Loading...
06-25-2024 WS City Council AgendaJOINT CITY COUNCIL AND PLANNING COMMISSION WORK SESSION RICHFIELD MUNICIPAL CENTER, BARTHOLOMEW ROOM JUNE 25, 2024 6:00 PM Call to order 1. Introduction and preliminary discussion of future plans for Minnesota Independence College and Community. Adjournment Auxiliary aids for individuals with disabilities are available upon request. Requests must be made at least 96 hours in advance to the City Clerk at 612-861-97 11. AGENDA SECTION:Work Session Items AGENDA ITEM #1. STAFF RE P ORT NO. 18 WORK SESSION 6/25/2024 RE P O RT P RE PA RE D B Y: S am C rosby, P lanner D E PA RTME NT D IRE C TO R RE V IE W: Melissa P oehlman, C ommunity D evelopment D irector 6/18/2024 O THE R D E PA RTM E NT RE V IE W: C ITY MA NA G E R RE V IE W: K atie Rodriguez, C ity Manager 6/19/2024 I T E M F O R WO RK S E S S IO N: Introduction and preliminary discussion of future plans for Minnesota Independence College and Community. E X E C UT IV E S UM M ARY: Minnesota I ndependence College and C ommunity (MI C C ) is a nonprofit voc ational and life skills training program for autistic and neurodivergent adults. MI C C currently operates out of the Colony Apartments at 35W and 76th Street, and offers a variety of programs including a three-year c ollege program that focuses on teac hing students the skills nec essary to live independently. The MI C C program also offers graduates support and connec tions bey ond graduation. These support servic es drive many graduates to searc h for housing in the immediate area of the campus. MI C C has hopes of providing additional program spac e and complimentary housing. The c urrent concept includes five properties, on the north side of 76th Street between Morgan Avenue and Newton Avenue. Rather than providing both uses on the same site, as previously envisioned in 2022, MI C C is now considering separating them. The programming would be provided on one parc el, with the housing on a second parcel, and the two parcels would share access, parking, storm water, and density. At this work session, Mark Forsberg, Principal with RS P Architects; MI C C's Executive Director, Amy Gudmestad and Director of Advancement, Ben Lentz; and Doug J andro of Bumpy Lane Development, will share preliminary concepts for redevelopment of the properties at 2000, 2006, and 2018 - 76th Street W est and 7532 and 7526 Morgan Avenue. D IRE C T I O N NE E D E D: Staff and presenters are seeking feedback on a concept for two amenity-sharing properties, each with a three story building – one for the learning center, and one for the housing. Spe cifically, the Council and Planning Commission should conside r: The success of past phased developments Building placement, massing and orientation B AC K G RO UND INF O RM AT I O N: A .H IS TOR IC AL C ON T E X T M IC C has operated out of the nearby C olony A partments since its inception in 1996. In 2016, the C ity C ouncil approved an Interim Use P ermit for M IC C to use the property at 2000 - 76th S treet West for social, meeting, and office space. The Interim Use P ermit was extended in 2022 and will expire July 12, 2027. P reliminary concepts for redevelopment of the properties at 2000, 2006, and 2018 - 76th S treet West were presented at a work session in the summer of 2022. A preliminary development agreement was filed with the Housing and Redevelopment A uthority (HRA ) to construct a new mixed use facility on these lots, with classroom and office space, and 67 units of affordable housing. A s explained in the narrative, that project was not financially viable. B .E QU ITAB L E OR S T R AT E GIC C ON S ID E R AT ION S OR IMPAC T S None at this time – concept only. C .P OL IC IE S (resolutions, ordinances, regulations, statutes, exc): The properti es are part of a multi -block area that has been guided “Medium D ensity Residential” by the C omprehensive P lan since 2008. The properties are currently zoned R (L ow D ensity Residential) and are non-compliant with the C omprehensive P lan. This is in accordance with the C i ty's practice of delayi ng the rezoning of single- family properties until an area is prioritized for redevelopment via action of the C ouncil or until a development is contemplated. M R-2 (Medium D ensity Housing) is the zoni ng district that corresponds to the Medium D ensity desi gnati on. B oth “multifamily housing with 9 to 25 units” and “public or private elementary and high schools, and other similar learning institutions” are conditional uses in the MR-2 zoning district. The housing part of the project cannot stand alone. The medium densi ty designation allows a range of 8 to 34 units per acre. If the west parcel is 0.49 acres in size, the maximum is 16 units, not 24. Given the parking reduction requested, the housing would need some sort of mechanism to ensure the non-driving characteristic of the resident population long term. D .C R IT IC AL T IMIN G IS S U E S: None at this time. E .F IN AN C IAL IMPAC T: None at this time. The revised project does not meet HRA affordability objectives for financial assistance. F.L E GAL C ON S ID E R AT ION: None at this time. ALTE R N AT IV E(S): N/A P R IN C IPAL PAR TIE S E X P E C TE D AT ME E TIN G: Mark Forsberg, Principal RS P Architects; Amy Gudmestad, MI C C's Executive Director; Ben Lentz, MI C C’s Director of Advancement; and Doug J andro, Bumpy Lane Development Co. AT TAC H ME N T S: D escription Type M IC C C oncept Narrative B ackup Material M IC C C oncept P lans B ackup Material 1 Project Narrative MICC Learning Center West 76th Street Richfield, MN 13 June 2024 Minnesota Independence College and Community (MICC) intends to develop five (5) parcels owned near their existing campus between Newton and Morgan Avenue S on West 76th Street to build a new facility for serving autistic and neurodivergent adults. MICC is unique nationally, offering a specialized vocational and life skills training program to foster independence within a supportive community. The City of Richfield has been an integral part of that community. The proposed development consists of two (2) projects by two (2) separate entities: The MICC Learning Center and up to 24 units of Cooperative Housing. MICC Learning Center The Learning Center will be a 29,000 SF three-story building owned by MICC consisting of the following program elements: • Welcoming Common Spaces: Comfortable teaching and socializing areas allow participants to engage authentically with peers. • Flexible Classrooms: Spaces designed for small and large group engagement with movable walls, integrated technology, and multi-purpose furniture. • Health and Wellness Facilities: Dedicated physical fitness, yoga, and meditation areas. • Staff Offices: Workspaces promoting cross-department collaboration and flexibility for our expanding team. The Learning Center will serve over 150+ autistic and neurodivergent adults living independently within a 10-block area and utilize MICC for wrap-around services to ensure they can sustain their independence and contribute positively to the community. The new facility will also address the anticipated growth of more individuals moving into the neighborhood by providing accessible MICC Learning Center and Cooperative Housing 13 June 2024 2 classrooms and gathering places designed to meet the participants' learning, employment, and social engagement needs. The building will offer positive sensory experiences and be equipped to enable staff to deliver high-quality programming. This facility will provide a stable, permanent home for MICC, fostering a sense of belonging and community. It will ensure MICC continues to deliver the highest quality curriculum and services, expanding their reach and enhancing their impact. Cooperative Housing MICC is an organization that provides services, not housing; for that reason, MICC has collaborated with Bumpy Lane Co. who will develop and manage the residential project. It will consist of up to 24 units of Cooperative (Co-op) housing on three (3) levels tailored to the neurodivergent adult community. This project will provide an affordable, independent living community to an in-need and underserved population. The Co-op model will allow guardians to secure long-term housing for young adults and to be assured the monthly costs will remain at or below the amount that is affordable for households with incomes at 80% of the Average Median Income. Bumpy Lane Co. (BLCO) started with a mission to help provide safe, comfortable, and supportive housing models for neurodivergent adults. BLCO is a development company that brings understanding and creativity to the table to create a building that is safe, comfortable, and allows for residents' autonomy and independence. It is not affiliated with MICC. Site Development While the MICC Learning Center and the Bumpy Lane Cooperative Housing are separate entities, there are synergies between them that make them ideal neighbors, and benefits in designing the site plan for the two projects together. By developing shared access and parking agreements, the total number of parking stalls can be reduced, vehicle traffic can flow directly through the site, and thus total impervious area reduced. A shared storm water management system will reduce cost for construction and maintenance while providing a shared raingarden amenity space between the two buildings and an open space connecting 76th Street to the back of the site. MICC Learning Center and Cooperative Housing 13 June 2024 3 Parking To determine the parking need for the development, MICC conducted a parking study for employees to identify peak and low parking times. The study found that MICC’s busiest times were Tuesday – Thursday between noon and 4:00 P.M., with 40 parking stalls needed if everyone was on site at the same time. On average, we believe MICC would regularly use 30 stalls during peak time and 15 stalls during off hours, including evenings and weekends. The use of parking by MICC students and participants for the new Learning Center or Co-op Housing will be minimal. Only 12% of MICC participants have a driver's license, and 88% use public transit. If we apply these numbers across 24 residential units, there would be a need for only three (3) additional parking stalls. Access to public transportation within our current neighborhood and within proximity to our properties has been one of the primary reasons this neighborhood works for our programming and our participants. Utilizing public transportation is a core skill taught at MICC. Each participant takes a year-long public transit course to ensure they have the skills to navigate the transit system; access to public transit is a critical pathway to independence for our participants. We believe the maximum parking needed for the combined development is 43 total stalls. Land Use Application Working with City Staff, we believe the following items will need to be addressed in a Land Use Application for this development: Property Plat Propose five (5) existing parcels to be platted with two (2) separate lots with defined easements for shared access/parking and joint storm water management. These shared agreements maximize efficiency and assure cohesiveness to the overall development. MICC Learning Center and Cooperative Housing 13 June 2024 4 Rezoning Propose to rezone from R to MR-2 which is consistent with the 2040 Comprehensive Plan for Medium Density Residential and will enable this project to conform with the MR -2 zoning designation with conditional use permits and two (2) minor variances. Parking Reduction Variance Proposed 48 stalls with a shared use agreement for both parcels. We believe that off-street parking for 48 cars exceeds the actual parking demand for the project as supported by the MICC Parking Study included above. Additionally, through a shared use agreement, the tota l parking will be leveraged between the two parcels allowing for additional flexibility. Peak parking demand for the Learning Center is on weekdays, while peak demand for residential units is nights and weekends. Front Yard Setback Variance Propose reducing the setback from West 76th Street to 10’. We have located the shared access drive and parking along the back edge of the site. This conceals the parking from 76th Street and the neighborhood and maximizes the separation between the proposed three-story buildings and the existing single-family homes to the north. This setback variance allows for the addition of a single row of parking along the north edge of the site while maintaining a 15’ landscaped buffer to adjacent residential property. Conditional Use Permits • MICC Learning Center o Public or private elementary and high schools, and other similar learning institutions are Conditional Uses in MR-2 Districts. • 24 Unit Cooperative Housing o Multifamily dwellings with 8 or fewer units are permitted uses in MR-2 Districts. o Multifamily dwellings with 9 to 25 units are conditional uses in MR-2 Districts. MICC Learning Center and Cooperative Housing 13 June 2024 5 Schedule MICC Learning Center We welcome feedback from the work session and intend to proceed with the design and Land Use Application as soon as possible. MICC’s goal is to occupy the new Learning Center by May 2026, however construction start is dependent on funding. The MICC Capital Campaign aims to raise $7 million to fund this new facility. The impact of this campaign will extend beyond MICC, benefiting the City of Richfield and the broader disability community in Minnesota. MICC has secured pledges to our campaign totaling $3.6M with support coming from 15 families and three foundations. MICC has paused solicitations as we work through the City approval process. Bumpy Lane Cooperative Housing To ensure the success of this initiative, BLCO is collaborating with Taft Law, Hennepin County infrastructure funds, and Colliers International. These partnerships have been instrumental in refining their understanding and approach to the Co-op delivery model. BLCO is particularly encouraged by the letter of support from Colliers International, which states: “I enjoyed learning about the proposed cooperative, and our team is happy to be part of such an important project.” The Colliers team has extensive experience with HUD Section 213 financing, long used to fund the construction of cooperative housing on favorable terms. A preliminary term sheet dated 29 May 2024 has been presented to BLCO by Colliers International, outlining the initial framework for the project. After the site is rezoned, BLCO will further investigate the financial feasibility of this Coop project by engaging with guardians/sponsors for letters of interest (LOI) for this project. HUD will require a 60% presale before construction start. PROJECT FOR Project No. Drawn By Checked By Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of RSP Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2023. All rights reserved. ISSUES / REVISIONS NOT F O R N OT F O R CONST R U CTI O N CONST R U CTI O N CERTIFICATION 1220 Marshall St NE Minneapolis, MN 55413-1036 612.677.7100 rsparch.com RSP Architects CONSULTANTS Date Signed License No. Name 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 Architect under the laws of the state of Minnesota. Expiration Date C:\Users\ifriedman\Documents\MICC\A24_Minneapolis_MICC-2.rvt 6/6/2024 11:55:06 AM - - - 06/06/2024 - - MICC - RITCHFIELD - LAND USE COMPREHENSIVE PLAN A1 NO.DATE DESCRIPTION MICC 494 W. 76TH STPENN AVE S.35WPROJECT FOR Project No. Drawn By Checked By Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of RSP Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2023. All rights reserved. ISSUES / REVISIONS NOT F O R N OT F O R CONST R U CTI O N CONST R U CTI O N CERTIFICATION 1220 Marshall St NE Minneapolis, MN 55413-1036 612.677.7100 rsparch.com RSP Architects CONSULTANTS Date Signed License No. Name 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 Architect under the laws of the state of Minnesota. Expiration Date C:\Users\ifriedman\Documents\MICC\A24_Minneapolis_MICC-2.rvt 6/6/2024 11:55:14 AM - - - 06/06/2024 - - MICC - SITE PLAN - CONTEXT A2 1" = 100'-0"1SITE PLAN - CONTEXT NO.DATE DESCRIPTION RR R R R WEST 76TH STREET MORGAN AVE. SNEWTON AVE. SEXISTING STRUCTURE EXISTING STRUCTURE PROJECT FOR Project No. Drawn By Checked By Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of RSP Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2023. All rights reserved. ISSUES / REVISIONS NOT F O R N OT F O R CONST R U CTI O N CONST R U CTI O N CERTIFICATION 1220 Marshall St NE Minneapolis, MN 55413-1036 612.677.7100 rsparch.com RSP Architects CONSULTANTS Date Signed License No. Name 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 Architect under the laws of the state of Minnesota. Expiration Date C:\Users\ifriedman\Documents\MICC\A24_Minneapolis_MICC-2.rvt 6/6/2024 11:55:24 AM - - - 06/06/2024 - - MICC - SITE PLAN - EXISTING PARCELS A3 1/16" = 1'-0"1SITE PLAN - EXISTING PARCELS NO.DATE DESCRIPTION 5 Parcel Site Detached Residential 1.53 Acres = 66,778 SF MR-2MR-2 WEST 76TH STREET MORGAN AVE. SNEWTON AVE. SEXISTING STRUCTURE EXISTING STRUCTURE PROJECT FOR Project No. Drawn By Checked By Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of RSP Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2023. All rights reserved. ISSUES / REVISIONS NOT F O R N OT F O R CONST R U CTI O N CONST R U CTI O N CERTIFICATION 1220 Marshall St NE Minneapolis, MN 55413-1036 612.677.7100 rsparch.com RSP Architects CONSULTANTS Date Signed License No. Name 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 Architect under the laws of the state of Minnesota. Expiration Date C:\Users\ifriedman\Documents\MICC\A24_Minneapolis_MICC-2.rvt 6/6/2024 11:55:32 AM - - - 06/06/2024 - - MICC - SITE PLAN - PROPOSED PARCELS A4 1/16" = 1'-0"1SITE PLAN - PROPOSED PARCELS NO.DATE DESCRIPTION Proposed Parcel 2 .49 Acres = 21,500 SF Proposed Parcel 1 1.04 Acres = 45,2780 SF MR-2MR-2 35' - 0"35' - 0" 8' - 0" 30' - 0" EXISTING STRUCTURE EXISTING STRUCTURE WEST 76TH STREET MORGAN AVE. SNEWTON AVE. SBUILDING SETBACK BUILDING SETBACK BUILDING SETBACKBUILDING SETBACKBUILDING SETBACK BUILDING SETBACK BUILDING SETBACKBUILDING SETBACKPARKING SETBACK PARKING SETBACK PARKING SETBACKPARKING SETBACKPARKING SETBACKPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE PARKING SETBACK 8' - 0" 30' - 0" 15' - 0" 35' - 0"15' - 0"35' - 0"8' - 0"30' - 0"8' - 0"30' - 0"35' - 0"15' - 0"PROJECT FOR Project No. Drawn By Checked By Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of RSP Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2023. All rights reserved. ISSUES / REVISIONS NOT F O R N OT F O R CONST R U CTI O N CONST R U CTI O N CERTIFICATION 1220 Marshall St NE Minneapolis, MN 55413-1036 612.677.7100 rsparch.com RSP Architects CONSULTANTS Date Signed License No. Name 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 Architect under the laws of the state of Minnesota. Expiration Date C:\Users\ifriedman\Documents\MICC\A24_Minneapolis_MICC-2.rvt 6/6/2024 11:55:42 AM - - - 06/06/2024 - - MICC - SITE PLAN - SETBACKS A5 1/16" = 1'-0"1SITE PLAN - SETBACKS NO.DATE DESCRIPTION WEST 76TH STREET MORGAN AVE. SNEWTON AVE. S24 UNITS CO-OP HOUSING MICC PROGRAM SPACE 60'x130' = 7,800sf 8 Units/levels x 3 = 24 units Max Height = 35' 70'x130' = 9,100sf MICC Program levels 1-3 Max Height = 35' JOINT STORM WATER MANAGEMENT DROP OFF DROP OFF 10' - 0"10' - 0"60' - 0"130' - 0"130' - 0"70' - 0" 15 7 69 9 TOTAL PARKING: 48 STALLS 2 = ACCESSIBLE 46 = 9'x19' REDUCE SETBACK FROM 30' TO 10'REDUCE SETBACK FROM 30' TO 10' NEW CURB AND GUTTER TO MATCH EXISTING R = 15' - 0" R = 15' - 0"R = 15' - 0" R = 15' - 0" EXISTING STRUCTURE EXISTING STRUCTURE 8' - 0"24' - 0"19' - 0"15' - 0"8' - 0" TRASH TRASH EXISTING BUS SHELTERNEW SIDEWALKNEW SIDEWALK5' - 0"5' - 0"5' - 0"5' - 0"5' - 0" PROJECT FOR Project No. Drawn By Checked By Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of RSP Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2023. All rights reserved. ISSUES / REVISIONS NOT F O R N OT F O R CONST R U CTI O N CONST R U CTI O N CERTIFICATION 1220 Marshall St NE Minneapolis, MN 55413-1036 612.677.7100 rsparch.com RSP Architects CONSULTANTS Date Signed License No. Name 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 Architect under the laws of the state of Minnesota. Expiration Date C:\Users\ifriedman\Documents\MICC\A24_Minneapolis_MICC-2.rvt 6/6/2024 11:55:51 AM - - - 06/06/2024 - - MICC - SITE PLAN A6 1/16" = 1'-0"1SITE PLAN NO.DATE DESCRIPTION WEST 76TH STREET MORGAN AVE. SNEWTON AVE. S24 UNITS CO-OP HOUSING MICC PROGRAM SPACE JOINT STORM WATER MANAGEMENT DROP OFF DROP OFF 10' - 0"10' - 0"60' - 0"130' - 0"130' - 0"70' - 0" NEW CURB AND GUTTER TO MATCH EXISTING R = 15' - 0" R = 15' - 0"R = 15' - 0" R = 15' - 0" EXISTING STRUCTURE EXISTING STRUCTURE 8' - 0"24' - 0"19' - 0"15' - 0"8' - 0" TRASH TRASH EXISTING BUS SHELTERNEW SIDEWALKNEW SIDEWALK5' - 0"5' - 0"5' - 0"5' - 0"5' - 0" PROJECT FOR Project No. Drawn By Checked By Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of RSP Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2023. All rights reserved. ISSUES / REVISIONS NOT F O R N OT F O R CONST R U CTI O N CONST R U CTI O N CERTIFICATION 1220 Marshall St NE Minneapolis, MN 55413-1036 612.677.7100 rsparch.com RSP Architects CONSULTANTS Date Signed License No. Name 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 Architect under the laws of the state of Minnesota. Expiration Date C:\Users\ifriedman\Documents\MICC\A24_Minneapolis_MICC-2.rvt 6/6/2024 11:55:59 AM - - - 06/06/2024 - - - MICC - - SITE PLAN - LANDSCAPE A7 1/16" = 1'-0"1SITE PLAN - LANDSCAPE NO.DATE DESCRIPTION WE S T 7 6 T H S T R E E T MORGAN AVE. S NEWT O N AVE. S PROJECT FOR Project No. Drawn By Checked By Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of RSP Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2023. All rights reserved. ISSUES / REVISIONS NOT F O R N OT F O R CONST R U CTI O N CONST R U CTI O N CERTIFICATION 1220 Marshall St NE Minneapolis, MN 55413-1036 612.677.7100 rsparch.com RSP Architects CONSULTANTS Date Signed License No. Name 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 Architect under the laws of the state of Minnesota. Expiration Date C:\Users\ifriedman\Documents\MICC\A24_Minneapolis_MICC-2.rvt 6/6/2024 11:56:08 AM - - - 06/06/2024 - - MICC - SITE - AXON A81AXON 1 NO.DATE DESCRIPTION PROJECT FOR Project No. Drawn By Checked By Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of RSP Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2023. All rights reserved. ISSUES / REVISIONS NOT F O R N OT F O R CONST R U CTI O N CONST R U CTI O N CERTIFICATION 1220 Marshall St NE Minneapolis, MN 55413-1036 612.677.7100 rsparch.com RSP Architects CONSULTANTS Date Signed License No. Name 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 Architect under the laws of the state of Minnesota. Expiration Date C:\Users\ifriedman\Documents\MICC\A24_Minneapolis_MICC-2.rvt 6/6/2024 11:56:14 AM - - - 06/06/2024 - - - MICC - Aerial Image A9 NO.DATE DESCRIPTION AERIAL IMAGE VIEWED FROM SOUTH EAST PROJECT FOR Project No. Drawn By Checked By Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of RSP Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2023. All rights reserved. ISSUES / REVISIONS NOT F O R N OT F O R CONST R U CTI O N CONST R U CTI O N CERTIFICATION 1220 Marshall St NE Minneapolis, MN 55413-1036 612.677.7100 rsparch.com RSP Architects CONSULTANTS Date Signed License No. Name 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 Architect under the laws of the state of Minnesota. Expiration Date C:\Users\ifriedman\Documents\MICC\A24_Minneapolis_MICC-2.rvt 6/6/2024 11:56:20 AM - - - 06/06/2024 - - MICC - Aerial Image A10 NO.DATE DESCRIPTION AERIAL IMAGE VIEWED FROM SOUTH WEST PROJECT FOR Project No. Drawn By Checked By Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of RSP Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2023. All rights reserved. ISSUES / REVISIONS NOT F O R N OT F O R CONST R U CTI O N CONST R U CTI O N CERTIFICATION 1220 Marshall St NE Minneapolis, MN 55413-1036 612.677.7100 rsparch.com RSP Architects CONSULTANTS Date Signed License No. Name 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 Architect under the laws of the state of Minnesota. Expiration Date C:\Users\ifriedman\Documents\MICC\A24_Minneapolis_MICC-2.rvt 6/6/2024 11:56:26 AM - - - 06/06/2024 - - - MICC - Aerial Image A11 NO.DATE DESCRIPTION AERIAL IMAGE VIEWED FROM NORTH WEST PROJECT FOR Project No. Drawn By Checked By Date NOTICE: The designs shown and described herein including all technical drawings, graphics, and models thereof, are proprietary and cannot be copied, duplicated or commercially exploited, in whole or in part, without express written permission of RSP Architects. These are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors and office personnel only in accordance with this Notice. © Copyright RSP Architects 2023. All rights reserved. ISSUES / REVISIONS NOT F O R N OT F O R CONST R U CTI O N CONST R U CTI O N CERTIFICATION 1220 Marshall St NE Minneapolis, MN 55413-1036 612.677.7100 rsparch.com RSP Architects CONSULTANTS Date Signed License No. Name 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 Architect under the laws of the state of Minnesota. Expiration Date C:\Users\ifriedman\Documents\MICC\A24_Minneapolis_MICC-2.rvt 6/6/2024 11:56:33 AM - - - 06/06/2024 - - - MICC - Aerial Image A12 NO.DATE DESCRIPTION AERIAL IMAGE VIEWED FROM NORTH EAST