Snow Kreilich Architects and Commutator, LLC Katie Myhre, Snow Kreilich Architects

Transcription

1 Property Location: Project Name: st Street North Commutator Foundry Development Prepared By: Aaron Hanauer, Senior City Planner, (612) Applicant: Project Contact: Request: Required Applications: Snow Kreilich Architects and Commutator, LLC Katie Myhre, Snow Kreilich Architects CPED STAFF REPORT Prepared for the City Planning Commission CPC Agenda Item #2 February 5, 2018 PLAN5808 LAND USE APPLICATION SUMMARY To allow a building addition for a mixed use development with retail and office space Variance Site Plan Review To reduce the number of off-street loading spaces. To allow a building addition for a mixed use development with retail and office space SITE DATA Existing Zoning Lot Area Ward(s) 3 Neighborhood(s) Designated Future Land Use Land Use Features B4N/Downtown Business District DP/Downtown Parking Overlay District MR/Mississippi River Critical Overlay District 22,200 square feet /0.51 acres North Loop Mixed Use Downtown Growth Center Small Area Plan(s) North Loop Plan Update (2010) Date Application Deemed Complete January 5, 2018 Date Extension Letter Sent N/A End of 60-Day Decision Period March 6, 2018 End of 120-Day Decision Period N/A

2 Department of Community Planning and Economic Development PLAN5808 BACKGROUND SITE DESCRIPTION AND PRESENT USE. The half-acre project site is located within the Minneapolis Warehouse Historic District and the Saint Anthony Falls Historic District. It includes five parcels from st Street North with four buildings. Of the four buildings, two are contributing to the Minneapolis Warehouse Historic District and the St. Antony Falls Historic District. The two noncontributing buildings (119 1 st Street North and st Street North) were built as garages. The contributing buildings are the Roe Wolf Building at st Street North a two-story brick store featuring a utilitarian facade with segmentally arched windows and a zig zag brick cornice. The storefront has been altered and the brick painted, but the structure retains good integrity. The other contributing building is the American House Hotel/Commutator Foundry Company Building at st Street North-a three-story rectangular brick building designed in the Queen Anne Style. The Commutator Building is currently in poor condition. The roof of the 1919 addition has fallen in, the smoke stack is leaning and windows are missing. However, the original structure retains good levels of integrity. SURROUNDING PROPERTIES AND NEIGHBORHOOD. The surrounding area is a combination of historic warehouse buildings, new construction, and surface parking lots. The neighboring historic buildings range from narrow one and three story buildings to larger warehouses that span half the city block. Most of the properties to the south and west of 1st Street North have downtown zoning (either B4N, B4S-1, or B4S-2). To the north and east of 1st Street, a majority of the properties are zoned commercial (C3A). PROJECT DESCRIPTION. The applicant proposal involves the rehabilitation of the two contributing buildings (Roe Wolf and Commutator Building) to the historic district, demolition of the noncontributing buildings, and the construction of a new six-story building with an underground garage. In all, there would be approximately 14,400 sq. ft. of ground floor retail and 108,693 sq. ft. of office on the upper floors. The applicant is proposing a 54-space parking garage that would be accessed from the public alley. The main exterior material would be a lighter brick; a dark metal cladding is proposed for the recessed portion of the 6 th floor. The first and second levels of the new construction have been designed to align with the first and second levels/windows of the adjacent historic buildings (PLAN5533). RELATED APPROVALS. Planning Case # Application(s) Description Action PLAN5533 Certificate of Appropriateness Allow for the rehabilitation, demolition, and new construction Approved-December 2017 PUBLIC COMMENTS. As of the publication of the staff report, no public comments were received. Any correspondence received prior to the public meeting will be forwarded on to the Planning Commission for consideration. ANALYSIS VARIANCE-LOADING SPACE The Department of Community Planning and Economic Development has analyzed the application for a variance to reduce the off-street loading requirement from one space to zero spaces; based on the following findings based on the following findings: 2

3 Department of Community Planning and Economic Development PLAN Practical difficulties exist in complying with the ordinance because of circumstances unique to the property. The unique circumstances were not created by persons presently having an interest in the property and are not based on economic considerations alone. Per Section and Table 541-8, the proposed mixed use building (approximately 14,400 square feet of retail and 108,693 square feet of office) is required to have one small loading space. The applicant is not proposing to have an off-street loading space. Practical difficulties exist in complying with the ordinance because of circumstances unique to the property. The applicant is proposing to retain two historic buildings on the project site which reduces the options for incorporating off-street loading spaces. In addition, the project site is located within a dense urban area where it is important to have a strong building wall presence along the street. By requiring a loading space it will likely require the strong building street wall along 2 nd Avenue North to be reduced or the outdoor courtyard areas near the alley, which would have an adverse impact to the historic buildings, new construction, and historic district. 2. The property owner or authorized applicant proposes to use the property in a reasonable manner that will be in keeping with the spirit and intent of the ordinance and the comprehensive plan. The property owner proposes to use the property in a reasonable manner that will be in keeping with the spirit and intent of the ordinance and comprehensive plan. The intent of the off-street loading requirement is to reduce traffic congestion in the public streets. Given the proposed first floor plan, the applicant will likely complete loading for the building uses in the public alley, which is not anticipated to have an adverse impact on traffic in the public streets. As a condition of approval, building management shall monitor loading activity and help reduce the idle time of trucks in the public alley, as conditioned. 3. The proposed variance will not alter the essential character of the locality or be injurious to the use or enjoyment of other property in the vicinity. If granted, the proposed variance will not be detrimental to the health, safety, or welfare of the general public or of those utilizing the property or nearby properties. Granting the proposed variance will not alter the essential character of the locality or be injurious to the use and enjoyment of other property in the vicinity. If granted, the proposed variance will not be detrimental to the health, safety, or welfare of the general public or of those utilizing the property or nearby properties. The project will likely use the public alley for loading purposes. Even though it does not meet City of Minneapolis zoning code requirements, it is practically located to provide easy on-site loading and unloading in a way to reduce congestion in the public streets. SITE PLAN REVIEW The Department of Community Planning and Economic Development has analyzed the application based on the required findings and applicable standards in the site plan review chapter: Applicable Standards of Chapter 530, Site Plan Review BUILDING PLACEMENT AND DESIGN Building placement Meets requirements The first floor of the existing building will continue to be located within eight feet of the front lot line along 2 nd Avenue North and the existing building and building addition will be located within eight feet of the front lot line along 1 st Street North. The placement of the proposed infill construction and the existing building will reinforce the street wall along 1 st Street North and 2 nd Avenue North, maximizes natural surveillance and visibility with the large amount of glazing, and facilitates pedestrian access and circulation with the large number of proposed entrances that lead directly to the public sidewalk. With the proposed project there is little to no area between the building and lot line. However, the applicant is proposing amenities within the public right of way including trees, and a pedestrian sidewalk bump out at the corner of 1 st Street North and 2 nd Avenue North. 3

4 Department of Community Planning and Economic Development PLAN5808 All on-site accessory parking would be located within the principal building served, entirely below grade. Principal entrances Meets requirements The building is oriented so that at least one principal entrance faces the front property line (1 st Street North). As proposed, the project would have at least five pedestrian entrances on 1 st Street. All principal entrances (existing and proposed) are clearly defined and emphasized through the use of architectural features. All entrances would have large amount of glass within and surrounding the entrances. Visual interest Meets requirements The building walls provide architectural detail and contain windows in order to create visual interest. The applicant has committed to rehabilitating a majority of the windows in the historic buildings and is proposing to put large vertically oriented windows in the new construction. The proposed project will read as four buildings given the retention of the historic buildings and placement of the infill construction. There are no blank, uninterrupted walls exceeding 25 feet in length. Exterior materials Meets requirements For the new construction, the applicant is proposing two materials: masonry and metal. Each elevation would comply with the City s durability standards for exterior materials (see Table 1). Please note that exterior material changes at a later date may require review by the Planning Commission and an amendment to the site plan review. In addition, the application is consistent with the City s policy of allowing no more than three exterior materials per elevation, excluding windows, doors, and foundation materials (the applicant is proposing two materials). Plain face concrete block is not proposed along any public streets, sidewalks, or adjacent to a residence or office residence district. The exterior materials and appearance of the rear and side walls of the building are similar to and compatible with the front of the building. The project would have masonry on all floors but for a portion of the sixth floor. Table 1. Percentage of Exterior Materials per Elevation Material Allowed Max North South East West Brick (face) 100% 52% 58.3% 51% 51% Glass 100% 39.5% 34.8% 42% 38% Metal Panel 75% 8.5% 6.9% 7% 11% Windows Meets requirements For nonresidential uses, the zoning code requires that no less than 30 percent of the walls on the first floor are windows with clear or lightly tinted glass with a visible light transmittance ratio of six-tenths (0.6) or higher. For the first floor, 1 st Street North is the only elevation with new construction; 2 nd Avenue North is an existing condition. On the upper floors, no less than ten percent of the walls on each floor above the first that face a public street, public sidewalk, public pathway, or on-site parking lot, shall be windows. This includes all floors on 1 st Street North and 2 nd Avenue North. Based on the floor plans, all proposed shelving, mechanical equipment, and other similar fixtures allow views into and out of the building between four and seven feet above the adjacent grade. The project is in compliance with these minimum window requirements (see Table 2). All windows are vertical in proportion and are evenly distributed along the building walls. 4

5 Department of Community Planning and Economic Development PLAN5808 Table 2. Window Requirements for Non-Residential Uses 1st floor-1 st Street North 2nd floor and above- 1 st Street North 2nd floor and above- 2 nd Avenue North Code Proposed 30% minimum 331 sq. ft % 483 sq. ft. 10% minimum 179 sq. ft. >10% >179 sq. ft. 10% minimum sq. ft. >10% >170 sq. ft. Ground floor active functions Meets requirements The entire ground floor facing both 1 st Street North and 2 nd Avenue North contain active functions. Roof line Meets requirements The principal roof line of the building addition will be flat, which is similar to that of surrounding buildings. Parking garages Not applicable The proposed parking garage is below ground. ACCESS AND CIRCULATION Pedestrian access Meets requirements There are clear and well-lit walkways at least four feet in width connecting building entrances to the adjacent public sidewalk and on-site parking facilities. The entrances along 1 st Street North and 2 nd Avenue North lead directly to the public sidewalk. Transit access Not applicable No transit shelters are proposed as part of this development. Vehicular access Meets requirements Vehicular access and circulation has been designed to minimize conflicts with pedestrian traffic and with surrounding residential uses. The only vehicle access point is the public alley and the applicant is proposing a small underground parking garage (54 spaces). Traffic in the adjacent alley will be directed as to minimize its impact on residential properties. It is recognized that there is a proposed residential use on the south side of the alley, however, neither this property nor other property adjacent to the alley is zoned residential or office residential. Service vehicle access does not conflict with pedestrian traffic as garbage/recycling pickup will likely take place in the public alley (refuse and recycling room is located in the first level of underground parking). The proposed site plan minimizes the use of impervious surfaces with the proposed project. Currently, the entire site is impervious. The proposed project will add 455 square feet of planted areas. LANDSCAPING AND SCREENING General landscaping and screening Not applicable The overall composition and location of landscaped areas complement the scale of development and its surroundings. The applicant is proposing some landscape area at the back of the site as part of a coordinated site plan with the proposed development at nd Street North. Given that the proposed development is in a Downtown District and contains more than 50,000 square feet of additional gross floor area the project is exempt from the general landscaping and screening requirements. 5

6 Department of Community Planning and Economic Development PLAN5808 Parking and loading landscaping and screening Not applicable There is no surface parking proposed for the site, so the site in not subject to the screening and landscaping requirements for parking areas per section ADDITIONAL STANDARDS Concrete curbs and wheel stops Meets requirements There is a small driveway leading to the underground parking garage (approximately 300 square feet). For this small driveway, the applicant is proposing to drain rain directly to the alley. Given the small size of this driveway and placement of the existing building and new construction, on-site retention and filtration is not practical. Site context Meets requirements Important elements of the city [such as parks, greenways, significant buildings, and water bodies] near the site will not be obstructed by the proposed building. The Heritage Preservation Commission unanimously approved a certificate of appropriateness to allow for the proposed new construction. This building should have minimal shadowing effects on public spaces and adjacent properties. This building should not have an impact on the generation of wind currents at ground level. Crime prevention through environmental design Meets requirements The site plan employs best practices to increase natural surveillance and visibility with the large amount of windows on all elevations, to control and guide movement on the site with pedestrian entrances located at the street. In addition, the project will provide lighting on site (at the public sidewalk and internal portions of the site), at all building entrances, and along walkways that maintains a minimum acceptable level of security while not creating glare or excessive lighting of the site. Historic preservation Meets requirements This site is located in a designated historic district. At their meeting in December 2017, the Minneapolis Heritage Preservation Commission unanimously approved the certificate of appropriateness to allow for the new construction, demolition, and rehabilitation of the historic buildings. Applicable Regulations of the Zoning Ordinance The proposed office and retail uses are permitted in the B4N District. Off-street Parking and Loading Requires variance(s) There is no off-street vehicle parking requirement for the proposed retail and office uses given that the project is located in the downtown zoning districts (see Table 3). The specific retail tenants have not been determined at this time. However, the applicant is proposing approximately 14,400 square feet of retail space on the 1 st floor. Retail sales and service uses have an off street parking requirement of 1 space per 500 square feet. Therefore, the retail portion of the project has a maximum off-street parking allowance of 28 spaces (please note: the project would have a greater maximum off-street parking allowance if restaurant and grocery uses are proposed). The office uses have a maximum off street parking allowance of one space per 1,000 square feet. Therefore, the 108,693 square feet of office space would have a maximum parking allowance of 109 spaces. Combined, the project would be allowed to have up to 137 parking spaces; they currently are proposing 54 spaces. As outlined in Section Bicylce Parking, developments in the downtown districts (with less than 500,000 square feet) shall provide one (1) secure bicycle parking space for every twenty (20) automobile spaces provided, but in no case shall fewer than four (4) or more than thirty (30) bicycle parking spaces be required. Therefore, the minimum bike parking requirement for this project with 54 parking spaces is 4 spaces. The applicant is proposing to provide 70 bike parking spaces; 10 short term and 60 long term. 6

7 Department of Community Planning and Economic Development PLAN5808 The retail component of the project does not have an off-street loading requirement given that the retail loading requirement is low and there is less than 20,000 square feet (see Table 5). However, as required by Table Off-Street Loading Requirements, the 108,693 square feet of office space is required to provide one large loading space. Table 3. Vehicle Parking Requirements Per Use (Chapter 541) Use Minimum Maximum Allowed Proposed Retail Office Table 4. Bicycle Parking Requirements (Chapter 541) Use Minimum Short-Term Long-Term Proposed Entire project: retail and office % 10 short term 60 long term Table 5. Loading Requirements (Chapter 541) Use Loading Requirement Loading Spaces Proposed Retail Low 0 0 Office 1 large space 1 large space 1 large space Total 1 large space 1 large space 1 large space Building Bulk and Height Meets requirements The project meets the building bulk and height requirements (see Table 6). There is no maximum floor area ratio in the B4N District. The proposed development will have a floor area ratio of 5.8 (17,220 square feet of existing building will remain and 111,628 square feet of infill construction on a 22,200 square foot lot). The project will comply with the maximum building height allowance. The project is within the Mississippi River Critical Area Overlay District. However, as outlined in Section Height of Structures, the 2.5 story/35 foot height limitations shall not apply to parcels within the central riverfront between Plymouth Avenue North and I-35W, or the east bank from First Avenue Northeast to Central Avenue. Therefore, from a zoning code standpoint, the project is allowed to be 10 stories or 140 feet. The proposed development at its tallest point is 6 stories and 78 feet in height. The first floor is under the 20 foot height requirement and all other floors are less than 14 feet in height. Table 6. Building Bulk and Height Requirements Code Proposed Lot Area -- 22,200 sq. ft. / 0.51 acres Gross Floor Area ,848 sq. ft. Min. Floor Area Ratio Max. Floor Area Ratio No maximum 5.8 Max. Building Height 10 stories or 140 feet 6 stories/77 feet 7

8 Department of Community Planning and Economic Development PLAN5808 Lot and Residential Unit Requirements Not applicable The project does not have minimum lot area, minimum lot width, maximum impervious surface area, or maximum lot coverage requirements. Yard Requirements Meets requirements The project does not have any yard requirements. As outlined in Section Yard requirements, the B4N zoning district is generally not subject to minimum yard requirements. In addition, the project is not subject to the side and rear yard requirements outlined in Section given that the project site does not abut a side or rear lot line in a residence or office residence district nor does it abut a property line that has a residential structure with windows facing the shared property line. CPED recommended that the applicant confirm whether the building code will allow windows to be placed on the east side of the infill construction. Signs Not applicable A master sign plan is to be proposed to be submitted at a later date. Screening of Mechanical Equipment Meets requirements with Conditions of Approval The applicant shows there to be rooftop mechanical equipment and an electric transformer within the building. All mechanical equipment is subject to the screening requirements of Chapter 535. Refuse Screening Meets requirements All refuse and recycling storage containers will comply with Chapter 535 requirements as they will be funlly enclosed (located within the first floor of underground parking). Lighting Meets requirements The project will be required to meet the lighting requirements outlined in Section Lighting. Fences Not applicable No fences are proposed as part of the project. Specific Development Standards Meets requirements Retail, restaurant, and other commercial uses will be subject to the specific development standards outlined in Chapter 536. Office uses do not have specific development standards. DP/Downtown Parking Overlay District Standards Meets requirements The proposal is in compliance with the DP/Downtown Parking Overlay District standards as the project will not have any surface parking. MR/Mississippi River Overlay District Standards Not applicable As outlined in the height analysis above the project is not subject to the 2.5 story/35 foot height requirements of the Mississippi River Overlay District as the project is within the central riverfront area. Applicable Policies of the Comprehensive Plan The Minneapolis Plan for Sustainable Growth identifies the site as mixed use on the future land use map. The proposed development is consistent with the following principles and policies outlined in the comprehensive plan: Urban Design Policy 10.1: Promote building designs and heights that enhance and complement the image and form of the Downtown skyline, provide transition to the edges of Downtown and protect the scale and quality in areas of distinctive physical or historical character. 8

9 Department of Community Planning and Economic Development PLAN Building placement should preserve and enhance public view corridors that focus attention on natural or built features, such as landmark buildings, significant open spaces or water bodies Building placement should allow light and air into the site and surrounding properties. CPED finds that the proposed development is in conformance with the above policies of The Minneapolis Plan for Sustainable Growth. Urban Design Policy 10.2: Integrate pedestrian scale design features into Downtown site and building designs and infrastructure improvements The ground floor of buildings should be occupied by active uses with direct connections to the sidewalk The street level of buildings should have windows to allow for clear views into and out of the building Ensure that buildings incorporate design elements that eliminate long stretches of blank, inactive building walls such as windows, green walls, architectural details, and murals. Urban Design Policy 10.9: Support urban design standards that emphasize traditional urban form with pedestrian scale design features at the street level in mixed-use and transit-oriented development Encourage both mixed-use buildings and a mix of uses in separate buildings where appropriate Promote building and site design that delineates between public and private spaces Provide safe, accessible, convenient, and lighted access and way finding to transit stops and transit stations along the Primary Transit Network bus and rail corridors Coordinate site designs and public right-of-way improvements to provide adequate sidewalk space for pedestrian movement, street trees, landscaping, street furniture, sidewalk cafes and other elements of active pedestrian areas. Urban Design Policy 10.10: Support urban design standards that emphasize a traditional urban form in commercial areas Enhance the city's commercial districts by encouraging appropriate building forms and designs, historic preservation objectives, site plans that enhance the pedestrian environment, and by maintaining high quality four season public spaces and infrastructure Identify commercial areas in the city that reflect, or used to reflect, traditional urban form and develop appropriate standards and preservation or restoration objectives for these areas Enhance pedestrian and transit-oriented commercial districts with street furniture, street plantings, plazas, water features, public art and improved transit and pedestrian and bicycle amenities Orient new buildings to the street to foster safe and successful commercial nodes and corridors Require storefront window transparency to assure both natural surveillance and an inviting pedestrian experience Encourage the renovation of existing commercial buildings. Urban Design Policy 10.11: Seek new commercial development that is attractive, functional and adds value to the physical environment. 9

10 Department of Community Planning and Economic Development PLAN Require the location of new commercial development (office, research and development, and related light manufacturing) to take advantage of locational amenities and coexist with neighbors in mixed-use environments Ensure that new commercial developments maximize compatibility with surrounding neighborhoods Continue to curb the inefficient use of land by regulating minimum height, setbacks, build-to lines and parking through master planning methods and zoning code regulations Maximize the year round potential for public transit, biking, and walking in new developments. Urban Design Policy 10.14: Encourage development that provides functional and attractive gathering spaces Increase resident access to and use of facilities and meeting spaces in parks, libraries, schools, and not-for-profit institutions and places of worship. Urban Design Policy 10.15: Wherever possible, restore and maintain the traditional street and sidewalk grid as part of new developments Integrate and/or reuse historic pavement materials for streets and sidewalk reconstruction, where appropriate Improve access management and way-finding to and from all streets, sidewalks, and other pedestrian connections Explore options to redesign larger blocks through the reintroduction and extension of the urban street grid. Urban Design Policy 10.16: Design streets and sidewalks to ensure safety, pedestrian comfort and aesthetic appeal Encourage wider sidewalks in commercial nodes, activity centers, along community and commercial corridors and in growth centers such as Downtown and the University of Minnesota Provide streetscape amenities, including street furniture, trees, and landscaping, that buffer pedestrians from auto traffic, parking areas, and winter elements Integrate placement of street furniture and fixtures, including landscaping and lighting, to serve a function and not obstruct pedestrian pathways and pedestrian flows Employ pedestrian-friendly features along streets, including street trees and landscaped boulevards that add interest and beauty while also managing storm water, appropriate lane widths, raised intersections, and high-visibility crosswalks. Urban Design Policy 10.17: Provide sufficient lighting to reflect community character, provide a comfortable environment in a northern city and promote environmentally friendly lighting systems Provide high-quality lighting fixture designs that are appropriate to street types and land use, and that provide pedestrian friendly illumination, but minimize glare and dark sky conditions, and other unnecessary light pollution Encourage pedestrian scale lighting throughout neighborhoods as well as in areas such as waterfronts, pathways, parks and plazas, and designated historic districts Ensure that all site lighting requirements and directional signs have appropriate illumination levels to comply with zoning and industry illumination standards Integrate exterior building lighting design to attune with building designs and landscaping Provide sufficient lighting for better way-finding and safe circulation within and around a development. 10

11 Department of Community Planning and Economic Development PLAN Encourage additional pedestrian-scale, exterior lighting in growth centers, activity centers, commercial nodes, pedestrian overlay districts and transit station areas Update city zoning code to reflect best available practices related to dark skies and the environmental benefits of strategic lighting management. Urban Design Policy 10.19: Landscaping is encouraged in order to complement the scale of the site and its surroundings, enhance the built environment, create and define public and private spaces, buffer and screen, incorporate crime prevention principles, and provide shade, aesthetic appeal, and environmental benefits Landscaped areas should be maintained in accordance with Crime Prevention Through Environmental Design (CPTED) principles, to allow views into and out of the site, to preserve view corridors and to maintain sight lines at vehicular and pedestrian intersections Boulevard landscaping and improvements, in accordance with applicable city polices, are encouraged. Urban Design Policy Use Crime Prevention Through Environmental Design (CPTED) principles when designing all projects that impact the public realm, including open spaces and parks, on publicly owned and private land Integrate eyes on the street into building design through the use of windows to foster safer and more successful commercial areas in the city Design the site, landscaping, and buildings to promote natural observation and maximize the opportunities for people to observe adjacent spaces and public sidewalks Provide on-site lighting at all building entrances and along walkways that maintains a minimum acceptable level of security while not creating glare or excessive lighting of the site Locate landscaping, sidewalks, lighting, fencing and building features to clearly guide pedestrian movement on or through the site and to control and restrict people to appropriate locations Locate entrances, exits, signs, fencing, landscaping, and lighting to distinguish between public and private areas, control access, and to guide people coming to and going from the site. Urban Design Policy Promote climate-sensitive design principles to make the winter environment safe, comfortable and enjoyable Consider solar access, shelter from wind and snow storage and removal in site design Locate pedestrian places on the sunny sides of streets and buildings to shelter from the wind and utilize the sun s warmth Consider building context, placement, and height to manage wind speeds Encourage snow removal and storage practices that promote pedestrian and bicycle activity and safety Utilize pedestrian lighting, seasonal lighting, and furniture to increase comfort and safety so that streets become places for people. Applicable Development Plans or Objectives Adopted by the City Council 11

12 Department of Community Planning and Economic Development PLAN5808 The site is located within the boundaries of the North Loop Small Area Plan adopted by the City Council in The proposal is consistent with the plan s principles of development and recommendations as the proposed development will do the following: Improve pedestrian and bicycle accessibility with part of a proposed midblock connection. Build a high quality, mixed-use development that will be a positive to the North Loop area and the Minneapolis Warehouse Historic District. Improve the private and public realm with a strong building presence along 2 nd Street North and 1 st and 2 nd Avenues North and an interior courtyard that will provide an outdoor community amenity for the area; Build structured parking below ground. Alternative Compliance The Planning Commission or zoning administrator may approve alternatives to any site plan review requirement upon finding that the project meets one of three criteria required for alternative compliance. However, alternative compliance is not being requested for this project. RECOMMENDATIONS The Department of Community Planning and Economic Development recommends that the City Planning Commission adopt staff findings for the application(s) by Snow Kreilich Architects and Commutator, LLC for the properties located at st Street North: A. Variance to reduce the number of loading spaces. Recommended motion: Approve the variance to reduce the off-street loading requirement from one space to zero spaces, subject to the following condition: 1. Building management shall monitor loading activity and help reduce the idle time of trucks in the public alley B. Site Plan Review. Recommended motion: Approve the site plan review to allow a building addition for a mixed use development with retail and office space, subject to the following conditions: 1. All site improvements shall be completed by February 5, 2020, unless extended by the Zoning Administrator, or the permit may be revoked for non-compliance. 2. CPED staff shall review and approve the final site, elevation, landscaping, and lighting plans before building permits may be issued. 3. All mechanical equipment is subject to the screening requirements of Chapter 535. ATTACHMENTS 1. PLAN Map 2. Narrative 3. Architectural plan set 4. Civil plan set 5. Landscape plan set 6. Travel Demand Management Plan 12

13 Snow Kreilich Architects and Comm NAME OF APPLICANT 3rd WARD TH AVE N WEST RIVER PKWY N 1ST ST N RD AVE N ND ST N St. Anthony Falls Minneapolis Warehouse ND AVE N WASHINGTON AVE N ST AVE N HENNEPIN AVE ¹ Feet PROPERTY ADDRESS st Street North FILE NUMBER PLAN5

14 CommunityPlanningandEconomicDevelopment 250South4thStreetRoom300 Minneapolis,MN Office or311,Fax ,TTY PDR Comprehensive Report DevelopmentCoordinatorAssigned: DONZART (612) Status ResubmissionRequired TrackingNumber: Applicant SiteAddress DateSubmitted PLAN5630 SNOWKREILICHARCHITECTS 2192NDSTREETNORTH#120 MINNEAPOLIS,MN STST Dec :45AM Purpose ThepurposeofthePreliminaryDevelopmentReview(PDR)istoprovideCustomerswithcommentsabouttheir proposeddevelopment.citypersonnel,whospecializeinvariousdisciplines,reviewsiteplanstoidentifyissues andprovidefeedbacktothecustomerstoassistthemindevelopingtheirfinalsiteplans. TheCityofMinneapolisencouragestheuseofgreenbuildingtechniques.Foradditionalinformationpleasecheck outourgreenbuildingwebpageat: DISCLAIMER:Theinformationinthisreviewisbasedsolelyonthepreliminarysiteplansubmitted.The commentscontainedinthisreportarepreliminaryonlyandaresubjecttomodification. Project Scope Proposed mixed-use building consisting of retail and offices. There will be two levels of below graded parking. The project involves the historic rehabilitation and stabilization of the existing Commutator Hotel and Foundry building along with rehabilitation of the historically contributing façade at 121 1st St N. Pleasesubmityourplansviathecityeplanningonlineportal.Youshouldhavereceivedan at elevation,floorplans,andallassociateddocumentsidentifiedbelow)forreviewbycitystafftoensurethatallcomments havebeenincorporated.theprojectcannotmoveforwardtoformalsiteplanapprovalsandpermittinguntilthepdr processiscompleted. Inadditiontotherevisedsiteplan,pleaseprovideawrittenresponsetoallcomments(aCommentResponseSheet), whichataminimum,shouldincludeidentificationofthecommentingcitydepartmentfollowedbythecorresponding responseandsiteplanpagereferences. Asageneralrule: 1.Allcommentsshallbeaddressed. 2.Provideexplanationsastohowaparticularcommentwasaddressed;or 3.Whyacommentwasaddresseddifferentlythanrequested;or 4.Whyaparticularcommentorrequestcouldnotbeaccomplished. Becauseofthenatureoftheprocess,resubmittalsmayresultinadditionalormodifiedcomments;notehowever,that effortswillbemadetolimitadditionalcommentstoonlythoseareasthataresubjecttorevision.

15 ReviewFindings(byDiscipline) BusinessLicensingReview ContinuetoworkwithDonZart(612) concerningaFoodPlanReview,SACdeterminationandanyBusiness Licenseapplicationsubmittalthatmayberequiredforthisproposedproject. ConstructionReview -- Limitedtoexteriorreview. Anyworkoutsideofpropertylinesmustbedonethroughproperlyrecordedagreements. Coordinategeotechreportwithreducedexcavationfor2vs.3levelsbelowgrade. Specialconsiderationitemsforfuture:Garageventilationintakeandexhaustlocations.Exitstairwaydiagonal measurementsforupperfloors. PleasecontactJohnGriebler(612) foranyquestionsregardingbuildingcodereview.Toschedulea PreliminaryPlanReview,pleasecall(612) EnvironmentalReview Thereareseveralcontaminatedsitesinthearea.Theprojectsiteshouldbeinvetsgiat4edtodetermineifsoiland/or groundwatercontaminationwillbeencounteredandneedtobeaddressedduringconstruction. Theprojectscopestates,"...twolevelsofbelowgradedparking."TheareaisoneblockfromtheMississippiRiverand hasahighwatertable.theprojectmustdeterminethedepthofthestaticwaterlevelthatwillbepresentonsite.if theundergroundparkingorothersubgradestructureswillbebelowtheswlandacontinuousdewateringis necessarytooccupancythereareseveralapprovalsrequiredbeforethiscanoccurthatmayincludeminneapolis PublicWorks,MinnesotaDepartmentofNaturalResourcesandtheMinnesotaPollutionControlAgency. ReportwhattheaverageSWLisrelativetotheelevationofthelowestparkinglevelorotheroccupiedspace. Ifdewateringisrequiredduringsiteconstructionseebelowforcitypermitrequirements.Subgradestructuresshould bedesignedtopreventinfiltrationofgroundwaterwithouttheneedforapermanentdewateringsystembeing installed.ifacontinuouslyoperatingpermanentdewateringsystemisneededitmustbeapprovedaspartofthe sanitarysewerandstormdrainsiteplanapprovalpriortoconstructionbeginning. Noconstruction,demolitionorcommercialpowermaintenanceequipmentshallbeoperatedwithinthecitybetween thehourof6:00p.m.and7:00a.m.onweekdaysorduringanyhoursonsaturdays,sundaysandstateandfederal holidays,exceptunderpermit.contactenvironmentalservicesat forpermitinformation. PermitsandapprovalarerequiredfromEnvironmentalServicesforthefollowingactivities:Temporarystorageof impactedsoilsonsitepriortodisposalorreuse;reuseofimpactedsoilsonsite;dewateringanddischargeof accumulatedstormwaterorgroundwater,undergroundorabovegroundtankinstallationorremoval,temporary environmentalwells,wellconstructionorsealing.contacttomframeat forpermitapplicationsand approvals. Areviewoftheproject,permitsissuedandaninspectionfromEnvironmentalServiceforidentificationofequipment andsiteoperationsthatrequireannualregistrationwiththecityofminneapoliswilloccurforthisproject. RightofWayReview PertheMinneapolisCodeofOrdinancesexistingandproposedareawaysmustmeettheCity sdesignstandardsfor areawayandwillrequireanencroachmentpermit.theproposedexteriorstairwellsinthepublicrightofwayare consideredareawaysanddonotmeettheaccessminneapolisdesignstandardsandwillnotbeallowed. TheelectrictransformerisshownwithinthedriveaisleonC3.01UtilityPlan.Pleaseprovideacommentregarding thelocationanddesignofthistransformerandasitrelatestopreservingaccesstothegarageentrydrive. AnencroachmentpermitshallberequiredforallnonstandardstreetscapeelementsinthePublicrightofwaysuch as:shrubs,planters,treegratesandotherlandscapingelements,sidewalkfurniture(includingbikeracksand bollards),andsidewalkelementsotherthanstandardconcretewalkwayssuchaspavers,stairs,raisedlandings, retainingwalls,accessramps,andrailings(note:railingsmaynotextendintothesidewalkpedestrianarea).please contactbobboblettat(612) forfurtherinformation. ContactPaulCaoat(612) forpositionandalignmentofbikeracksproposedinthePublicrightofway.If theracksareprivatelyowned,theywillrequireanencroachmentpermit. Inadditiontoanencroachmentpermitapplication,anyirrigationsysteminthePublicrightofwaywillrequirethe ApplicanttoregisterasaprivateutilityandtoenrollintheGopherStateOneCallsystem,sothatanyonediggingin yourareawillbemadeawarethatyourlinesareintherightofway. NotetotheApplicant:Anyelementsofanearthretentionsystemandrelatedoperations(suchasconstructioncraneboom swings)thatfallwithinthepublicrightofwaywillrequireanencroachmentpermitapplication.iftherearetobeanyearth retentionsystemswhichwillextendoutsidethepropertylineofthedevelopmentthenaplanmustbesubmittedshowing detailsofthesystem.allsuchelementsshallberemovedfromthepublicrightofwayfollowingconstructionwiththe exceptionoftiebackswhichmayremainbutmustbeuncoupledanddetensioned.pleasecontactbobboblettat(612) forfurtherinformation.

16 FireSafetyReview Provideallrequiredlifesafetysystemsperstatefireandbuildingcodes Provideandmaintainfireapparatusaccessatalltimes ParkBoardandForestry Boulevardon1stStNmeetsContinuousOpenBoulevardtypologyrequirements,selectionsandspacingapproved. Boulevardon2ndAveNmeetsContinuousOpenBoulevardtypologyrequirements,4'boulevardwidthlimits selectionstosmallgrowingvarietieswithmatureht.25'orless alternateselectionsrequired. PleasecontactCraigPinkallaat(612) todiscusstreespeciesselection,plantingmethod,spacingand locations. EffectiveJanuary1,2014,theCityofMinneapolisandtheMinneapolisParkandRecreationBoardadoptedanupdate totheexistingparklanddedicationordinance.theadoptedcityofminneapolisparklanddedicationordinanceis locatedinsection ofthecity'slandsubdivisionordinance: Asadopted,thefeeinlieuofdedicationfornewresidentialunitsis$ perunit(affordableunitsexcludedper ordinance)andforcommercialandindustrialdevelopmentitis$206.00perdevelopmentemployee(asdefinedin ordinance).anydedicationfee(ifrequired)mustbepaidatthetimeofbuildingpermitissuance. Thereisalsoanadministrationfeethatis5%ofthecalculatedparkdedicationfee. Asproposed,foryourproject,thecalculateddedicationfeeisasfollows: ParkDedicationFeeCalculation= Residential(XXunitsx$ perunit)=$N/A NonResidentialCommercialSpace=$39,346 5%of$XX(AdministrationFee)=$1,000 TotalParkDedicationAdministrativeFee:$40, Thisisapreliminarycalculationbasedonyourcurrentproposal;afinalcalculationwillbemadeatthetimeof buildingpermitsubmittal. Forfurtherinformation,pleasecontactDonZartat(612) HeritagePreservationReview HPCapprovedtheprojectattheirmeetingonDecember12.Resubmitwillberequiredafterreceivinglanduse approvalsandtoincorporateallhpcandcpcconditionsofapproval. StreetDesignReview TheProjectstreetscapeshallbedesignedinaccordancewiththeAccessMinneapolisdesignguidelines;seepage17 ofthestreetandsidewalkdesignguidelinesforfurtherinformation: Thesegmentof1stStNand2ndAveNwithintheprojectaredefinedasanactivitycenterstreettypeandshould reflecttheacceptableminimumsfoundonfigure107 ActivityCenterStreetTypewithHighPedestrianPriority.This includesa7.0 furnishingzoneanda7.5 throughwalkandfrontagezonebetweenthefurnishingzoneandbuilding face.iftheseminimumscannotbemet,justificationshallbegiveninthewrittenresponsecomments. TheProjectstreetscapeshallbedesignedinaccordancewiththeAccessMinneapolisdesignguidelines;see pedestrianaccessibleroute(par)isofconcern,aminimum6 0 clearthroughwalkzone(unobstructedsidewalk) shallbemaintainedforthelengthofanyblockinastraightline(theclearthroughwalkzonecannot jog around plantersandtreegrates).locationsforsitefurniture,treegrates,plantersandotherproposeddesignelementsthat fallwithinthepublicrightofwayshallbemodifiedtoprovidefortherequiredpedestrianclearthroughwalkzone space. AllproposedtreesinthePublicrightofwayaresubjecttothereviewandapprovaloftheMinneapolisPark Board.PleasecontactCraigPinkallaat(612) todiscusstreespeciesselection,plantingmethod,spacingand locations. ZoningReview Projectwillberequiredtogainlanduseapprovalsatthecityplanningcommission.Itisanticipatedthatitwillbe reviewedbythecityplanningcommissioninfebruary.atthistime,siteplanreviewistheonlyidentifiedapplication. SewerReview Groundwater: Identifyifanypumpingofgroundwaterisproposedinordertokeepthebelowgradeareasdryaftercompletionof construction.ifnot,thisshouldbenotedontheplans.anyproposedgroundwaterdischargesrequirereviewbythe City.PleasealsoincludethelowfloorelevationontheGradingPlan.

17 StormwaterManagement: Thisproposeddevelopmentprojectisadjacenttoanotherdevelopmentprojectcurrentlybeingproposed.Thedesign teamsonthetwoprojectsappeartobethesame.provideanarrativeastowhythetwoprojectswouldnotbe consideredphasedorconnectedactions,perthedefinitionsinch54oftheminneapoliscodeofordinances.ifthis casecan tbemade,stormwatermanagementrequirementswouldapplyforphasedorconnectedactionswherethe totallanddisturbanceisover1acre. Iftheprojectisfoundtobenotpartofaphasedorconnectedaction,thesitedoesnottriggertheCity sstormwater managementrequirements,includingratecontrol.providearevisedstormwatermanagementreportstatingthis,as themethodofmodifyingthetimeofconcentrationlikelywouldnothavebeenacceptedifratecontrolwasrequired. SurfaceDrainage: Provideadditionalspotelevationsoracurbprofilefortheproposedcurbextensionatthecornerof1stStNand2nd AveNtoensureadequatedrainageisbeingprovided. UtilityConnections: ForSanitarySewerServiceConnectionnote12.A&B,iftheexistingserviceisinadequateinsizeorcondition,thenew connectionshouldbecoredrilledwithasaddleteefitting.note12.bcanberemovedasthisonlyrequiresinspection bytheutilityconnectionsoffice.indicatethesizeofserviceneeded. RoofDrainConnectionnote13.Bcanberemoved.AstandardcoredrilledconnectiontotheCitymainonlyrequires inspectionbytheutilityconnectionsoffice. Utility: TheDemolitionPlan,C0.10,appearstohavethesanitarysewermainsin1stStNand2ndAveNidentifiedasstorm sewer. ProvidetheproposedrimandinvertelevationsfortherelocatedCBatthecornerof1stStNand2ndAveN.TheCB leadshouldalsobepvcinsteadofrcp. ProvideorreferencetheappropriateCityofMinneapolisstandarddetailplatesfortheproposedrelocatedcatch basin,includingcasting,grateandcurbbox. ForcommentsorquestionsonPublicWorksSurfaceWater&SewersDivisionrelatedrequirementspleasecontactJeremy SidewalkReview SheetC1.01containsanotereferringtoCitycostparticipationinthecurbextensionat1stStNand2ndAveN.Details regardingthecity sfinancialparticipationhavenotbeenconfirmedandthisnoteshouldberemoved.thefurther coordinationwiththecitywillbenecessaryregardingthecurbextensionasitrelatestothecity spedestrian improvementproject. Thegradesalong2ndAveN(sheet2.01)shallreflectcommentsprovidedattheDecember14thmeetingwithPublic Worksstreetdesignstaff,includingmatchinggradestotherevisedalleydrivewayapronlocatedontheadjacent development. TrafficandParkingReview Thenatureoftheproposeddevelopmentissuchthattrafficimpactswillbeanissue;pleasecontactAllanKlugmanat (612) todiscusstherequirementsofaTravelDemandManagementPlan(TDMP). Thealleypedestriancrossingbetweendevelopmentsisasapotentialtrafficsafetyconcern.Theapplicantshall describehowdriverswillbealertedtothepresenceofpedestriansinthealleyandshouldprovidemitigation measurestoaddresspotentialconflicts. Thevehicleaccesspointfromthealleyshallprovideforanunobstructed20 sighttriangle.iftheseminimumscannot beattainedtheapplicantshallprovidemitigatingmeasures,suchaspedestrianwarningdevices,signage,andslip preventionmeasuresontheramp. ThebuildingaccesspointfromthealleyisnotrecommendedbyMinneapolisTrafficduetopotentialconflictswith motorvehicles. PerCityOrdinancetheApplicantshallprovidefor(andidentify)asolidwastecollectionpoint(SWCP)onthesite plans.thelocationoftheswcpissubjecttothereviewandapprovalofthepublicworksdepartment.please provideanarrativeexplainingthetrashremovaloperationsandshowturningmaneuversforallvehicletypesthatwill beusingtheloadingdock/parkingentranceareas. Priortositeplanapproval,theApplicantshallcontactJosephLaurinat todeterminestreetlighting requirements.allstreetlightinginthepublicrightofwayshallbedesignedandconstructedtocitystandards.the Applicantshallsubmitadetailedplanspecifyingpolelocations,lightstandardsandfixturetypes,andincludeall requiredminneapolisstandardplatesforinstallationdetails.theseincludedesignplatesforpoles(15 aluminumor 30 highlevelpole),fixturecutsheetsfromsuppliers(mustmeetfullcutoffstandardandbeafixtureidentifiedinthe MinneapolisStreetLightPolicy),concretepolefoundationdetails,lightingcabinet(typically120voltcabinetCBDfor downtown,noncbdforelsewhere),andwiringdiagramsforlightingconnections.apowersourceforthelighting

18 mustbeidentifiedfromxcelenergyandbelocatedinthepublicrightofway(streetlightingshallnotbepowered fromsourcesontheprivatedevelopmentsite). TheMinneapolisStreetLightpolicyisavailableatthefollowing: Allprojectworkareasmustbesurveyedpriortoconstructionforthepresenceoftrafficsignals,cabinetsandsignal interconnectconduit.iftheprojectrequiresthetemporaryremoval/temporaryrelocationofanycityofminneapolis lightingortrafficsignalsystemthatmaybeinthewayofconstruction,orwilldisruptthesidewalksandexcavatetoa pointwheresignalscouldbedamagedordisrupted,theprojectmustbudgetforrelocationorfullreplacementof interconnectandsignalfoundationsandconduit.foranalysisofcurrentconditionsandcostestimatepleasecontact TilahunHailuat(612) ExistingTrafficrelatedutilitiesshouldbereflectedontheplan.ContactShaiComayat ContactJoshJohnsonat(612) regardingparkingmetersandpaystationreplacementcoordinatedwiththe project. WaterReview TheCityofMinneapolisWaterTreatment&DistributionServicesDivision(WTDS)requiresthatpotablewatersupply servicelinesshallbesizedbaseduponthetotaldemandandshallbedeterminedinaccordancewithrecognized engineeringmethodsandprocedures.theapplicant(andengineer)shallberesponsiblefordesigningpotablewater systemsthatarenotoversizedfortheirintendedusesothatturnoverissufficienttomaintainwaterquality.please contactrockrogersat(612) ,toconfirmdomesticandfireservicedesign,connections,andsizes.the Applicantshallprovideaconfirmationofdomesticandfireservicedesignbeforesiteplanapprovalcanbegranted. AddressReview PleaseworkwithDonZartregardingaddressing. Citystaffarelookingintoassigningaddressingthatmatchescityguidelines. Whenassigningsuitesequencesthefollowingguidelinesareasfollows: Thefirstonetotwodigitsofthesuitesequencenumberwilldesignatethefloornumberofthesite. ThelasttwodigitsofthesuitesequencenumberwilldesignatetheuniqueIDfortheunit(condo,suite,unit,or apartment). Suitesequencedigitnumberswillbeassignedtodwelling,commercialandretailunits,notcommonareas.For example,laundryrooms,saunas,workoutrooms,etc.,wouldnotbeassignednumbers. Pleaseprovideeachcondo,suite,unitorapartmentnumber. ThisbuildingisalsoconsideredtohaveaparkingrampperMCOChapter108.Assuch,within5yearsofthedateof thecertificateofoccupancybeingissued,theparkingrampwillberequiredtohaveannualinspectionsandapplyfor arampoperatingcertificate.

19 January 5, 2018 January 22, REVISED Aaron Hanauer, AICP City of Minneapolis - CPED 250 South Fourth Street Room 300 Minneapolis, MN RE: Commutator foundry development STATEMENT OF PROPOSED USE AND DESCRIPTION OF THE PROJECT The Commutator Foundry Development will be located on the 0.50 acre (22,200 SF) property at 121 and 125 N 1 st Street. The site is bounded on the north by N 1 st Street and on the west by N 2 nd Avenue. The site is zoned B4N (Downtown Business District) and Downtown Parking (DP) Overlay District. This project also falls within the Nineteenth Century sector of the Minneapolis Warehouse Historic District and Saint Anthony Falls Historic District, and therefore is designed in accordance with the City of Minneapolis Historic Preservation Commission requirements. The 70,000 square feet of office space is required to provide one large loading space. As outlined in Table Off-Street Loading Requirements, off-street loading facilities accessory to office uses located in the downtown districts shall be provided as follows: One (1) large loading space for office uses with thirty thousand (30,000) to one hundred thousand (100,000) sq. ft. of gross floor area. One variance is requested to reduce the number of off-street loading spaces required for an office use. No rezoning or conditional use permits will be required as a part of this development. This project is a mixed-used building consisting of retail and office. Two levels of parking will be provided below grade, with a total of 54 parking stalls. The main level of the new construction consists of approximately 19,000 square feet of retail. The office lobby for the five stories of office above will also be located on the main level, with the main office entrance off of N 1 st Street. This project involves the historic rehabilitation and stabilization of the existing Commutator Hotel and Foundry building. This building will be adaptively reused as retail and office space. The total size of the existing building is approximately 14,000 GSF. This project also involves the rehabilitation of the historically contributing façade at 121 N 1 st Street. The existing contributing portion of the 121 N 1 st Street building will be stabilized structurally, and moved off site temporarily to accommodate subterranean construction work for underground parking within the site. The client intends to use Jepson Inc. to stabilize and move the structure. Once subterranean work is complete, the 121 N 1 st

20 Street building will be returned to its original location and construction and rehabilitation above grade will proceed as planned. A small interior courtyard is planned on the south side of the property adjacent to the alley, which is both landscaped and hardscaped for use by commercial tenants. Careful attention has been made to provide safe separation of pedestrians and vehicles within the courtyard. Vehicles access the below grade parking levels via the alley per the access requirements set forth by the Minneapolis Warehouse Historic District Guidelines (3.11). A Travel Demand Management Plan (TDMP) will not be required for this project.

21 PROJECT LOCATION SITE MAP See below for a matrix summarizing bulk (GFA), height, the size of any commercial spaces and number of parking spaces:

22 Gross Square Feet Height Number of Parking Spaces Lower Level Two 19,706* Lower Level One 16,127* Level One 19, Level Two 17, Level Three 16, Level Four 13, Level Five 13, Level Six 11, Roof ** Totals 93, *Not included in floor area ratio (FAR) calculations. **Estimated from grade to top of sixth floor parapet. BUILDING CONCEPT The proposed new construction has been designed in accordance with the Minneapolis Warehouse Historic District Design Guidelines. The new construction will be built to the lot lines to maintain the street wall. The building is six stories, with a first floor height of 12-7 and floor-to-floor height of 11-5 at level two to align the second and third levels of new construction with the floors of the adjacent existing Commutator Foundry. The upper story height of the new construction is approximately 13-0 per floor. The Minneapolis Warehouse Historic District Guidelines define the rhythm of new construction by composing the building facades with a defined base, middle, and top. In this case the building is horizontally segmented into these three parts through the treatment of materials at the ground floor retail level, horizontal banding between floors and a refined corbeled cast stone cornice. The application of modular cost stone piers between a pattern of simple, regular, rectangular and vertically oriented fenestration is also subtle interpretation employed to meet these guidelines. MATERIALS The new construction consists of two primary exterior materials a cast stone custom unit masonry and insulated clear glazing (at both punched openings and the storefront applications). The commercial retail spaces on the primary facades of N 1 st Street and N 2 nd Avenue as well as the secondary retail facades that face the courtyard space are floor to ceiling curtainwall with high performance insulated glazing. At levels 2-6, provide aluminum windows in lieu of curtain wall. Any penetrations of the façade have been eliminated on the primary facades and minimize their appearance from the exterior, in compliance with the Minneapolis Warehouse Historic District Design Guidelines. Preliminary materials selections are as follows: Cast Stone Unit Masonry Base Option: American Artstone custom unit masonry.

23 Custom Unit Masonry Alternate Option Basis of Design: Echelon Cordova Stone, Texture: Smooth, Color: Mix of Alabaster, Limestone and Graphite, Size: 4H x 4D x 24W. Note that Cast Stone lintels and Shaped Piers on North and South Facades would remain custom elements. Curtain Wall Basis of Design: Wausau Windows Superwall SSG Four-Sided, 6 back member. Window Unit Basis of Design: Wausau Windows Invent 3250i-XLT or similar. DEMOLITION AND REHABILITATION The existing foundry building is a brick and concrete masonry building with steel roof spanning members, built in multiple phases from the late 1800 s to the 1960 s (See Figure 1). The primary roof structure is existing riveted steel trusses that previously supported the roof deck structure. Much of the existing roof deck has collapsed, leaving the trusses and tops of walls in place, but exposed to the elements. The existing roof trusses have considerable mill scale and surface rust. Some flaking is visible, but the extent of the corrosion is unclear. In addition to the damaged roof, significant portions of the interior brick walls were removed during the life of the building, leaving large openings without traditional lintel systems in place and areas of bearing wall in disrepair. An existing smoke stack that served the east portion of the foundry building will be stabilized in place or removed, repaired, and replaced as part of this project. The exterior masonry walls of the 1 story foundry building and 3-story hotel building shall be maintained and repaired with the least invasive method possible to capture the character of the surfaces while bringing the exterior walls into code compliance. This work may include repointing portions of the brick, replacing portions of the brick, or repairing portions of the brick in both exterior and interior conditions. This repair and rehabilitation will be conducted according to the historic and structural assessments of the building and a test section will be prepared for review/approval in an inconspicuous location. Ghost signs on the exterior masonry walls shall be preserved in place. Existing Black River sandstone lintels, sills, and banding on the 3-story hotel building shall be cleaned and restored. Repair existing cast metal cornices on 2 nd Ave and 1 st St. facades. Remove and salvage existing cornices on East façade as noted in demolition drawings. Repair exterior bay windows and exterior cladding on north façade. A new ADA accessible ramp will be located off of 2 nd Ave to provide direct access to the elevator core located within the new construction adjacent to the Commutator Foundry Building. This allows for equitable access to all spaces within project. Windows on the east parti wall of the existing Commutator Foundry will be removed and stored off site or reused to replace windows of similar size on the west façade which would be more difficult to repair. Existing rough openings to be filled in with masonry to form a 2 hour rated parti wall between existing and new construction. Existing fire escape on the east façade to be removed and stored off site for potential reuse.

24 Unless noted otherwise, all existing steel and wood windows are to be repaired or replaced in-kind, according to a historic window assess prepared by PVN. Existing windows will be inventoried and stored offsite according to the numbering system outlined on the demolition elevations during construction. Interior heavy timber construction will be repaired or replaced per structural assessment of existing conditions. Existing roof joists in the south 1-story portion of the foundry building shall be repaired and reinforced in place if possible. A new structure shall be erected around the existing to carry the new roof and additional anticipated snow loads. Foundation walls to be repointed or repaired as necessary in Lower Level 1. The historic light well and areaway at the west façade at the corner of N 1 st Street and N 2 nd Avenue will be reopened. A new exterior stair accessing Lower Level 1 of the 3-story Foundry building will be added in the restored opening a second means of egress from the lower level. This area will be protected with a new railing and edge protection at the sidewalk. The adjacent, existing 3 story hotel building has multi-wythe brick exterior bearing walls with interior dimensional lumber and heavy timber wood structural framing. The limestone foundation walls are visible in the basement of the building, including an areaway that extends below the exterior sidewalk on 2 nd Avenue North. The primary floor structure is wood joists with wood deck. We anticipate new drifted snow loads on both roofs due to the adjacent multi-story office building documented in Project 2. Based on the new snow loads, and increased loads for office and retail program, we anticipate some additional floor and roof framing will be necessary in both the existing 1-story and 3-story buildings to accommodate the increased loads and to bring both into compliance with applicable codes. There are no existing structural drawings for these buildings. Based on the structural engineer s preliminary structural assessment of the building, additional work is deemed necessary prior to determining the full scope of structural and rehabilitation services for this project. Testing of existing materials for strength and composition have been identified and summarized as part of a structural conditions assessment and historically significant elements will be identified by a historical conditions assessment. SIGNAGE CRITERIA Primary signage shall be placed in the traditional sign band area as a wall sign or will be installed as a window sign. Wall signs will be located between the first and second floor, above the retail curtain wall, and will not be placed higher than fourteen (14) feet. Wall signs will not conceal architectural features or obstruct openings. Wall signs will be less than two (2) feet high and thirty-two (32) square feet in area and will not extend outward from the building more than (8) inches. Wall signs may be primarily constructed out of metal. Sign colors and materials will be compatible with the color and materiality of the building proposed, and with the surrounding context. Wall signs may be illuminated, in conformance with the Minneapolis Heritage Preservation Commission Design Guidelines

25 for On-Premise Signs and Awnings. The number, size, and location of window signs is not regulated by the HPC. LIGHTING The project will meet all lighting criteria set for the by City of Minneapolis and the Minneapolis Warehouse Historic District Design Guidelines at the primary building facades and in the public right of way. Building lighting will be primarily recessed to illuminate the retail entries. At the interior courtyard the design intent is to create a layering of light to make the space feel public while also support wayfinding and pedestrian safety. Layers of light in the courtyard may be accomplished through subtle wall grazing, foreground and background planter lighting, under-bench lighting, linear lights or bollards in the larger planters, and discrete uplighting to feature tree canopies. BUILDING MANAGEMENT There is a trash room located at Lower Level P1, in the parking garage. Building management will move trash to the alley for collection on a regular schedule. There is a designated snow storage area located at the south edge of the property, adjacent to the alley. PROJECT APPROVALS AND SCHEDULE The Minneapolis Heritage Preservation Commission approved the certificate of appropriateness to allow for the demolition of the noncontributing buildings, rehabilitation of the Commutator Hotel Building and Roe Wolfe Buildings, and to allow for new construction, subject to itemized conditions. For more detail about these conditions, refer to the attached regular meeting actions from the December 12, 2017 public hearing (see 061). Based on conversations with planning staff, this project endeavors to have all required entitlements and approvals by early The project will pursue permits immediately thereafter. Construction is estimated to take approximately 12 months, with occupancy schedule by mid-2019.

26 COMMUTATOR FOUNDRY DEVELOPMENT City Planning Commission Land Use Application 05 JANUARY X 4 FOR CITY OF MPLS REVIEW SNOW KREILICH ARCHITECTS

27 PROJECT APPLICATION INDEX DRAWINGS 001 Cover Page 002 Application Index 003 Site Context - Plan 004 Site Context - Aerial Image 005 Site Context - Aerial Image 006 Site Context - Aerial Image 007 Site Context - Aerial Image 008 Site Diagram - Axon 009 Site Context - Street Elevation 010 Site Context - Street Elevation 011 Exterior Rendering - Northwest Corner 012 C1.00-Site Plan 013 Floor Plan-Lower Level P2 014 Floor Plan-Lower Level P1 015 Floor Plan-Level Floor Plan-Level Floor Plan-Level Floor Plan-Level Floor Plan-Level 5 and Level Elevations - North 021 Elevations - North 022 Elevations - South 023 Elevations - South 024 Elevations - West 025 Elevations - West 026 Elevations - East 027 Elevations - East 028 Site Context - Photos of Foundry 029 Site Context - Photos of Foundry 030 Elevations - Foundry 031 Elevations - Foundry 032 Warehouse Historic District Precedents 033 Warehouse Historic District Precedents 034 Warehouse Historic District Precedents N 1st Street - Existing Facade 036 Exterior Rendering - Primary Facade N 1st Street - Facade Study N 1st Street - Facade Study N 1st Street - Facade Study 040 Commutator Foundry - Areaway Study 041 Shadow Studies 042 Landscape Design - Concept 043 Landscape Design - Paving Locations 044 Landscape Design - Planting Palette 045 Landscape Design - Site Furnishings DOCUMENTS 046 Statement of Proposed Use and Description of the Project 047 Letter from the Property Owner, Authorizing Application 048 Letter of Proposed Project 049 Letter of Support from the North Loop Neighborhood Association (NLNA) 050 Statement of Applicable Findings for the 051 Owners of record or property within 350 feet - Map 052 Owners of record or property within 350 feet - Mailing Labels 053 Hennepin County Property Map Hennepin County Property Map Hennepin County Property Map Hennepin County Property Map ALTA Survey 058 Existing Elevation Survey 059 Land Use Application and Checklist 060 Land Use Application - Property History Information 061 City of Minneapolis - HPC Actions ( ) 062 Foundry Historic Window Survey - PVN ( ) 063 Foundry Preliminary Structural Condition Assessment - MBJ ( ) 4 X 4 FOR CITY OF MPLS REVIEW SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN CITY PLANNING COMMISSION LAND USE APPLICATION PHASE APPLICATION INDEX SUBJECT JANUARY 05, DATE PAGE

28 DATE N 2nd Avenue 1 2 N 1st Street 4 X 4 FOR CITY OF MPLS REVIEW N 2nd Street N 1st Avenue N 1st Street Historic American House Hotel / Commutator Foundry N 1st Street Contributing Property / New Construction SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE SITE CONTEXT - PLAN SUBJECT JANUARY 05, PAGE N

29 DATE X 4 FOR CITY OF MPLS REVIEW N 2nd Street N 1st Avenue N 1st Street Historic American House Hotel / Commutator Foundry N 1st Street Contributing Property / New Construction SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE SITE CONTEXT - AERIAL IMAGE SUBJECT JANUARY 05, PAGE

30 DATE X 4 FOR CITY OF MPLS REVIEW N 1st Avenue N 1st Street N 1st Street Historic American House Hotel / Commutator Foundry N 1st Street Contributing Property / New Construction SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE SITE CONTEXT - AERIAL IMAGE SUBJECT JANUARY 05, PAGE

31 DATE 4 X 4 FOR CITY OF MPLS REVIEW 2 1 N 1st Street N 1st Street Historic American House Hotel / Commutator Foundry N 1st Street Contributing Property / New Construction SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE SITE CONTEXT - AERIAL IMAGE SUBJECT JANUARY 05, PAGE

32 DATE 4 X 4 FOR CITY OF MPLS REVIEW 2 1 N 2nd Avenue N 2nd Street N 1st Street Historic American House Hotel / Commutator Foundry N 1st Street Contributing Property / New Construction SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE SITE CONTEXT - AERIAL IMAGE SUBJECT JANUARY 05, PAGE

33 3 4 X 4 FOR CITY OF MPLS REVIEW N 1st Street Historic American House Hotel / Commutator Foundry 2IʒFH DQG 5HWDLO N 1st Street Contributing Property / New Construction 2IʒFH DQG 5HWDLO 3. Proposed New Construction (Not a Connected Action / Separate Ownership) 1 SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN CITY PLANNING COMMISSION LAND USE APPLICATION SITE DIAGRAM - AXON JANUARY 05, 2018 JANUARY 22, 2018 (REV) 08 PROJECT PHASE SUBJECT DATE PAGE

34 DATE N 2nd da Avenue 1 2 N 1st Street N 2nd St Street N1s 1st Av Avenue 4 X 4 FOR CITY OF MPLS REVIEW N 1st Street Historic American House Hotel / Commutator Foundry N 1st Street Contributing Property / New Construction N 2ND STREET (NOT TO SCALE) SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE SITE CONTEXT - STREET ELEVATION SUBJECT JANUARY 05, PAGE N

35 DATE N 2nd Avenue 1 2 N 1st Street Street N 2nd 2nd Street St reet N 1st Av Avenue 4 X 4 FOR CITY OF MPLS REVIEW N 1st Street Historic American House Hotel / Commutator Foundry N 1st Street Contributing Property / New Construction N 2ND AVENUE (NOT TO SCALE) SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE SITE CONTEXT - STREET ELEVATION SUBJECT JANUARY 05, PAGE N

36 DATE 4 X 4 FOR CITY OF MPLS REVIEW SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE EXTERIOR RENDERING - NORTHWEST CORNER SUBJECT JANUARY 05, PAGE

37 219 NORTH SECOND STREET SUITE 120 MINNEAPOLIS, MN COMMUTATOR FOUNDRY BUILDING AREA SUMMARY P1 19,706 SF P2 16,127 SF GROUND LEVEL (BUILDING) 19,343 SF GROUND LEVEL (COURTYARD) 1,566 SF LEVEL 2 17,724 SF LEVEL 3 16,425 SF LEVEL 4 13,813 SF LEVEL 5 13,813 SF LEVEL 6 11,897 SF TOTAL ENCLOSED 128,848 SF 4 X 4 FOR CITY OF MPLS REVIEW SITE PLAN KEYNOTE LEGEND Sheetnote Number Sheetnote Text 01 BELOW GRADE PARKING ENTRY AND EXIT 02 RECESSED RETAIL ENTRY 03 RETAIL ENTRY 04 RECESSED BUILDING ENTRY 05 CONNECTION TO STORM SEWER MAIN 06 NEW TREE - BUCKEYE QTY (3) 07 NEW TREE - KENTUCKY COFFEETREE QTY (2) 08 NEW TREE - SWAMP WHITE OAK QTY (2) 09 NEW SHRUB - TIGER EYE SUMAC QTY (2) 10 NEW FERN - ROYAL FERN QTY (10) 11 EXISTING HISTORIC AREAWAY TO BE REOPENED 12 ROOF DRAIN & OVERFLOW 13 EXISTING STREETLIGHT TO REMAIN 14 CUSTOM PRECAST PLANTER AND SEATING ASSEMBLY 15 OUTDOOR ROOF DECK 16 SNOW STORAGE AREA 17 EGRESS STAIR EXIT 18 VINE PLANTING (TYPE 1) - Humulus lupulus (Common Hops) AREA; 43 SF 19 SUN/SHADE PLANTING (TYPE 2) - Bouteloua gracilis 'Blonde Ambition', Liatris pycnostachya 'Prairie blazing star', Carex vulpinoidea, Echinacea purpurea (Purple Coneflower) AREA; 189 SF 20 STREET PLANTING (TYPE 3) - Schizachyrium scoparium (Little Bluestem), Bouteloua gracilis 'Blonde Ambition', Liatris spicata 'blazing star', Rudbeckia hirta (black eyed susan), Eryngium yuccifolium (Rattlensake Master), Perovskia atriplicifolia (Russian Sage) AREA: 919 SF 21 BIKE RACK QTY 5 (EACH RACK FITS 2 BIKES) 22 EXISTING CURB TO BE REPLACED 23 ELECTRICAL TRANSFORMER ENTRY 24 ROOF OVERFLOW OUTLET 25 PEDESTRIAN SAFETY CURB BUMP OUT 26 PARKING METER SIGN 27 PARKING PAY STATION 28 RELOCATED STREET LIGHT 30 RELOCATED STOP SIGN 31 RELOCATED SNOW EMERGENCY ROUTE SIGN 32 CUSTOM PRECAST PLANTER 33 REINFORCED/RESTORED SMOKESTACK 34 TWIN PERPENDICULAR PED RAMPS 35 NEW DOMESTIC AND FIRE WATER SERVICE 36 NEW ROOF DRAIN 37 NEW SANITARY SEWER SERVICE P1 CORRIDOR - CONCRETE UNIT PAVING P2 SLOW ZONE - CONCRETE UNIT PAVING P3 SIDEWALK - CAST-IN-PLACE CONCRETE SITE PLAN NOTES: CLIENT John D. Gross Commercial Real Estate Development & Brokerage 528 Hennepin Avenue 705 Minneapolis, MN CIVIL ENGINEER Elan Design Lab 901 North 3rd Street, Suite 120, Minneapolis, MN LANDSCAPE ARCHITECT Ten x Ten 211 1st St N Suite 350 Minneapolis, MN STRUCTURAL ENGINEER Meyer Borgman Johnson 510 Marquette Avenue South Suite 900 Minneapolis, MN Land Use Application Project Number NOT FOR CONSTRUCTION FOR REFERENCE ONLY Signature Stephen M. Johnston Typed or Printed Name Registration Number Drawn By I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Engineer under the State of Minnesota 01/22/ SITE PLAN -ALL PARKING SPACES LOCATED UNDERGROUND 54 TOTAL (3 ACCESSIBLE, 1 VAN ACCESSIBLE) -TENANT BIKE PARKING LOCATED IN UNDERGROUND GARAGE 1" = 20' 20 60

38 DATE 4 X 4 FOR CITY OF MPLS REVIEW SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE FLOOR PLAN - LOWER LEVEL P2 SCALE: 1/32 = 1-0 SUBJECT JANUARY 05, PAGE N

39 DATE 4 X 4 FOR CITY OF MPLS REVIEW SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE FLOOR PLAN - LOWER LEVEL P1 SCALE: 1/32 = 1-0 SUBJECT JANUARY 05, PAGE N

40 DATE EX-00 EX-1 EX-2 EX-3 EX-4 EX-6 EX-7 EX-A EX-B EX-C EX-D EX-E EX-F EX-G EX-H EX-J EX-K EX-L EX-M EX-N EX-O EX-P STAIR B 002 OPEN ENTRY 130 OTB OTB RETAIL A 101 RETAIL B RETAIL C RETAIL D RETAIL E RETAIL F 106 VEST 132 SHAFT RETAIL G 110 CORRIDOR 133 VESTIBULE 131 LEVEL 2 OVERHEAD ELEV A 005 EXIT 134 RETAIL J 111 ELEV B 006 STAIR A 001 JAN 162 RAMP DOWN TO P1 MEN 161 WOMEN 160 MECH MEZZ 170 A B C D E F G 4 X 4 FOR CITY OF MPLS REVIEW EX-1.2 EX-2.5 EX-3.5 EX-5 LEVEL 2 OVERHEAD SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE FLOOR PLAN - LEVEL 1 SCALE: 1/32 = 1-0 SUBJECT JANUARY 05, 2018 JANUARY 22, 2018 (REV) 15 PAGE N

41 DATE 4 X 4 FOR CITY OF MPLS REVIEW SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE FLOOR PLAN - LEVEL 2 SCALE: 1/32 = 1-0 SUBJECT JANUARY 05, 2018 JANUARY 22, 2018 (REV) 16 PAGE N

42 DATE EX-1 EX-2 EX-3 EX-4 EX-6 EX-7 EX-A EX-B EX-C EX-D EX-E EX-F EX-G EX-H EX-J EX-K EX-L EX-M EX-N EX-O EX-P STAIR B 002 FOUNDRY OFFICE 301 RIDGE SLOPE RIDGE SLOPE COMMON SLOPE SLOPE SHAFT COMMON 320 STAIR C 006 OPEN TO BELOW STAIR A 001 OFFICE SOUTH 303 ELEV A 005 OTB ELEV B 006 OFFICE NORTH 302 SHAFT SHAFT MEN 362 WOMEN 361 JAN/MECH 360 A B C D E F G 4 X 4 FOR CITY OF MPLS REVIEW EX-1.2 EX-2.5 EX-3.5 EX-5 LEVEL 3 1 SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE FLOOR PLAN - LEVEL 3 SCALE: 1/32 = 1-0 SUBJECT JANUARY 05, 2018 JANUARY 22, 2018 (REV) 17 PAGE N

43 DATE EX-1 EX-2 EX-3 EX-4 EX-6 EX-7 EX-A EX-B EX-C EX-D EX-E EX-F EX-G FOUNDRY ROOF (BELOW) SHAFT STAIR C 006 TERRACE 404 OPEN TO BELOW STAIR A 001 OFFICE SOUTH 402 COMMON 420 ELEV A 005 ELEV B 006 OFFICE NORTH 401 SHAFT SHAFT MEN 462 WOMEN 461 JAN/MECH 460 A B C D E F 4 X 4 FOR CITY OF MPLS REVIEW G SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE FLOOR PLAN - LEVEL 4 SCALE: 1/32 = 1-0 SUBJECT JANUARY 05, 2018 JANUARY 22, 2018 (REV) 18 PAGE N

44 DATE OFFICE TERRACE 530 OTA A STAIR C 006 SHAFT OPEN TO BELOW STAIR A 001 OFFICE SOUTH 501 ELEV A 005 ELEV B 006 OFFICE NORTH 502 COMMON 520 SHAFT JAN/MECH 560 SHAFT MENS 262 WOMEN 261 B C D E F 4 X 4 FOR CITY OF MPLS REVIEW OTB G FLOOR PLAN - LEVEL 5 SCALE: 1/32 = 1-0 FLOOR PLAN - LEVEL 6 SCALE: 1/32 = 1-0 SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE FLOOR PLAN - LEVEL 5 AND LEVEL 6 SCALE: 1/32 = 1-0 SUBJECT JANUARY 05, 2018 JANUARY 22, 2018 (REV) 19 PAGE N

45 MATERIAL PERCENTAGES ON EACH ELEVATION ORIENTATION GLASS % MASONRY % METAL % NORTH 39.5% 52% 8.5% SOUTH 34.8% 58.3% 6.9% EAST 42% 51% 7% WEST 38% 51% 11% ft 4 X 4 FOR CITY OF MPLS REVIEW NORTH ELEVATION SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE ELEVATIONS - NORTH SCALE: 1/16 = 1-0 SUBJECT JANUARY 05, 2018 DATE 20 PAGE

46 MATERIAL PERCENTAGES ON EACH ELEVATION ORIENTATION GLASS % MASONRY % METAL % NORTH 39.5% 52% 8.5% SOUTH 34.8% 58.3% 6.9% EAST 42% 51% 7% WEST 38% 51% 11% 4 X 4 FOR CITY OF MPLS REVIEW NORTH ELEVATION SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE ELEVATIONS - NORTH SCALE: 1/16 = 1-0 SUBJECT JANUARY 05, 2018 DATE 21 PAGE

47 DATE MATERIAL PERCENTAGES ON EACH ELEVATION ORIENTATION GLASS % MASONRY % METAL % NORTH 39.5% 52% 8.5% SOUTH 34.8% 58.3% 6.9% EAST 42% 51% 7% WEST 38% 51% 11% ROOF LEVEL EL + 914' - 2" 4 X 4 FOR CITY OF MPLS REVIEW LEVEL 6 EL + 901' - 2" LEVEL 5 EL + 888' - 2" LEVEL 4 EL + 875' - 2" LEVEL 3 EL + 862' - 2" LEVEL 2 EL + 850' - 9" FFE LEVEL 1 EL + 838' - 8" LEVEL 1 EL + 838' - 2" SOUTH ELEVATION SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE ELEVATIONS - SOUTH SCALE: 1/16 = 1-0 SUBJECT JANUARY 05, 2018 JANUARY 22, 2018 (REV) 22 PAGE

48 DATE MATERIAL PERCENTAGES ON EACH ELEVATION ORIENTATION GLASS % MASONRY % METAL % NORTH 39.5% 52% 8.5% SOUTH 34.8% 58.3% 6.9% EAST 42% 51% 7% WEST 38% 51% 11% PROJECT EXTENTS NOT IN SCOPE ROOF LEVEL EL + 914' - 2" 4 X 4 FOR CITY OF MPLS REVIEW LEVEL 6 EL + 901' - 2" LEVEL 5 EL + 888' - 2" LEVEL 4 EL + 875' - 2" LEVEL 3 EL + 862' - 2" LEVEL 2 EL + 850' - 9" EX-1.2 EX-2.5 EX-3.5 FFE LEVEL 1 EL + 838' - 8" LEVEL 1 EL + 838' - 2" SOUTH ELEVATION SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE ELEVATIONS - SOUTH SCALE: 1/16 = 1-0 SUBJECT JANUARY 05, 2018 JANUARY 22, 2018 (REV) 23 PAGE

49 DATE MATERIAL PERCENTAGES ON EACH ELEVATION ORIENTATION GLASS % MASONRY % METAL % NORTH 39.5% 52% 8.5% SOUTH 34.8% 58.3% 6.9% EAST 42% 51% 7% WEST 38% 51% 11% ROOF LEVEL EL + 914' - 2" 4 X 4 FOR CITY OF MPLS REVIEW LEVEL 6 EL + 901' - 2" LEVEL 5 EL + 888' - 2" LEVEL 4 EL + 875' - 2" LEVEL 3 EL + 862' - 2" LEVEL 2 EL + 850' - 9" FFE LEVEL 1 EL + 838' - 8" LEVEL 1 EL + 838' - 2" WEST ELEVATION SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE ELEVATIONS - WEST SCALE: 1/16 = 1-0 SUBJECT JANUARY 05, 2018 JANUARY 22, 2018 (REV) 24 PAGE

50 LEVEL 1 MATERIAL PERCENTAGES ON EACH ELEVATION ORIENTATION GLASS % MASONRY % METAL % NORTH 39.5% 52% 8.5% SOUTH 34.8% 58.3% 6.9% EAST 42% 51% 7% WEST 38% 51% 11% A B C D E F G ROOF LEVEL EL + 914' - 2" 4 X 4 FOR CITY OF MPLS REVIEW LEVEL 6 EL + 901' - 2" LEVEL 5 EL + 888' - 2" EX-A EX-B EX-C EX-D EX-E EX-F EX-G EX-H EX-J EX-K EX-L EX-N EX-O EX-P LEVEL 4 EL + 875' - 2" LEVEL 3 EL + 862' - 2" LEVEL 2 EL + 850' - 9" FFE LEVEL 1 EL + 838' - 8" EL + 838' - 2" WEST ELEVATION SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE ELEVATIONS - WEST SCALE: 1/16 = 1-0 SUBJECT JANUARY 05, 2018 JANUARY 22, 2018 (REV) DATE 25 PAGE

51 DATE MATERIAL PERCENTAGES ON EACH ELEVATION ORIENTATION GLASS % MASONRY % METAL % NORTH 39.5% 52% 8.5% SOUTH 34.8% 58.3% 6.9% EAST 42% 51% 7% WEST 38% 51% 11% 4 X 4 FOR CITY OF MPLS REVIEW EAST ELEVATION SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE ELEVATIONS - EAST SCALE: 1/16 = 1-0 SUBJECT JANUARY 05, PAGE

52 DATE MATERIAL PERCENTAGES ON EACH ELEVATION ORIENTATION GLASS % MASONRY % METAL % NORTH 39.5% 52% 8.5% SOUTH 34.8% 58.3% 6.9% EAST 42% 51% 7% WEST 38% 51% 11% 4 X 4 FOR CITY OF MPLS REVIEW EAST ELEVATION SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE ELEVATIONS - EAST SCALE: 1/16 = 1-0 SUBJECT JANUARY 05, PAGE

53 DATE 4 X 4 FOR CITY OF MPLS REVIEW SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE SITE CONTEXT - PHOTOS OF FOUNDRY JANUARY 05, SUBJECT PAGE

54 DATE 4 X 4 FOR CITY OF MPLS REVIEW SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE SITE CONTEXT - PHOTOS OF FOUNDRY JANUARY 05, SUBJECT PAGE

55 DATE MATERIAL PERCENTAGES ON EACH ELEVATION ORIENTATION GLASS % MASONRY % METAL % NORTH 35% 65% 0% SOUTH 32% 68% 0% WEST 22.5% 77.5% 0% 4 X 4 FOR CITY OF MPLS REVIEW NORTH ELEVATION SOUTH ELEVATION WEST ELEVATION SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE ELEVATIONS - FOUNDRY JANUARY 05, JANUARY 22, 2018 (REV) SUBJECT PAGE

56 MATERIAL PERCENTAGES ON EACH ELEVATION ORIENTATION GLASS % MASONRY % METAL % NORTH 35% 65% 0% SOUTH 32% 68% 0% WEST 22.5% 77.5% 0% 4 X 4 FOR CITY OF MPLS REVIEW NORTH ELEVATION SOUTH ELEVATION WEST ELEVATION SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE ELEVATIONS - FOUNDRY JANUARY 05, JANUARY 22, 2018 (REV) SUBJECT DATE PAGE

57 DATE WAREHOUSE DETAILS 4 X 4 FOR CITY OF MPLS REVIEW FEATURES - Masonry bond patterns and mixed brick types - Metalwork subframe on ground level - Subtle play of relief in cladding & fenestration SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE WAREHOUSE HISTORIC DISTRICT PRECEDENTS SUBJECT JANUARY 05, PAGE

58 DATE STOREFRONTS 4 X 4 FOR CITY OF MPLS REVIEW FEATURES - Transfer beam above storefront, typically metalwork - Punched opening at plinth, to allow larger taller glazing units - Wider column/pillar spacing than upper stories SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE WAREHOUSE HISTORIC DISTRICT PRECEDENTS SUBJECT JANUARY 05, PAGE

59 DATE PARAPET DETAILS 4 X 4 FOR CITY OF MPLS REVIEW SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE WAREHOUSE HISTORIC DISTRICT PRECEDENTS SUBJECT JANUARY 05, PAGE

60 DATE 4 X 4 FOR CITY OF MPLS REVIEW SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE 121 N 1ST STREET - EXISTING FACADE SUBJECT JANUARY 05, PAGE

61 DATE 4 X 4 FOR CITY OF MPLS REVIEW SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE EXTERIOR RENDERING - PRIMARY FACADE JANUARY 05, SUBJECT PAGE

62 DATE 4 X 4 FOR CITY OF MPLS REVIEW SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE 113N 1ST ST 115N 1ST ST 125N 1ST ST 121 N 1ST STREET - FACADE STUDY SUBJECT JANUARY 05, PAGE

63 DATE 4 X 4 FOR CITY OF MPLS REVIEW 1/2 1/2 1/4 1/4 1/4 1/4 1/2 1/2 1/2 1/2 1/2 1/2 1/4 1/4 1/4 1/4 1/2 1/4 1/4 1/2 1/4 1/ /2 1/2 1/4 1/4 1/4 1/4 1/3 1/3 1/ /3 1/3 1/3 113N 1ST ST 115N 1ST ST 125N 1ST ST SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE 121 N 1ST STREET - FACADE STUDY SUBJECT JANUARY 05, PAGE

64 DATE ROE WOLFE FACADE STUDY 4 X 4 FOR CITY OF MPLS REVIEW CONTRIBUTING PORTION OF EXISTING FACADE SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE 121 N 1ST STREET - FACADE STUDY SUBJECT JANUARY 05, PAGE

65 DATE 4 X 4 FOR CITY OF MPLS REVIEW SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE COMMUTATOR FOUNDRY - AREAWAY STUDY JANUARY 05, SUBJECT PAGE

66 DATE JUNE 21 (9AM) JUNE 21 (NOON) JUNE 21 (3PM) N 1ST STREET N 1ST STREET N 1ST STREET N 2ND AVENUE 1 2 N 2ND AVENUE 1 2 N 2ND AVENUE 1 2 N 2ND STREET 3 N 1ST AVENUE N 2ND STREET 3 N 1ST AVENUE N 2ND STREET 3 N 1ST AVENUE SEPTEMBER 22 (9AM) SEPTEMBER 22 (NOON) SEPTEMBER 22 (3PM) N 1ST STREET N 1ST STREET N 1ST STREET N 2ND AVENUE 1 2 N 2ND AVENUE 1 2 N 2ND AVENUE X 4 FOR CITY OF MPLS REVIEW N 2ND STREET 3 N 1ST AVENUE N 2ND STREET 3 N 1ST AVENUE N 2ND STREET 3 N 1ST AVENUE DECEMBER 21 (9AM) DECEMBER 21 (NOON) DECEMBER 21 (3PM) N 1ST STREET N 1ST STREET N 1ST STREET N 2ND AVENUE 1 2 N 2ND AVENUE 1 2 N 2ND AVENUE N 1st Street Historic American House Hotel / Commutator Foundry N 2ND STREET 3 N 1ST AVENUE N 2ND STREET 3 N 1ST AVENUE N 2ND STREET 3 N 1ST AVENUE N 1st Street Contributing Property / New Construction 3. Proposed New Construction (Not a Connected Action / Separate Ownership) SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE SHADOW STUDIES SUBJECT JANUARY 05, 2018 JANUARY 22, 2018 (REV) 41 PAGE N

67 N 1ST AVENUE N 2ND AVENUE N 1ST STREET 4 X 4 FOR CITY OF MPLS REVIEW SITE DESIGN - CONCEPT: The Foundry Garden is accessed by pedestrians via the main retail level or the courtyard from the adjacent proposed construction. Vehicles access the below grade parking levels via the parking entry off of the alley. A small portion of the site interior will be a landscaped and hardscaped, the courtyard available for use by commercial tenants as well as the public. No rezoning, variances, or conditional use permits will be required as a part of this development. The design intent is to revitalize the alley as a part of this project by re-grading to appropriately address drainage, repaving, and landscaping. SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN CITY PLANNING COMMISSION LAND USE APPLICATION LANDSCAPE DESIGN - CONCEPT JANUARY 05, PROJECT PHASE SUBJECT DATE PAGE N N 2ND STREET

68 DATE PLAZA // SQUARE PAVER 8.75 x 7.5 CORRIDOR // PLANK PAVER 6 x 18 ALLEY // RECLAIMED PAVER 3 x 8 CURB // TRANSITION 8.75 x X 4 FOR CITY OF MPLS REVIEW PAVING PATTERNS: PLAZA // SQUARE PAVER 8.75 x 7.5 TEXTURED PAVER 4 x 12 The paving palette has four primary types. The corridor is a plank paver running east west. The slow zones are a smaller scale paver with texture bridge the alley paver. The alley is the historic brick, its edges a combination of curbs and material transitions. The terrace and plaza are square pavers. SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE LANDSCAPE DESIGN - PAVING PATTERNS SUBJECT JANUARY 05, PAGE

69 DATE OVERALL PLANT PALETTE 4 X 4 FOR CITY OF MPLS REVIEW FOUNDRY GARDEN PLANTING PALETTE: The plant palette is minimal, shade tolerant, and maximizes the potential for character in all with paving but uses topography to build up soil areas to plant within. The rest of the areas use pre-cast concrete planters to build up soil depth above the garage. SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE LANDSCAPE DESIGN - PLANTING PALETTE SUBJECT JANUARY 05, PAGE

70 DATE FURNITURE OBJECTS PLANTER + BENCH 4 X 4 FOR CITY OF MPLS REVIEW PLANTER SITE FURNISHINGS: The site furnishings are simple and minimal, designed as signature furniture that allows for comfortable and unique ways of sitting along the Foundry Garden. The four types are composed of pre-cast concrete with a spare integration of large scale weathered wood for warmth and character. ASSEMBLY SEATING SNOW KREILICH ARCHITECTS COMMUTATOR FOUNDRY DEVELOPMENT MINNEAPOLIS, MN PROJECT CITY PLANNING COMMISSION LAND USE APPLICATION PHASE LANDSCAPE DESIGN - SITE FURNISHINGS SUBJECT JANUARY 05, PAGE

71

72 LE EN 219 NORTH SECOND STREET SUITE 120 MINNEAPOLIS, MN COMMUTATOR FOUNDRY BUILDING EM LITI N N TES CLIENT John D. Gross Commercial Real Estate Development & Brokerage 528 Hennepin Avenue 705 Minneapolis, MN CIVIL ENGINEER Elan Design Lab 901 North 3rd Street, Suite 120, Minneapolis, MN LANDSCAPE ARCHITECT Ten x Ten 211 1st St N Suite 350 Minneapolis, MN STRUCTURAL ENGINEER Meyer Borgman Johnson 510 Marquette Avenue South Suite 900 Minneapolis, MN NOT FOR CONSTRUCTION FOR REFERENCE ONLY 12/11/2017 PDR Submission Project Number Drawn By I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Engineer under the State of Minnesota Signature Stephen M. Johnston Typed or Printed Name Registration Number 1 DEMOLITION PLAN 1" = 20' 20 C r d 60

73 SITE LAN N TES 219 NORTH SECOND STREET SUITE 120 MINNEAPOLIS, MN CIT F MINNEA COMMUTATOR FOUNDRY BUILDING LIS N TES CLIENT John D. Gross Commercial Real Estate Development & Brokerage 528 Hennepin Avenue 705 Minneapolis, MN CIVIL ENGINEER Elan Design Lab 901 North 3rd Street, Suite 120, Minneapolis, MN LANDSCAPE ARCHITECT Ten x Ten 211 1st St N Suite 350 Minneapolis, MN STRUCTURAL ENGINEER Meyer Borgman Johnson 510 Marquette Avenue South Suite 900 Minneapolis, MN NOT FOR CONSTRUCTION FOR REFERENCE ONLY 12/11/2017 PDR Submission ECT S MMA LE EN Project Number Drawn By I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Engineer under the State of Minnesota Signature Stephen M. Johnston Typed or Printed Name Registration Number 1 20 SITE PLAN 1" = 20' C r d 60

74 A IN N TES 219 NORTH SECOND STREET SUITE 120 MINNEAPOLIS, MN LE EN N ES A EA S MMA COMMUTATOR FOUNDRY BUILDING CIT F MINNEA LIS E SI N C NT L N TES CLIENT John D. Gross Commercial Real Estate Development & Brokerage 528 Hennepin Avenue 705 Minneapolis, MN CIVIL ENGINEER Elan Design Lab 901 North 3rd Street, Suite 120, Minneapolis, MN LANDSCAPE ARCHITECT Ten x Ten 211 1st St N Suite 350 Minneapolis, MN STRUCTURAL ENGINEER Meyer Borgman Johnson 510 Marquette Avenue South Suite 900 Minneapolis, MN NOT FOR CONSTRUCTION FOR REFERENCE ONLY 12/11/2017 PDR Submission Project Number Drawn By I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Engineer under the State of Minnesota Signature Stephen M. Johnston Typed or Printed Name Registration Number 1 GRADING, DRAINAGE, & EROSION CONTROL PLAN 20 1" = 20' C r d 60

75 TILIT NTES 219 NORTH SECOND STREET SUITE 120 MINNEAPOLIS, MN COMMUTATOR FOUNDRY BUILDING CLIENT John D. Gross Commercial Real Estate Development & Brokerage 528 Hennepin Avenue 705 Minneapolis, MN CIVIL ENGINEER Elan Design Lab 901 North 3rd Street, Suite 120, Minneapolis, MN LANDSCAPE ARCHITECT Ten x Ten 211 1st St N Suite 350 Minneapolis, MN STRUCTURAL ENGINEER Meyer Borgman Johnson 510 Marquette Avenue South Suite 900 Minneapolis, MN NOT FOR CONSTRUCTION FOR REFERENCE ONLY PDR Submission 12/11/2017 Project Number Drawn By I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Engineer under the State of Minnesota Signature Stephen M. Johnston Typed or Printed Name Registration Number 1 UTILITY PLAN 1" = 20' Cr d

76 219 NORTH SECOND STREET SUITE 120 MINNEAPOLIS, MN COMMUTATOR FOUNDRY BUILDING CLIENT John D. Gross Commercial Real Estate Development & Brokerage 528 Hennepin Avenue 705 Minneapolis, MN CIVIL ENGINEER Elan Design Lab 901 North 3rd Street, Suite 120, Minneapolis, MN LANDSCAPE ARCHITECT Ten x Ten 211 1st St N Suite 350 Minneapolis, MN STRUCTURAL ENGINEER Meyer Borgman Johnson 510 Marquette Avenue South Suite 900 Minneapolis, MN SAW CUT AT CURB AND GUTTER REMOVAL NO SCALE 2 B624 CONCRETE CURB & GUTTER NO SCALE 3 DETECTABLE WARNING SURFACE NO SCALE NOT FOR CONSTRUCTION FOR REFERENCE ONLY PDR Submission 12/11/2017 Project Number Drawn By I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Engineer under the State of Minnesota Signature Stephen M. Johnston Typed or Printed Name Registration Number 4 CONCRETE WALKWAY SECTION NO SCALE

77 219 NORTH SECOND STREET SUITE 120 MINNEAPOLIS, MN COMMUTATOR FOUNDRY BUILDING CLIENT John D. Gross Commercial Real Estate Development & Brokerage 528 Hennepin Avenue 705 Minneapolis, MN CIVIL ENGINEER Elan Design Lab 901 North 3rd Street, Suite 120, Minneapolis, MN LANDSCAPE ARCHITECT Ten x Ten 211 1st St N Suite 350 Minneapolis, MN TYPICAL MINNEAPOLIS SIDEWALK AND DRIVEWAY CONSTRUCTION NO SCALE STRUCTURAL ENGINEER Meyer Borgman Johnson 510 Marquette Avenue South Suite 900 Minneapolis, MN NOT FOR CONSTRUCTION FOR REFERENCE ONLY PDR Submission 12/11/2017 Project Number Drawn By I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Engineer under the State of Minnesota Signature Stephen M. Johnston Typed or Printed Name Registration Number

78 219 NORTH SECOND STREET SUITE 120 MINNEAPOLIS, MN COMMUTATOR FOUNDRY BUILDING CLIENT John D. Gross Commercial Real Estate Development & Brokerage 528 Hennepin Avenue 705 Minneapolis, MN CIVIL ENGINEER Elan Design Lab 901 North 3rd Street, Suite 120, Minneapolis, MN LANDSCAPE ARCHITECT Ten x Ten 211 1st St N Suite 350 Minneapolis, MN STRUCTURAL ENGINEER Meyer Borgman Johnson 510 Marquette Avenue South Suite 900 Minneapolis, MN NOT FOR CONSTRUCTION FOR REFERENCE ONLY PDR Submission 12/11/2017 Project Number Drawn By I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Engineer under the State of Minnesota Signature Stephen M. Johnston Typed or Printed Name Registration Number 1 PEDESTRIAN CURB RAMP NO SCALE 2 AREAWAY STANDARD NO SCALE

79 219 NORTH SECOND STREET SUITE 120 MINNEAPOLIS, MN COMMUTATOR FOUNDRY BUILDING CLIENT John D. Gross Commercial Real Estate Development & Brokerage 528 Hennepin Avenue 705 Minneapolis, MN CIVIL ENGINEER Elan Design Lab 901 North 3rd Street, Suite 120, Minneapolis, MN LANDSCAPE ARCHITECT Ten x Ten 211 1st St N Suite 350 Minneapolis, MN STRUCTURAL ENGINEER Meyer Borgman Johnson 510 Marquette Avenue South Suite 900 Minneapolis, MN NOT FOR CONSTRUCTION FOR REFERENCE ONLY PDR Submission 12/11/2017 Project Number Drawn By 1 URBAN CONSTRUCTION SITE PERIMETER CONTROL NO SCALE 2 ROCK ENTRANCE NO SCALE 3 INLET PROTECTION NO SCALE I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Engineer under the State of Minnesota Signature Stephen M. Johnston Typed or Printed Name Registration Number

80 219 NORTH SECOND STREET SUITE 120 MINNEAPOLIS, MN COMMUTATOR FOUNDRY BUILDING CLIENT John D. Gross Commercial Real Estate Development & Brokerage 528 Hennepin Avenue 705 Minneapolis, MN CIVIL ENGINEER Elan Design Lab 901 North 3rd Street, Suite 120, Minneapolis, MN LANDSCAPE ARCHITECT Ten x Ten 211 1st St N Suite 350 Minneapolis, MN STRUCTURAL ENGINEER Meyer Borgman Johnson 510 Marquette Avenue South Suite 900 Minneapolis, MN VALVE BOX CATCHBASIN PVC/HDPE PIPE BEDDING 2 3 NO SCALE NO SCALE NO SCALE NOT FOR CONSTRUCTION FOR REFERENCE ONLY PDR Submission 12/11/2017 Project Number Drawn By I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Engineer under the State of Minnesota Signature Stephen M. Johnston Typed or Printed Name Registration Number 4 COMMERCIAL METER BYPASS NO SCALE

81 PLANTING SCHEDULE + LEGEND_STREETSCAPE GROUNDCOVER, PERENNIALS, AND GRASSES SPECIES INSTALLATION SIZE AREA/QTY TYPE 1 VINE Humulus lupulus (Common Hops) 4" 18" O.C. 43 sf Schizachyrium scoparium (Little Bluestem), Bouteloua gracilis 'Blonde Ambition', Liatris spicata 'blazing star', Rudbeckia hirta (black eyed susan), Eryngium yuccifolium (Rattlensake Master), Perovskia atriplicifolia (Russian TYPE 3 STREETSCAPE PLANTING Sage) 4" 18" O.C. 919 sf TREES AND LARGE SHRUBS INSTALLATION SIZE AREA/QTY AES STREET TREE Aesculus 'Autumn Splendor' (Buckeye) 2" B.B. 3 GYM STREET TREE Gymnocladus dioica (Kentucky coffeetree) 2" B.B. 2 QUE STREET TREE Quercus bicolor (Swamp White Oak) 2" B.B. 2

82 PLANTING SCHEDULE + LEGEND GROUNDCOVER, PERENNIALS, AND GRASSES SPECIES INSTALLATION SIZE AREA/QTY TYPE 2 SUN / SHADE PLANTING Bouteloua gracilis 'Blonde Ambition', Liatris pycnostachya 'Prairie blazing star', Carex vulpinoidea, Echinacea purpurea (Purple Coneflower) 4" 18" O.C. 189 sf TREES AND SHRUBS INSTALLATION SIZE AREA/QTY OSM FERN Osmundastrum regalis (Royal Fern) 4" POTS, AS SHOWN 10 RHU SMALL TREE/SHRUB Rhus typhina 'Bailtiger' (Tiger eye sumac) CONTAINER, 4' MIN HT 2

83 WENCK File # November 17, 2017 Table of Contents Travel Demand Management Plan for 128 North Second Avenue in Minneapolis, MN 1.0 PURPOSE AND BACKGROUND TRAFFIC PARKING TRANSIT PEDESTRIAN BICYCLE TRAVEL DEMAND MANAGEMENT PLAN SIGNATURES APPENDIX FIGURES FIGURE 1 PROJECT LOCATION FIGURE 2 PROPOSED SITE PLAN FIGURE 3 EXISTING CONDITIONS FIGURE 4 WEEKDAY AM AND PEAK HOUR VOLUMES I hereby certify that this report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. Prepared for: 128 N. 2 nd Street, LLC DATE: November 17, 2017 Edward F. Terhaar License No Prepared by: WENCK Associates, Inc Pioneer Creek Center Maple Plain, MN Phone: Fax: November 2017 i

84 1.0 Purpose and Background Existing Site The subject site is located at 128 N. Second Avenue and is bounded by N. 2 nd Avenue on the northwest, N. 2 nd Street on the southwest, N. 1 st Avenue on the southeast, and an existing alley on the northeast. The subject site is currently a surface parking lot. The project location is shown in Figure 1. Parking is located off-site in nearby parking ramps, surface lots, and on the surrounding streets. Proposed Development The proposed project will consist of constructing a new 6 story building that will contain the following uses: 158 apartment units 22,670 square feet of retail space 182 parking spaces The proposed project will include 182 structured parking spaces below grade. Access for the proposed project will be provided directly from N. 2 nd Avenue. Trash collection and deliveries will occur on-site. The proposed site plan is shown in Figure 2. Existing conditions near the proposed project are shown in Figure 3. The proposed project will provide a minimum of 16 outdoor at-grade and 81 secure indoor bicycle parking spaces. The proposed project is expected to be complete and fully occupied by the end of November November

85 November November