE TREE ISLAND AREA THAT CONSTRAIN -- THAT MIGHT CONSTRAIN THE ROOTS OF THE TREE, LIKE THE LOCATION DOESN'T ALLOW FOR A FULL CANOPY TREE. [29:46] Kimberly Silas: I DON'T KNOW IF THE APPLICANT HAS IMAGES, BUT THEY DID SHOW ME, LIKE, WHAT A 20-FOOT CANOPY WOULD LOOK LIKE, WHAT A 35-FOOT CANOPY. WE SAY A CANOPY TREE HAS TO HAVE AT LEAST A 35-FOOT CANOPY, AND THERE WASN'T ANY PLACE ON -- EVEN IN THAT TREE ISLAND TO PUT A CANOPY TREE WHERE IT WOULDN'T BE RUNNING INTO THE BUILDING AS IT GREW. [30:08] Kimberly Silas: SO AS FAR AS CONDITIONING ANY CANOPY TREES, THEY PROPOSED 3 COLUMNAR VARIETY OF TREES, WE DON'T TYPICALLY COUNT THOSE TOWARDS THE CANOPY TREE REQUIREMENT, BUT GRANTING ALTERNATIVE COMPLIANCE WOULD ALLOW THEM TO USE THE COLUMNAR TREES INSTEAD OF CANOPY TREES. [30:26] Kimberly Silas: THE APPLICANT HAS TALKED ABOUT BECAUSE PILLSBURY DOES OWN THE SITE TO THE NORTH, IF THEY CAN PLANT A CANOPY TREE SPANNING THE PROPERTY LINE AT THE NORTH BECAUSE THAT WAS TRICKY TO CONDITION, A TREE HALF ON THE PROPERTY, WE DIDN'T PUT THAT AS A CONDITION, BUT IT SOUNDED LIKE SOMETHING THE APPLICANT WAS WILLING TO DO, JUST PROBABLY SOMETHING NOT ZONING INSPECTORS WANT TO GO OUT AND ENFORCE. [30:52] Commissioner Thompson: UNDERSTOOD. MAKES SENSE. ONE LAST QUESTION IN REGARD TO JUST DIFFERENT ECOLOGICAL TYPE THINGS. THE GARAGE. NOW, AM -- THIS IS NOT MY AREA OF EXPERTISE. THIS IS SORT OF A QUESTION/COMMENT. [31:12] Commissioner Thompson: WOULD DIGGING THAT UP REQUIRE SOME SORT OF ENVIRONMENTAL, LIKE, SOIL QUALITY, LIKE SUDDENLY YOU HAVE TO DO A BUNCH OF STUFF FOR DIFFERENT CALLS, LIKE STORMWATER AND THIS KIND OF STUFF, LIKE LEAVING IT BE MEANS, HEY, WE DON'T HAVE TO DO IT? [31:34] Kimberly Silas: THAT WOULD BE A QUESTION FOR THE APPLICANT. [31:37] Kimberly Silas: I DON'T KNOW IF THEY HAVE DONE SOIL TESTING. I'M SURE THEY HAVE A LOT MORE INFORMATION ON THAT THAN I DO. BUT CERTAINLY THERE COULD BE ADDITIONAL CONSIDERATIONS THAT HAPPEN IF THE GARAGE WERE TO BE DEMOLISHED. [31:50] Commissioner Thompson: IS THERE ANY, LIKE -- THEY OWN THE LOT, OBVIOUSLY, AND WANTING TO BUILD ON IT, AND, YES, THE THEATER IS JUST TWO BLOCKS DOWN, OR TWO PARCELS DOWN. [32:02] Commissioner Thompson: IS THERE ANY -- I MEAN, ARE WE GOING TO HAVE TO BE DEALING WITH SOMETHING LIKE THIS AGAIN LATER, OR HOW DOES IT WORK WHEN YOU ONLY UPGRADE ONE PART OF THE SITE AND NOT THE TOTALITY OF IT? [32:14] Kimberly Silas: SURE. SO THE GARAGE AND LOCATION OF THE DRIVEWAY, THOSE ARE KIND OF GRANDFATHERED AS FAR AS THEIR LOCATION AND SIZE AND THAT SORT OF THING. [32:23] Kimberly Silas: INCLUDING THE GARAGE, OBVIOUSLY, COUNTS TOWARDS THE FAR ON THE COMMERCIAL SITE LIKE THIS. SO IT'S REALLY COMPLETELY UP TO THE OWNERS AT THIS POINT. APPROVING THE NEW BUILDING DOESN'T REQUIRE THEM TO MAINTAIN THE GARAGE IN PERPETUITY. [32:41] Kimberly Silas: IF THEY WANTED TO DEMOLISH THE GARAGE THEY HAVE TO COME BACK BECAUSE THEY ARE REDUCING THE FAR ON THE SITE. SO THAT WOULD BE ANOTHER CONVERSATION IN FRONT OF THE PLANNING COMMISSION. I KNOW THE APPLICANTS HAVE PLANS FOR ALL THE OTHER SITES THAT THEY OWN IN THE FUTURE, SO, YOU KNOW, THIS ACCUMULATION OF SITES MAY WELL BE COMING BACK BEFORE THE PLANNING COMMISSION OVER TIME. [33:14] Kimberly Silas: AND MAYBE THE APPLICANT CAN SPEAK TO THE CONDITION OF THE GARAGE TOO, LIKE IT'S -- I WOULD EXPECT THAT THEY WOULDN'T BE PROPOSING THIS WHOLE NEW BUILDING THAT IS GOING TO ACCOMMODATE THE CONTINUING TO USE THE GARAGE IF IT WAS SOMETHING THEY WEREWEN'T ANTICIPATING IT WAS GOING TO LAST LONG ENOUGH TO BE WORTHWHILE. [33:24] Commissioner Thompson: THANK YOU. THAT'S ALL MY QUESTIONS. [33:28] Chris Meyer: ANY FURTHER QUESTIONS? AND BEFORE I CLOSE THE PUBLIC HEARING, COMMISSIONER BAXLEY NOTIFIED HE WILL NEED TO RECUSE ON THIS ONE. WE DO HAVE QUORUM WITHOUT YOU, SO IF YOU WANT, YOU CAN LEAVE A FEW, IF YOU WANT TO STAY YOU CAN, UP TO YOU. [33:45] Chris Meyer: AND SINCE PEOPLE MENTIONED A COUPLE ADVERTISEMENTS, LET THIS GO WITH THE CHAIR. THAT WILL SAVE YOU A COUPLE SYLLABLES TO MAKE IT EASIER FOR YOU. [CHUCKLES] SO I WILL OPEN THE PUBLIC HEARING. IS THE APPLICANT HERE TO PRESENT? [34:02] Chris Meyer: GO AHEAD AND INTRODUCE YOURSELVES, YOUR NEIGHBORHOODS, AND YOUR TITLES, HOW YOU WOULD LIKE US TO REFER TO YOU, MR., MRS. DOCTOR WHATEVER. [34:10] Noel Raymond: THANK YOU FOR THE OPPORTUNITY TO SPEAK. HI, EVERYONE, MY NAME IS NOEL RAYMOND, I'M THE SENIOR DIRECTOR OF ARTS AND CULTURE FOR PILLSBURY HOUSE AND THEATER. I'M HERE WITH MY COLLEAGUES. [34:28] Michael Hoyt: HI, THANK YOU FOR HAVING US, MICHAEL HOYT, COMMUNITY DIRECTOR OF THEATER CENTRAL NEIGHBORHOOD. [34:36] Kay Field: I'M KAY FIELD. [34:38] Kristen Marie: KRISTEN MARIE, WE'RE SERVING AS OWNERS FOR PILLSBURY HEALTH AND THEATER AND I LIVE IN LYNNDALE NEIGHBORHOOD. [34:48] Jessie Baldry: I'M JESSIE BALDRY AND PROJECT ARCHITECT WITH GENZLER. [34:55] Noel Raymond: I WONDER IF I COULD TELL YOU A LITTLE OF THE STORY OF HOW THIS PROJECT CAME TO BE. ACTUALLY IT STARTED WAY BACK, BUT IN 2021, DAVID HALVERSON WHO IS THE OWNER OF THE HOBBY SHOP CAME TO US AND SAID HE WAS READY TO RETIRE AND WOULD WE LIKE TO BUY THIS PROPERTY. [35:16] Noel Raymond: BECAUSE HE WAS VERY INVESTED IN WHAT HE HAD BUILT OVER THE 25 YEARS HE HAD BEEN THERE AND WANTED THE AMENITY, THE PROPERTY TO STAY ANCHORED IN THE NEIGHBORHOOD AND ACCRUE BENEFIT TO THE FOLKS THAT LIVE AND WORK IN THE NEIGHBORHOOD. [35:25] Noel Raymond: AT THAT TIME WE SAW THE OPPORTUNITY TO BRING TOGETHER THREADS OF THINGS THAT THE ARTISTIC COMMUNITY AND GEOGRAPHIC COMMUNITY HAD BEEN DREAMING ABOUT. AND ONE OF THOSE WAS A TRAINING PROGRAM TO GET MORE FOLKS OF COLOR INTO THE THEATER, TECH AND MEDIA ARTS TRADES. [35:41] Noel Raymond: LONG, LONG AGO, A GROUP OF DESIGNERS OF COLOR HAD NOTICED THAT THEY WERE THE ONLY ONES IN THE TWIN CITIES WHO WERE WORKING REGULARLY, AND THEY STARTED A TRAINING PROGRAM AS INDEPENDENT ARTISTS ON THEIR OWN AND HAD BEEN WORKING WITH US OVER MANY YEARS TO THINK ABOUT WHAT MIGHT IT LOOK LIKE TO HAVE AN ONGOING WAY TO GET MORE FOLKS INTO THE THEATER TECH DESIGN AND MEDIA ARTS TRADES. [36:06] Noel Raymond: THE OTHER THREAD IS KRSM RADIO, HOUSED IN A WAITE HOUSE PARK FACILITY AND INACCESSIBLE TO 50 ODD HOSTS WHO MAKE RADIO ON THE REGULAR ON THAT STATION DON'T HAVE ACCESS ALL THE TIME TO GET IN AND DO WHAT THEY NEED TO DO AND DON'T HAVE THE FACILITIES THAT ARE UP TO THE KINDS OF PROJECTS THAT THEY IMAGINE FOR THEMSELVES. [36:32] Noel Raymond: WE THOUGHT, WHAT IF WE ARE ABLE TO ACQUIRE THIS SITE, WE'RE ABLE TO HONOR DAVID HALVERSON AND WHAT HE BUILT HERE, AND ABLE TO PUT SOME LEGS UNDER THIS DREAM THAT THE DESIGNERS AND THEATER TECHNICIANS HAD FOR HOW THEY BRING THE NEXT GENERATION OF FOLKS INTO THE TRADE, AND PROVIDE A WAY FOR KRSM TO HAVE A VISIBLE PRESENCE ON THE STREET IN SOUTH SIDE. [36:56] Noel Raymond: THEY ARE THE VOICE OF THE SOUTH SIDE. AND SO, YOU KNOW, MAGICALLY TO US, SOMEHOW, WE WERE ABLE TO PURCHASE THE SITE AND START TO ACTUALLY WORK WITH THESE FOLKS TO FIGURE OUT WHAT DO WE NEED IN ORDER TO ACCOMMODATE THOSE DREAMS. AND THAT'S REALLY WHAT WE'RE HERE TALKING TO YOU TODAY ABOUT. [37:14] Noel Raymond: THIS IS PHASE 1. IT HAS BEEN A JENGA PUZZLE OF TRYING TO PUT ALL THESE THINGS TOGETHER AND FIGURE OUT HOW THIS SITE CAN HOUSE ALL OF THESE THINGS. THERE IS A MUCH BIGGER DREAM THAT INCLUDES LOSING SOME OF OUR PARKING LOT TO CREATE MORE GREEN SPACE AND HAVE A COMMONS THAT ALLOWS FOR PEOPLE TO COME TOGETHER LIKE WE DISCOVERED IN THE PANDEMIC. [37:37] Noel Raymond: THAT OUTDOOR ACTIVITIES... OUR COMMUNITY NEEDS THAT, OUR COMMUNITY CRAVES THAT. AND WHEN WE ARE OUTSIDE, ALL KINDS OF FOLKS COME AND PLUG INTO THE THINGS THAT WE ARE DOING, AND WE WANT TO CONTINUE THAT. [37:48] Noel Raymond: AND PART OF THE VISION IS THIS GREEN ROOF AND THE OUTSIDE PART OF THE NEW FACILITY ACTUALLY TALKS TO THE PARKING LOT AND THE OTHER FACILITIES, SO WE'RE IMAGINING A WAY FOR ALL OF THE THINGS TO KIND OF INTERRELATE AND SUPPORT COMMUNITY AND DREAMING UP NEW THINGS AND MAKING THEM HAPPEN ON OUR SITE. THANK YOU. [38:10] Michael Hoyt: I JUST HAVE TO SAY, THIS DREAM DIDN'T START WHEN DAVID KNOCKED ON OUR DOOR. WE'VE BEEN IN RELATIONSHIP WITH DAVID FOR DECADES, BUT ALSO A DREAM THAT WAS BORN OUT OF COMMUNITY PROCESS. WE HAVE BEEN IN CONVERSATION WITH OUR NEIGHBORS AND HAVE DEVELOPED A CREATIVE COMMUNITY DEVELOPMENT REPORT DEVELOPED BY OUR COMMUNITY IN 2017. [38:27] Michael Hoyt: SO THIS HAS BEEN A CONVERSATION THAT HAS BEEN HAPPENING FOR ABOUT 15 YEARS, AND THIS IS JUST ONE SORT OF ELEMENT IN A WAY TO REALLY DEVELOP WORKFORCE DEVELOPMENT AND TO STAY IN RELATIONSHIP WITH OUR NEIGHBORS. WE HAVE BEEN IN THIS LOCATION SINCE 1980 AND WE HOPE TO CONTINUE TO BUILD WITH OUR NEIGHBORHOOD AND BRING MORE RESOURCES TO OUR COMMUNITY AND TO OUR NEIGHBORS. [38:58] Chris Meyer: FIRST, COMMISSIONERS, ARE THERE ANY QUESTIONS FOR THE APPLICANT? COMMISSIONER CONLEY. [39:06] Commissioner Conley: THANK YOU CHAIR. I MIGHT HAVE ONE QUESTION ABOUT THE RED HOUSE. BUT I JUST REALLY WANTED TO THANK YOU FOR -- I APPRECIATE THE BACKGROUND. THIS CERTAINLY IS A STAPLE AREA OF THE SOUTH SIDE. [39:12] Commissioner Conley: IF I WERE TO SAY THERE WAS AN ARTS DISTRICT IN THE SOUTH SIDE, THIS AREA WOULD BE IT. I REMEMBER PILLSBURY HOUSE WHEN I WAS SMALL. SO I LOVE TO SEE IT EXPAND AND THE MORE THAT YOU DO. I WAS THINKING ABOUT THE GARAGE AND I THINK I HEARD MENTION THERE COULD BE REPURPOSING OR THAT COULD BE A SPACE WHERE YOUNG ARTISTS COULD THRIVE AND DO THINGS. [39:32] Commissioner Conley: SO I AM PLEASED TO SEE SOME OF THESE TECHNICAL PIECES WERE ABLE TO BE RESOLVED THROUGH WORK WITH STAFF AND I'M THANKFUL TO STAFF FOR THAT, AND JUST A PERSONAL THANK YOU. I DID SEE THE SINGLE FAMILY HOME, SO I'M GOING TO HOPE THAT IT'S VACANT, OR COULD YOU SPEAK MORE TO MAKING SURE THAT THERE WASN'T DISPLACEMENT THAT MAY HAVE HAPPENED, AND ALSO -- THANK YOU. [39:58] Noel Raymond: THE LONG BUILDING, IT HAD BEEN LONG, LONG VACANT, DECADES. SO IT WAS SORT OF TERMINALLY SAY... VACANT. I THINK THE RED HOUSE IS NEXT TO IT, AND AS FAR AS I UNDERSTAND THAT IS RENTAL PROPERTY NOW AND THERE ARE FOLKS THAT LIVE THERE. [40:09] Commissioner Conley: THANK YOU, MR. CHAIR. I HAVE SEEN THAT HOUSE FOR A VERY LONG TIME, I DIDN'T KNOW IT WAS SITTING EMPTY, BUT THIS IS A GREAT USE FOR THE SPACE, I THINK. AND JUST GRATEFUL ALSO FOR THE GREEN ROOF. WE'RE TRYING TO DO MORE ABOUT THIS HEAT ISLAND THAT WE LIVE IN, THIS ENTIRE PLANET REALLY, BUT I AM THANKFUL THAT I'M SEEING THIS AND LOOK FORWARD TO THE NEXT PROJECT THAT COMES BEFORE US. THANK YOU. [40:34] Noel Raymond: WELL, AND IF IT'S OKAY, COULD I ADD, PART OF WHAT WE ARE ENVISIONING TOO IS BEING A RESILIENCY HUB AND A PLACE FOR FOLKS TO GATHER WHEN A CLIMATE CATASTROPHE MIGHT HAPPEN. [40:48] Noel Raymond: SO SOME OF THE AMENITIES WE'RE WORKING ON BUILDING INTO THE SITE IS A BATHROOM ACCESSIBLE FROM THE OUTSIDE SO UNHOUSED COMMUNITY MEMBERS MIGHT BE ABLE TO USE THAT ON OCCASION, WATER, WiFi, ELECTRICITY, THOSE THINGS THAT FOLKS NEED ON THE REGULAR. [41:07] Chris Meyer: I'M NOT SEEING ANY OTHER QUESTIONS. THANK YOU FOR YOUR TESTIMONY. IS ANYONE ELSE HERE TO SPEAK ON THIS ITEM? I'M NOT SEEING ANYONE. [41:34] Randa Downs: IS THIS THE TIME TO... [41:36] Chris Meyer: YES, IF YOU WOULD LIKE TO SPEAK FOR OR AGAINST THIS ONE, NOW IS THE TIME, YES. IF YOU CAN TELL US YOUR NAME -- [41:40] Randa Downs: MY NAME IS RANDA DOWNS. [41:42] Chris Chinkway: I'M CHRIS CHINKWAY. [41:45] Randa Downs: WE LIVE DIRECTLY BEHIND AND WE LOVE THE PILLSBURY HOUSE. I'M CONCERNED ABOUT A YEAR-LONG BUILD, A DEMOLISHING OF BUILDINGS, THE CONSTRUCTION IS -- WHAT KIND OF AIR QUALITY IS IMPACTED. [42:09] Randa Downs: WE'VE BEEN DEALING A LOT WITH ASTHMA, SO THERE IS A QUESTION ABOUT THAT. WE'RE RIGHT ON THE OTHER SIDE OF THE ALLEY OF HALVEY'S. I'M CONCERNED ABOUT THE RED HOUSE THAT IS OCCUPIED BY A COUPLE OF NEIGHBORS. AND I THINK IT WOULD BE GREAT TO HAVE THE RADIO STATION HAVE HOUSING AND BE MORE ACCESSIBLE TO THE COMMUNITY. [42:34] Randa Downs: ANYWAY, I KNOW IT WAS SAID THAT THIS PROCESS HAS BEEN A LONG TIME. I'VE LIVED IN MY HOUSE FOR 25 YEARS AND I JUST SAW THE NOTICE ABOUT YOU HAVING YOUR HEARING NOW. SO WE DON'T KNOW ABOUT IT, YOU KNOW. AND I APOLOGIZE THAT I CAN'T SEE ANYTHING. SO IF YOU'RE INDICATING SOMETHING, I CAN'T SEE YOU. [42:55] Randa Downs: ANYWAY, WE'RE JUST CONCERNED ABOUT HOW MUCH, LIKE, NOISE AND DUST AND DIRT AND DISRUPTION THERE WOULD BE FOR OUR BLOCK WHILE THIS IS GOING ON. [43:03] Chris Chinkway: AND I UNDERSTAND THEY CAN ONLY CONSTRUCT WORK FROM LIKE 7:00 TO 6:00 OR SOMETHING, BUT I HAVE LIVED NEXT DOOR TO A CONSTRUCTION OF A THREE-STORY TOWNHOUSE IN SEATTLE, AND IT WAS A NIGHTMARE. [43:21] Chris Chinkway: THE DUST ALONE WAS A NIGHTMARE. THAT'S ONE OF THE ISSUES FOR ME. SO, I DON'T KNOW, IF THAT IS CONTAINABLE, IF IT'S DONE OVER -- I DON'T KNOW. I'M NOT AN ARCHITECT, SO -- IF ANYBODY CAN SPEAK TO THAT, THAT WOULD BE GREAT. DO YOU HAVE ANYTHING ELSE? [43:42] Randa Downs: ONE OF MY QUESTIONS WAS IS HALVEY'S BUILDING GOING TO HAVE AN EXTRA STORY BUILT ON IT, AND THAT WAS ANSWERED HERE THAT IT'S NOT, THAT THE TWO-STORY BUILDING IS GOING IN FRONT, WHICH IS SORT OF REASSURING, BECAUSE I DON'T KNOW IF THAT WOULD MAKE THE ALLEY VERY CROWDED. SO ANYWAY, WE'RE JUST TWO NEIGHBORS AND WE HAVE QUESTIONS ABOUT THIS PROJECT. [44:11] Chris Meyer: THANK YOU. THANK YOU FOR YOUR TESTIMONY. [44:13] Noel Raymond: HAPPY TO RESPOND TO THAT IF -- [44:16] Chris Meyer: FIRST I'M GOING TO TURN TO KIMBERLY. KIMBERLY, CAN YOU JUST REVIEW WHAT MEDIATION MEASURES ARE TAKEN FOR DUST AND WHAT POLICIES THERE ARE AROUND THAT? [44:23] Kimberly Silas: YES, SO THAT ACTUALLY FALLS TO OUR CONSTRUCTION CODE SERVICES TEAM WHO REVIEWS THE BUILDING CODE -- OR THE PERMITS FOR BUILDING CODE AND MONITORS THEM THROUGHOUT THE CONSTRUCTION PROCESS WITH REGULAR INSPECTIONS. [44:37] Kimberly Silas: I CAN'T SAY EXACTLY WHAT THE MITIGATION MEASURES ARE REQUIRED FOR DUST, BUT THEY ARE CERTAINLY OUT THERE REGULARLY AND IT SOUNDS LIKE THE APPLICANT DOES HAVE A PLAN FOR HOW THEY WOULD MITIGATE THAT GOING INTO THE PROJECT. [44:54] Kimberly Silas: YOU KNOW, OFTEN, BEING A GOOD NEIGHBOR AND HAVING ON SITE CONTACT INFORMATION GOES A LONG WAY IN THOSE SITUATIONS IF THERE ARE CONCERNS THAT SOMEONE CAN BE CONTACTED AND IT CAN BE ADDRESSED, SO WE ALWAYS ENCOURAGE THAT AS WELL. [45:15] Chris Meyer: AND THEN BEFORE I TURN BACK TO THE APPLICANT, I'M GOING TO CHECK, IS THERE ANYONE ELSE WHO WANTED TO TESTIFY ON THIS ITEM? IF YOU WANT TO ADD A COUPLE SHORT THOUGHTS IN RESPONSE? [45:22] Noel Raymond: JUST SAY THANK YOU FOR THAT QUESTION AND CONCERN. I TOTALLY UNDERSTAND. WE... OUR PLANNER LINDSEY DID LET US KNOW THAT QUESTION CAME IN AND WE TOOK THE OPPORTUNITY TO TALK WITH OUR GENERAL CONTRACTOR. [45:34] Noel Raymond: I'M SORRY, THE MIC, I WANT TO TALK TO YOU AND IT FEELS WEIRD FACING THIS WAY. WE SPOKE TO OUR GENERAL CONTRACTOR FLANNERY CONSTRUCTION, AND ONE OF THE REASONS WE SELECTED THEM IS BECAUSE OF THEIR COMMUNITY ORIENTATION AND THEIR CONCERN ABOUT -- I THINK THEY SEE THEMSELVES IN RELATIONSHIP WITH NOT JUST THEIR CLIENT BUT WITH THE FOLKS THAT ARE LIVING AND WORKING AROUND THE SITES THAT THEY ARE BUILDING. [45:52] Noel Raymond: AND THEY SHARED A COUPLE OF POINTS THAT THEY DO TO MITIGATE DUST DURING THE CONSTRUCTION PROCESS. SO FIRST OF ALL, JUST TO SAY THAT THEY DO FREQUENTLY BUILD IN RESIDENTIALLY POPULATED AREAS, SO MITIGATION FOR THE EFFECTIVE REDUCTION OF CONSTRUCTION IMPACTS IS ALWAYS A PRIORITY CONCERN TO THEM. [46:12] Noel Raymond: EFFECTIVE DUST CONTROL MEASURES THAT THEY TYPICALLY UTILIZE TO MITIGATE RISK INCLUDE WATER SPRAYS, SO WATERING METHODS WHICH ARE THE MOST EFFECTIVE AND WIDELY USED MANNER OF CONTROLLING CONSTRUCTION DUST. [46:24] Noel Raymond: DUST BARRIERS, WIND BREAKS, AVOIDING HEAVY DUST GENERATING WORK ON WINDY DAYS AND COVERING MATERIALS TO MINIMIZE GENERATION AND DISBURSEMENT OF DUST MATERIALS WHEN NECESSARY. AND THEY NOTED THEY WERE KIND OF CONSTANTLY REVIEWING THE PLANS TO MITIGATE DUST AND CREATE A CLEANER AND SAFER ENVIRONMENT FOR EVERYONE. [46:57] Chris Meyer: THANK YOU. I WILL CLOSE THE PUBLIC HEARING. COMMISSIONERS, IS THERE A DISCUSSION OR DOES ANYONE HAVE A MOTION? [47:04] Commissioner Conley: MAY I ADD A COMMENT MR. CHAIR? I WOULD ENCOURAGE THE COMMUNICATION BETWEEN THE -- YOU KNOW, AS THIS PROJECT CARRIES FORWARD, JUST ENCOURAGING THE COMMUNICATION AND DIALOGUE BETWEEN YOURSELVES AND THE NEIGHBORHOOD ORGANIZATIONS. [47:18] Commissioner Conley: CAN DO IS VERY INVOLVED IN ALL THINGS PILLSBURY. SO JUST BEING IN COMMUNICATION -- HOW THINGS ARE PROGRESSING CAN GO A LONG WAY IN TERMS OF MAKING SURE THAT COMMUNITY KNOWS WHAT IS NEXT, WHEN THINGS START, HOW THINGS GO ETC. ETC. SO IF YOU HAVEN'T GONE TO A CAN DO MEETING, I WOULD ENCOURAGE IT, JUST SO THAT THE NEIGHBORS KNOW WHAT IS HAPPENING WHEN IT'S HAPPENING AND THE TIMELINE AND CAN GET SOME OF THEIR QUESTIONS ANSWERED. THANK YOU. [47:46] Chris Meyer: CHOWDHURY. [47:49] Council Member Chowdhury: THANK YOU, CHAIR MEYER. I JUST WANTED TO TAKE A MOMENT TO APPRECIATE THE THOROUGHNESS OF THE APPLICANT AND JUST WORKING WITH OUR CITY STAFF ON ALTERNATIVE COMPLIANCE AND REALLY JUST APPRECIATED YOUR PROACTIVENESS IN REACTION TO PUBLIC COMMENT HERE AND I'LL JUST ECHO COMMISSIONER CONLEY'S WORDS OF CONNECTING WITH COMMUNITY MEMBERS AND BEING GOOD NEIGHBORS THROUGH THIS PROCESS. [48:18] Council Member Chowdhury: IT SOUNDS LIKE WE HAVE AN OPPORTUNITY TO SHARE CONTACT INFORMATION RIGHT HERE IN THE CHAMBERS AND THAT IS ALWAYS GOOD. I ALSO JUST BASED OFF OF THAT WILL BE PLANNING ON SUPPORTING THIS. DID WANT TO JUST SHARE A COMMENT ABOUT THE PROJECT ITSELF. [48:41] Council Member Chowdhury: IT'S A HIGHLY TECHNICAL PART BUT IT'S MOVING ALONG THE PROCESS, AND THIS IS ONE OF THOSE PROJECTS THAT REALLY MAKES MINNEAPOLIS UNIQUE AND REALLY PROVIDES FOR OUR COMMUNITY. I'M REALLY EXCITED FOR THE ABILITY TO TRAIN BIPOC, FEMME IDENTIFIED YOUTH AND ARTISTS AND THEATER TECH DESIGN, PROVIDE SPACES AND RESOURCES FOR THOSE ARTISTS AND OPPORTUNITIES TO GROW THEIR BUSINESSES. [49:15] Council Member Chowdhury: THAT RESILIENCY HUB IS SOMETHING THAT WE REALLY NEED ON THE SOUTH SIDE OF MINNEAPOLIS. IT'S A GREAT CONSIDERATION OF OUTSIDE GREEN ZONE. AND I ALSO REALLY APPRECIATE THE THOUGHT AROUND BEING ACCESSIBLE TO OUR DISABILITY COMMUNITY, AND I SEE THAT A LOT OF THE PEOPLE BEHIND THIS ARE ALSO FROM OUR NEIGHBORHOODS HERE. [49:38] Council Member Chowdhury: SO I JUST WANTED TO TAKE A MOMENT TO ACKNOWLEDGE THIS PART OF LOCAL GOVERNMENT AND BEING A PART OF MAKING A REALLY POSITIVE CHANGE IN OUR COMMUNITY AT A TIME WHEN WE NEED IT. [49:47] Chris Meyer: THANK YOU, COUNCIL MEMBER CHOWDHURY. I'LL ADD MY OWN COMMENT. [49:52] Chris Meyer: SO I LOOKED AT THIS TODAY. THIS IS ONE OF SEVERAL TIMES WHERE WE'RE BEING ASKED TO CONSIDER VARIANCES TO THE NEW MINIMUM DENSITY REQUIREMENTS THAT HAVE BEEN RECENTLY IMPLEMENTED, SO I WANT TO MAKE SURE THAT WE'RE BEING CONSISTENT AND THOUGHTFUL WHEN WE DO THAT, AND I THINK THIS VARIANCE DOES MEET THAT. [50:22] Chris Meyer: BUT I JUST WANT TO REITERATE THAT WHEN THE VARIANCE IS PUT FORWARD, THE IRREGULAR SHAPE SHOULD NOT BE LISTED AS PRACTICAL DIFFICULTY, BUT IT'S BECAUSE THERE IS THE EXISTING GARAGE AND BECAUSE THE PROJECT IS MOVING IN THE DIRECTION THAT WE ARE TRYING TO SEE AND BECAUSE AT LEAST BY ONE STANDARD OF MEASURING IT, THE NEW PROPERTY, THE ADDED PART WOULD BE OVER THE 1.0 IF WE EXCLUDE THE GARAGE AND SURFACE PARKING. [51:00] Chris Meyer: SO WITH THAT... OH, COMMISSIONER WAGNER. [51:07] Commissioner Wagner: THANK YOU, CHAIR MEYER. I'VE BEEN STRUGGLING WITH THIS ONE ALL DAY AND ALL WEEKEND, AND I KIND OF WANT TO ECHO WHAT YOU SAID. THE MINIMUM FAR VARIANCE IS FAIRLY CONCERNING TO ME. [51:16] Commissioner Wagner: I THINK IT'S A VERY SLIPPERY SLOPE THAT WE NEED TO BE EXTREMELY THOUGHTFUL ABOUT MOVING FORWARD. AND THIS IS A GREAT PROJECT FOR THE NEIGHBORHOOD AND FOR THE COMMUNITY AND I WILL SAY THAT IT'S REALLY, REALLY CLOSE FOR ME, AND I THINK THAT WE NEED TO BE REALLY, REALLY THOUGHTFUL AND CAREFUL ABOUT GRANTING THESE GOING FORWARD. [51:42] Chris Meyer: COUNCIL MEMBER CHOWDHURY, WOULD YOU LIKE TO MAKE A MOTION? [51:48] Council Member Chowdhury: I WOULD LOVE TO MOVE THIS FOR APPROVAL. [51:52] Commissioner: SECOND. [51:55] Chris Meyer: ALL RIGHT. THERE IS A MOTION AND A SECOND TO APPROVE ITEM 8 AS RECOMMENDED BY STAFF. CLERK, PLEASE CALL THE ROLL. [52:01] Clerk: I KNOW YOU ALREADY SAID THIS, COMMISSIONER BAXLEY, BUT JUST FOR THE RECORD, YOU MENTIONED THAT YOU ABSTAINED? [52:13] Commissioner Baxley: ABSTAIN, THANK YOU. [52:15] Clerk: THANK YOU. COMMISSIONER CHOWDHURY. [52:23] Council Member Chowdhury: AYE. [52:25] Clerk: CAMPBELL IS ABSENT. CONLEY. [52:28] Commissioner Conley: AYE. [52:30] Clerk: EMERICK IS ABSENT. JONES IS ABSENT. OLSON. [52:35] Commissioner Olson: AYE. [52:37] Clerk: THOMPSON. [52:39] Commissioner Thompson: AYE. [52:41] Clerk: CHAIR MEYER. [52:41] Chris Meyer: AYE. [52:43] Clerk: SIX AYES, ZERO NAYS AND ONE ABSTENTION. [52:46] Chris Meyer: THAT CARRIES AND CONCLUDES OUR BUSINESS. OUR NEXT PLANNING COMMISSION IS THIS THURSDAY. IT'S AT 6:00. THIS IS THE JOINT MEETING WITH THE LONG RANGE IMPROVEMENT COMMITTEE. IN THE PAST WE HAVE COME CLOSE TO MISSING THAT ONE... MISSING QUORUM ON THAT ONE, SO IF YOU'RE NOT GOING TO BE THERE LET US KNOW AS SOON AS POSSIBLE. [53:12] Chris Meyer: IT'S IN THE OTHER BUILDING, I GET THEM MIXED UP. AND THE NEXT ONE AFTER THAT WILL BE MAY 20, AND COMMITTEE OF THE WHOLE ON MAY 23RD. STAFF, DO YOU HAVE ANNOUNCEMENTS? [53:27] Kimberly Silas: THAT WAS GOING TO BE MY ONLY UPDATE, JUST A REMINDER THAT THE REGULAR COMMITTEE OF THE WHOLE MEETING WILL NOT BE HAPPENING ON THURSDAY. [53:32] Kimberly Silas: IT'S ONLY THE JOINT CPC CLICK MEETING AT 6:00 P.M. IN ROOM 100 OF THE PUBLIC SERVICE BUILDING. WHERE WE HAD OUR MOST RECENT COMMITTEE OF THE WHOLE MEETING. AND QUORUM AT THAT ONE, YES, IS VERY IMPORTANT. THERE ARE A LOT OF ITEMS ON THE AGENDA, A LOT OF GOOD PROJECTS SO, APPRECIATE YOUR ATTENDANCE AT THAT MEETING. [53:58] Clerk: IF I CAN PIGGYBACK OFF OF THAT. BECAUSE IT IS -- EVEN THOUGH WE GENERALLY MEET PLANNING COMMISSION COMMITTEE OF THE WHOLE ON THURSDAYS, WHICH ONLY REQUIRES A QUORUM OF THREE, THIS IS A MEETING OF THE PLANNING COMMISSION. [54:11] Clerk: SO THE QUORUM IS FIVE. SO THAT IS THE MINIMUM WE NEED AND WE WOULD LIKE TO NOT PUT CLICK OUT BECAUSE WE DIDN'T MAKE QUORUM. THANK YOU. [54:19] Chris Meyer: ALL RIGHT. THANK YOU, EVERYONE. IF THERE ARE NO FURTHER ANNOUNCEMENTS, WE ARE ADJOURNED.