CIDNA&Resolution&Re.&Trammell&Crow&Company& April&9,&2014&Amended&

Transcription

1 RESOLUTION*NOT*TO*OPPOSE*THE*TRAMMELL*CROW*COMPANY*APARTMENTS* PROPOSED*AT*3118*WEST*LAKE*STREET* APRIL9, WHEREASHighStreetResidential,awhollyownedsubsidiaryofTrammellCrow Company(the Developer )hasproposedanapartmentprojectat3118westlake Street(the Project )onthesiteoftryg srestaurantasdescribedintheattached exhibitentitled datedapril4,2014by ESGArchitects(the Exhibit ).TheExhibitisincludedaspartoftheProjectdescription inthisresolution.theprojectwouldincludethefollowingcharacteristics: a. FloorArea:TheProjectwillhaveapproximately233,335grosssquarefeet. Excludingonelevelofparkingbelowground(approximately62,206square feet)andthetryg srestaurant/bar(approximately5,002squarefeet),the Projectwouldhaveapproximately171,129squarefeetofresidentialfloorarea. b. Units:Approximately154unitswithapproximately225beds c. Height:BuildingheightfromWestLakeStreetwillbe60feet(63.4feet includingparapet).asmallelevator/stairwaypenthousewillbe75.8feethigh, thesameheightastheconnectingbridgestructurebetweenthenorthandsouth buildingsoftheloopcalhouncondominiums(the Loop ).Therewillbea see through decorativeroofcornerstructure(the Pergola )asdepictedinthe Exhibitwithdimensionsof33feetwide(alongWestLakeStreet),24.5feetlong, parapets d. GreenwayShadowing:TheProjectwillnotshadetheMidtownGreenwayat noononwintersolstice,andwouldstepdowntothegreenwayonthenorth side. e. Parking:Approximately289stallsincluding52forthebar/restaurant,25for residentialguests,and212forresidents. f. perimeteraspartofapossiblefuturepedestrianpathbetweendeanparkway connecttothenorthperimetersidewalk.sidewalkswillbedesignedand constructedtoaccommodatehandicappedaccessibilitystandardssothat residentsandguestshavesafeafullaccesstouseoftheproject.astairwaywill apartments.theloopwillworkwiththedevelopertocompleteanyportionof thestairslocatedonitsproperty. g. patioofapproximately1,300squarefeetconnectedwithtryg srestaurant facingwestlakestreet;(2)aswimmingpoolpatioofapproximately3,200 squarefeetforapartmentresidentsontheroofoftherestaurant;(3)aroof patioofapproximately4,000squarefeetforapartmentresidentswithsunning CIDNAResolutionRe.TrammellCrowCompany April9,2014Amended 1

2 (Buildingareasanddimensions,andunitandparkingcountsareapproximate, butwillnotchangesignificantly,andaresubjecttorefinementindesign developmentandconstructiondocumentphases.) 2. ShorelandOverlayDistrict.Novariancesarebeingrequested. 3. WHEREAStherestaurantfirepitwillbelocatedonthewestsideofthepatiowitha correspondingwallontheeastsideofthepatio.(thefirepitwillbelocatedonthe oppositesideofthepatiofromwhatwasoriginallyproposed.) 4. WHEREAStheremaybesomepiledriving.TheDeveloperwilluseitsbesteffortsto minimizenoiseandvibrationscausedbypiledrivingincludinguseofmonitoring intheconstructionplanningprocess. 5. WHEREASthelowerparkinglevelwillbeabovethewatertable,andnopermanent dewateringorpumpingofgroundwaterwillberequired;thestormwatermanagement chamberswithinthebuildingsetbackbeforebeingreleasedatacontrolledrateinto themunicipalstormsewersystem,inaccordancewithplansapprovedbythecity Engineer. 6. WHEREAStheexhaustforemergencygeneratorwillbelocatedawayfromtheside yardwiththeloopandwillbemuffledpursuanttocityordinance. 7. WHEREASMagicPackswillhandleairconditioningforeachunit,sotherewillbeno centralairconditioningcompressor.therewillbesmallairconditioningcondensers ontheroofforhallways,whichwillbeproperlysoundproofed. 8. comparablydesignedroofwithpottedplants). 9. WHEREASarowoftreeswillbeplantedontheeastperimeterwiththeLoop.CIDNA requeststhedevelopertoconsidertalltreesforthistreatmentwithawidecanopy alongsidethesouthloopbuildingandacolumnarstylealongsidethenorthloop buildingdependingonrecommendationsfromthelandscapearchitect.thedeveloper willconferandseekcollaborationwiththeloopcommitteeaboutthefinallandscape designfortheproject. 10. WHEREAStruckdeliverieswillnotstoponLakeStreet.Truckswillenterthedriveway intheinteriorofthesite. CIDNAResolutionRe.TrammellCrowCompany April9,2014Amended 2

3 11. theeventofreasonablecomplaintsforpublicdisturbanceintheapartmentsorrelated apartmentpatios. 12. WHEREAStheDeveloperwillperiodicallymeetwithappointedrepresentativesofthe LoopduringconstructiontoprovideinformationabouttheProjectincludingameeting towardtheendofdesigndevelopment,andconstructiondocumentphases.thecidna CommitteealsowillbeinformedperiodicallyasappropriateaboutmajorProject developments. 13. WHEREAStheDeveloperwilluseitsbesteffortstominimizetheimpactofProject constructiononwestlakestreettraffic.atrafficplanwillbesharedwiththeloop andcidnacommittees,whichwillincludeaplanfordeliveryofmaterialstoandfrom thesiteoutsideofrushhour.constructionequipmentanddeliverytruckswillnotstop onwestlakestreetunlessabsolutelynecessary.notrafficlaneonwestlakestreet willbereservedforconstructionunlessabsolutelynecessaryforshortperiodsoftime. 14. WHEREAStheDeveloperwillpresentaregularlyupdatedconstructionscheduletothe LoopandCIDNACommittees. 15. WHEREASCIDNAisconcernedaboutsafetyandwalkabilityofpedestriancrossingson WestLakeStreetandExcelsiorBoulevard. 16. WHEREASCIDNAisconcernedabouttheveryhighleveloftrafficintheneighborhood, whichhassomeofthehighesttrafficcountsinthecityandthestate,resultinginmajor trafficcongestionatrushhour. 17. THEREFOREBEITRESOLVEDTHATCIDNAsupportsaneffortbytheCityof MinneapolisandHennepinCountytoexplorewaystorelievetrafficcongestion,traffic flow,andpedestriansafetyintheneighborhood.thiseffortwouldincludeexploring thepossibilityofalongerleftturnlaneintotheprojectsiteandtheadjacentloopfrom WestLakeStreetanddevelopmentofaestheticandinvitingtransitstopsinthevicinity. 18. BEITFURTHERRESOLVEDTHATCIDNAsupportsacommunityefforttoconsidera pedestrianpathonprivatepropertyadjacenttopropertyownedbythehennepin CountyRegionalRailroadAuthority(the HCRRA )betweendeanparkwayandthe CalhounVillagecrossing.Thiseffortwouldrequirecooperationbetweenownersof CalhounVillage,Loop,CalhounCityApartments,theHCRRA,theMinneapolisParkand RecreationBoardandtheCityofMinneapolis.CIDNAsupportsothersimilareffortsto improvepedestrianandbikesafetyintheneighborhood. 19. BEITFURTHERRESOLVEDTHATCIDNAsupportstheadditionofaboulevard betweenthesidewalkandwestlakestreetifpossible. 20. BEITFURTHERRESOLVEDTHATCIDNAdoesnotopposetheProjectandcommends thedeveloperforaddressingmanyneighborhoodconcernsabouttheprojectincluding CIDNAResolutionRe.TrammellCrowCompany April9,2014Amended 3

4 CIDNAResolutionRe.TrammellCrowCompany April9,2014Amended 4 improvedsideyarddesign,greenwayinterface,pedestrianconnectivity,architectural designandmaterials,neighborhoodcommunications,andlowerprojectheight.for thisresolutiontobeeffectivethefollowingconditionsmustapply: a. ThisresolutionisacknowledgedandagreedbytheDeveloperassetforth below. b. SignificantchangestotheProjectareapprovedbytheCIDNALandUseand DevelopmentCommittee. c. TheCIDNACommitteeapprovesare@designoftheapartmententryway structureinordertoaddressitsinterfacewiththeloopontheeastsideofthe Project. TheBoardofDirectorsoftheCedar@Isles@DeanNeighborhoodAssociationhasapprovedthis resolutiononapril /s/ CraigWestgate President /s/ RosanneHolloran Secretary /s/ RobertCorrick Chair,LandUseandDevelopmentCommittee TheDeveloperagreesthatthisresolutionandExhibitaccuratelydescribestheProject,will seekapprovalfromthecidnalanduseanddevelopmentcommitteeforsignificantchanges totheproject,exceptthatchangesrequestedbytheminneapolisplanningcommissionorits Committees,ifany,wouldbecommunicatedtoCIDNAassoonaspracticablethereafter. CIDNAreservestherighttoreviewitssupportoftheProjectinresponsetosignificantProject changes. /s/ GradyHamilton Principal TrammellCrowChicagoDevelopment,Inc. /s/ JohnnyCarlson SeniorVP TrammellCrowChicagoDevelopment,Inc.

5 3118 WEST LAKE S Minneapolis, MN

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7 Table of Contents

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9 Project Purpose and Vision Streetscape and Public Realm Green and Sustainable Features W. lake STrEET Minneapolis, MN Project Narrative April 7,

10 Proposed LRT Midtown Greenway Proposed Streetcar West Lake Street Lake Calhoun N Scale: 1" = 300'-0" Vicinity Context Plan

11 Hennepin County Regional Railroad Authority Property Line (Red and Yellow) N Scale: 1" = 100'-0" March 20, W. lake STrEET Minneapolis, MN April 7, W. LAKE ST. SITE CONTEXT PLAN Minneapolis, MN Site Context Plan - Proposed Overlayed in Black 5

12 OHE OHE LP LP S NWE NWE NES NES SE SE NS NS W CLAY S KEYSTONE WALL KEYSTONE WALL ± WEST OF ± WEST OF PROPERTY LINE PROPERTY LINE "CRAB 290 4"CRAB "SPR "SPR "WLNT "WLNT "SPR "SPR L O T E "BAS "CRAB "CRAB CC PKS LP LP "MPL "MPL "ASH 3"SPR TOP= TOP= G INV= LP INV= TOP= TOP= INV= "CRAB "CRAB 3"ASH INV= "ASH "ASH INV= "ASH S KEYSTONE WALL ± WEST OF PROPERTY LINE KEYSTONE WALL KEYSTONE WALL G ± WEST OF STEPS SMH 0.2± WEST OF STEPS SMH 4"CRAB TOP= PROPERTY LINE TOP= INV= PROPERTY LINE FT FT INV= INV=868.0 CHAIN CHAIN 4"SPR.4 LINK.4 LINK FENCE FENCE BM BM #2 # "PEP 12"PEP CB ST CB GP 3"CRAB GP 3"CRAB TOP= TOP= INV= INV= "WLNT "BIR "BIR SMH SMH TOP= TOP= INV= INV=870.3 INV= BE BE 3"SPR L O T E RD RD "CRAB LP "MPL CB TOP= CB TOP= INV= INV= CB CB S TOP= S TOP= TOP= INV= NS NS G INV= INV=867.9 W 12"PEP "PVC INV= "PEP TOP= 6"PVC ST INV= ST CONC "PEP "PEP BE TOP= PPU BE BE BE ST INV= S 4-3"CRAB MH MH 3"ASH INV=865.5 NWE TOP= RC TOP= "ASH CB RC STONE INV= NS TOP= BE BE INV= NS LA BOT=865.6 S INV= PATH BOT= "BIR SMH SMH TOP= CONC BE TOP= INV= TOP= KEYSTONE WALL 12"PEP INV= W.7 G N,S,E INV= N,S,E 0.2± WEST OF STEPS SMH "PVC SWB TOP= PROPERTY LINE 12"PVC SMH INV= NES ST 8 FT RC TOP= RC INV=868.0 SE PPU CHAIN INV= "SPR SWB 4-2"BIR LA LINK BE SMH FENCE HHC SMH BE BE BM #2 12"PEP TOP= TOP= INV= N CB INV=869.7 S GP 3"CRAB INV=869.7 TOP= CB GM TOP= = GM 15"RCP ST S G INV= "RCP.4 12"RCP INV= 12"RCP "BIR = S TOP= LP LP SMH =870.7 E INV= SW.4 TOP= SMH TOP= INV= EW CB INV=866.1 N TOP= INV= NS INV=862.0 N TOP= INV= INV=870.3 W " BE INV= EW.0 BE BE INV=869.2 N RD CONCRETE ISLAND BTL TOP= TOP= INV= WMH CONCRETE ISLAND INV= CONC CONC BTL PPU PPU SOUTH LINE OF LOT 5.2 E, CB WEST END SUBDIVISION STONE TOP= CB BE BE STONE TOP= BE LA BE LA INV= WEST LAKE INV= PATH "BIR STREET 4-2"BIR TOP= CONC BE TOP= CONC BE TOP= INV= CB "PEP EW TOP= "PEP EW TOP= INV= INV=859.4 N INV= INV=859.4 INV= ST SWB SWB SMH SMH S S OHE CONC CONC STEPS STEPS WING WALL B DL 49.2 GRDL W 8" W 8" W CONCRETE FOOTPRINT VEL N89 43'34"W BE BE BE BE BE BE OVERHANG SSIBLE STORM WATER EATMENT SYSTEM AREA GRDL "PVC UGE 12"PVC TS S GAS MST DECROTIVE I O N 1 STORY STUCCO/BLOCK BUILDING 3220 WEST LAKE STREET OWNER: PFAFF CALHOUN LLC GAS UGC 12"RCP TS S 874 ~ GAS 876 UGC OHE CST (3)3"SPRUCES WING WALL " CLAY S S 40 INV=867.7 E INV=869.3 N 1"RCP W N89 43'34"W STORY STUCCO/BRICK BUILDING WEST LAKE STREET GAS 875 S CONC STEPS POSSIBLE STORM WATER TREATMENT SYSTEM AREA BE BE B B I T I T U M I I N O U SS.8 UGE "PVC TS S 12"PEP WEST LINE OF THE WEST 130 FEET OF THE EAST 290 FEET OF LOT E, WEST END SUBDIVISION ,030 SQ. FT. BUILDING FOOTPRINT AT AT GROUND LEVEL BE BE BE BE BE S S U U B B D D I I V V I I S S "PEP OVERH.8 KEYSTONE WALL 0.3± EAST OF PROPERTY LINE UGE UGE "PVC 876 DECR CONC 876 KEYSTONE WALL ON KEYSTONE WALL ON PROPERTY LINE PROPERTY LINE CST CST N00 02'37"E S GRDL GRDL "R GAS "CRAB.6 SS CONCRETE CONCRETE 880 GRDL GRDL POSSIBLE STORM WATER TREATMENT SYSTEM AREA (3)3"SPRUCES UGE UGE 12"PVCTS S I I O O N N 11 STORY STUCCO/BLOCK BUILDING 3220 WEST LAKE STREET OWNER: PFAFF CALHOUN LLC DECK ~ W E S T B I T U M I N O U S GAS GAS UGC UGC "CED GAS GAS 876 UGC UGC "CRAB DECK UGE UGE "PEP 12"PEP S00 02'37"W WEST LINE OF OF THE WEST 130 FEET OF OF THE EAST 290 FEET OF OF LOT E, E, WEST END SUBDIVISION "PEP 12"PEP "CRAB CST CST CST CST W E E S S T T "CRAB "CED "CRAB E E N N D D DECK "ASH 3"SPR 4"ASH 3"SPR CIC NO 1550 LOOP CALHOUN CONDO CIC NO 1550 LOOP CALHOUN CONDO EAST LINE OF THE WEST 130 FEET OF THE EAST 290 FEET OF LOT E, WEST END SUBDIVISION 883 EAST LINE OF LOT E, WEST END SUBDIVISION 3.9 KEYSTONE WALL 0.3± EAST KEYSTONE WALL 0.3± EAST OF PROPERTY LINE OF PROPERTY LINE N00 02'37"E "CRAB S S E N D CONCRETE ~880 DECK B B I I T T U U M M I I N N O O U U S S STORY STUCCO/BLOCK APARTMENT BUILDING 3116 WEST LAKE STREET DECK S00 02'37"W OWNER: EAST LINE OF OF THE WEST 130 FEET OF OF MULTIPLE THE UNIT EAST BUILDING 290 FEET OF OF LOT E, E, WEST END WITH MULTIPLE SUBDIVISION OWNERS EAST LINE OF OF LOT E, E, WEST END SUBDIVISION ~ PKS PKS CC CC "BAS "BAS 44 STORY STUCCO/BLOCK APARTMENT BUILDING 3116 WEST LAKE STREET OWNER: MULTIPLE UNIT BUILDING WITH MULTIPLE OWNERS H AUTHO L R C. BRG.=N66 09'02"E C= CO 884 KW 884 K "BIR Scale: 1 = Survey - Detail

13 OHE ~ ~ ~880 ~ (PUBLIC ROAD) BM #1 WEST LAKE STREET W 8" W 8" W SOUTH LINE OF LOT E, WEST END SUBDIVISION N89 43'34"W WMH BTL CONCRETE ISLAND CONCRETE ISLAND BTL TOP= INV= EW INV=869.2 N CB TOP= INV= S INV=870.7 E TOP= INV= SW INV=866.1 N SMH TOP= INV= " CLAY S 873 CB INV=862.0 N 12"RCP 24" CLAY S TOP= INV= EW G "RCP S 15"RCP 12"RCP TOP= INV= W INV=867.7 E INV=869.3 N 21"RCP CB N89 43'34"W SWB LA HHC S "SPR 4-2"BIR PPU 874 GAS PP SMH TOP= INV= TOP= INV= EW INV=859.4 N CONC STEPS SWB 874 S OHE BE BE CONC BE WING WALL "PEP TOP= INV= "BIR LA CB TOP= INV= TOP= INV= BE BE BE STONE PATH PPU CONC 12"PVC OVERHANG BE DECROTIVE GAS "RCP MST GM LP BE BE SMH TOP=.6 INV= N INV=869.7 S BE RC POSSIBLE STORM WATER TREATMENT SYSTEM AREA TOP= INV= RC MH TOP= INV= BE BE CST 1 STORY STUCCO/BRICK BUILDING 3118 WEST LAKE STREET BE B I T U M I N O U S 12"PVC 12"PVC S U B D I V I S N,S,E S CB TOP= INV= NS INV=867.9 W 6"PVC ,030 SQ. FT. BUILDING FOOTPRINT AT GROUND LEVEL NS BOT=865.6 SMH KEYSTONE WALL ON PROPERTY LINE "PEP UGE 3.1 GRDL 12"PEP GAS S GRDL CB TOP= INV= GRDL CONCRETE POSSIBLE STORM WATER TREATMENT SYSTEM AREA GRDL "PVC UGE I O N 1 STORY STUCCO/BLOCK BUILDING 3220 WEST LAKE STREET OWNER: PFAFF CALHOUN LLC RD GAS BE UGC GAS UGC TOP= INV= NS INV=870.3 W SMH 4-2"BIR GP "CRAB CB TOP= INV= FT CHAIN LINK FENCE BM #2 12"PEP (3)3"SPRUCES KEYSTONE WALL 0.2± WEST OF PROPERTY LINE UGE "PEP TOP= INV= NES INV=868.0 SE G.7 WEST LINE OF THE WEST 130 FEET OF THE EAST 290 FEET OF LOT E, WEST END SUBDIVISION STEPS SMH 12"PEP KEYSTONE WALL 0.3± EAST OF PROPERTY LINE N00 02'37"E S "ASH 3"ASH "CRAB INV=865.5 NWE CST TOP= INV= G CST S S TOP= INV= "CRAB CONCRETE "MPL DECK LP "CRAB "SPR E 2"WLNT "CRAB DECK W E S T B I T U M I N O U S L O T 2"CED "SPR "CRAB S00 02'37"W "CRAB LP E N D CIC NO 1550 LOOP CALHOUN CONDO EAST LINE OF THE WEST 130 FEET OF THE EAST 290 FEET OF LOT E, WEST END SUBDIVISION 883 EAST LINE OF LOT E, WEST END SUBDIVISION KEYSTONE WALL 0.4± WEST OF PROPERTY LINE "ASH "SPR PKS CC "BAS STORY STUCCO/BLOCK APARTMENT BUILDING 3116 WEST LAKE STREET OWNER: MULTIPLE UNIT BUILDING WITH MULTIPLE OWNERS DECK HENNEPIN COUNTY REGIONAL RAILROAD AUTHORITY L R C. BRG.=N66 09'02"E C= "BIR FORMERLY MINNEAPOLIS AND ST. LOUIS RAILWAY AND FORMERLY CHICAGO, MILWAUKEE ST. PAUL RAILWAY SOUTHERLY RIGHT OF WAY LINE OF THE HENNEPIN COUNTY REGIONAL RAILROAD AUTHORITY PROPERTY FOL FOL OWNER: HENNEPIN COUNTY REGIONAL RAILROAD AUTHORITY FOOT CHAIN LINK FENCE Scale: 1" = 60'-0" N March 3, W. lake STrEET Minneapolis, MN April 7, W. LAKE ST. SITE PLAN Minneapolis, MN Survey 7

14 PARAPET: 58.4 = 58-5 PARAPET: 63.8 = 63-9 OVERRUN: 75.1 = 75-1 PARAPET: 59.6 = 59-7 GROUND LEVEL ~ 885 GROUND LEVEL ~ 880 GROUND LEVEL ~ 876 GROUND LEVEL ~ 876 MEASUREMENTS RECORDED BY SUNDE ENGINEERING FEBRUARY 6 TH, Height Comparison - Axon

15 SAME OVERRUN HEIGHT TOP OF DECORATIVE BUILDING FRAME (PERGOLA) 73-8 LOOP CALHOUN NORTH BUILDING PARAPET ~ 4 TALLER LOOP CALHOUN SOUTH BUILDING PARAPET ~ 4 SHORTER 62' - 8" 10' - 4" 10' - 4" 10' - 4" 10' - 4" 10' - 4" 11' - 0" ROOF LEVEL = 60-0 ESTIMATED AVG GRADE PLANE= FFE = 875 PROPOSED AT 3118 W LAKE ST ~ 4 ~ 4 OVERRUN: 75-1 PARAPET N. BLDG: 63-9 PARAPET S. BLDG: 59-7 FFE= 880 FFE = 876 LOOP CALHOUN (EXISTING) ROOF LEVEL N. BLDG = 63 ROOF LEVEL S. BLDG = 55 ESTIMATED AVG GRADE PLANE= 879 Scale: 1" = 20'-0" W. lake STrEET Minneapolis, MN April 7, 2014 Height Comparison - Elevation 9

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17 D ALC 540 3BR STORY RESTAURANT LEVEL 1 ROOFTOP Scale: 1" = 50'-0" W. LAKE ST. LEVEL 2 Minneapolis, MN W. lake STrEET Minneapolis, MN April 7, 2014 Second Level Plan 11

18 D 1226 ALC 540 CLUBROOM BR 1450 FITNESS ' - 4" ALC 540 ALC ' - 0" S cale : 1 " = 50'- 0 " N March 20, Third/Amenity Level Plan 3118 W. LAKE ST. LEV E L 3 - A M E N IT Y M in n e a p o lis, M N

19 D 1226 ALC BR ' - 8" 24' - 4" 34' - 8" 24' - 4" 34' - 8" 34' - 8" 24' - 4" 18' - 2" 24' - 8" 42' - 6" 24' - 4" 24' - 4" 34' - 8" 34' - 8" 24' - 4" 36' - 8" 70' - 0" 35' - 0" 35' - 0" ALC ALC TR ' - 8" 24' - 4" 30' - 0" 34' - 8" 30' - 0" 34' - 8" 24' - 4" 24' - 8" 18' - 2" 18' - 2" 30' - 0" 46' - 8" 34' - 8" 30' - 0" 24' - 4" 36' - 8" 40' - 0 1/16" Roof Below Roof Below Scale: 1" = 50'-0" N March 20, W. lake STrEET Minneapolis, MN April 7, W. LAKE ST. LEVEL 4 Minneapolis, MN Fourth Level Plan 13

20 D 1226 ALC BR Roof of Level 4 Terrace ALC 540 ALC TR Roof Below Roof Below Scale: 1" = 50'-0" N March 20, Fifth Level Plan 3118 W. LAKE ST. LEVEL 5 Minneapolis, MN 55416

21 D 1226 ALC BR 1450 Roof of Level 4 Penthouse Terrace D 920 D ALC ALC TR Roof Below Roof Below Scale: 1" = 50'-0" N March 20, W. lake STrEET Minneapolis, MN April 7, W. LAKE ST. LEVEL 6 Minneapolis, MN Sixth Level Plan 15

22 S cale : 1 " = 50'- 0 " N 16 Roof Level Plan

23 T S R Q P O N M L K J I H G F E D C B A 28' - 0" 28' - 0" 28' - 0" 28' - 0" 28' - 0" 27' - 0" 29' - 0" 28' - 0" 28' - 0" 30' - 0" 30' - 0" 25' - 4" 26' - 8" 26' - 0" 28' - 0" 28' - 0" 28' - 0" 28' - 0" 26' - 6" 16' - 3 1/4" Mech Elec Water 62,206 SF Parking 18' - 6" 22' - 0" 36' - 6" 22' - 0" 18' - 0" 18' - 6" 24' - 0" UP TO 1 Mech 16' - 6" 28' - 0" 28' - 6" 29' - 0" 16' - 0" OUTLINE OF TYPICAL LEVEL Scale: 1" = 50'-0" N March 20, W. lake STrEET Minneapolis, MN April 7, W. LAKE ST. PARKING LEVEL P1 Minneapolis, MN Parking Level P1 Plan 17

24 18 Street Level Perspective - From W Lake Street

25 3118 W. lake STrEET Minneapolis, MN April 7, 2014 Along Entry Drive Looking North 19

26 20 Residential Entrance - Looking North

27 3118 W. lake STrEET Minneapolis, MN April 7, 2014 Looking North to Pedestrian Stair 21

28 22 From Residential Lobby - Looking to South to Lake Street

29 3118 W. lake STrEET Minneapolis, MN April 7, 2014 Street Level Perspective - From W Lake Street 23

30 24 From Greenway - Looking East

31 3118 W. lake STrEET Minneapolis, MN April 7, 2014 Along Greenway - Looking South 25

32 26 From Lake Street - Looking East

33 3118 W. lake STrEET Minneapolis, MN April 7, 2014 Birdseye View - Looking Northwest 27

34 28 Birdseye View - Looking Northeast

35 3118 W. lake STrEET Minneapolis, MN April 7, 2014 Birdseye View - Looking South to Lake Calhoun 29

36 March/September Morning 8:00am March/September Noon March/September Evening 4:00pm June Morning 7:00am June Noon June Evening 5:00pm December Morning 9:00am December Noon December Evening 3:00pm 30 Shadow Study

37 3118 West Lake St (Tryg's) Trammell Crow Company Restaurant Area Summary Use Total GSF Parking GSF Rest. GSF Parking Level 1 Restaurant 5,002 5, Residential Area Summary Use Total GSF Parking GSF Apt GSF Amenity Apt RSF Units Storage Parking Efficiency Level P1 Parking 62,206 62, Level 1 Park/Lobby/Res 13,660 2,386 9,089 2,185 4, % Level 2 Residential 28,924 28,924 25, % Level 3 Res/Amenity 31,817 31,817 2,129 25, % Level 4 Residential 31,817 31,817 28, % Level 5 Residential 30,217 30,217 26, % Level 6 Residential 29,692 29,692 26, % Total 228,333 64, ,556 4, , % Total 233,335 Total incl. restaurant minus P1 171,129 Unit Distribution Summary Level Alcove 1 BR 1 BR DEN 2 BR 2 BR DEN 3 BR Total Beds Level 1 l Level Level Level Level Level Total % 8% 47% 1% 36% 3% 3% Avg Size ,097 1,226 1,450 Range SF ,226 1,450 ESG Architects March 20, W. lake STrEET Minneapolis, MN April 7, 2014 Metrics 31