The commission is considering amending rules that currently require first-floor ceilings to be at least 20 feet tall and 75% of ground-level walls to be transparent (windows or glass). Staff proposed reducing the transparency requirement to 50% and lowering ceiling heights to 12 feet in commercial districts, while potentially eliminating the 20-foot requirement entirely in office and industrial zones.

The original 2020 ordinance was designed to create attractive, consistent streetscapes and allow buildings to adapt to different uses over time. However, staff noted that many developers have requested relief from these requirements, citing cost concerns and sustainability issues. Higher ceilings and extensive glass can increase energy costs, staff said.

A key debate emerged over whether these rules should apply citywide or only in Southdale, where the original design vision was most important. Commissioners expressed concern that uniform application could create awkward-looking buildings in smaller commercial areas like 44th and France Avenue. "I don't think it makes sense to have this like a 44th of France or other small areas," a staff presenter said, suggesting instead that the city create a special overlay district for Greater Southdale with its own specific requirements.

Commissioners also discussed whether buildings should meet material standards (brick, stone, or glass) on all four sides or only on sides facing public streets. Commissioner Ryan Day argued for maintaining quality materials on all sides, noting that cutting corners on less-visible facades "can look pretty cheap on commercial buildings."

No votes were taken during this work session. Staff will conduct further research on how to define ceiling heights, apply rules by district, and balance design goals with sustainability and development flexibility. The commission will revisit these proposals at a future meeting.