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HomeMy WebLinkAbout2012-04-25 Planning Commission Meeting PacketsAGENDA REGULAR MEETING OF THE PLANNING COMMISSION CITY OF EDINA, MINNESOTA CITY COUNCIL CHAMBERS APRIL 25, 2012 7:00 PM I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MEETING AGENDA IV. ADOPTION OF BYLAWS V. APPROVAL OF CONSENT AGENDA A. Minutes of the regular meeting of the Edina Planning Commission April 11, 2012. VI. COMMUNITY COMMENT During "Community Comment," the Planning Commission will invite residents to share new issues or concerns that haven't been considered in the past 30 days by the Commission or which aren't slated for future consideration. Individuals must limit their comments to three minutes. The Chair may limit the number of speakers on the same issue in the interest of time and topic. Generally speaking, items that are elsewhere on this morning's agenda may not be addressed during Community Comment. Individuals should not expect the Chair or Commission Members to respond to their comments today. Instead, the Commission might refer the matter to staff for consideration at a future meeting. VII. PUBLIC HEARINGS A. Front Yard Setback Variance — Kristi Wenner— 5025 Nob Hill, Edina, MN B. Sign Variance — Andy Mitchell/John Dinwiddie — 5225 Schaefer Road, Edina, MN/Application Withdrawn C. Preliminary Rezoning, Comprehensive Plan Amendment and Preliminary Development Plan — Mount Development Company — 6500 France Avenue, Edina, MN VIII. CORRESPONDENCE AND PETITIONS • Council Connection 0 Attendance IX. CHAIR AND COMMISSION MEMBER COMMENTS X. STAFF COMMENTS XI. ADJOURNMENT The City of Edina wants all residents to be comfortable being part of the public process. if you need assistance in the way of hearing amplification, an interpreter, large -print docu►r{ents or something else, please call 952-927-886172 hours in advance of the meeting. Next Meeting of the Edina Planning Commission: May 9, 2012 �9Z13A. o e ^' y0 v a PLANNING COMMISSION STAFF REPORT Originator Meeting Date Agenda # Kris Aaker April 25, 2012 B-12-03 Assistant Planner Recommended Action: Approve the 42.45 foot front yard setback variance as requested. Project Description A 42.45 foot front yard setback variance to build a new home on a vacant lot located at 5025 Nob Hill Drive. INFORMATION/BACKGROUND The subject property is located on the west side of Knob Hill Road consisting of a Vacant lot (see attached Fig.A.1-A.18, site location, aerial photographs, photos of subject and adjacent Properties). The property owner is hoping to sell the lot for the construction of a new home, (see attached Fig. 13.1-13.8). The proposed home is a two-story walk out with an attached three car garage. The ordinance requires the new home maintain the average front yard setback of the two adjacent homes. The average front yard setback for the subject lot is 67.45 feet based on the average between 5023 Knob Hill to the south, which is located at 24.8 feet from their front lot line and 5027 Nob Hill just north of the subject property located 110.1 feet from their front lot line. The property drops dramatically from the front of the lot towards the back lot line. The required setback forces a new home down a steep slope, well below street grade. At certain points there is a 45 foot difference in elevation between the street grade and the bottom of the slope towards the back of lot. It should be noted that both the subject property and the home to the south, (#5023 Nob Hill), received front yard setback variances to locate homes closer to the street given the steep topography among other conditions in support of front yard setback variances, (see attached Fig. CA — C.14), minutes of variance hearings for 5023 and 5025 Nob Hill and staff report for 5025 Nob Hill). The proposed home for the subject property was never built, so the approved front yard setback variance lapsed after one year past the hearing date. SUPPORTING INFORMATION Surrounding Land Uses Northerly: Single-family homes. Easterly: Single-family homes. Southerly: Single-family homes. Westerly: Single-family homes Existing Site Features The subject lot is 26, 500 square feet in area. Planning Guide Plan designation Zoning: Building Design Single-family detached R-1, Single Dwelling Unit District The proposal is to build a new two story walkout with an attached three car garage. Compliance Table * Variance Required Primary Issues • Is the proposed development reasonable for this site? Yes. Staff believes the proposal is reasonable for four reasons: City Standard Proposed Front - 67.45 feet *25 feet Side- 10+ height, (living) 13/21 feet Rear- 25 feet 158 feet Building Height 2 1/2 stories 2 stories, 30 feet to midpoint 35 feet to 26 feet to midpoint, 33 ridge, feet to the ridge Lot coverage 25% 9.5% * Variance Required Primary Issues • Is the proposed development reasonable for this site? Yes. Staff believes the proposal is reasonable for four reasons: 1. The proposed use is permitted in the R-1, Single Dwelling Unit Zoning District and complies with all requirements with the exception of front yard setback. 2. The home is appropriate in size and scale for the lot and the improvements will enhance the property. The footprint of the home will be less than 10% of the lot area. 3. The improvements will provide a similar setback from the street as the home to the south at #5023 Nob Hill and allows for their views towards the rear yard to remain the same. Forcing the home back to the required setback alters the views of the next door neighbor to the south. 4. The home is a new two story walkout with an attached three car garage and should compliment the character of the neighborhood. • Is the proposed variance justified? Yes. Per the Zoning Ordinance, a variance should not be granted unless it is found that the enforcement of the ordinance would cause practical difficulties in complying with the zoning ordinance and that the use is reasonable. As demonstrated below, staff believes the proposal does meet the variance standards, when applying the three conditions: Section 850.0.Subd., requires the following findings for approval of a variance: Minnesota Statues and Edina Ordinances require that the following conditions must be satisfied affirmatively. The Proposed Variance will: 9) Relieve practical difficulties that prevent a reasonable use from complying with ordinance requirements. Reasonable use does not mean that the applicant must show the land cannot be put to any reasonable use without the variance. Rather, the applicant must show that there are practical difficulties in complying with the code and that the proposed use is reasonable. "Practical difficulties" may include functional and aesthetic concerns. Staff believes the proposed variance is reasonable. A variance to allow a 20 foot front yard setback for the lot was granted by the City in 1990 for a new home to be built on the lot. The home was never built so the variance has since lapsed. Conditions on the property however, remain the same with topography and house placement challenges acknowledged by the Zoning Board in 1990 as justification for supporting a variance on the property. 2) There are circumstances that are unique to the property, not common to every similarly zoned property, and that are not self- created? Yes. A unique circumstance is the topography of the lot. There has already been a front yard setback variance approved on the lot so the city has acknowledged that there are challenges associated with locating a home on the lot. 3) Will the variance alter the essential character of the neighborhood? No. The proposed home will not alter the essential character of the neighborhood. The setback will mimic the front yard setback of the home to the south. The property to the north is a neck/flag lot that required a deep front yard setback due to the narrow lot frontage. The home to the north is a great distance from the proposed home and should not be affected by the proposed home placement. Requiring the home to maintain the average setback would alter the character of the neighboring property to the south by obstructing some existing views from their back yard. Staff Recommendation Recommend that the Planning Commission approve the variance. Approval is based on the following findings: 1) With the exception of the variance requested, the proposal would meet the required standards and ordinances for the R-1, Single Dwelling Unit District. 2) The proposal would meet the required standards for a variance, because: a. The proposed use of the property is reasonable; as it is consistent with surrounding properties and matches the nonconforming setback of the neighbor to the south. 4 3) The imposed setback limits design opportunity. The intent of the ordinance is to provide adequate spacing from the street. The proposed home will match the setback of the home to the south that also received a front yard setback variance for similar circumstances. Approval of the variance is subject to the following conditions: 1) Subject to staff approval, the site must be developed and maintained in substantial conformance with the following plans, unless modified by the conditions below: Survey date stamped: March 30, 2012. Building plans and elevations date stamped March 30, 2012. Deadline for a City Decision: May 30, 2012. VARIANCE APPLICATION " � CASE NUMBERDATE_4 \ FEE PAID _ City of Edina Planning Department" www.cUofedina.com 4801 West Fiftieth Street " Edina, MN 55424' (952) 826-0369 fax (952) 826- 0389 FEE: RES - $350.00 NON -RES - $600.00 APPLICANT: NAME: V jVa V WV36k' (Signature required on back page) ADDRESS: ,�t�,MHONEJ": Wc`,l -o_(51, 6!64L EMAIL: _ , . t.0 PROPERTY OWNER: NAME:(Signature required on back page) ADDRESS: '3334 A(/,'P0> PHONE: !` VI- 570.3 "/.vim y1141 LEGAL DESCRIPTION O€ PROPERTY (written and electronic form): v &,Z) Z �r You must provide a full legal description, it more space is needed, please use a separate sheet. e! y1,y.-,/,.y4 s Tb S,d+d�rSa Note: The County may not accept the resolution approving your project if the legal description does not match their records. This may delay your project PROPERTY ADDRESS: PRESENT ZONING: P.I.D.# EXPLANATION OF REQUEST: 4 4J, (Use reverse side or additional pages if necessary) ARCHITECT: NAME: PHONE: � � 36 3,5 - EMAIL; _ ill `; 106c 7 SURVEYOR: NAME: LC11?4 PHONE:��1 EMAIL: .f~a1e_ Minnesota Statues and Edina Ordinances require that the following conditions must be satisfied affirmatively. Please fully explain your answers using additional sheets of paper as necessary. The Proposed Variance will: YES NO Relieve practical difficulties in complying ❑ with the zoning ordinance and that the use Is reasonable Correct extraordinary circumstances applicable to this property but not applicable to other property in the vicinity or zoning district Be in harmony with the general purposes and intent of the zoning ordinance Not alter the essential Character of a neighborhood APPLICANT'S STATEMENT This application should be processed in my name, and I am the party whom the City should contact about this application. By signing this application, I certify that all fees, charges, utility bills, taxes, special assessments and other debts or obligations due to the City by me or for this property have been paid. I further certify that i am in compliance with all ordinance requirements and conditions regarding other City approvals that have been granted to me for any matter. I have completed all of the applicable filing requirements and, to the best of my knowledge, the documents and Information 1 have submitted are true and correct. OWNER'S STATEMENT 1 am the fee title owner of the above described property, and I agree to this application. (If a corporation or partnership is the fee title holder, attach a resolution authorizing this application on behalf of the board of directors or partnership.) 31 Owner's Date Note. Both signatures are required (it the owner Is different than the applicant) before we can process the application, otherwise it is considered Incomplete. �'GreenWood D"i, iT1w. w. zze April 9, 2012 City of Edina Planning Department 4801 West Fiftieth Street Edina, MN 55424 Dear City of Edina Planning Commission, Greenwood Design Build, LLC 5114 Edina Industrial Blvd I Edina, MN 55439 Phone: (651) 303-5783 www.greenwooddesignbuild.com MN Lic# BC629846 I am writing on behalf of our clients, Zack and Kirsti Wenner, and our variance application for 5025 Nob Hill Road, Edina. The Wenner's have commissioned Greenwood Design Build to build them a new home. Kirsti Wenner is an Edina school teacher and her main requirement was that their new home must be within the Edina school district boundaries. As you may well be aware, the inventory of new construction lots within the Edina school district boundaries is limited, and the Wenner's have searched most all of these to date. The Wenner's are very excited with the prospect of building their new home at 5025 Nob Hill Road. The lot location meets their criteria perfectly. However, as their builder we have analyzed the lot and the ability to build properly on the lot, and have determined that we have a hardship that requires us to ask for this variance. As City of Edina setback requirements dictate, the front yard setback must be no closer than the average setback of the adjacent homes on either side of the lot. In this case that would put their home around sixty feet or more back from the front property line. The neighboring home at 5027 Nob Hill Road is setback much further than typically required, and the home at 5023 Nob Hill Road is setback closer than typically required, creating an unusually large average setback for 5025 Nob Hill Road. We have attached surveys to our variance application which illustrate these circumstances. The lot at 5025 Nob Hill Road has a unique and steep pitch from front to back of lot. At the City's required setback, the home would be unbuildable as a conventional build. Extraordinary measures and expenses would need to be taken in order to entertain a build at that setback on the lot. As our variance application requests, we would like to have the setback requirement revised to match that of the neighbor to the left at 5023 Nob Hill Road. With the setback revised as requested, we would be able to build the home in a more conventional manner, which would allow us to deal with the extraordinary circumstances unique to this steeply pitched lot, and would relieve the hardship currently faced due to setback requirements. We thank you for your time and efforts in considering our variance request. The Wenner's are excited and hopeful that this will work out so that they can fulfill their wishes of building a new home in the City of Edina school district boundaries. Sincerely, Doug Cutting, Owner GreenWood Design Build, LLC LOCATION MAP = i 6"5T6 6525 61512 6516 5524 6521 Legend Nouse Number Labels i = � 6539 � 6521 6520 �i Street Name Labels 6530 Men ¢ 6531 ; 652$ City Llmlts i ,3 6525 5574 r Creeks ' 65ft 4f r•. 6541 Uka Names 63454» 6544 61579 0286529 Lakes -- Parks eemsrW Parcels 66or "00 66or 3032 6605 660E 5101 5045 15041 o 660 6609 6604 A 6605 6613 $109 5079 6612 SOT7 5012 6610 6612 6621 6616 6621 5015 SOPO 6620 5164 6 _ Ja 8673 �• 2 3075 --Me 6610 5204 ?f 14 / :.-�-----$019--'-- 5200 % 5�4 6t?4 24 .491/1,Sref, 5 site 5205 $156 5151 -00 Sift $20r 5161 diq 54475 Siu U40 306r QxQ 5152 $136 g 77`LL SiSJ 51#3 $131 st45 $141 5122 s2a7 Manz'-amss MTnMi .a�.r Wv C: 14.6`_.6}X2 sr32 �z,� B-12-03 Front Yard Setback Variance PID: 0411621310058, ?2,5 �✓ ' a 509 Nob Hill Dr "` p Edina, MN 55439 e LOGISMap Output Page Page 1 of I Al http://gis.logis.org/LOGIS_ArcIMS/ims?ServiceName=ed_LOGISMal)_OV SDE&CIientV... 4/19/2012 LOGISMap Output Page Page I of I http://gis.logis.org/LOGIS ArelMS/ims?ServiceName=ed_LOGISMap_OVSDE&ClientV... 4/19/2012 LOGISMap Output Page Page 1 of 1 ��/�✓.— 5- L)O a1 --)�vv a v vv ,4,:3 http://gis.logis.orgILOGIS_ArcIMS/ims?ServiceName=ed LOGISMap_OVSDE&ClientV... 4/19/2012 ,b(n 1003 ;. 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L1C MN UC. # 60629846 6114 EDINA INDUSTRIAL BLVD I EDINA, MN 155439 P: (851) 303.6788 1 WWW.GREENWOODDESIGNBUILD.COM COPYRIGHT 2012 GREENWOOD DESIGN BUILD. LLC cc M 2 to O z N O N W U z W O CO Q Q W z z i �go N=� � z 0 W p WH O C j Z GoFo Go 48 o: cc M 2 to O z N O N W U z W O CO Q Q W z z PupQ...IGVLPPLz Lr V r.L E.LV lam. PLAN `1 WENNER RESIDENCE 5025 NOB HILL DRIVE r-�ra®nWaad ilulgs vw4ff. za MN UC. A BC629M 5114 EDINA INDUSTRIAL BLVD I ENNA, MN 155459 P. (651) 3033783 I WWW.GREENWOODOESIGNBUILD.COM COPYRIGHT 2012 GREENWOOD DESIGN BUILD, LLC ►• O 9,.990 WON I O'L I I h.1 5 W �r m m0 _m z -�,qvya, v ;„ S!&Z i o00N 10,/-11 B-90-38 Dave Peterson/Iverson Homes 5025 Nob Hill, Edina, MN 10 -foot front yard setback variance V n Ms. Aaker presented the staff report Ms. Utne asked if the entire length of the house was in violation of the front yard setback or only a portion of it. Utne also commented on the incline and that the house appears to be cantilevered. Ms. Aaker responded there are a number of points that encroach into the setback, adding the house is cantilevered due to the topography in this area. Ms. McClelland said in her opinion the house really doesn't have to be as big as it is; however, she acknowledged the topography makes house placement a challenge. Dave Peterson, Iverson homes, told the board it was difficult to design a house that met code due to the topography of the site. Board members agreed that the site did poise challenges. Ms. Utne said in her opinion the house settles nicely in the location portrayed. A discussion ensued with board members expressing concern on the potential for water problems and vehicle parking. Motion Ms. McClelland moved variance approval based on staff conditions. Noting a hardship exists because of the difficult topography of the site. Approval is also conditioned on the Engineering Department reviewing parking and the level of the garage/driveway to ensure safety and that any potential water issues are reviewed. It should also be noted that the shallowness of the driveway could create problems with vehicle parking (legally). Mr. Johnson seconded the motion. All voted aye; motion carried. z"- / d re I L, 111111111[7,7717, ■ '_ I an -v _' tF � :ALJ A, -'41,A �9P1l1 ANA PLANNING DFP©a til. _, ■ EDINA BOARD OF APPEALS AND ADJUSTMENTS STAFF REPORT NOVEMBER 7, 1990 B-90-38: Iverson Homes Inc. 5025 Nob Hill Drive Lot 8, Block 1 zoning: R-1 Request: A 10 foot front yard setback variance to build a new home the same distance back as the structure at 5023 Nob Hill Drive The subject property is currently a vacant lot. Applicant is requesting a 10 foot front yard setback variance to place a single family residence within twenty feet of the property boundary. The lot in question is located at 5025 Nob Hill Drive within the Nob Hill subdivision development. Edina Zoning Ordinance No. 825 states that single family dwelling units on lots 75 feet or more in width must maintain a minimum front street setback of 30 feet. Applicant has submitted the variance request due to existing grade conditions of the site and the desire to preserve existing vegetation and large oak trees to the rear of the subject property. Applicant claims that the subject property slopes severely from east to west, reducing the area for possible building pad location. Plan review and site inspection confirmed that the lot in question does indeed slope severely from curb side towards the rear of the property. In addition, the site itself and the neighborhood in general has a number of significant mature tree massing worthy of preserving. Site plans indicate that the proposed residential housing unit will be a single story hipped roof structure that will be built on a first floor grade elevation of approximately 900 feet. The site plan indicates that the ridge of the roof would protrude approximately 20 feet above the street grade elevation of 910 feet. Although the proposed home would be ten feet closer to the front yard curb line, it would not obstruct the view enjoyed by surrounding properties due to it's lower elevation. Homes located on the lots 2, 3, and 4, across the street to the east of the subject property have been built at a much higher elevation and 13 therefore would not be impacted by the submitted request. The vacant lot located north of the subject property is a "flag" or "neck" type lot with narrow street fronta e. a substantial setback of the buildingg This lot will require therefore, would also not be affected p y the the curb line so of proposed home to the street. The home located onpthe llot s thtof the subject property (5023 Nob Hill Drive) had a 10 foot setback variance request granted due to similar site conditions. Keeping similar setbacks of the subject property and the south would property to the provide a more consistent looking street scaps than -if full setbacks were to be imposed on the property. The subject property is one of the few remaining vacant lots within the subdivision so similar requests are not anticipated nor would site conditions of other properties warrant front yard setback variances. Recommendation: Staff recommends approval of the submitted re topographical limitations of the site. quest based on the from the curb line would cause unnecessary un 30 foot setbacks development of the site. In addition, it is staff's op nion that a 10 foot setback variance would tie in the front yard setbacks of the home to the south giving the neighborhood a more consistent appearance. h 0 � ` hdM�' ��~ �`v Ls oao� '�-7�dir►o3 .USM ��ea c�dw �sor • V ID mN V MSN O 7 LU 0., 002 LU i o r - in rn m _5t.21.0 S .. . .r �- y• i CD GF c ys t t r • 77 E, G :Q' e'♦ /0 I ro m ""--- EDINA BOARD OF APPEALS AND ADJUSTMENTS MINUTES OF THE REGULAR MEETING HELD THURSDAY, March 31983, AT 5:30 P.M. EDINA CITY HALL MANAGER'S CONFERENCE ROOM MEMBERS PRESENT: Chairman Jim Bentley, Rose-mary Utne, John Palmer and Clark Miller STAFF PRESENT: Harold Sand, Assistant Planner Linda Eisen, Secretary 1. APPROVAL OF THE MINUTES: No minutes to be approved. I1. NEW BUSINESS: B-83-6 Ron Clark, 5023 Nob Hili Drive Lot 1, Block 1, Oak Ridge of Edina Request: 10 foot front yard setback variance Mr. Harold Sand reported that Mr. Clark proposes construction of a new dwelling on the northwesterly lot in the subdivision. The lot is 100 feet by 377 feet, however, the westerly portion is encumbered with a conservation easement. The remaining lot area is approximately 131 feetdeep on the north and 203 feet deep on the south side by 100 feet wide. The buildable lot area, excluding setbacks, averages 92 feet deep by 85 feet wide or 7800 square feet. The site is heavily wooded with mature oak and other trees. The topography is steep with a fall of 36 feet from front to back within the buildable area. l The proposed dwelling has and overall depth of 80 feet including the rear deck. The depth is large because . • garage is placed at an angle in front of the dwelling. Mr.. Clark is requesting a 10 foot variance to permit the front corner of the garage to maintain a 20 foot setback. The ordinance requires a 30 foot setback. It should be noted that the dwelling and garage maintain adequate setbacks from the constructer portion of Nob Hill Drive. The setback variance is requested from an unused portior of right-of-way reserved for the extension of the road when the northerly adjacent property is developed. Mr. Sand noted that Mr. Clark is attempting to minimize the amount of fill used on . the site and proposes a garage elevation of 894 and a basement elevation of 882. Thes elevations are lower than the street grade which is 904. The proposed building elevation requires a private lift for sewer service. The garage has been located approximately 70 feet from the street to permit a driveway with a 10 foot decline at a 14 percent grade. The proponent argues that the other configurations require excessive foundations and fill or very steep driveways. The garage and driveway will be recessed 5 feet from grade and protected with a retaining wall. The front corner of the garage roof will be 5 feet above grade and approximately 2 feet above the future street elevation. Mr. Sand pointed out that the neighborhood is undeveloped with a number of lots that have similar topography and vegetation. Recently, the Board issued a 15 foot front yard variance for another lot in this su adiyfsion._at th northwest corner of of Normandale Road and Nob Hill Drive. ��% r w Board of Appeals and Adjustments March 3, 1983 Minutes Page two He stated that the site and proposed plan have a number of favorable characteristics that should be considered for a variance. The steep topography and vegetation increase the difficulty of development without variances. The site is at the end of a short cul-de-sac and the dwelling maintains an adequate setback from the existing street. It is not clear when the street may be extended. The triangular shaped encroachment on the setback is approximately 100 square feet. The garage will be recessed into the ground minimizing the visual impact of the variance. The site is located on a curved portion of the roadway without a uniform building line to preserve. Mr. Sand also commented that there are a number of conditions that indicated a variance may not be appropriate on the site. The site has adequate area for a variety of conforming floor plans. The depth and shape of the proposed dwelling tends to increase the problems with the grade on the site. The present plans may be adjusted to provide a conforming structure. The proposed variance may tend to set a presedent for other variances in the neighborhood. Mr. Sand concluded by stating if the Board determined a variance should be granted, the Staff recommends the following conditions: 1. The variance is limited to the plans presented and 2. The basement floor elevation is limited to 882 plus or minus 1 foot and the garage elevation is liminted to 894 plus or minus 1 foot. Ron Clark was present to answer any questions. . John Palmer wondered what would be necessary in order to make the dwelling conform. Ron Clark explained that he had thought through each possibility. To have the garage along side of the house would cause the driveway to run directly down the hill. He noted that the proposed location of the garage best preserved trees located on the property. It allowed for a more direct access to the garage as opposed to an "L" shaped situation. Mrs. Glen Knoblauch, 5144 Dannens Dr. wondered if the lot was platted wisely. She felt -the more fill needed would only cause erosion. Rose-mary Utne questioned if an "L" shaped situation would need a variance. Mr. Sand noted a 20 foot setback would be required. Clark Miller commented that a smaller garage would not be suitable for a house of this size, John Palmer stated that in view of the extreme topography on this particular lot which creates a unique condition, he would move for approval of granting the variance subject to the conditions stated by Staff. Rose=mary Utne agreed that this particular request could not set a presedent because of it's uniqueness and seconded the motion. All were in favor, the motion carried. C Board of Appeals and Adjustments March 3, 1983, Minutes Page three Ron Clark said he was also the owner of the neighboring lot and confirmed that it contained different circumstances and would not require a similar variance. Ill. ADJOURNMENT Clark Miller moved for adjournment and John Palmer seconded the motion. All were in favor, the motion carried. The meeting was adjourned. Respectfully submitted, Linda D. Eisen Secretary (reserved for recording information) DEVELOPMENT CONTRACT BLAKE WOODS CONTRACT dated 2015, by and between the CITY OF EDINA, a Minnesota municipal corporation ("City"), and Blake Development, LLC (the "Developer"). REQUEST FOR PLAT APPROVAL. The Developer has asked the City to 1. approve a plat for Blake Woods (referred to in this Contract as the "plat"). The land is situated in the County of Hennepin, State of Minnesota, and is legally described Exhibit A attached hereto. 2. CONDITIONS OF PLAT APPROVAL. The City hereby approves the plat on condition that the Developer enter into this Contract, furnish the security required by it, and record the plat with the County Recorder or Registrar of Titles within one (1) year after the City Council approves the final plat. 3. RIGHT TO PROCEED. Unless separate written approval has been given by the City, as evidenced by grading, utility or building permits or other written authorization to proceed, the Developer may not grade or otherwise disturb the earth, remove trees, construct sewer lines, water lines, streets, utilities, public or private improvements, or any buildings until all the following conditions have been satisfied: 1) this agreement has been fully executed by both parties and filed with the City Clerk, 2) the necessary security has been received by the City, 3) the plat has been recorded with the Hennepin County Recorder's Office, and 4) the City's Community Development Director has issued a letter that all conditions have been satisfied and that the Developer may proceed. 4. CHANGES IN OFFICIAL CONTROLS. For five (5) years from the date of this Contract, no amendments to the City's Comprehensive Plan or official controls shall apply to or affect the use, development density, lot size, lot layout or dedications of the approved final plat unless required by state or federal law or agreed to in writing by the City and the Developer. Thereafter, notwithstanding anything in this Contract to the contrary, and not in conflict with any portion of the development already completed or under construction, to the full extent permitted by state law, the City may require compliance with any amendments to the City's Comprehensive Plan, official controls, platting or dedication requirements enacted after the date of this Contract. 5. DEVELOPMENT PLANS. The plat shall be developed in accordance with the following pians: (hereinafter the "Development Plans") which the City has approved The Development Plans shall not be attached to this Contract. If the Development Plans vary from the written terms of this Contract, the written terms shall control. The Development Plans are: Plan A - Plat Plan B - Site plan date stamped , 2015 (included as Exhibit `B") Plan C - Grading, Drainage, and Erosion Control Plan date stamped , 2015 Plan D - Utility plan date stamped , 2015 0 Plan E Building Elev ,+ian - Landscape Plan date stamped , 2015 Plan F - handseape Plan date stffinped 201-5 Plan G —Construction Management Plan date stamped , 2015 Plan FIG - Curbing per the revised plans date stamped June 2, 2015, 6. IMPROVEMENTS CONSTRUCTED AND PAID FOR BY DEVELOPER. The Developer shall construct and pay 100% of the cost of the following improvements the "Public Improvements" in accordance with the Development Plans: A. Sanitary Sewers B. Water main; C. Street; D. Surface Water Facilities (pipe, ponds, rain gardens, etc-.)I. E. Grading and Erosion Control; F. Underground Utilities; G Landscaping_ within public right-of-way and areas disturbed by infrastructure work completed by the develop, and. H. Setting of Iron Monuments_ Developer intends to sell lots within the plat to builders who will construct single family homes. Those builders will be responsible for the construction and installation of utility service lines for the improvements constructed on the lots final grading of the lots landscaping on the lots and erosion control on the lots and the City will regulate those activities through the building permit process. 7. DEVELOPER CONSTRUCTED IMPROVEMENTS. The Public Improvements shall be installed in k accordance with pis—appfeved by the QtyDevelopment Plans and in accordance with all applicable City ordinances, regulations and policies. The Developer- shall submit plans and City fefappraN,al by the City Engineef.The Developer shall instruct its engineer to provide adequate field inspection personnel to assure an acceptable level of quality control to the extent that the Developer's engineer will be able to certify that the construction work meets the approved City standards as a condition of Citythe City's acceptance, as sta4ed in Cee fi .n n, Engineers Reee..a T'ra• ing of the Public Improvements. The Developer, its contractors and subcontractors, shall follow all reasonable instructions received from the City's inspectors and engineers. The Developer's engineer shall provide for on-site project management. The Developer's engineer is responsible for design changes and contract administration between the Developer and the Developer's contractor. The Developer or his engineer shall schedule pre - construction meetings as necessary to coordinate the work and to allow the City to review the program for the construction work. All labor and work shall be done and performed in good and workmanlike manner and in stric4material conformance with the appr—e N'ed plans and spee flea .r Development Plans. No material deviations from the appfeved plans and speei fie A eft Development Plans will be permitted unless approved in writing by the City. The Developer agrees to furnish to the City a list of contractors being considered for retention by the Developer for the performance of the work required by the Contract. The Developer shall not do any work or furnish any materials not covered by the plans and spee fieatio sDevelopment Plans and special conditions of this Contract, for which reimbursement is expected from the City, unless such work is first ordered in writing by the City Engineer as provided in the specifications. 0 8. CITY ENGINEERING ADMINISTRATION AND CONSTRUCTION OBSERVATION. City engineering administration will include construction inspections for work described in Paragraphs 6A and 613 and shall be paid for by the Developer. The Developer's Engineer shall submit a special material testing schedule and construction schedule to the City Engineer for approval. 9. ENGINEERS RECORD DRAWINGS. The Developer's engineer shall prepare a set of reproducible record prints e f Dr-,,., ings and an electronic version of the Development Plans that satisfy the City of Edina Record Drawing requirements, attached hereto as Exhibit "C," showing those approved changes made during the construction process, based on the marked up prints, drawings and other data furnished by Contractor(s) to the Developer's Engineer.. -the "Record Drawings„). The Record Drawings shall be submitted prior to the Developer receiving an occupancy permit for any building. Partial Record Drawings are acceptable so long as the infrastructure pertains to the particular building that is being constructed. 10. CONTRACTORS/SUBCONTRACTORS. City Council members, City employees, and City Planning Commission members, and corporations, partnerships, and other entities in which such individuals have greater than a twenty-five percent (25%) ownership interest or in which they are an officer or director may not act as contractors or subcontractors for the Public Improvements identified in Paragraph 7 above. 11. PERMITS. The Developer shall obtain or require its contractors and subcontractors to obtain all necessary permits, including but not limited to: A. Hennepin County fef Geui4y Read Aeeess end Wer -k in GeupAy Rights of Way B -.A. Minnesota Department of Health for Watermains 5 C -.B. MPCA NPDES Permit for Construction Activity 13 C. MPCA for Hazardous Material Removal and Disposal &D. City of Edina for Building Permits F-. E. MCES for Sanitary Sewer Connections FBF. Nine Mile Creek for Watershed Permit The City shall provide cooperative assistance in securing permits from other agencies. 12. TIME OF PERFORMANCE. The Developer shall install all --eq Public Improvements by December 31, 20_. The Developer may, however, request an extension of time from the City. If an extension is granted, it shall be conditioned upon updating the security posted by the Developer to reflect cost increases and the extended completion date. Final wear course placement outside of this time frame must have the written approval of the City Engineer. 13. LICENSE. The Developer hereby grants the City, its agents, employees, officers and contractors a license to enter the plat to perform all work and inspections deemed appropriate by the City in conjunction with plat development. 14. GRADING PLAN. The plat shall be graded in accordance with the approved grading drainage and erosion control plan; which is described as Plan "C—." in Section 5 (the "Gradin Plan"). The Grading Plan shall conform to City's Design and Construction Manual. Within thirty (30) days after completion of the grading, the Developer shall provide the City with a "record" grading plan eeewhich shall include a certification by a registered land surveyor or engineer that all ponds, swales, and ditches have been constructed on public easements or land owned by the City. TheThis "record" Grading Plan shall contain site grades and field verified elevations of the following: a) cross sections of ponds; b) location and elevations along all swales, emergency overflows, wetlands, ,wetland mitigation areas if any, ditches, locations and dimensions of borrow areas/stockpiles; c) lot eomef elevations and house pads; d) top and on bottom ef retaining wa4ls. -top and bottom of retaining walls. The City shall require the builders who final grade lots in connection with the construction of improvements on those lots to provide the "record" Grading Plan for the individual lots "Record" Grading Plans shall contain site grades and field verified elevations of a) the lot corner elevations and house pads and b) location and elevations along all swales emergency overflows wetlands wetland mitigation areas if any, ditches, locations and dimensions of borrow areas/stockpiles on the affected lot 15. EROSION CONTROL. Prior to initiating site grading, the erosion control plan, Plan C described in Section 5, shall be implemented by the Developer and inspected and approved by the City. 16. STREET MAINTENANCE DURING CONSTRUCTION. The Developer shall be responsible for all street maintenance until the public streets are accepted by the City. Warning signs shall be placed when hazards develop in streets to prevent the public from traveling on same and to direct attention to detours. If and when streets become impassable, such streets shall be barricaded and closed. In the event that any building or residential unit is occupied prior to completing streets, the Developer shall maintain a smooth surface and provide proper surface drainage to insure that the streets are passable to traffic and emergency vehicles. The Developer shall be responsible for keeping streets within and without the plat clean of dirt and debris that may spill, track, or wash onto the street from Developer's operation. The Developer may request, in writing, that the City keep the streets open during the winter months by plowing snow from the streets prior to final acceptance of said streets. The City shall not be responsible for repairing the streets because of snow plowing operations. Providing snow plowing service does not constitute final acceptance of the streets by the City. The Developer shall contract for street cleaning within and immediately adjacent to the development. At a 7 minimum, scraping and sweeping shall take place on a weekly basis. A copy of this contract shall be approved by the City before grading is started. The contract shall provide that the City may direct the contractor to clean the streets and bill the Developer. 17. OWNERSHIP OF IMPROVEMENTS. Upon completion of the ,,.er- eenstf-aetien ed by this Gentfaet, the impfevem n+s ly ngthose Public Improvements described in Section 6 which lie within public easements and the City's acceptance of those Public Improvements those Public Improvements shall become City property. Prior to acceptance of the Public Improvements by the City, the Developer must furnish the following affidavits: - Contractor's Certificate - Engineer's Certificate - Land Surveyor's Certificate - Developer's Certificate certifying that all construction has been completed in accordance with the terms of this Contract. All necessary forms will be furnished by the City. Upon receipt of affi4ai4tsthe above referenced Certificates and verification by the City Engineer that a Public Improvement is complete, the City Engineer will accept the completed Public Improvements. Within thirty (30) days after the acceptance of the Public Improvements, the Developer shall supply the City with a eemplete set of r-epr-edueible "feeofd" plans, an eleetfEfflie file of the "r-eeefd" plans in '+' the Record Drawings for the City's Design and Const -'^=^+'on Man^"th-4 c! pted Public Improvements. 18. PARK DEDICATION. The Developer shall make cash contribution of $15,000.00 to satisfy the City's park dedication requirements. Payment is due at rip or to the 4merelease of final plat for recording. 19. BUILDING PERMITS/CERTIFICATES OF OCCUPANCY. EI A. Breach of the terms of this Contract by the Developer, including nonpayment of billings from the City, shall be grounds for denial of building permits, including lots sold to third parties and the halting of all work in the plat. B. If building permits are issued prior to the acceptance of Public Improvements, the Developer assumes all liability and costs resulting in delays in completion of Public Improvements and damage to Public Improvements caused by the City, Developer, their contractors, subcontractors, materialmen, employees, agents, or third parties. No sewer and water connection permits may be issued .until the streets needed for access have been paved with a bituminous surface and the utilities are tested and approved by the City Engineer. 20. RESPONSIBILITY FOR COSTS. A. Except as otherwise specified herein, the Developer shall pay all reasonable costs incurred by it or the City in conjunction with the development of the plat, including but not limited to reasonable legal, planning, engineering and inspection expenses incurred in connection with approval and acceptance of the plat, the preparation of this Contract, review of construction plans and documents, and all reasonable costs and expenses incurred by the City in monitoring and inspecting development of the plat. B. The Developer shall hold the City and its officers, employees, and agents harmless from claims made by itself and third parties for damages sustained or costs incurred resulting from plat approval and development. The Developer shall indemnify the City and its officers, employees, and agents for all costs, damages, or expenses which the City may pay or incur in consequence of such claims, including attorneys' fees. C. The Developer shall reimburse the City for reasonable costs incurred in the enforcement of this Contract, including reasonable engineering and attorneys' fees. E D. The Developer shall pay in full all bills submitted to it by the City for obligations incurred under this Contract within thirty (30) days after receipt. Bills not paid within thirty (60) days shall accrue interest at the rate of eight percent (8%) per year. E. In addition to the charges referred to herein, other fees and charges and speeial assessffie *. may be imposed on builders at the time the builders apply for building permits such as but not limited to sewer availability charges ("SAC"), City water connection charges, City sewer connection charges, and building permit fees. 21. SPECIAL PROVISIONS. The following special provisions shall apply to plat development: A. Implementation of the comments in the May 8, 2015 memorandum from the Director of Engineering to the Community Development Director. B. City of Edina Resolution 2015-56. C. The installation of the looped =_�atefmai-nwater main shall be directionally drilled and located within the drainage and utility easement between Lots 6 and 7, Blake Woods. D. Developer must demolish the home that straddles the common lot line between Lot 1 and Lot 2 on or before June 30 2016. The City will not issue a building permit for either Lot 1 or Lot 2 until that home is demolished. 22. MISCELLANEOUS. A. The Developer's obligat enobli atg ions hereunder shall continue in full force and effect until the City's issuance of a Certificate of Completion and Release even if the Developer sells, assigns, transfers or conveys one or more lots, the entire plat, or any part of it. The Developer shall notify the City when it sells, assigns, conveys or transfers any of its rights, title or interest in the site. 10 B. in eemphaflee with the Response Aefien Pleaq appr-eved by the MPGA +the—pr6per-y, the —develepersi lull r-e oye and pr-epefl —pose ofnta �'iw *aminatien wMin the plat-.Developer must engage an environmental consultant to perform a Phase I Environmental Site Assessment of the Property. If the consultant's report identifies recognized environmental conditions and recommends further investigation of one or more of those recognized environmental conditions Developer will undertake such further investigation and if the investigation discloses the presence of any hazardous substances on Property Developer will report the discovery of those hazardous substances to the Minnesota Pollution Control Agency("MPGA") as required by law and if the MPCA requires that the hazardous substances be remediated Developer will remediate the hazardous substances in the manner and to the extent required by the MPGA. C. Retaining walls that require a building permit shall be constructed in accordance with plans and specifications prepared by a structural or geotechnical engineer licensed by the State of Minnesota. Following construction, a certification signed by the design engineer shall be filed with the City Engineer evidencing that the retaining wall was constructed in accordance with the approved plans and specifications. All retaining walls identified on the development plans or by special conditions referred to in this Contract shall be constructed before any other building permit is issued for a lot on which a retaining wall is required to be built. D. Developer shall take out and maintain or cause to be taken out and maintained until six (6) months after the City has accepted the Public Improvements, public liability and property damage insurance covering personal injury, including death, and claims for property damage which may arise out of Developer's work or the work of its subcontractors or 11 by one directly or indirectly employed by any of them. Limits for bodily injury and death shall be not less than $1,000,000 for one person and $2,000,000 for each occurrence; limits for property damage shall be not less than $1,000,000 for each occurrence. The City shall be named as an additional insured on the policy on a primary and noncontributory basis, and the Developer shall file with the City a certificate evidencing coverage prior to the City signing the plat. E. Third parties shall have no recourse against the City under this Contract. F. If any portion, section, subsection, sentence, clause, paragraph, or phrase of this Contract is for any reason held invalid, such decision shall not affect the validity of the remaining portion of this Contract. G. The action or inaction of the City shall not constitute a waiver or amendment to the provisions of this Contract. To be binding, amendments or waivers shall be in writing, signed by the parties and approved by written resolution of the City Council. The City's failure to promptly take legal action to enforce this Contract shall not be a waiver or release. H. This Contract shall run with the land and may be recorded against the title to the property. in the event this GaR4r-aet is raeexd_,7 the City . ena s t ,7 a r-eeefdable .In the event this Contract is recorded the City must promptly upon the completion of the Public Improvements, provide Developer with a recordable Certificate of Completion and Release evidencing the completion of the Public Improvements in accordance with the requirements of this Contract and releasing the lots in the plat from the terms of this Contract The City's release of the lots in the plat from the covenants and restrictions set forth in this Contract does not terminate this Contract or release the Developer from the obligation to perform any obligations of the Developer which remain outstanding under this Contract as of the date of the Certificate of 12 Completion and Release. The Developer covenants with the City, its successors and assigns, that the Developer has fee title to the property being final platted and/or has obtained consents to this Contract, in the form attached hereto, from all parties who have an interest in the property; and that there are no unrecorded interests in the property being final platted and that the Developer will indemnify and hold the City harmless for any breach of the foregoing covenants. I. Each right, power or remedy herein conferred upon the City is cumulative and in addition to every other right, power or remedy, express or implied, now or hereafter arising, available to City, at law or in equity, or under any other agreement, and each and every right, power and remedy herein set forth or otherwise so existing may be exercised from time to time as often and in such order as may be deemed expedient by the City and shall not be a waiver of the right to exercise at any time thereafter any other right, power or remedy. 23. DEVELOPER'S DEFAULT. In the event of default by the Developer as to any of the work to be performed by it hereunder, the City may, at its option, perform the work and the Developer shall promptly reimburse the City for any expense incurred by the City, provided the Develeperthat, except in an emergency as determined by the City, i-sft City must first g netiee give the work it default -,Developer not less than f 4 eight ( Q` houfs in uu''vuuvv""""eten (10) business days and an opportunity to cure during,saidten (10) business day period before the City may perform the work. This Contract is a license for the City to act, and it shall not be necessary for the City to seek a Court order for permission to enter the land. When the City does any such work, the City may, in addition to its other remedies, assess the cost in whole or in part. 24. WARRANTY. The Developer warrants eenstmeted by it ptifstiant to he Public Improvements against poor material and faulty workmanship. The Developer shall submit either a warranty/maintenance bond for 100% 13 of the cost of the Public Improvements, or a letter of credit for twenty-five percent (25%) of the amount of the original cost of these Public Improvements. A. The required warranty period for materials and workmanship for the utility contractor installing public sewer and water mains shall be two (2) years from the date of final written City acceptance of the werkpublic sewer and water mains. B. The required warranty period for all werkPublic Improvements relating to street construction, including concrete curb and gutter, sidewalks and trails, and retaining walls; shall be subject to one (1) year from the date of the City's final written acceptance of the street, including concrete curb and gutter, sidewalk or trails retaining wall or other street related Public Improvements, unless the wearing course is placed during the same construction season as the bituminous base course. In those instances, the subdivider shall guarantee all werk, melt Public Improvements relating to street construction, including concrete curb and gutter, sidewalks and trails, n and eqttip%entretainin_ walls for a period of two (2) years from the date of final written City acceptance of the weTkstreet, including concrete curb and gutter, sidewalk or trails retaining wall or other street related Public Improvements. C. The required warranty period for trees, and landscaping is two growing seasons following installation. City and Developer agree that for purposes of this Section 24.0 the "growing season" for sod trees and lqndscaping landscapingends on the 31s' dgy of October in the year that is two years after the sod trees and landscaping are installed As each warranty period expires the Cityagrees to accept an amendment to the maintenance bond or a substitute letter of credit which reduces the amount of the maintenance bond or letter 14 of credit, as applicable, to the amount required for the remaining unexpired warranties When all warranty periods have expired the City will return the bond or letter of credit to the Developer. 25. SUMMARY OF SECURITY REQUIREMENTS. To guarantee compliance with the terms of this Contract by the Developer, payment of the costs of all Public Improvements the Developer shall furnish the City with a letter of credit, in the form attached hereto, from a bank, cash escrow or a combination cash escrow and Letter of Credit ("security") for .$ r100% of the estimated cost of the Public Improvements described in Section 61Until Developer has satisfied requirements (1) through (6) below, Developer must provide the City with renewals of a letter of credit or a new, replacement letter of credit to not less than thigy (30) days before the letter for credit expires The City may draw demon the seetifityletter of credit, without notice, for any violation of the terms of this Contract erincluding, without limitation a violation of Developer's obligation to provide a renewal or replacement letter of credit. If the City draws on the letter of credit the City must use the proceeds to cure the Developer's violation and must refund any excess funds not necessary to cure the violation to the Developer-, provided however, if the seeufityCity draws on a letter of credit solely because the letter of credit is allowed to lapse p fie,. te the a of t xpiring_and Developer has not provided a renewal or replacement as required teizm. if the required p . . ents are not eempleted at least thif�y (30) &ys prior- to the expiration of the seeufit�-, the City may alse draw it dewn. If the seetifity is dfavffi de,�ffi, the pfeeeeds shall be used te etife the by this Section 25 the City will hold the proceeds from the letter of credit as a cash escrow until Developer submits a new letter of credit satisfying the requirements of this Section 15 25. Upon receipt of proof reasonably satisfactory to the City Engineer that work has boo eempleted andallof the Public Improvements have been completed then, provided the Developer is not then in default in the performance of any of the Developer's financial obligations to the City have been satisfied, with City Engineef approval the see'urity may b -e fedueed ffem time to *imeunder this Agreement the City shall return the letter of credit to Developer. In addition the City must at the request of the Developer but not more than once every ninety days ° . 1 agree to exchange the letter of credit the City holds for a new or amended letter of credit in a reduced amount The amount of the reduction shall be equal to 90% of the estimated cost of the Public Improvements the Developer has completed as of the date of the request. The City shall retain the remaining ten percent (10%) of the „w,eui4s ,.,,..Frio "•estimated cost of the engineer- shall be :etaineacompleted Public Improvements as additional security until: (1) all ' of the Public Improvements described in Section 6 have been completed, (2) iron monuments for lot corners have been installed, (3) all outstanding financial obligations to the City satisfied, (4) the required "record" plans have been received by the City, (5) athe warranty security described in Section 24 is provided, and (6) the Public Improvements are accepted by the City. When requirements (1) through (6) above are all satisfied, the City will promptly return the letter of credit to the Developer. 26. NOTICES. Required notices to the Developer shall be in writing, and shall be either hand delivered to the Developer, its employees or agents, or mailed to the Developer by certified mail at the following address: 5331 Evanswood Lane, Edina, Minnesota 55436. Notices to the City shall be in writing and shall be either hand delivered to the City Manager, or mailed to the City by certified mail in care of the City Manager at the following address: Edina City Hall, 4801 West 50th Street, Edina, Minnesota 55424- 1330. [The remainder of this page has been intentionally left blank. Signature pages follow.] 17 CITY OF EDINA James Hovland, Mayor (SEAL) AND STATE OF MINNESOTA ) ss. COUNTY OF HENNEPIN ) Scott Neal, City Manager The foregoing instrument was acknowledged before me this day of , 2015, by James Hovland and Scott Neal, respectively the Mayor and City Manager of the City of Edina, a Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority granted by its City Council. NOTARY PUBLIC 18 BLAKE DEVELOPMENT, LLC Its, STATE OF MINNESOTA ) ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this day of 2015, by Frank R. Berman the of , ,Blake Development, LLC, a Minnesota limited liability company on behalf of the Company. DRAFTED BY: CAMPBELL, KNUTSON Professional Association 317 Eagandale Office Center 1380 Corporate Center Curve Eagan, MN 55121 Telephone: 651-452-5000 RNK NOTARY PUBLIC 19 FEE OWNERS CONSENT TO DEVELOPMENT CONTRACT Frank R. Berman and Toby T. Berman, husband and wife, the fee owners of the s„ property to be platted as Lot 6, Block 1, Berman Woods, the development of which is governed by the foregoing Development Contract, affirm and consent to the provisions thereof and agree to be bound by the provisions as the same may apply to that pei4ien of the subjee4 ,�pei4 , ^,,,ne by -+said Lot 6, Block 1, Berman Woods duringtheir period of ownership. Dated this day of .2015. Frank R. Berman Toby T. Berman STATE OF MINNESOTA } ss. COUNTY OF ) The foregoing instrument was acknowledged before me this day of , 2015, by Frank R. Berman and Toby T. Berman, husband and wife. 0 DRAFTED BY: CAMPBELL KNUTSON Professional Association 317 Eagandale Office Center 1380 Corporate Center Curve Eagan, Minnesota 55121 (651) 452-5000 RNK NOTARY PUBLIC 21 MORT-GAGEFEE OWNERS CONSENT TO DEVELOPMENT CONTRACT whieh "^'asBerman Edina Property LLC, a ffieftgage Minnesota limited liability company, the sttbjeet4ee owner of the property to be platted as Lot 7, Block 1, Berman Woods, the development of which is governed by the foregoing Development Contract, agrees -that the Developtnext Cei#raet shall main in fi •" €emeaffirm and e ffeet eve if it for-ee eses e consent to the provisions thereof and agree to be bound by the provisions as the same may apply to said Lot 7, Block 1, Berman Woods during its maftgage.-.period of ownership. Dated this dqy of , 2015. Its: STATE OF MINNESOTA ) ss. COUNTY OF ) The foregoing instrument was acknowledged before me this _ 2015, by , the day of , of Effi Berman Edina Property LLC, a Minnesota limited liability company on behalf of the company. 22 NOTARY PUBLIC DRAFTED BY: CAMPBELL KNUTSON Professional Association 317 Eagandale Office Center 1380 Corporate Center Curve Eagan, Minnesota 55121 (651) 452-5000 RNK Number: Issue Date: V • 23 • _ 1 I _ I I 1 1 I I - 1 1 23 BENEFICIARY APPLICANT Beneficiary Name Applicant Name Address Address City, State Zip City, State Zip Attention: LETTER OF CREDIT ISSUE AMOUNT USD EXPIRY DATE: LADIES AND GENTLEMEN: AT THE REQUEST AND FOR THE ACCOUNT OF THE ABOVE REFERENCED APPLICANT WE HEREBY ISSUE OUR IRREVOCABLE STANDBY LETTER OF CREDIT (THE "LETTER OF CREDIT") IN YOUR FAVOR IN THE AMOUNT OF USD AMOUNT IN NUMBERS (AMOUNT IN WORDS UNITED STATES DOLLARS) AVAILABLE WITH US AT OUR ABOVE OFFICE BY PAYMENT AGAINST PRESENTATION OF THE FOLLOWING DOCUMENTS: 1. A DRAFT DRAWN ON US AT SIGHT MARKED "DRAWN UNDER WELLS FARGO BANK. N.A. STANDBY LETTER OF CREDIT NO. " 2. THE ORIGINAL OF THIS STANDBY LETTER OF CREDIT AND ANY AMENDMENTS THERETO. 3. BENEFICIARY'S SIGNED AND DATED STATEMENT WORDED AS FOLLOWS (WITH THE INSTRUCTIONS IN BRACKETS THEREIN COMPLIED WITH): "THE UNDERSIGNED AN AUTHORIZED REPRESENTATIVE OF THE BENEFICIARY ("BENEFICIARY") OF WELLS FARGO BANK LETTER OF CREDIT NO. 24 CERTIFIES THAT THE AMOUNT OF THE DRAFT ACCOMPANYING THIS STATEMENT REPRESENTS THE AMOUNT DUE TO BENEFICIARY PURSUANT TO AND IN CONNECTION WITH THE OBLIGATIONS OF APPLICANT NAME TO BENEFICIARY UNDER THAT CERTAIN DEVELOPMENT AGREEMENT FOR THE PROPERTY LOCATED AT Address." THIS LETTER OF CREDIT EXPIRES AT OUR ABOVE OFFICE ON (INSERT MONTH DAY, AND YEARI. MULTIPLE AND PARTIAL DRAWING(S) ARE PERMITTED UNDER THIS LETTER OF CREDIT, PROVIDED, HOWEVER THAT THE TOTAL AMOUNT OF ANY PAYMENT(S) MADE UNDER THIS LETTER OF CREDIT WILL NOT EXCEED THE TOTAL AMOUNT AVAILABLE UNDER THIS LETTER OF CREDIT WE HEREBY ENGAGE WITH YOU THAT EACH DEMAND PRESENTED UNDER AND IN COMPLIANCE WITH THE TERMS AND CONDITIONS OF THIS LETTER OF CREDIT WILL BE DULY HONORED IF PRESENTED TOGETHER WITH THE DOCUMENTS SPECIFIED IN THIS LETTER OF CREDIT AT OUR OFFICE LOCATED AT 794 DAVIS STREET, 2ND FLOOR, SAN LEANDRO CA 94577-6922 ATTENTION: US TRADE SERVICES - STANDBY LETTERS OF CREDIT ON OR BEFORE THE ABOVE STATED EXPIRY DATE, OR ANY EXTENDED EXPIRY DATE IF APPLICABLE. THIS IRREVOCABLE STANDBY LETTER OF CREDIT SETS FORTH IN FULL THE TERMS OF OUR UNDERTAKING. THIS UNDERTAKING IS INDEPENDENT OF AND SHALL NOT IN ANY WAY BE MODIFIED AMENDED AMPLIFIED OR INCORPORATED BY REFERENCE TO ANY DOCUMENT CONTRACT OR AGREEMENT REFERENCED HEREIN OTHER THAN THE STIPULATED ICC RULES AND GOVERNING LAWS. CANCELLATION PRIOR TO EXPIRATION: YOU MAY RETURN THIS LETTER OF CREDIT TO US FOR CANCELLATION PRIOR TO ITS EXPIRATION PROVIDED THAT THIS LETTER OF CREDIT IS ACCOMPANIED BY YOUR WRITTEN AGREEMENT TO ITS CANCELLATION. SUCH WRITTEN AGREEMENT TO CANCELLATION SHOULD SPECIFICALLY REFERENCE THIS LETTER OF CREDIT BY NUMBER, CLEARLY INDICATE THAT IT IS BEING RETURNED FOR CANCELLATION AND BE SIGNED BY A PERSON IDENTIFYING THEMSELVES AS AUTHORIZED TO SIGN FOR YOU. EXCEPT AS OTHERWISE EXPRESSLY STATED HEREIN THIS STANDBY LETTER OF CREDIT IS SUBJECT TO THE INTERNATIONAL STANDBY PRACTICES 1998 INTERNATIONAL CHAMBER OF COMMERCE PUBLICATION NO 590 Very Truly Yours, 25 EXHIBIT "A" Lots 1 and 2, Block 1, Zuppkewood, according to the recorded plat thereof, Hennepin County, Minnesota. FEW11 Lots 46 and 47, Auditor's Subdivision No. 325, Hennepin County, Minnesota. A EXHIBIT "B" [SITE PLAN] 27 EXHIBIT "C" City of Edina Record Drawings All plan sheets must be provided in Record Drawing format. Refer to attached exhibit #1-3 for examples. All data shall be placed on a "Record Drawing" layer in base files. • (B) — General Contractor, General Contractors mailing address, a list of Sub Contractors, the year constructed/completed, name of inspector onsite. (All sheets) • (C) — Record Drawing Note: "This drawing is our record knowledge of the project as constructed. Information is furnished without warranty as to accuracy. Users should field verify locations and elevations prior to use. " (All sheets) • (D) — Complete revision block (All sheets) • (E) — Strike out existing information and add field verified data such as rim and invert elevations. • (F, G, H, & I) — Stationing of clean outs, wyes, services, etc. as detailed in line items below: 2. Record Drawing data collection must be completed in Hennepin County coordinate system. 3. Shoot all X,Y,Z, coordinates on all sanitary/storm structures, inverts, sump drain services, clean out locations, gate valve boxes, curb stops, hydrants, lighting units and hand holes, etc., that are found within the project limits once the wear course has been placed. 4. All X,Y,Z, coordinates must be within 0.05 foot tolerance for horizontal and vertical measurements. 5. All distances, elevations and ties are based on field measurements or verified shots taken after construction. 6. Survey shots must be taken at the following locations: • Center of all castings and inlets. • Center of each gate valve box • Center of curb stops • Top nut on hydrant • Center of isolation gate valve box at hydrant • Center of cleanouts on sump drain and sanitary sewer • Center of sump drain service stub • Center of hand hole • Adjacent to lighting unit 28 • Center of Lift Station 7. Below is an approved list of the following point code naming conventions used by the City. These point code naming conventions must be used for all record information gathered upon completion of the project. • ASAN sanitary manhole • ASCO sanitary clean out • ALIFT sanitary lift station • AAIRMH air release manhole • ACB catch basin manhole • ADMH storm sewer manhole • AIN storm sewer inlet FES • AOUT storm sewer outlet FES • AGV gate all valve box locations — including isolation GV's at Hydrants • AHYD hydrant locations • APIV Post Indicator Valve • AWMH gate valve manholes • AWSO curb stop shut off boxes • ACO sump drain cleanout locations • ASR sump drain service locations • ALP city -owned light poles • AM hand holes 8. All gate valve boxes found within the project limits shall be tied off with a minimum of 2 ties. These ties will be recorded on gate valve tie sheets (provided by the City of Edina). Ties are to be recorded to the nearest 0.5' and are to be taken in the following order: • Tie to top nut on hydrants • Center of sanitary sewer or storm sewer manhole castings • Center @ back of curb on catch basin inlets. • Back of curb • NOTE: Do not tie gate valves to other gate valves, light poles, or house corners. Ties are not to exceed 200'. Isolation gate valves in front of hydrants are exempt of this requirement. 9. A bench loop is required to provide benchmark elevations for all fire hydrants in the project limits. The level of precision shall be a minimum of Second Order, Class 1. GPS or Robot elevations for this task are not acceptable. Work must be done using a level and traverse the jobsite recording TNH's accordingly. These notes are to be given to the Edina Survey Department for their record use. 10. Wye service locations for SANITARY SEWER are stationed off of the downstream SANITARY manhole. Stations are to be recorded to the nearest foot. All X,Y,Z, coordinates are required for all new sanitary sewer mainline service connections. (no ties required — stationing only) (example: S0+00) 11. Wye service locations for SUMP DRAIN services and SUMP DRAIN CLEANOUT locations are stationed off the downstream SANITARY manhole. Stations shall be recorded to the nearest foot. (no ties required — stationing only) (example: SER V=0+00 or CO=0+00) 12. Water service CORPO T ATIONSCORPORATIONS and CURB BOX STOP locations are stationed off the downstream SANITARY manhole. Stations shall be recorded to the nearest foot. Corporation stations only need to be recorded if large deviations in alignment exceeding 5 feet, or are not perpendicular to the water main. (no ties required —stationing only) (example: W0+00 or CORPO+00) 13. All X,Y,Z, coordinates for buried utility items such as BENDS, REDUCERS, SLEEVES, TEES, CROSSES and PLUGS are required and stationed off the downstream SANITARY manhole. Stations shall be recorded to the nearest foot. (no ties required — stationing only) (example: BENDO+00, REDUCERO+00, SLEEVED+00, TEED+00, CROSSO+00, PL UGO+00) 14. Update record plan sheets to reflect updated elevations, inverts, structure builds and locations. Strike out proposed plan information and add the new information to reflect field changes in bold text. 15. Submit one 11 x 17 set of preliminary record plans and CAD drawing to the City of Edina for review and comments. 16. Upon approval of the preliminary record plans and CAD drawing, the City requires the following information on CD/DVD: • 1 hard copy set of 11 x 17 record plans. • 1 complete record set of 11 x 17 record plan sheets in PDF format. • Individual record plan sheets using the following naming convention example for a contract. (year/contract number/page number — see below) Example: For Highlands Reconstruction Project (ENG 08-8) would look like this: 20080801 = PAGE 1 OF PLANSET 20080802 = PAGE 2 OF PLANSET 20080803 = PAGE 3 OF PLANSET • Electronic AutoCAD drawing containing field gathered record data. • Spreadsheet file of field gathered data and coordinates in Microsoft Excel format. 30 Please note the following information: At this time, the City of Edina does not require consultants to redraw line work in the base files as long as record X, Y, Z coordinates have been shot to reflect exact field locations of structures onsite AND consultants have used the appropriate naming conventions of field gathered points. The City of Edina does require new line work if major deviations from the original construction plans are added or found. Sanitary Sewer Manholes Request Facility ID maps from City Staff. Use maps to gather new record data. Update and redline existing "Sanitary Sewer Manhole Inspection Reports" with applicable information. (see attached) Shoot all X, Y, Z coordinates for each newly constructed or adjusted manholes and castings on site. All coordinates must be within 0.05 foot tolerance for horizontal and vertical measurements. All shots must be taken in the center of the casting lid at finished grade. Comments required for any information not addressed in the report. Storm Sewer: Catch Basins, Manholes, Inlets, & Outlets Request Facility ID maps from City Staff. Use maps to gather new record data. Update and redline existing "Storm Sewer Manhole Inspection Reports" with applicable information. (see attached) Shoot all X, Y, Z coordinates for each newly constructed, or adjusted, catch basin, or manhole and casting on site. All coordinates must be within 0.05 foot tolerance for horizontal and vertical measurements. All shots must be taken in the center of the casting on the structure at finished grade. In the case of inlets and outlets - a shot will be taken at the end of the apron structure. In the absence of an apron, an invert will be taken at the end of pipe. Comments required for any information not addressed in the report. Watermain: Gate Valves & Hydrants Request Facility ID maps from City Staff. Use maps to gather new record data. Shoot all X, Y, Z coordinates for each new hydrant and gate valve on site. All coordinates must be within 0.5 foot tolerance for horizontal and vertical measurements. All shots must be taken on the top nut of the new fire hydrant, or in the center of the gate valve box cover. 31 All gate valves, including isolation gate valves at hydrants will require X,Y,Z coordinates. Gate valve manholes will also require an inspection and a shot on the center of the casting lit at finished grade. Roadway Lighting Shoot all X, Y, Z coordinates for each new lighting standard and hand hole on site. All coordinates must be within 0.5 foot tolerance for horizontal and vertical measurements. All shots must be taken adjacent to the new lighting unit or at the center of a hand hole cover at finished grade. Signs Shoot all X, Y, Z coordinates for each new and existing sign on site. All coordinates must be within 0.5 foot tolerance for horizontal and vertical measurements. All shots must be taken adjacent to the sign. 32 INSERT EXAMPLE DRAWING HERE 33 INSERT EXAMPLE DRAWING HERE 34 INSERT EXAMPLE DRAWING HERE 35 Record Drawings Archive Process Archival process for City of Edina Record Drawinis: Create all Record Drawings in CAD using City of Edina Standards. Plot to Cute PDF. Create a new Record Drawing folder in the Contract Folder for the project. Name the PDF sheets in the plan set. Use the following naming convention when placing them in the Contract Folder for the project: (Year/contract #/ h e # = (description of sheet not needed Example: For Highlands Reconstruction Project (ENG 08-8) would look like this 20080800 = SIGNED TITLE SHEET 20080801 = TITLE 20080802 = SEQ 20080803 = PLAN By using this format, when the PDF's are created and transferred to the Archive folder and placed in the appropriate archive year, they will populate according to the year, contract number and page number accordingly. This will keep them all in an easy to understand, continuous order. In the Archive folder, locate the appropriate year Record Archive folder. Copy and paste your Record Drawings from your Contract Folder into this Record Archive folder. They will populate according to the naming convention with the year, contract number and page number accordingly. In the appropriate Archive Folder, find the utility appropriate excel spreadsheet. Begin adding information and filling out information in the appropriate columns to the bottom of the existing list. Only add and hyperlink the sheets that are specific to the appropriate utility folder. I created a Contract # drop down on top of the excel spreadsheet so you can search the spread sheet and sort the sheets by contract number if need be. By transferring all Record Drawing plan sheets to the Archive Folder, it will be easier to reconstruct a complete set of Record Drawings from this location in the future. G:\Engineering\OUTSIDE\Eng_Procedures\RecordDrawing\FINAL\20130415 Archival process.doc Page 1 of 1 041 oe. 0 PLANNING COMMISSION STAFF REPORT Originator Meeting Date Agenda # Cary Teague April 25, 2012 VII.B Community Development Director INFORMATION/BACKGROUND Project Description Mount Properties is proposing to tear down the existing office building at 6500 France Avenue to build a new four-story, 60,310 square foot medical office/retail building with an attached parking ramp. The first level would contain 7,000 square feet of retail space including a coffee shop, barber shop and medical supplies. The next four levels would contain 62,310 square feet of medical office. (See property location on pages Al—A4; and the applicant's narrative, building rendering and site plans on pages Al 1—A62.) In order to obtain the above-mentioned approvals, the applicant must go through a two-step process. The first step in the process is to obtain the following approvals: 1. A Comprehensive Plan Amendment for two items (this required four-fifths vote of the Council for approval): a) Amendment to allow a building height of 5 stories and 69 feet on this site. The Comprehensive Plan requires a maximum height of 4 stories or 48 feet; b) Amendment to allow a floor area ratio of 1.23 or 123%. The Comprehensive Plan requires a maximum of 1.0 or 100%; 2. Preliminary Rezoning from POD -1, Planned Office District to PUD, Planned Unit Development; and 3. Preliminary Development Plan. If the Comprehensive Plan Amendment, Preliminary Rezoning and Preliminary Development Plan are approved by the City Council, the following is required for the second step: 1. Final Development Plan and Final Rezoning to PUD. 2. Zoning Ordinance Amendment establishing the PUD. The Planning Commission considered a Sketch Plan for this project at their February 22, 2012 meeting and provided comment. (See minutes on pages A90— A94.) The applicant elected not to go before the City Council for review. The applicant has attempted to address the comments made by the Planning Commission. (See the applicant list of items on how they address comments by the Planning Commission on pages Al7—A18.) Since the Sketch Plan review, the building size has increased from 60,000 square feet to 69,310 square feet and from four to five stories; however, the setback has increased from 15 feet to 25 feet from France Avenue to provide for a more pedestrian friendly environment along France. Store openings onto France Avenue have been added for the retail space. The Zoning Ordinance Amendment that would accommodate the requested rezoning to PUD, Planned Unit Development can be found on the attached pages A95—A96.) Surrounding Land Uses Northerly: Fairview Hospital parking ramp; zoned APD, Automobile Parking District Easterly: Fairview Hospital; zoned and guided Regional Medical District. Southerly: Point of France condos; Zoned PRD -4, Planned Residential District & High Density Residential Westerly: Office; zoned POD -1, Planned Office District & guided Regional Medical Existing Site Features The subject property is 1.29 acres in size, is relatively flat and contains an office building. (See pages Al—A5.) Planning Guide Plan designation: Regional Medical Zoning: POD -1, Planned Office District 2 Comprehensive Guide Plan This property is located within an area of the City that is designated as a "Potential Area of Change" within the 2008 Comprehensive Plan. (See page A4c.) The Comprehensive Plan states that within the Potential Areas of Change, "A development proposal that involves a Comprehensive Plan Amendment or a rezoning will require a Small Area Plan study prior to planning application. However, the authority to initiate a Small Area Plan rests with the City Council." Since the City Council did not consider Sketch Plan, they were unable to determine if a Small Area Plan was necessary, The decision to require a Small Area Plan shall be made by the City Council. The site is guided in the Comprehensive Plan for "Regional Medical — RM." (See pages A4a—A4b.) Therefore, the proposed use would be consistent with the existing Comprehensive Plan designation. The Comprehensive Plan requires a maximum height of four (4) stories and 48 feet tall, with a podium height of two (2) stories. (See page A4k.) The applicant is requesting a Comprehensive Plan Amendment to allow a five (5) story 69 -foot tall building on the site. The Comprehensive Plan also requires a maximum FAR in the Regional Medical District of 1.0. (See page A4b.) The applicant is requesting another amendment to allow a floor area ratio of 1.23. Rezoning to PUD The applicant is requesting a rezoning of this site from Planned Office District -1, (POD -1) to Planned Unit Development (PUD). The Planned Office District allows for medical office buildings up to a floor area ratio of .5. (50%) Under current zoning a 28,000 square foot office building would be permitted. The proposed 69,300 square foot building would have a floor area ratio of 1.23 (123%) Therefore, the proposed rezoning is requested. The site is currently guided for Regional Medical use; therefore, the proposed use is consistent with the Comprehensive Plan. The Regional Medical Zoning District allows a floor area ratio of 1,0. (100%) Within a PUD District, the setback regulation, building coverage and floor area ratio of the most closely related conventional zoning district shall be considered presumptively appropriate, but may be departed from to accomplish the purpose and intent of the PUD (See pages 5-7 below.) The table on the following page demonstrates a comparison of the base zoning compared to the proposed; Compliance Table * Would require variance if no PUD As a comparison the following variances were required for Twin City Orthogedic: 1. Front building setback variance from 74 feet to 52 feet. (A 22 -foot variance.) 2. Rear building setback variance from 74 feet to 20 feet. (A 54 -foot variance.) 3. Side building setback variance from 74 feet to 20 feet. (A 54 -foot variance.) 4. Front parking structure setback variance from 67 feet to 18 feet. (A 49 -foot variance.) 5. Rear parking structure setback variance from 67 feet to 20 feet. (A 47 -foot variance.) 6, Side parking structure setback variance from 57 feet to 10 feet. (A 47 -foot variance.) 7. A side yard drive -aisle setback variance from 10 feet to 3 feet. (A 6.7 -foot variance.) 8. Minimum tract area variance from 10 acres to 2 acres. (An 8 acre variance.) 9. A parking stall variance from 393 stalls to 373 stalls. (A 20 -stall variance.) (The FAR for Twin City Orthopedic was .85 or 86%) (The FAR for the Fairview Hospital Campus is 1.16116%) 4 City Standard Proposed (POD -1) Building Setbacks Front — France Ave 69 feet 25 feet* Front — North 69 feet 25 feet* Side — West 69 feet 100+ feet Rear — South 69 feet 20 feet* Parking Structure Setbacks Front — France Ave. 50 feet 100+ feet Front — North 50 feet 15 feet* Side — West 57 feet 10 feet* Rear — South 53 feet 18 feet* Building Height Four Stories or 48 Five Stories & 69 feet whichever is less feet* Building Coverage 30% 67%* Maximum Floor Area Ratio .5 or 50% 1.23 or 123%* (FAR) Lot size = 56,192 s.f. Gross s.f. = 69,300 (1.0 or 100% allowed s.f. in the Regional Medical District) Landscaping 23 over story trees and a full 30 overstory trees & 150+ complement of under story understory trees and shrubs shrubs. would be planted. Parking Stalls 387 — Based on 325* 62,310 s.f. medical (379 with proof of and 7,000 s.f. parking general retail Parking Stall Size 8.5' x 18' 8.5 x 18' Drive Aisle Width 24 feet 24 feet * Would require variance if no PUD As a comparison the following variances were required for Twin City Orthogedic: 1. Front building setback variance from 74 feet to 52 feet. (A 22 -foot variance.) 2. Rear building setback variance from 74 feet to 20 feet. (A 54 -foot variance.) 3. Side building setback variance from 74 feet to 20 feet. (A 54 -foot variance.) 4. Front parking structure setback variance from 67 feet to 18 feet. (A 49 -foot variance.) 5. Rear parking structure setback variance from 67 feet to 20 feet. (A 47 -foot variance.) 6, Side parking structure setback variance from 57 feet to 10 feet. (A 47 -foot variance.) 7. A side yard drive -aisle setback variance from 10 feet to 3 feet. (A 6.7 -foot variance.) 8. Minimum tract area variance from 10 acres to 2 acres. (An 8 acre variance.) 9. A parking stall variance from 393 stalls to 373 stalls. (A 20 -stall variance.) (The FAR for Twin City Orthopedic was .85 or 86%) (The FAR for the Fairview Hospital Campus is 1.16116%) 4 Rezoning to PUD Per Section 850.04. Subd. 4 D provides the following regulations for a PUD: 1. Purpose and Intent. The purpose of the PUD District is to provide comprehensive procedures and standards Intended to allow more creativity and flexibility in site plan design than would be possible under a conventional zoning district. The decision to zone property to PUD is a public policy decision for the City Council to make in its legislative capacity. The purpose and intent of a PUD is to include most or all of the following: a. provide for the establishment of PUD (planned unit development) zoning districts in appropriate settings and situations to create or maintain a development pattern that is consistent with the City's Comprehensive Plan; b. promote a more creative and efficient approach to land use within the City, while at the same time protecting and promoting the health, safety, comfort, aesthetics, economic viability, and general welfare of the City; c. provide for variations to the strict application of the land use regulations in order to improve site design and operation, while at the same time incorporate design elements that exceed the City's standards to offset the effect of any variations. Desired design elements may Include: sustainable design, greater utilization of new technologies in building design, special construction materials, landscaping, lighting, stormwater management, pedestrian oriented design, and podium height at a street or transition to residential neighborhoods, parks or other sensitive uses; d. ensure high quality of design and design compatible with surrounding land uses, including both existing and planned; e. maintain or improve the efficiency of public streets and utilities; f. preserve and enhance site characteristics including natural features, wetland protection, trees, open space, scenic views, and screening; g. allow for mixing of land uses within a development; h. encourage a variety of housing types including affordable housing; and 5 i. ensure the establishment of appropriate transitions between differing land uses. The applicant is proposing a development that would be consistent with the Comprehensive Plan, The Plan guides this site as Regional Medical; therefore, the proposed medical office with complementary retail uses would be consistent with the Comprehensive Plan. The proposal would create a more efficient and creative use of the property. The building would be pulled up close to the street, with sidewalks in front, and separated from the street by green space to promote a more walkable environment. Parking would be located in back. Landscaping and patios are also proposed in front, with store fronts opening toward France Avenue. The applicant is also proposing to utilize sustainable design principals. Solar panels would also be used. (See pages Alt—A18, of the applicant's narrative that explains how this project meets the above purpose and intent of the PUD Ordinance.) 2. Applicability/Criteria a. Uses. All permitted uses, permitted accessory uses, conditional uses, and uses allowed by administrative permit contained in the various zoning districts defined in Section 850 of this Title shall be treated as potentially allowable uses within a PUD district, provided they would be allowable on the site under the Comprehensive Plan. Property currently zoned R-1, R-2 and PRD - 1 shall not be eligible for a PUD. This site would be envisioned to allow uses permitted within the Regional Medical District, as this site is guided Regional Medical in the Comprehensive Plan. The Zoning Ordinance amendment on pages A95 -- A98 lists the uses that would be allowed on this site. WSB and Associates did a parking analysis that determined that the proposed parking would support the uses proposed. (See pages A89a--A89b.) b. Eligibility Standards. To be eligible for a PUD district, all development should be in compliance with the following: L where the site of a proposed PUD is designated for more than one (1) land use in the Comprehensive Plan, the City may require that the PUD include all the land uses so designated or such combination of the designated uses as the City Council shall deem appropriate to achieve the purposes of this ordinance and the Comprehensive Plan; The site is guided in the Comprehensive Plan for "Regional Medical," which allows medical offices as a permitted use. The current site is [ol zoned POD -1, and guided for Regional Medical. Within the Regional Medical District, 10% of an office building may contain retail uses allowed in the PCD -1 and PCD -2 Zoning District, as long as the primary function of the uses is to serve the office users. The proposed uses would be consistent with that standard. (See pages A99—Al 02 for a list of uses allowed within the PCD -1 and PCD -2 Districts.) ii. any PUD which involves a single land use type or housing type may be permitted provided that it is otherwise consistent with the objectives of this ordinance and the Comprehensive Plan; As mentioned above, the proposed uses would be medical office and limited retail, consistent with Comprehensive Plan. iii. permitted densities may be specifically stated in the appropriate planned development designation and shall be in general conformance with the Comprehensive Plan; and The proposed building density would have an FAR of 1.23 or 123%. The Floor Area Ratio contemplated in the Comprehensive Plan and Zoning Ordinance is 1.0 or 100%. Therefore, the proposal would not be consistent with the Comprehensive Plan, A Comprehensive Plan Amendment is requested. As a comparison, the TCO building has an FAR of 8.5 or 85%, and the Fairview Hospital campus has an FAR of 1.16 or 116%. iv. the setback regulation, building coverage and floor area ratio of the most closely related conventional zoning district shall be considered presumptively appropriate, but may be departed from to accomplish the purpose and intent described in #1 above. The proposed project does not closely relate to the conventional zoning district. Ten (10) variances would be required and a Comprehensive Plan Amendment necessary to accommodate the proposal. (See the Compliance Table on page 4 of this report.) Staff believes the proposal is too much for this site, therefore would recommend that the fifth story be eliminated to bring down the FAR to .99 or 99%, which would meet the Regional Medical District standard, but would still be more than what was allowed for TCO. 7 Site Access The primary access to the site would remain off of 65th Street West, The right -in and right -out off of France would be eliminated, Parking & Traffic Per Section 850.08 Subd. 1, the following are the parking requirements: One space per 200 square feet for medical office and I space per doctor. The retail requirement is 8 spaces for the first 1,000 square feet and six spaces for each additional 1,000 square feet. The medical office would be 62,310 square feet, and would have 31 doctors; the retail space would be 7,000 square feet. Based on the above, 387 parking stalls are required. The applicant is proposing 325 spaces, with a proof of parking plan for an additional 54 stalls, (An additional parking level on the ramp.) A parking study was done by WSB which concludes that the proposed parking would support the uses, including 62,310 square feet of medical office and 7,000 square feet of retail. (See pages A89a—A89f.) The applicant would enter into a proof -of -parking agreement that would require them to add a level to the parking ramp, if parking were to become a problem. As part of the city engineers comments on page A103, an isometric view of the parking ramp would be required to ensure that the flow within the ramp is acceptable. A traffic study was also done by WSB, which concludes that the existing roadways would support the proposed uses. (See parking and traffic study on pages A63—A89b.) However, as was conditioned in the approvals for Twin City Orthopedic, should signal improvements be deemed necessary at 651h Street and France Avenue, the property owner would be required to participate in appropriate cost sharing for signal improvements. This would be a requirement in the Developer's Agreement. During the Sketch Plan review the Planning Commission requested information regarding bus routes and bus stops in the area. The applicant has submitted that information. (See pages A24—A25.) Bus Route #6 and #684 go down 65th Street with the closest stop at Fairview Hospital. Landscaping Based on the perimeter of the site, 23 overstory trees and a full complement of understory trees and shrubs are required. The applicant is proposing to plant 30 overstory trees around the perimeter of the site with over 150 understory trees and shrubs. (See landscape plan on page A52,) St ' aff has concern in regard to the proposed new Linden trees proposed along the west lot line. While the Linden trees are an improvement over the previously proposed Ash, these trees will provide only seasonal screening of the parking ramp. Staff, including the City Forester would recommend that these trees be replaced with a Juniper or some type of Evergreen that would provide screening all year long. Also, the proposed Sugar Maples are very susceptible to salt damage in their proposed location on 65t Street. The City Forester recommends Norway Maples in their place. Grading & Utilities The city engineer has reviewed the plans and found them generally acceptable and offered comments. (See page A103.) A more detailed review would be done as part of the Final Development Plan and Final Rezoning. Noise Study During the Sketch Plan review, the Planning Commission requested information regarding noise. A noise study was done by Kvernstoen, Ronnholm and Associates, which concludes that the noise generated by the rooftop mechanical equipment will not add to the noise levels currently on the site. (See pages A19, A20 and A32.) The rooftop equipment, once constructed would be required to meet all state requirements for noise. Signage Signage would be allowed per the requirements of the Regional Medical District within the Zoning Ordinance Amendment for the PUD. (See draft on pages A95— A96.) PRIMARY ISSUES/STAFF RECOMMENDATION Primary Issues • Is the proposed Comprehensive Plan Amendment to allow greater density and height reasonable for this site? No. Staff believes the proposed density of 1.23 or 123% and five (5) stories and 69 feet is too much for this site for the following reasons: 1. The Comprehensive Plan Contemplates allowing a maximum of four (4) stories with a podium height of two stories at the street. (See graphic on page A4k.) The proposed development exceeds the required height and does not provide a podium style building up to the street. Rather, a five story building is pulled up to the street. To truly achieve greater height with a podium height on France Avenue, the adjacent property to the west would likely have to be obtained to move the mass of the building back, with two stories at the street. Staff would however support a Comprehensive Plan amendment to allow a four (4) story building that would exceed the height requirement of 48 feet, which was originally proposed in the Sketch Plan. The height of that building was 55 feet. E 2. As a result of the extra story on the structure, the floor area ratio now exceeds the maximum allowed in the Regional Medical District in both the Zoning Ordinance and the Comprehensive Plan. If the fifth story were removed the FAR would be .99 or 99%, and would not need a Comprehensive Plan Amendment. As a comparison, the Twin City Orthopedic (TCO) building, which required 9 variances, has a floor area ratio of .85 or 85%. With the removal of the fifth story this building would stili exceed the floor area ratio of TCO. Again, staff would support a Comprehensive Plan amendment to allow a four (4) story building that would exceed the height requirement of 48 feet, which was originally proposed in the Sketch Plan. The height of that building was 55 feet. Is the proposed rezoning to PUD appropriate for the site? Yes. Staff believes the proposal to rezone the site to PUD is reasonable; however, not at the height or density that proposed for the site. Staff does not see enough justification to exceed the floor area ratio requirement and 4 -story height requirement established in the Comprehensive Plan and Zoning Ordinance. Staff believes rezoning to PUD for a 4 -story building with a floor area ratio of 1.0 for the following reasons: 1. The proposed uses would fit in to the neighborhood. As mentioned, this site is guided in the Comprehensive Plan for "Regional Medical," which allows medical uses, and limited retail. Through the PUD rezoning, the City has the ability to specifically limit the uses on the site to be consistent with limited retail uses per the PGD -1 Zoning District to ensure that the uses can be supported by the parking provided. 2. The proposal would create a more efficient and creative use of the property. The building would be pulled up close to the street, with sidewalks in front, and separated from the street by green space to promote a more walkable environment. Parking would be located in back. Landscaping and patios are also proposed in front, with store fronts opening toward France Avenue. The applicant is also proposing to utilize sustainable design principals. Solar panels would also be used. (See pages A17—A18, of the applicant's narrative that explains how this project meets the above purpose and intent of the PUD Ordinance.) 3. A four story building with a floor area ratio of 1.0 or 100% would be consistent with the buildings and floor area ratios on the west side of France on 65th Street. to 4. The existing roadways would support the project, WSB conducted a traffic impact study based on the proposed development, and concluded that the traffic generated from the project would not impact the adjacent driveways or intersections. No additional improvements other than those shown on the site plan would be required to accommodate the site redevelopment. (See traffic study on pages A63--A89f.) 5. Ensure that the building proposed would be the only building built on the site, unless an amendment to the PUD is approved by City Council. 6. Limit the uses allowed on the site to ensure that there would be adequate parking. The uses allowed would be specifically listed in a PUD Ordinance that would be reviewed and approved as part of the Final Development Plan stage of the project. 7. The proposed project would meet the following goals and policies of the Comprehensive Plan: a. Building Placement and Design. Where appropriate, building facades should form a consistent street wall that helps to define the street and enhance the pedestrian environment. On existing auto -oriented development sites, encourage placement of liner buildings close to the street to encourage pedestrian movement. • Locate prominent buildings to visually define corners and screen parking lots. • Locate building entries and storefronts to face the primary street, in addition to any entries oriented towards parking areas. • Encourage storefront design of mixed-use buildings at ground floor level, with windows and doors along at least 50% of the front facade. • Encourage or require placement of surface parking to the rear or side of buildings, rather than between buildings and the street. b. Movement Patterns. Provide sidewalks along primary streets and connections to adjacent neighborhoods along secondary streets or walkways. Limit driveway access from primary streets while encouraging access from secondary streets. Provide pedestrian amenities, such as wide sidewalks, street trees, pedestrian -scale lighting, and street furnishings (benches, trash receptacles, etc.) c, Encourage infill/redevelopment opportunities that optimize use of city infrastructure and that complement area, neighborhood, and/or corridor context and character. Staff Recommendation Comprehensive Plan Amendment Recommend that the City Council deny the request for a Comprehensive Plan Amendment to allow a 5 -story, 69 foot tall building on the site, and recommend the City Council approve a Comprehensive Guide Plan to allow a building height of 4 stories and 55 feet. Denial and revised approval is subject to the following findings: The proposed height of 69 feet tall and 5 stories would allow a density on the site (1.23 floor area ratio) even greater than Fairview Southdale Hospital site which has a floor area ratio of 1.16. 2. A density of 1.23 is far greater than the density allowed for a similar project for Twin City Orthopedic at 4010 West 65`x' Street, which had a floor area ratio of .85. 2. The Comprehensive Plan contemplates a maximum height of 4 stories on this site, with a podium height of 2 stories up close to the street. The proposal does not contemplate podium height; rather it would have a 5 - story building up to the street with only a 25 foot setback. 4. A height of 55 feet, only 7 seven feet above the Comprehensive Plan Standard is reasonable for this site, given the retail use on the main level and the medical office uses above. Preliminary Rezoning to Planned Unit Development Recommend that the City Council approve the Preliminary Rezoning from POD - 1, Planned Office District to PUD, Planned unit development. Approval is based on the following findings: 1. The proposed land uses are consistent with the Comprehensive Plan, 2. The site layout would be an improvement over a site layout required by standard zoning; the building is brought up to the street, provides front door entries toward the street, includes sidewalks to encourage a more pedestrian friendly environment along the street. 12 3. The design of the building is of a high quality brick, glass and concrete. A four story building would be generally consistent with the four story buildings on West 651h Street, 4. Traffic would be improved in the area by eliminating the right -in and out access on France Avenue. 5. Based on the traffic study done by WSB, the existing roadways can support the proposed development. 6. The proposed project would meet the following goals and policies of the Comprehensive Plan: a. Building Placement and Design. Where appropriate, building facades should form a consistent street wall that helps to define the street and enhance the pedestrian environment. On existing auto -oriented development sites, encourage placement of liner buildings close to the street to encourage pedestrian movement. • Locate prominent buildings to visually define corners and screen parking lots. • Locate building entries and storefronts to face the primary street, in addition to any entries oriented towards parking areas. • Encourage storefront design of mixed-use buildings at ground floor level, with windows and doors along at least 50% of the front fagade. ■ Encourage or require placement of surface parking to the rear or side of buildings, rather than between buildings and the street. b. Movement Patterns. Provide sidewalks along primary streets and connections to adjacent neighborhoods along secondary streets or walkways. Limit driveway access from primary streets while encouraging access from secondary streets. Provide pedestrian amenities, such as wide sidewalks, street trees, pedestrian -scale lighting, and street furnishings (benches, trash receptacles, etc.) c. Encourage infill/redevelopment opportunities that optimize use of city infrastructure and that complement area, neighborhood, and/or corridor context and character. Preliminary approval is subject to the following conditions: 13 The Final Development Plan must be generally consistent with approved Preliminary Development Plans dated March 28th 2612 & April 4, 2012 with the following revisions: a. The 5th story of the building shall be removed. b. The floor area ratio shall be no more than the maximum of 100% or 1.0. C. The parking ramp must be finished on the west and south elevation to match the north elevation, including the continuation of the cornice from the medical building. d. The Lindens proposed along the west lot line be replaced with a Juniper or some type of Evergreen. Also, the proposed Sugar Maples should be replaced with Norway Maples. 2. Sustainable design. The design and construction of the entire project must be done with the Sustainable Initiatives as outlined in the applicant's narrative on pages Al2—A16 of the staff report. 3. All buildings must be built with sprinkler systems, subject to review and approval of the fire marshal. 4. Compliance with all of the conditions outlined in the city engineer's memo dated April 20, 2012. (page A103.) 5. As part of a Developers Agreement the property owner would be required to participate in appropriate cost sharing for signal improvements at 65 h Street and France Avenue. 6. Adoption and compliance with a PUD Ordinance for the site. 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P Y+t i ■ IIMatMN�+yMHaM bm 11 0 PPrsPN 2001 Aortal rbaa Nonresidential and Description, Land Uses Development Density Mixed Use Guidelines Guidelines Cat ories RM Hospitals, medical and dental Form -based design Regional Medical offices and clinics, and standards for building Floor to Area laboratories for performing placement, massing Ratio - Per medical or dental research, and street -level current diagnostic testing, analytical or treatment. Zoning Code: clinical work, having a direct Pedestrian circulation maximum of relationship to the providing of and open space 1.0 ' health services. General office amenities should be uses are permitted. provided for larger sites. OSP Applies to major parks and Performance and NIA Open Space and protected open space that is buffering standards Parks publicly owned. May not include for intensive outdoor all small parks, since some are recreation, parking. included in residential land use districts. PSP Applies to schools, large Performance and To be Public/Semi-Public institutional uses (churches, buffering standards determined - cemeteries) and semi-public uses for intensive outdoor may require such as country clubs. Some recreation, parking. review of small uses of these types may be large-scale Integrated into other land use development districts. or institutional expansion LAM Expressways and access ramps NA NA Limited Access for two regional arterial Highway highways (TH 62 and TH 100) occupy land within the City to serve local and regional travel needs. *Floor -to -area ratio, or FAR, refers to the ratio of a building's floor area to the size of its lot. Thus, an FAR of 1.0 could mean a two-story building covering 50% of the lot, a 3 -story building on one-third of the lot, etc. Potential Areas of Change Among its many purposes, the Comprehensive Plan functions as a long range tool that attempts to anticipate where change and growth will occur in the City. Identifying those potential areas of change is an initial stage in the process of guiding new construction and redevelopment when it is proposed by private property owners. It is not an attempt to stimulate change, but to acknowledge that it may occur and be proactive in shaping it. Locations identified in this section appear to be areas where change may occur during the life of this Plan. Many of these areas were identified in a group exercise at Public Meeting #2 as Edina Comp Plan Update 2008 Chapter 4: Land Use and Community Design `) 4-30 Floats 4A City of Edina Conceptual land Use Framework: 2008 Comprehensive Plan Update potential Areas of Change Date & Aerial photography: August 2006 i—I-J-1-J-1 0 05 Was Edina Comp Plan Update 2008 Chapter 4: Land Use and Community Design i c- 4-33 it between offices and residential buildings. Edinborough is linked with the Centennial Lakes project by a network of pedestrian greenways. The following guidelines are directed toward creating successful mixed use environments. (Also see the'citywide standards for movement patterns, public spaces and built form earlier in this section.) Building Placement and Design. Where appropriate, building facades should form a consistent street wall that helps to define the street and enhance the pedestrian environment. On existing auto -oriented development sites, encourage placement of liner buildings close to the street to encourage pedestrian movement. • Locate prominent buildings to visually define corners and screen parking lots. • Locate building entries and storefronts to face the primary street, in addition to any entries oriented towards parking areas. ■ Encourage storefront design of mixed-use buildings at ground floor level, with windows and doors along at least 50% of the front fagade. Movement Patterns. • Provide sidewalks along primary streets and connections to adjacent neighborhoods along secondary streets or walkways. • Limit driveway access from primary streets while encouraging access from secondary streets. • Encourage enhanced transit stops, including shelters, shade and seating where feasible. • Provide pedestrian amenities, such as wide sidewalks, street trees, pedestrian -scale lighting, and street furnishings (benches, trash receptacles, etc). Appropriate Parking Standards. Mixed use developments often produce an internal capture rate. This refers to residents and workers who obtain goods and services from within the development without making additional vehicle trips. Parking ratios for mixed use development should reflect the internal capture rate and the shared parking opportunities this type of development offers. Edina Comp Plan Update 2008 Chapter 4; Land Use and Community design /1 4-47 3. Improve Connectivity in Large-scale Superblock Development. Internal and external connectivity. As part of redevelopment or expansion of large-scale sites, reintroduce an internal local street and pathway network that connects through the site and to suitable entry points at the perimeter. The goal is to encourage pedestrians to reach the site and drivers upon arriving to continue all further movement by foot. As a result, the capacity of internal roads can be reduced and more area devoted to amenities, providing still more incentives to walk. Bicycle facilities should allow residents in surrounding neighborhoods to bike safety to the site. Transit stops should be provided in visible and central locations. "Edge" or transitional uses. Moderately sized liner buildings should be encouraged to soften the edge of large-scale Superblock development. Medium -density housing types such as townhouses combined with structured parking may also be an appropriate transitional use.. 4. Provide appropriate transitions between land uses. Rather than discouraging movement between adjacent land uses with berms and fences, focus on creating elegant and attractive transitions between adjacent uses. Transitional areas include well -landscaped pedestrian walkways, seating areas, arcades, and other spaces that encourage public use, rather than separation. 5. Buildings Frame the Street. Building placement and heights can serve to define the streetscape and visually reduce the apparent width of the street. Generally speaking, wider streets can accommodate taller buildings subject to the height limitations described elsewhere in this Chapter. 6. Fagade Articulation. Primary facades should be designed with a well-defined base, middle and top, providing visual interest at ground level. Building entries and access points should be clearly visible from the primary street. Long building facades should be divided into smaller increments using contrasting materials, textures, detailing, setbacks or similar techniques. Edina Comp Plan Update 2008 Chapter 4: land Use and Community Design i}"48 7. Transparency and Natural Surveillance. Building forms and facades should provide an awareness of the activity within the buildings through frequent doors and windows oriented toward public streets and open space. 8. Variety of Building Forms. Encourage an integrated mix of building types, heights and footprints within blocks, rather than single buildings or building groups. 9. Building Height Transitions. Taller buildings (generally four stories or higher) should step down to provide a height transition to surrounding residential buildings, including buildings across a street or pathway, and to avoid excessive shadowing of sidewalks, parks and public spaces. 10. Building Heights. The question of building height is particularly significant in a largely developed community, where any new building has the potential to block views or cast shadows on established neighborhoods and land uses. The design guidelines above, as well as the recommended building heights in Figures 4,6A, 4.6B, and 4.6C, provide general guidance for buildings that exceed the typical residential height of 2.5 stories: Edina already has many tall buildings, but not all of them provide the kind of transition outlined in Principle 9 above. Building height should be considered within the larger urban design context as illustrated in the photos below. Edina Comp Plan Update 2008 Chapter 4: Land Use and Community Design [I 4-49 Edina Comp Plan Update 2008 Chapter 4: Land Use and Community Design 04-50 Because of the limited number of locations where tall buildings can be sited, and the need for sensitivity to surrounding uses, the following Height Maps have been established for those parts of the city with potential for higher density development. The maps were developed to specify the following height measurements: Podium Height: The "podium" is that part of the building that abuts the street, or that provides the required transition to residential neighborhoods, parks, and other sensitive uses. Edina Comp Plan Update 2008 Chapter 4: Land Use and Community Design 4-51 Standard Height: This height measurement extends to the top of the building (building height is measured as specified in the Zoning Ordinance). Todlin n beigbt"Gailding examipler Edina Comp Plan Update 2008,` Chapter 4: Land Use and Community Design 4-52 UPS Co.To__N »=»mom=tom _ mo Due MMI 2* * m Page 1 of 1 m 0 l t, NM 0 m F Attl I t A AT poltAT t V f M,C7C..INT DEVELOPMENT Co. EDINA MEDICAL PLAZA 6500 France Avenue South PROJECT SUMMARY March 28, 2012 Our development team is looking forward to working with the City of Edina to obtain the necessary approvals for the Edina Medical Plaza. Everyone will strive to make this building an outstanding addition to the Regional Medical Area. Development Team These professionals are business owners that live and work in the community. Architect: Edward Farr Architects, Edward Farr Long established firm noted for well designed exteriors Past projects include Normandale Lakes Office and Two Twelve Medical Center Civil Engineering: Alliant Engineering, Mark Rausch General Contractor: RJM Construction, Rodney Hintz Recently completed the Twin City Orthopedic Building Developer: Mount Development Co., Stephen Michals Five medical buildings have been completed in the past 6 years for Ridgeview Medical Center Owner: Aurora Investments, LLC, Luigi Bernardi Current medical building ownership; 7373 France Avenue, Edina Two Twelve Medical Center, Chaska Multiple Buildings in Wisconsin Please contact Stephen Michals with any questions on this new building. 10400 Viking; Drive, SLIkC 160, Eden Prairie, Minnesota 55344 x)52-941.1381 41 ( tax 951.941-15(0 Buildnp_Summary • Our application is for a new five level medical office building. The current building will be removed and the law firm will relocate in the community. • This site provides outstanding visibility for medical clinics offering service to our community. The France Avenue address is easily recognized for patients. • The building is sized to have a critical mass of providers to allow cross referrals among the clinics. This is a key factor for the success of each clinic. • The first level may have retail tenants with entrances along France Avenue to create an inviting pedestrian environment. Clear glass to create an inviting presence has been specified for first level tenants. Edward Farr Architects are known for creating special building design features. This building is more than a traditional medical building. The focal point will be the scalloped crown on the top of the main entry corner. Numerous material changes occur on each side of the building to create interest and shadow elements. • We are striving to create a pedestrian environment along France Avenue with extensive flower gardens. Tangletown Gardens is the designer of these features and their passion for unique colorful plants are shown on the enclosed photos. Colored concrete walks and accent lighting will make this area a pleasant experience. • Green Building Practices will be implemented for the three phases; building design, construction phase and long term operation of the clinics. RJM Construction has compiled a summary of the Green Practices we will pursue for each phase of the project. c,. AJ. • Solar panels are designed for a 40 KW system for the building. These roof mounted panels will also supplement the power grid during building off hours. We have applied for this system through Xcel Energy and Westwood Engineering. • There will be ongoing seminars with the clinics to evaluate methods and new technology for their clinics — Reduce consumption, Re -use materials, and Recycle waste. The benefit to the building will be reduced operating expenses and good stewardship of our business resources. • Alternative transportation is a key element of any project. A tangible goal will be to reduce the number of cars coming to the building which will reduce the parking stalls required to service the clinics. There are several successful alternate transportation systems available; 1. We will have designated spaces for "smart cars". 2. Scooter, motorcycle, bike parking will be an enclosed space that is secure, well lit, and air tempered. We want these employees or patients to know they are appreciated for their effort. The ZAP chip monitor system will provide a monthly printout of number of participation days. There will be a calculation of carbon footprint poundage saved. 3. Hour Car business has been evaluated for two cars parked in the ramp. This company has 34 locations in the metro area. The established bus system will support the need around the hospital and shopping center for the hourly car rental. 4. The MTC #6 bus line services multiple stops within 1 block of the building. Additional routes around Southdale are 515, 538, 539, 578, 579, 684. See the attached graphic. K B • The Point of France Association had a neighborhood meeting with our group on February 1, 2012. We proposed a shared service drive along our common property line which was not approved. There have been three other meetings with their staff and Board President discussing the project. • It is our intent to demonstrate our desire to create a quality, successful project in the community. The following are benefits to the community from the new building over the current property. 1. The estimated real estate taxes will be over three times the current revenue. 2. There will be over 70 new medical staff positions in the building. In addition, there will be 40-60 construction jobs over 12 months. 3. Storm water will be improved through rate control and water quality. The current site has direct runoff into the local pond. 4. Current building has substantial deferred maintenance. The building exterior, landscaping and parking lot are ready for a redevelopment. 5. The new building exterior has been enhanced over code to create a significant Gateway image on this corner. - Detailed brick design on all four sides - Scalloped crown at the entrance - Accent lighting on 5 levels - Special landscaping from Tangletown Gardens 6. Every business has a carbon footprint. We will provide information to each clinic to establish a "Carbon Impact Analysis." Quarterly seminars for clinic managers discussing ways to reduce their impact and manage more efficiently. PayifGreen Company has set the model to challenge companies in this area. 7. Ramp Enhancements - All columns are clad in architectural precast panel s Architectural features have been added to show interest and shadow lines - Top level parapet has been extended - Main level arches - Three colors and finishes to the precast panels - Metal louvers on north and south exposures 8. Green Sensitive Initiatives with Hour Car reduces the parking count and provides a service to bus riders in the hospital area. Alternative transportation participants are recognized for their effort. 9. Solar panel system gives back to grid on weekends. • The building size at 69,310 sf is very important to create a successful project. 1. Market rents set the overall budget. We are projecting rents to be 20% higher than other buildings in area to absorb the new construction cost. 2. Land cost for redevelopment needs to be spread over the 69,200 sf. building to maintain these rents. 3. The market is the 2,000 — 6,000 sf clinic, which will make about 10-20 new clinics in the building. Cross referral is very important to their success. Most buildings are this size or larger. Thank you for your review and consideration of this project.: 5 Edina Medical Plaza - March 6, 2012 f fr . A NEW VISION FOR BUILDING ° The following list of sustainable Items have been incorporate rntr the b°E°StG'N. CONSTRUCTION CONSTRUCTION and OPERATION of the proposed Edina Medical�'Plaza. Many elements have been condidered from the materials used to the energy consumed. The theme of reduce, reuse, recycle is supported by the project team's commitment to a sustainable building for patients, employees and the community to enjoy. No. 1: Brownfield redevelopment - we are using a site that is already developed rather than utilizing a greenfield never developed site. No. 2: Alternative transportation - the MTC #6 bus stops at the front door of the site. No. 3: Sheltered bike and motorcycle ports will be provided along with a shower facility for employees. No. 4: Storm water Quantity control - storm water management devices will be installed to control the rate of storm water leaving the site. No. 5: Storm water quality control - storm water filtration devices will be installed to control the quality of storm water leaving the site. No. 6: Site li h tine is designed to reduce light pollution - strategically placed light poles with appropriate shrouding will be utilized. No. 7: Water efficient landscaping - draught appropriate trees, shrubs and plantings will be used. No. 8: Water use reduction - the use of water efficient irrigation and plumbing fixtures. No. 9: Baseline energy performance - mechanical equpment will be above code minimum energy ratings and ASHRAE standards. No. 10: Storage and collection of recyclabies - recycling, measures will be taken during construction to ensure that maximum recycling of steel, cardboard and cement products. No. 11: Reuse of materials - existing demolished concrete components will be used on-site for sub -base material No. 12: Construction waste management - we will recycle 50% of demolished building materials. No. 13: Locally produced materials - empahsis for regionally produced materials. No. 14: Certified wood materials - FSC certified wood products will be installed. No. 15: Construction indoor air quality management - filtration systems will be utilized during construction to ensure that permanent systems are not polluted with particulates. No. 16: Low emitting materials - all paints, coatings, carpets, adhesives and sealants are low in volitile organic compounds (VOC). Ti@CFIGY(dld- �fitG£5 No. 17: Control of thermal systems - control systems will be designed that offer maximum consumption control for the user. No. 18: Da 11l ighting - exterior glass will be highly visible from within the building. No. 19: Solar panels are proposed to further reduce energy consumption. No. 20: Automated lighting controls are sensitive to daylight penetration. No. 21: Green cleaning, products that are nontoxic are used to protect the environment. A f EDINA PLANNING COMMISSION COMMENTS for the EDINA MEDICAL PLAZA Sketch Plan Review on February 22, 2012 The following comments were discussed at the meeting and we have attempted to address each of them in our application. 1. Show diagram of westbound and eastbound lanes including center turn lanes on 65th St. 2. Building should have a "Gateway" look at corner. 3. Show MTC bus stops; include map of the routes around Southdale. 4. Ramp — screening of openings along roads similar to TCO. 5. No reflective glass on grade -level windows; use clear glass for retailers / pedestrian friendly design. 6. Sidewalk width for pedestrians — show graphic. Benches decrease width of sidewalk. Need to have as many retailer doors as possible along sidewalk to promote pedestrian interest. 7. Sidewalk north of ramp along 65th Street should not be against ramp wall; make pedestrian friendly. 8. Show height of our building in relation to adjacent — East-West and North-South buildings on France & 65th St. — see graphic. 9. Replace lost trees guarantee with large size species. 10. All business signs should be on level one. 11. Demonstrate application has been submitted for solar panels on roof. 12. New site plan to show Point of France shared service drive eliminated. 13. Headlight beams in ramp — confirm light stays within the property when driving up ramps. 14. Calculate HVAC noise level at property line — Allan Mechanical and Sound Consultant. 15. Show parking code calculation. 16. Show & note new pine trees vs. existing trees along south property line. New graphic south elevation 17. New trees on site should be a variety other than ash. 18. Flowers — salt -resistant variety, snow pile resistant. 19. Show energy calculation of roof — windows -- walls exceeding code. WERNSTOEN, RONNHOLM & ASSOCIATES, INC. } CONSULTANTS IN ARCHITECTURAL ACOOSTIC:S 27 March 2012 Steve Michals Mount Development Co. 10400 Viking Dr. Suite 160 Eden Prairie, MN. 55344 NOISE MONITORING REPORT: 6500 FRANCE AVENUE SOUTH Kvernstoen, Rbnnholm & Associates, Inc. was retained by Mount Development Co. to measure noise levels at the property lines at the 6500 France location, and to verify the sound levels produced by the Rooftop Units (RTU's) on the proposed new building. To that end I traveled to the site on 3/16/2012 to perform statistical noise measurements at the locations shown on Fig. 1. Procedure Each measurement period was 30 minutes. The microphone was set on a tripod at the locations shown on Fig 1. The meter used was a Larson -Davis precision noise level meter (SN #150) equipped with logging functions and a wind screen for the microphone. The meter was field -calibrated directly before and after the measurements. The temperature was 79 degree F, with very light breezes from the South. Barometric pressure was 29.3 inches Hg. Results Measurement results are shown in Table 1 on the next page. I have included several statistical measurements in order to show the variability of the traffic noise, although the only important number is the L50 metric. The Lxx numbers 2444 BRYANT AVENUE SOUTH, SUITE 300 MINNEAPOLIS, MN 55405 TEL 612.374.3800 FAX 612.374.3133 eMAIL info@kracoustics.com ME 6500 France Avenue Noise Monitoring 27 March 2012 Page 2 refer to the percentage of time that the noise level was exceeded for that percentage of time. For example, the L60 of at the corner of 651h and France was 68.8 dBA, means that for 50% of the time the noise level was above 68.8 dBA. Results are as shown below: Only the noise level at location #2 is within the MPCA rules as expressed in Minnesota Rule 7030. The rules are as follows: Daytime (7:00 AM —10:00 PM): 60 dBA Nighttime (10:00 PM — 7:00 AM): 50 dBA I also verified the projected sound levels at the south property line of 6500 France due to the two RTU's that will be located on the roof. This sound level is calculated directly in a horizontal line from the RTU's, or approximately 3 — 4 stories in the air. Sound levels on the ground would be somewhat lower because of shielding by the roof and parapet of the 6500 France building. My calculations of noise levels from the two RTU's corroborate those made earlier by the project mechanical engineer of 43 dBA at the closest property line to the South. The 43 dBA sound level at the property line is well within the daytime and nighttime MPCA rules. Given that the measured L50 is 55.6 dBA at that location, and that the spectrum from the RTU's will be similar to that of the traffic noise, the RTU's will not add at all to the noise levels currently on the site, Steven Kvernstoen L95 1-99 1. 76.0 74.1 72.9 67.0 q o 58.4 57.2 35.2 dBA 2. 61.5 59.5 58.5 55.6 53.1 62.7 62.2 3. 76.0 74.2 73.0 68.8 62.7 61.6 69.6 Only the noise level at location #2 is within the MPCA rules as expressed in Minnesota Rule 7030. The rules are as follows: Daytime (7:00 AM —10:00 PM): 60 dBA Nighttime (10:00 PM — 7:00 AM): 50 dBA I also verified the projected sound levels at the south property line of 6500 France due to the two RTU's that will be located on the roof. This sound level is calculated directly in a horizontal line from the RTU's, or approximately 3 — 4 stories in the air. Sound levels on the ground would be somewhat lower because of shielding by the roof and parapet of the 6500 France building. My calculations of noise levels from the two RTU's corroborate those made earlier by the project mechanical engineer of 43 dBA at the closest property line to the South. The 43 dBA sound level at the property line is well within the daytime and nighttime MPCA rules. Given that the measured L50 is 55.6 dBA at that location, and that the spectrum from the RTU's will be similar to that of the traffic noise, the RTU's will not add at all to the noise levels currently on the site, Steven Kvernstoen ^ \ Edina Me! i£ Plaza , — : .w© _ Dean «|manna Scott [kr Principals Westwood \° �� �z a t? uKI lop C� t '" ■ IX CIO t. tib xcTu� u's 4J 0 RlWi ltU{ kltit �_ tJ410d . .' oil gL Cn©a LL qq ., �* oleppoom \ eloom,U)JON 9lIY '• C?3,PH �Clupi3 ��, 1t9P ..., 4" `3 00 r a 3,F] Ica w Y i i i% Nearest Transit Services Results G Metro -T, 1,C1 Stops and stop numbers I-Ij $ - 4 - '0 R , TOM, 7 PA 9. y �j �Oj V v,v RJ 6F f,,oah 10. f, S, D 12-r1 t I,' F'.t if) if ? le i", vww r p 10 1, b I 14 - Pa rl 16 - %, ,r. yr Vi, J ""'I 7 177 !NAM 17. ,,,v 'IV 18 t A i 6 2 VY Page I of 2 : I C, p 10 1'. :"'I 19 - FI�nup v 6 ?2 'A 20 - e P, 17 ;,«7 Slop i ) R,,(-, C pr c ss) - S,-, u! h 21 - Sautd I -J 1. V-417•{;4.17 I- - T,P 1�) 1,45 22 RJ 10 4 1tif5 F OIA'. 15 , NOA 23 - & 24 - Vallt-y V:,v i°I 2 68 f4 25 - t !,V &)p in i,, ti %i 26. v Ni 0 'A a � http://,,~v.nictrottaiisit.org/TripPlanner/NearestLEuidniarkResult.aspx?sti-Orig=6500+fraii... 2/23/2012 25 I -w.., 62 It C, 62 17 lb j6 664 64 21 314 020 6m S1 15 24 23 0,3 sit $ - 4 - '0 R , TOM, 7 PA 9. y �j �Oj V v,v RJ 6F f,,oah 10. f, S, D 12-r1 t I,' F'.t if) if ? le i", vww r p 10 1, b I 14 - Pa rl 16 - %, ,r. yr Vi, J ""'I 7 177 !NAM 17. ,,,v 'IV 18 t A i 6 2 VY Page I of 2 : I C, p 10 1'. :"'I 19 - FI�nup v 6 ?2 'A 20 - e P, 17 ;,«7 Slop i ) R,,(-, C pr c ss) - S,-, u! h 21 - Sautd I -J 1. V-417•{;4.17 I- - T,P 1�) 1,45 22 RJ 10 4 1tif5 F OIA'. 15 , NOA 23 - & 24 - Vallt-y V:,v i°I 2 68 f4 25 - t !,V &)p in i,, ti %i 26. v Ni 0 'A a � http://,,~v.nictrottaiisit.org/TripPlanner/NearestLEuidniarkResult.aspx?sti-Orig=6500+fraii... 2/23/2012 Member Login: Password* j Go 'I Car ownership is so yesterday. 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Going Green with Eledronk Payments PAA I It you are reading thds, you are, most likely, rammer wilt some of the reasons to... CSR Is Important to Your Employees a ways to boost employee engagement Arrilt percentage of your emPloyees are 3/27/2012 DECIBEL LEVEL GRAPHIC lu5 65TH SMET WEST PROPERTY LDML TROM __„T` z iJ _ _�_.._ rrrrmmnr nrrrrrrfsrrrrrr POINT OF FRANCE 6566 FRANCE AVE S 0 AGTVAL RCADIH AT TRANCE1. a 1�j� . „.. PROPERTY LDML TROM __„T` z iJ _ _�_.._ rrrrmmnr nrrrrrrfsrrrrrr POINT OF FRANCE 6566 FRANCE AVE S 0 FROiECTLO REAQlNG � AI POINT OF FR"Ct � UUtLQI€tG' FROM NEw � hVAC UHiT � , }�UaA DATA COLLECTION LOCATION NOTES: 1. JUST WEST OF THE SIDEWALK AT THE PROPERTY LINE BETWEEN 8500 FRANCE AND POINT OF FRANCE (LA0 OF ABOUT fib 48A, 80 dOA IS THE MPCA RULE FOR MAXIMUM DAYTIME NOISE LEVELS) Z. ON THE PROPERTY LINE BETWEEN 8500 FRANCE AND POINT OF FRANCE DIRECTLY NORTH OF THE COOLING TOWER. (LA0 DF ABOUT 36 do*. THIS IS WITHIN THE MPCA DAYTIME GUIDELINES. BUT STLL CONSIDERABLY LOUDER THAN THE CALCULATED NOISE LEVEL OF AS UBA FROM THE RTU) S. JUST WEST OF THE SIDEWALK AT THE INTERSECTION OF GSTH AND FRANCE (I" OF ABOUT GG dRA) a. THE DECIBEL LEVEL NUMBERS ARE NOT CUMULATIVE, 0 25 50 100 N SCALE IN FEET udJ3 O!4 M yN N ak tkr„a1 h•M kM d t '• yywFMp1 s.a+ vrnwtr rMrt� fH 9t I. tii M POINT OF FRANCE AIs1dAN, DECIBEL EXHIBIT k.>rt+rkaiws. a+e mn+eA�n.evrn. tmrz rx EDINA. MINNESOTA AGTVAL RCADIH AT TRANCE1. . „.. AVENUE GENERCED FROM TR, ", I 46 HBe -105—TAN iRANE UNIT _ q I AIR HANDLER `�• A4 UAL, READIIr"G AT €RANEE _ _I + �,. AVf 1rUE GLHERAT€O FAOLL TRATFIG - � - PROJECTED RLAW4G-Ai PPERIY RDLIME FROM NEW 1tVAC U)OT 1 1 ''i'iaDA FROiECTLO REAQlNG � AI POINT OF FR"Ct � UUtLQI€tG' FROM NEw � hVAC UHiT � , }�UaA DATA COLLECTION LOCATION NOTES: 1. JUST WEST OF THE SIDEWALK AT THE PROPERTY LINE BETWEEN 8500 FRANCE AND POINT OF FRANCE (LA0 OF ABOUT fib 48A, 80 dOA IS THE MPCA RULE FOR MAXIMUM DAYTIME NOISE LEVELS) Z. ON THE PROPERTY LINE BETWEEN 8500 FRANCE AND POINT OF FRANCE DIRECTLY NORTH OF THE COOLING TOWER. (LA0 DF ABOUT 36 do*. THIS IS WITHIN THE MPCA DAYTIME GUIDELINES. BUT STLL CONSIDERABLY LOUDER THAN THE CALCULATED NOISE LEVEL OF AS UBA FROM THE RTU) S. JUST WEST OF THE SIDEWALK AT THE INTERSECTION OF GSTH AND FRANCE (I" OF ABOUT GG dRA) a. THE DECIBEL LEVEL NUMBERS ARE NOT CUMULATIVE, 0 25 50 100 N SCALE IN FEET udJ3 O!4 M yN N ak tkr„a1 h•M kM d t '• yywFMp1 s.a+ vrnwtr rMrt� fH 9t I. tii M POINT OF FRANCE AIs1dAN, DECIBEL EXHIBIT k.>rt+rkaiws. a+e mn+eA�n.evrn. tmrz rx EDINA. MINNESOTA ADJACENT LAND PARCEL DENSITY SUMMARY Hospital with two medical buildings Floor Area Ratio (FAR) APril 9, 2012 Land Parcel Building F.A.R. 1. Fairview Southdale Hospital 531,000 of 571,000 sf 1.12 6401 France Ave 2. Physicians Medical Building 6363 France 6 levels office 44,402 sf 70,000 of 1.59 3. U of M Heart Medical Building 6405 Frame 3 level office 11,000 of 55,000 sf 2.61 Total Hospital & two buildings 596,402 of 696,000 of 1.16 interactive . Property maps, Map Paw mi Fana A" S Adder: Edna, MN 55135 P caftmdal.Nen Pr MMW *M Wn-14om dmd Parcal 12.21 acres Alae: 431.871 s4 R Pared 8383 Fraaa Ave S Addmm: Edina. MN 55135 P Y Commnda&Preraned Vie- NanHamestead Pareal 1.02 arias Area: 44,402 sq I A 3_ Patel 8405 Frena Ave S Addraaa: Edina. MN 55435 Properly CanwwdaWtefaaed Type: alae,,: NorrHomeslead Parcel 0.48 we% Area: 21,021 sq 8 N z m AS-? SII � r 0 Ig � . hS i� t } lA h i q � C 7f� - . �s+A�s. q m`�,-.•� ! YT J ! P.L. 1 FIN1i g _ r 0 Mid%P�P�YiZd�,`, Ig � . hS i� t } lA ^v Mid%P�P�YiZd�,`, lA 4� E� lo� Fy �b OWN m C :> low +'t m C :> #f ILL, `` r '•t4 Mf r A, ' N' Y l al y New Skyline floncylocust troe Architectural wall lighting S' wide raised planting arca for annuals, perennials and low shnlbs southWtuid Fnuice Ave IPedestrian Sidewalk at ImiccAwnue looking; south h4l March 21, 2012 1 EDWMD FARR EDINA MEDICAL PLAZA Aktfll-FE&S­iNC WW"T RVOONINT CO, m CCJI do dol 4'.1'"W'. 11 .. +'++WC 4 - 242 '82 +.,1 E+➢''+YPO2 tRlijWf.�Far+�'�R21R4!\ilbit'-K ia*W+x a.-3 A I I I — t— , if Allis z ,►f;3;fj Q_j ui uj t � . g i ..� • ' • ..ad..2Yao.seeaQ qI !'t, •fit 1 kv nwr+•i.w� rras�rirw 1(11111111III, U=; ll M Ch ill 1 till! � � s q t/) i I Fal , '> —to!,, ^ P" xt in .. -1 sm,.+w1 A -- M l''p t-� By EE f ¢ g HIT lip. 1 111111 M l a ��t �� ���'�� rillI��I I'�I �' li'II��lii!IIIIII �`� 41 OVOY Ai ,H 09 anffi-MV v W..''Wam --------------- :7 --------- 61� �%, . t1Ut It An •w A — r _ �I� 11111 W -dill= a! . # ,, ; n F ` w Illli �Ia ►o luiL ''',I��,�li�,ill!�II'�Illfil�i���'lllll'��Ili�'�Illllll �<'�Ia��;l�ill .1 ME "Ou NVId tiaati amt vlosme 11.1m ODS ammo 3M•M-Y—Mi cm -NIL DMoa-3e vzvu TOMMM vma3 V :: „sswi�i..i wIDmq+w+,moill zwma.o�aa *AvaID*w,�wi.+wi :Tf.li0.4iN WPW .aRAtAM1IDOAA�W. I�iM7f/MA if Will jA. }Rffi4....if�ul i..i.f->MYH AIDq *rA�x • so+i+ JN+iiA Tvw++mf fRKSii Pi0l.sid AIDS 9x tA+it Ox m.11 i9f.ii Q9 �ufi:1'"it ti tir,+rDl �+AiC A+i1 K' •L.fA+MIDJ+t/.iGliwxii wn xii . Aryry i+nb+a loos tKliiii-0-0coma - 0.'JZ=6902CL}'iayOA�M 4ms n. [xrxanvsmou§6 •aooeA �a9wmt "IDgt,z x�+a �%qAY MRCilQ4tfi7ID3igU.e OM.3tf1 5 c.,. fv- i s eq � � /�h § �k� /.\ !� �� Ab || | } |� |$ i )% | f$\/ ! |t i ,�.,R�a ,E | . �| dig !!!� | '�� |i eq � � /�h § �k� /.\ !� �� Ab 96 oil CNNa s w s a � m WN-l�N.pK NiAY'NWWp11�M11Ni1 lot Jillr o ' _ — 1 I ^^ I f 1 r 1 ' 1 1 I 1 vim.. i t r 1 ' A 1 1 1 1 � A Y ' F� Infrastructure r Engineering • Planning ■ Construction 701 Xenia Avenue South WSB Suite $300 Minneapolis, MN 66416 Tel: 763 5411-4000 Fax: 763 641.1700 Memorandum DATE: April 6, 2012 To. Mr. Cary Teague, Planning Director Mr. Wayne Houle, Public Works Director City of Edina FROM: Charles Rickart, P. E., PTOE RE. 6500 Prance Avenue Traffic Study City of Edina, MN WSB Project No. 1686-29 Background The purpose of this study is to determine the potential traffic impacts the proposed redevelopment of the 6500 France Avenue site has on the adjacent roadway system. The site is located in Edina in the southwest quadrant of France Avenue and 651h Street. The existing site contains an existing unoccupied office building. Access to the existing site is currently provided at two (2) full movement driveway locations from 65'4 Street. The project location is shown on Figure 1. The proposed site redevelopment includes reconstruction of the site to provide a 69,400 sf (64,400 sf leasable) office building with an attached parking structure. The primary uses in the build with include: Coffee Shop —1,200 sf Barber Shop— 1,000 sf Audiology — 3,500 sf Medical Supply — 3,000 sf Medical Offices — 55,700 sf All access to the site will be provided from one entrance driveway and one exit driveway to the parking ramp located on the west side to the site. The proposed site plan is shown on Figure 2. The traffic impacts of the existing and anticipated development were evaluated at the site access as well as the primary impacted intersections and driveway along 65"' Street between France Avenue and Valley View Road. The following sections of this report document the analysis and anticipated impacts of the proposed redevelopment. of 6500 France Avenue Traffic Study City of Him April 6, 2012 Page 2 of 7 Existbig Traffic Characteristics The existing lane configuration and traffic control include: 65t" Street is an cast -west City street with numerous access driveways. The existing roadway configuration includes a single lane in each direction with a continuous center left turn lane (three lane section). All the driveway access points are controlled with stop signs, stopping the exiting movements from the developments. The two primary intersections along the 65'h Street corridor are at France Avenue and Valley View Road. Both France Avenue and Valley View Road are classified as "A" Minor Arterials providing regional access to the area. Both intersections are controlled will, "Traffic Control Signals. 'rhe lane configurations at each are as follows. 65'h Street at France Avenue SB France Ave approaching 65"' St — one through/right, two through, one Icft NB France Ave approaching 65`1i St—one through/right, two through, one left EB 65'h St approaching France Ave — one throughtright, one left WB 65"' St approaching France Ave — one right, one through/left 65"' Strcct/TI-1 62 off ramp at Valley View Road SB Valley View Rd approaching 65`x' St — one through, one left NB Valley View Rd approaching 651h St — one through/right, two through EB TUI 62 off ramp approaching Valley View Rd — one free right, one through/left WB 65h St approaching Valley View Rd — one right/left AM and PM peak hour turning movement counts were conducted along 65'h Street tit each access driveway, the intersection of France Avenue at 65'h Street and the intersection of Valley View Road at 65'h Street/TH 62 off ramp the week of February 20", 2012. Figure 3 shows the intersections and driveways along the corridor that were analyzed as part of this traffic study and, Figure 4 shows the existing 2012 AM and PM peak hour traffic volumes with the existing lane configuration. The traffic count data is included in the Appendix. Site Trip Generation The estimated trip generation from the proposed redevelopment is shown below in Table 11, The trip generation rates used to estimate the proposed site traffic are based on extensive surveys of the trip -generation rates for other similar land uses as documented in the Institute of Transportation Engineers P11) Generation A4anu(d, 8`h Edition. The table shows the total daily, AM peak hour and PM. peak hour trip generation for the proposed site. M 6500 France Avenue Traffic Study City of Edina April 6, 2012 Page 3 of 7 It was also assumed that the makeup of the development will be services that complement the primary proposed medical office use, such as the coffee shop, barber shop and medical supply uses. For this reason, the development traffic generation was adjusted for internal dual purpose trips. It was also assumed that all the traffic from the site would be new traffic to the roadway system and no pass-by/diverted trip factors were considered. Table 1- Estimated Site Trip Generation Source: Institute ofTransportation Engineers Trip Generation Manual, 8th Edition Background Truffle Growth Traffic growth in the vicinity of a proposed development will occur between existing conditions and any given future year due to other growth and development within the region. This background growth must be accounted for and included in future year traffic forecasts. Reviewing the historical traffic counts on in the area traffic has stayed constant or dropped in the past few years. In order to account for some background growth in traffic a .05% per year factor was applied to the through traffic on 65'" Street, France Avenue and Valley View Road. Trip Distribution Site -generated trips were distributed to the adjacent roadway system based on the population distribution relative to the site and the travel sheds for the major routes that serve it. The Trip Distribution was assumed as follows: 25% north on France Avenue 20% south on France Avenue 10% from the Hospital across France Avenue 10% north on Valley View Road 5% south on Valley View Road 30% from west on TH 62 R Size ADT AM Peak PM Peak Rate Total In Out Rate Total I In Out Rate Total In Out Use (KSF) Coffee Shop 1.20 410 492 246 246 117.2 141 72 69 40.75 49 24 24 Barber Shop 1.00 22 22 11 11 1.21 1 1 0 1.45 1 0 1 36.1 Audiology 3.50 3 126 63 63 2.3 8 6 2 3.46 12 3 9 90,0 Medical Su ply 3.00 6 270 135 135 3.2 10 6 4 8.42 25 13 13 36.1 Medical Office 55.70 3 2012 1006 1006 2.3 128 101 27 3.46 193 52 141 Dual Purpose Trip Reduction 22% 643 322 322 3% 9 6 3 23% 65 21 43 Total New �114O140 Trips 2280 279 180 99 2167 71 145 Source: Institute ofTransportation Engineers Trip Generation Manual, 8th Edition Background Truffle Growth Traffic growth in the vicinity of a proposed development will occur between existing conditions and any given future year due to other growth and development within the region. This background growth must be accounted for and included in future year traffic forecasts. Reviewing the historical traffic counts on in the area traffic has stayed constant or dropped in the past few years. In order to account for some background growth in traffic a .05% per year factor was applied to the through traffic on 65'" Street, France Avenue and Valley View Road. Trip Distribution Site -generated trips were distributed to the adjacent roadway system based on the population distribution relative to the site and the travel sheds for the major routes that serve it. The Trip Distribution was assumed as follows: 25% north on France Avenue 20% south on France Avenue 10% from the Hospital across France Avenue 10% north on Valley View Road 5% south on Valley View Road 30% from west on TH 62 R 6500 France Avenue Traffic Study City of Uilla April 6, 2012 Page 4 of 7 Future Year Traffic Forecasts Traffic forecasts were prepared for the year 2014, which is the year after the proposed site would be fully developed. The traffic forecasts were prepared by adding the projected annual background traffic to the existing 2012 traffic counts then adding the anticipated site traffic to the system based on the traffic distribution outlined above. Figure 5 shows the projected 2014 AM and PM peak hour traffic volume. Traffic Operations Existing and forecasted traffic operations were evaluated for the intersections of 6511' Street at France Avenue, 651h Street at Valley View Road, the existing driveways on 65"' Street and the proposed development site driveway on 65h Street. This section describes the methodology used to assess the operations and provides a summary of traffic operations. Analysis Methodology The traffic operations analysis is derived from established methodologies documented in the Highway Capacity Manual 2000 (HCM). The HCM provides a series of analysis techniques that are used to evaluate traffic operations. Intersections are given a Level of Service (LOS) grade from "A" to "I"' to describe the average amount of control delay per vehicle as defined in the HCM. The LOS is primarily a function of peak traffic hour turning movement volumes, intersection lane configuration, and the traffic controls at the intersection. LOS A is the best traffic operating condition, and drivers experience minimal delay at an intersection operating at that level. LOS E represents the condition where the intersection is at capacity, and some drivers may have to wait through more than one green phase to make it through an intersection controlled by traffic signals. LOS F represents a condition where there is more traffic than can be handled by the intersection, and many vehicle operators may have to wait through more than one green phase to make it through the intersection. At a stop sign -controlled intersection, LOS F would be characterized by exceptionally long vehicle queues on each approach at an all -way stop, or long queues and/or great difficulty in finding an acceptable gap for drivers on the minor legs at a through -street intersection. The LOS ranges for both signalized and un -signalized intersections are shown in Table 2. The threshold LOS values for tin -signalized intersections are slightly less than for signalized intersections. This variance was instituted because drivers' expectations at intersections differ with the type of traffic control. A given LOS can be altered by increasing (or decreasing) the number of lanes, changing traffic control arrangements, adjusting the timing at signalized intersections, or other lesser geometric improvements. LOS .also changes as traffic volumes increase or decrease. 6500 France Avenue Tragic Study City of Edina April 6, 2012 Page 5 of Table 2 - Intersection Level o Service Ranges Source: HCM LOS, as described above, can also be determined for the individual legs (sometimes referred to as "approaches") or lanes (turn lanes in particular) of an intersection. It should be noted that a LOS E or F might be acceptable or justified in those cases where a leg(s) or lanes) has a very low traffic volume as compared to the volume on the other legs. For example, improving LOS on such low-volume legs by converting a two-way stop condition to an all -way stop, or adjusting timing at a signalized intersection, could result in a significant penalty for the many drivers on the major road while benefiting the few on the minor road. Also, geometric improvements on minor legs, such as additional lanes or longer turn lanes, could have limited positive effects and might be prohibitive in terms of benefit to cost. Although IAS A represents the best possible level of traffic flow, the cost to construct roadways and intersection to such a high standard often exceeds the benefit to the user. Funding availability might also lead to acceptance of intersection or roadway designs with a lower LOS. LOS D is generally accepted as the lowest acceptable level in urban areas. LOS C is often considered to be the desirable minimum level for rural areas. LOS D or E may be acceptable for limited durations or distances, or for very low-volume legs of some intersections. The LOS analysis was performed using Synehro/SimTraffic: Synchro, a software package that implements Highway Capacity Manual (NCM) methodologies, was used to build each signalized intersection and provide an input database for turning -movement volumes, lane geometries, and signal design and timing characteristics. In addition, Synchro was used to optimize signal timing parameters for future conditions. Output from Synchro is transferred to SimTraffic, the traffie simulation model. • SimTraffic is a micro -simulation computer modeling software that simulates each individual vehicle's characteristics and driver behavior in response to traffic volumes, intersection configuration, and signal operations. The model simulates drivers' behaviors and responses to surrounding traffic flow as well as different vehicle types and speeds. It outputs estimated vehicle delay and queue lengths at. each intersection being analyzed. Al Control Delay (Seconds) Signalized Un -Signalized A < 10 <-10 13 10-20 10-15 C 20-35 15-25 D 35-55 25-35 I: 55-80 35-50 F > 80 >50 Source: HCM LOS, as described above, can also be determined for the individual legs (sometimes referred to as "approaches") or lanes (turn lanes in particular) of an intersection. It should be noted that a LOS E or F might be acceptable or justified in those cases where a leg(s) or lanes) has a very low traffic volume as compared to the volume on the other legs. For example, improving LOS on such low-volume legs by converting a two-way stop condition to an all -way stop, or adjusting timing at a signalized intersection, could result in a significant penalty for the many drivers on the major road while benefiting the few on the minor road. Also, geometric improvements on minor legs, such as additional lanes or longer turn lanes, could have limited positive effects and might be prohibitive in terms of benefit to cost. Although IAS A represents the best possible level of traffic flow, the cost to construct roadways and intersection to such a high standard often exceeds the benefit to the user. Funding availability might also lead to acceptance of intersection or roadway designs with a lower LOS. LOS D is generally accepted as the lowest acceptable level in urban areas. LOS C is often considered to be the desirable minimum level for rural areas. LOS D or E may be acceptable for limited durations or distances, or for very low-volume legs of some intersections. The LOS analysis was performed using Synehro/SimTraffic: Synchro, a software package that implements Highway Capacity Manual (NCM) methodologies, was used to build each signalized intersection and provide an input database for turning -movement volumes, lane geometries, and signal design and timing characteristics. In addition, Synchro was used to optimize signal timing parameters for future conditions. Output from Synchro is transferred to SimTraffic, the traffie simulation model. • SimTraffic is a micro -simulation computer modeling software that simulates each individual vehicle's characteristics and driver behavior in response to traffic volumes, intersection configuration, and signal operations. The model simulates drivers' behaviors and responses to surrounding traffic flow as well as different vehicle types and speeds. It outputs estimated vehicle delay and queue lengths at. each intersection being analyzed. Al 6500 France Avenue *rraffic Study City of Edina April 6, 2012 Page 6 of 7 Existing Level of Service Summary Table 3, below, summarizes the existing LOS at the two primary intersections on 65,b Street as well as the existing site driveways and adjacent development driveway based on the current lane geometry and traffic volumes. The table shows that all intersection are operation at LOS C or better during both the AM and PM peak hours with all movements operating at LOS D or better. A table showing the LOS and delays by approach is included in the Appendix. Table 3 - Existing Level of Service C = Overall LOS, (D) = Worst movement LOS Source: WSB & Associates, Inc. Forecast Traffic Operations A capacity and LOS analysis was completed for the area for 2014 which represents the year after the proposed redevelopment is planned for completion. The results of the analysis are shown below in Table 4. All of the intersections are expected to continue to operate at similar levels of service after the redevelopment as before the redevelopment. A table showing the LOS and delays by approach is included in the Appendix. Table 4 — Full Build 2014) Re evelopment Level of Service AM Peak Hour PM Peak Hour Intersection LOS Delay LOS Delay LOS (see/veh) (see/veh) (secIvehl (seelveh) 65"' Street at France Ave C (D) 24 B (D) 17 65t" Street at Valley View Rd B (D) 13 B (D) I I 65th Street at Site Driveway A (A) I A (B) 1 651" Street at Adjacent A (A) 2 A (A) 2 Development Driveways C = Overall LOS, (D) = Worst movement LOS Source: WSB & Associates, Inc. Forecast Traffic Operations A capacity and LOS analysis was completed for the area for 2014 which represents the year after the proposed redevelopment is planned for completion. The results of the analysis are shown below in Table 4. All of the intersections are expected to continue to operate at similar levels of service after the redevelopment as before the redevelopment. A table showing the LOS and delays by approach is included in the Appendix. Table 4 — Full Build 2014) Re evelopment Level of Service C = Overall LOS, (D) = Worst movement LOS Source: WSB & Associates, Inc. In addition the anticipated site traffic was added to the City's Southeast Area Transportation Model to determine if any regional impacts would occur with the proposed redevelopment. 'rile projected traffic was distributed to the regional roadway system and no additional traffic operation issues were identified as a result of this proposed development. am AM Peak Hour PM Peak Hour Intersection Delay Delay LOS (see/veh) LOS (secIvehl 65`x' Street at France Ave C (D) 24 B (D) 19 65u, Street at Valley View Rd B (D) 14 B (D) 14 Wh Street at Site Driveway A (C) 4 A (C) 5 65" Street at Adjacent A (B) I A (B) 2 Development Driveways C = Overall LOS, (D) = Worst movement LOS Source: WSB & Associates, Inc. In addition the anticipated site traffic was added to the City's Southeast Area Transportation Model to determine if any regional impacts would occur with the proposed redevelopment. 'rile projected traffic was distributed to the regional roadway system and no additional traffic operation issues were identified as a result of this proposed development. am 6500 France Avenue Traffic Study City of Edina April 6, 2012 Page 7 of 7 Vehicle Queuing Analysis A queuing analysis for both the existing and future 2014 conditions was prepared evaluating the anticipated vehicle queuing impacts at existing driveways and intersections on 65'h Street between France Avenue and Valley View Road. The analysis was conducted using the SimTraffic simulation software. The results found that during both the AM and PM peak hours, For the existing and future 2014 conditions, the average queues in the corridor do not exceed any of the available turn lanes storage. In some cases however, the maximum queues were exceeded. The maximum queue represents the longest length of queue that was observed during the analysis period. The observations were identified just one time during the peak periods with an extremely short duration of less than 2 seconds. In most cases the queues exceed the storage in the continuous left turn lane, therefore only blocking the adjacent driveway and not impacting through traffic. Based on the analysis none of the anticipated average queues or maximum queues on 65`h Street will back up or block either the France Ave or the Site Access intersections. Tables showing the average and maximum queue lengths by movement and approach are included in the Appendix. Conclusions /Recommendation Based on the analysis documented in this memorandum, WSB has concluded the following: • The proposed site redevelopment is proposed to include primarily medical office and supporting uses and is anticipated to generate 2280 trips in a day, 279 trips in the AM peak hour and 216 trips in the PM peak hour. • Traffic operations at the intersections and driveway on 65'h Street between France Avenue and Valley View Road will remain the same with or without the proposed redevelopment. ■ Traffic operations at the proposed site driveway will operate at overall LOS A in the AM and PM peak hours with the worst movement operating at a LOS C. ■ The queuing analysis indicates that no significant impact to the adjacent driveways or intersections will occur as a result of the proposed redevelopment. Based on these conclusions no additional improvements other than those shown on the site plan would be required to accommodate the proposed site redevelopment. 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O N n O iA O O O un O v n O A m O P O N tl tl 4 O1-- O O O J 0 �y OO o h h N N M h N 0 0 w O M Y O O N1 YNZNY to H W x; N `m1 b W 2 .a', W ,7,' IL 0 0 x m 0. 7 to ILL 16 O �A • b b b • g S fT r1 (000a pon-Gis Pezpsu$Isun pazutuoisun pezlieuBisun poz11au8lsun p•zitsuBisun PezusuOisun Poz11su81sun PezilsuSlS W__ S_ & Associates 701 Xenia Ave S Minneapolis, MN Valley View Rd & W 65th St (ramp) File Name : valley view rd & w 65th st-eta ramp 6:30-9:30 am and 3:30-6:30 pm Site Code :00000004 Edina, MN Start Date : 2/22/2012 sunny, 30's Page No : 1 tZrniinn PrinInd- I Innhiffod �� _ Start Tl_ Valley View Vd W 55th 3t From North From East fxI �,Thru� 4oft Petl , .w R ht Thnu ( I aft _Poda�_ - iaa — alley VieW -F td From South a ht Thru lett Peds TH 62 off ramp _ From West iw�_ Ri it Thru Left Peds m 06:30iAM 0 15 8 0 23 3 0 0 0 3 27 0 0 32 43' 73 1 0 06:46 AM Total 0-...-. 23 8 0 0 38 ,-.._ T6-6-54- 315 0 . 1 0 6. 0 1 0 6 _ 9 _ __8 34., 0 w Q....., 13 8f 0 0 42 .. 78 .- 70....... 5 0� 74 12i- 143 6 0 p ia1M IM, T: 117 175 153 232 -270 407 " 07:00 AM 0 38 13 0 61 7 0 1 0 11 4 53 0 0 57 50 72 10 0 132 248 07:16 AM 0 73 11 0 84 14 0 0 0 14 10 80 0 0 80 89 68 10 0 165 353 07:30 AM 0 80 19 0 99 27 0 1 0 28 13 91 0 0 104 105 56 11 0 172 403 07:45 AM 0 81 20 0 101 16 0 2 0 18 4 87 0 0 91 123 BO 4 0 207 417 _ Total 0 2722 63 0 .. 335 84 Q 4 p 68 31 311 0 - D 342 367 27d 3 0 876 142T 08:00 AM 0 66 10 0 65 18 0 2 0 20 3 93 0 0 96 141 83 10 0 234 415 08:1$ AM 0 77 15 0 92 24 0 3 0 27 8 86 0 0 94 120 63 i4 0 197 410 08:30 AM 0 61 17 0 78 28 0 1 0 29 10 68 0 0 78 10t 58 10 0 187 352 08:45 AM 0 39 14 0 53 14 0 1 0 15 7 80 0 0 67 131 50 14 0 195 330 —------ Totat ._. 6 232 $8 0 288 84 0 i 0 _ 91 _7A 307 0 0 335 493 '2-48 25 .. 0 793 , . ,. 1607 09:00 AMI 0 60 8 0 68I 28 0 1 0 291 9 80 0 0 891 1 t0 37 12 0 159 I 345 09:15 AM 0 48 10 0 58 21 0 3 0 24 3 56 0 0 58 1103 46 i6 0 165 305 I Total l 0 108 18 Q ­ 126 49 0 --4— _ D 53 12 135 0. .__O 1-47-f-213 83 28 -A-32471-165-0 03:30 PM 0 72 11 0 831 70 0 6 0 761 1 145 0 0 14690 34 12 0 1361 441 03:45 PM 0 69 4 0 73 69 0 2 0 61 1 16B _____d 0 159 81 25 16 0 122 415 " Total 0 141 _ 15 _ 0 186 129 0 8 p 137 2 303 0 0 305 171 69 28 0 258tw 04:00 PM 0 65 14 0 69 68 0 8 0 76 5 159 0 0 164 81 24 16 0 121 430 04.15 PM 0 52 13 0 65 38 0 3 0 41 4 158 0 0 162 72 19 15 0 108 374 04:30 PM 0 74 11 0 85 75 0 1 0 76 2 194 0 0 196 62 14 12 0 88 446 04:45 PM 0 76 11 0 86 48 0 9 0 57 2 163 0 0 165 71 10 11 0 92 400 Total 0 256 49 Q 305 229 0 21 �,._..0 _2266 4_ 13 874 0 0 887 286 B7 G4 0 407 1649 05:00 PM 0 82 10 0 92 65 0 6 0701 7 224 0 0 231 52 14 7 0 73 466 05:15 PM 0 90 12 0 102 41 0 3 0 44 1 204 0 0 205 47 10 12 0 69 420 0011'2 0 77 13 0 90 39 0 3 0 42 2 146 0 0 148 43 8 9 0 60 340 05:45 PM �_o 090 1t 0 101 a0 0 O 31 af80 . 0 0 164 78 11 7 0 96 392 Total 339 46 0 385 175 0 12 0 187 14 734 0 0 748 220 43 35 0 298 1618 06;00 PM 0 56 6 0 62 31 0 2 0 33 2 137 0 0 139 68 11 13 0 92 326 08:16 PM 0 55 7 0 62 22 0 1 0 23 2 116 0 0 118 74 8 17 0 99 302 Grand Total 0 1497 276 0 1773 791 0 60 0 851 117 2778 0 0 2895 2013 940 264 0 3217 8736 Approh % 0 84.4 15.6 0 92.9 0 7.1 0 4 96 0 0 62.6 29.2 8.2 0 Total% 0 17.1 3.2 0 20.3 9.1 0 0.7 0 9.7 1,3 31.8 0 0 33.1 23 10.8 3 0 36.8 Valley View Rd & W 65th St (ramp) 6:30-9:30 am and 3:30-6:30 pm Edina, MN sunny, 30's WSB & Associates 701 Xenia Ave S Minneapolis, MN File Name : valley view rd & w 65th st-eb ramp Site Cade :00000004 Start Date : 2/22/2012 Page No :2 Valley View Rd W 65th St — Valley View Rd - - TH 62 off ramp From North From East From South From West Start Time Right Thru Left Pede Ayp,Tald Right Thru Left Peds Tan Flight Thru left Peds pyo rar Right Thru lett Peds Aq. iNM Md. TObI Peak aurAnalysls From 08:30 AM to 11:45 AM - Pesk 1 o11 �� Peak Flour for Entire Intersection Begins at 07:30 AM 07:30 AM 0 80 19 0 99 27 0 1 0 28 13 91 0 0 104 105 56 11 0 172 403 07:45 AM 0 81 20 0 101 16 0 2 0 18 4 87 0 0 91 123 80 4 0 207 417 08:00 AM 0 55 10 0 65 18 0 2 0 20 3 83 0 0 96 141 83 10 0 234 415 08:15 AM 0 77 15 0 92 24 03 0 27 8 86 0 0 94 120 63 14 0 197 410 Total WhI ms 0 293 64 ' ' 0 357 85 0__.. —8-07'-'' ...... 93 26 36T D 0 385 480 282 39 0 810 1645 tG App. Tbtsl 0 82.1 _17.9 _ 0 91.4 _.._ 0 8.6 0 7.3 92.7 _ 0 0 60,4 34.8 _ _ 4.8 0. PHF .000 .904 .800 .000 .884 .787 .000 .667 ,000 .830 .538 .960 .000 .000 .925 .887 .849 .696 .000 ,868 .99 Ve11eylVrAYRd W In Total F—Wil L5s Cil 94 _i.eft._I_.Pod 4-- s? L, Peak Hour Data T ��eak t r ns at oT3 unahin�l Left TM Rt ht Pads o 1 ...201 e 1176 Ckit Vaftev Viewtis!_ -- WSB & Associates 701 Xenia Ave S Minneapolis, MN i Valley View Rd & W 65th St (ramp) File Name : valley view rd & w 65th st-eb ramp i 6:30-9:30 am and 3:30-6;30 pm Site Code :00000004 Edina, MN Start Date : 2/22/2012 sunny, 30's Page No :3 i l ValleyAView Rd a. W 65th St Valley View Rd TH 62 off ramp From North _ From East , From South _ From West m t StertTfine Right ThrU Left Pods ,yy.rax Rtght Thru left Peda n rrt Righl Thtu Left Peds .rotr Righl Thru Left Pada A*- 74M W.Tolat _ -�_ _ Peak Hour Analysis From 12:04 PM to 08:15 PM - Peak 1 of 1� 1 Peak Hour for Entire intersection Begins at 04.30 PM 04:30 PM 0 74 11 0 86 76 0 1 0 76 2 194 0 0 198 82 14 12 0 68 445 ' 04:45 PM 0 75 11 0 86 48 0 9 0 57 2 163 0 0 165 71 10 11 0 92 400 05:00 PM 0 82 10 0 92 85 0 5 0 70 7 224 0 0 231 62 14 7 0 73 486 I 05,15 PM 0 90 12 0 103 41 0 3 0 44_ 1 204 0 0 205 47 10 12 0 69 420 i lot®t VoUne 6 -'32-1-44 0 305 229 0 18 0 -247 _ 12 786-0-6 767-2-3-248 42 0 322 1731 %App. Totsi 0 87.9 12.1 0 _ 92.7 0 7.3 0 1.5 08.5 ,., �0 0 72 14.9 13_ , „0 PHF .000Y'.892 917 000 _._ . _ _... _._89S 783 .000__ 500.... 000 .813 _429 _ ,876 .000 _.OQt) .883 x.817 .857 .875 .000 .875.1,_,,A29 M Valley WOW R4 out in Tali 1066 P61 1 1421] (:-,, O 321 Rlghl unl 'an beds m �--- _ ------- Pear Hour Data . ads c r k Htiiwrttnns i,m,-2 Z V auW iNnd _ 41 mm- RIO peds 7a6 12.01 ,,) Ealam 797 JB1 W --SB & Associates 701 Xenia Ave S Minneapolis, MN France Ave & 65th St 6:30-9:30 am and 3:30-6:30 pm Edina, MN 30's I File Name : france ave & 65th st Site Cade : 00000001 Start Date : 2/22/2012 I Page No : 1 07:00 AM 19 93 48 0 180 29 3 1 0 331 1277 14 0 103 6 35 14 0 55 351 07:16 AM 27 132 68 0 227 33 8 3 0 44 23 76 20 0 119 3 43 20 0 66 456 07:30 AM 18 134 66 0 208 45 12 2 0 591 18 93 34 0 145 9 42 130 64 476 _ 07:46 AM 19 172 _ 64 0 255 36 13 5 0 54 29 115 34 0 _ 178_ 4 54 15 0 73 560 Total 1 . 83 531. 236 0 850 143 __ 36 11 -6 . 190 - 82 361 102 0 645 22 174 62 ---0 258 1843 08:00 AM 19 143 51 0 213 38 15 5 0 58 20 116 25 0 181 9 52 11 0 72 504 08:16 AM 26 173 54 0 253 62 13 15 0 60 26 124 27 1 178 8 50 22 0 78 589 08:30 AM 24 161 68 0 243 54 12 15 0 81 30 123 13 0 166 13 51 21 0 85 575 08:4.5 AM _ 21 166 54 tl 231 49 9 19 0 _ _ 77 36 139 16 0 190 9 36 _ 13 1 b8 556 t6tal 90 833 217 Q..,.,. 840 193 49 54 0 206 111 502 81 - 1 0951--5-7-188 67 9 293 _ 2224 09:00 AM( 23 195 55 0 273 ( 61 18 12 0 91 ( 32 141 16 0 189 I 9 24 17 0 501 603 09:15 AM 26 167 60 0 243 60 10 13 1 84 33 137 14 0 184 8 36 21 0 65 676 Toth 49 352 11b 0 121 28 25 1 175�1��85 278 30 0 373 17 60 36 --W—Ml 1179 03:30 PM 14 171 44 0 2291 98 30 15 0 1431 15 241 19 0 2751 24 45 39 0 108 765 03:45 PM 11 190 _ 29 0 2301-._100 29 - 19 1 _ 149 27 288 15 0 310 20 25 25 0 70 769 Total 25 361 73 0 459 198 59 34 1 292 42 609 '34 0 585 44 70 64 0 178 1514 04:00 PM 14 183 34 0211 100 26 20 0 148 10 258 13 0 281 26 29 44 0 99 737 04:15 PM 6 180 24 0 210 83 17 19 2 121 22 270 8 0 300 20 27 310 78 709 04:30 PM 6 178 19 0 203 110 36 14 0 160 14 251 12 0 277 28 26 43 0 95 735 04:46 PM10 196 27 0 233 _ 92 18 9 0 117 18 _ 309 12 0 339 23 17 28 0 66 755 Total _.._. 36 717-164—'---d--857 —3785-9 6'--'92-2 644 _ 84 1088 45 0 1197 95 99 144 0 338 2936 05:00 PM 6 165 18 00 102 25 15 2 144 16 334 10 0 360 38 23 33 0 94 787 05:15 PM 5 197 12 0 214 88 18 12 0 98 19 344 10 0 373 21 18 29 0 68 753 05:30 PM 6 194 12 0 212 56 22 8 0 86 9 274 17 0 300 13 13 19 0 46 643 05:45 PM 5 212 15 0 232 47 3 11 0 61 5 248 11 0 264 8 15 21 0 27 _ 44 601 Total 22 768 57 t) 847 3 __ 68 46 2 399 49 - 1200 48 0 1297. 80 69..102 0 251 2784 06:00PM 6 168 15 1 190 33 3 1 0 37 6 275 6 0 269 15 12 23 0 50 588 06:15 PM 7 193 17 0 217 51 7 3 0 61 10 289 5 0 304 10 3 15 0 28 610 Grand Total 393 3849 979 1 5231 1422 353 241 6 2022 452 4816 389 1 5457 324 724 524 1 1573 14283 Appreh % 7.5 73.8 10,7 0 70.3 17.5 11.9 0.3 8.3 84.6 7.1 0 20.6 46 33.3 0.1 Total % 2.8 27 8.9 0 36.6 10 2.5 1.7 0 14.2 3.2 32.3 2.7 0 38.2 2.3 6.1 3.7 0 11 WSB & Associates 701 Xenia Ave S Minneapolis, MN France Ave & 85th St File Name : france ave & 05th st 8:30-9:30 am and 3:30-8:30 pm Site Code : 00000001 Edina, MN Start Date : 2/22/2012 30's Page No :2 Start Time Right Thru Left Peds Afp I" Right Thru Lett Peds AW rwm RI9h1 Thru Left Pads l�rr,fi .. Right Thru Lelt Peds � rar Mr Toi.r _n .. . _._ ._____ .--­-- ._._ ---- _..,._ ,. Pea Hour Analysis f=rom 06:30 AM i0 11:45 AM - Peak t of 1 Peak Hour for Entire Intersection Onalns at 06:15 AM 08:15 AM 28 173 54 0 253 08:30 AM 24 161 tib 0 243 08:46 AM 21 166 64 0 231 09 00 AM 23 196y 55 0 273 Tete! VoAima 94 885 221 0 1000 -_54ATotal 9.4 68.5 22.1 0 PHF 904 .878 .953 _ .000 ,916 52 13 15 0 80 28 124 27 1 178 6 50 22 0 78 54 12 15 0 81 30 123 13 0 166 13 61 21 0 Be 49 9 19 0 77 38 139 16 0 180 9 35 13 1 58 61 18 12 _ 91 32 141 16 _ 0 189 9 24 _ 17 0 �50 216 52 61 0- 329 123 527 72 723 37 160 73 1 271 85.7 15.8 18.5 0 _ 17 72.9 10 0.1 13.7 _59. 28.9 0.4 885 .722 .803 .000 .904, 87'9.934 .667250 . --951. _,712 .,.784 .63p __:2130 ,787 689 575 666 603 2323 ._ ---- `863 Im ranceAve Qui In 701111 8M1 221_ _v.� TM T ru Lett Pods 4 Il _. Peak Hoar Data ___ T t 4-_.,. our�""1S"epirm ak 88:16 711ui�j S 0& O 4-e T Left Thu Right Peds _-5 - - .� rt�7z In C7iR�� 3 ylo4alUM Ave Im WSB & Associates 701 Xenia Ave S Minneapolis, MN France Ave & 65th St 6:30-9:30 am and 3:30-6:30 pm Edina, MN 30's T —""- France Ave i File Name : france ave & 65th st Site Code : 00000001 Start Date : 2/22/2012 Page No :3 Start Time Rig1t>k lit►u Left Peas AM UW Right Th ru Left Peds rw r w Right 7hru LeR Peds A -w wA tugtd Thru Lett Mari Tdtl Pesk our Ana Ei tom 12:00 PM to 06:15 PM - Peak 1 of 1 _.._.._ ___. 04:30 PM 8 178 19 0 203 110 36 14 0 160 14 251 12 0 277 26 26 43 0 96 73 04:45 PM 10 196 27 0 233 92 16 9 0 117 18 309 12 0 339 23 17 26 0 88 76 05:00 PM 6 165 18 0 189 102 25 16 2 144 16 334 10 0 360 36 23 33 0 94 78 05:16 PM 5 197 12 0214 68 18 12 0 98 19 344 10 0 373 21 18 29 0 88 75 Totid Vowe 27 736 76 0 _ 639 _ 372 96 50 2 519 ___44 "' 0 13449 8f "j23 108 84 131 0 323 303 yb App.�Totet 3.2 87 ,7 A 0 71.7 9.6 0.4 91.8 0 33.4 26 40.8 0 PHF _ .675 .934 .704 .000 .900 _.18.3 .845 .660.833 .250 .811 �5 " _3.3 .882 .900 .517 .000 .904 .71 .808 .762 .000 .850 .. _ .98 rence AVG out In TOW (_Td e39 2580 RlQhi I e ThN LsflB ----- ----- Peak Hour Data "LJ 74 N OM 4—iO - k aurOWna Nt'1)490t'"_ �3 -j t1r SWRed Wi N 41 T r t.eft TMu a li t Pede [ izaa� er 9 L? tII wq r m Li8m Out h ToWrrunw Ave Report Id - Customt-Ist-94 Site Name - 66th ST -EAST OF VALLEY VIEW RD Description - Edina, MN Direction - North East South West AB=WESTBOUND BA=EASTBOUND Wednesday, February 22, 2012 No I'll jr, M.W.Pf 91 Thursday, February 23, 2012 12'00 AM 6 3 3 1:00 AM 3 1 12:00 AM 7 6 2 1:00 AM 7 4 3 2,00 AM 2 1 1 3:00 AM 3 2 1 4:00 AM 14 3 11 5:00 AM 64 19 45 6:00 AM 282 53 229 7:00 AM 436 111 325 8:00 AM 471 162 319 9:00 AM 378 137 241 10:00 AM 344 107 237 11:00 AM 324 127 197 12:00 PM 293 134 159 1:00 PM 382 176 206 2:00 PM 426 176 249 3:00 PM 486 273 213 4:00 PM 437 241 196 6:00 PM 333 174 159 6:00 PM 179 79 100 7:00 PM lie 56 60 8:00 PM 83 34 49 9:00 PM 66 29 27 10:00 PM 47 15 32 11:00 PM 42 41 1 No I'll jr, M.W.Pf 91 Thursday, February 23, 2012 12'00 AM 6 3 3 1:00 AM 3 1 2 2:00 AM 5 2 3 3:00 AM 5 2 3 4:00 AM 17 7 10 5:00 AM 58 Is 40 6:00 AM 281 65 226 7:00 AM 480 121 369 8:00 AM 445 119 326 9:00 AM 327 120 201 10:00 AM 344 109 235 11:00 AM 300 121 179 12:00 PM 287 119 168 1:00 PM 373 ISO 223 2:00 PM 415 181 234 3:00 PM 464 245 209 4;00 PM 388 221 167 5:00 PM 366 175 191 6:00 PM 191 77 114 7:00 PM 85 48 37 0:00 PM 61 22 39 9:00 PM 45 22 23 10:00 PM 45 15 30 14.00 PM 45 38 7 104A6-l.4==Mft&- -040W�:'IAWW B VehideCount-92 Page 2 * Wednesday, February 22, 2012 - TotaM211,15 minute drops nnnn nine nznn conn nenn anon 0600 0700 0000 0900 1000 1100 1200 1300 1400 1500 1600 11 4 0 0 2 2 11 39 92 101 62 69 63 88 95 102 132 114 61 25 26 23 10 6 1 1 3 1 0 3 11 58 109 134 96 90 97 70 107 100 128 83 66 48 27 17 15 7 7 2 2 3 0 0 3 12 93 113 126 83 99 73 74 89 110 146 125 74 32 32 15 8 17 21 3 0 1 1 1 6 30 92 122 94 98 73 85 86 98 120 110 97 59 38 32 25 10 13 8 0 AM Peak 0745 - 0946 (499), AM PHF■0.93 PM Peak 1515 -1616 (615), PM PHF-0.98 * Thursday, February 23, 2012 - Total=5026,15 minute drops 1 0 3 2 —1$- 29 95 117 93 89 '17 76 106 85 92 10'7 117 59 25 10 19 't LL - 2 2 1 1 3 12 59 127 112 77 85 68 65 09 107 123 95 93 60 17 11 11 10 8 3 1 0 1 8 13 as 122 114 83 65 73 72 80 108 132 100 89 39 26 15 7 17 18 0 0 1 1 5 24 105 136 102 74 85 82 74 90 115 107 86 67 33 IB 15 8 11 a AM Peak 0715.6819 (602), AM PHF-0.92 647 Report Id - CustomList-93 Site Name - 65th St - West of France Ave Description -Edina MN Direction - North East South West AB= WESTBOUND BA --EASTBOUND Wednesday, February 22, 2012 12:00 AM 12 3 9 1:00 AM 8 4 4 2:00 AM 1 0 1 3:00 AM 5 3 2 4:00 AM 17 12 6 5:00 AM 76 57 19 6:00 AM 394 205 99 7:00 AM 441 211 230 8:00 AM 470 208 262 9:00 AM 403 183 220 10:00 AM 393 155 238 11:00 AM 365 145 220 12:00 PM 368 180 188 1:00 PM 409 194 216 2:00 PM 437 188 249 3:00 PM 507 221 286 4:00 PM 466 167 289 6:00 PM 354 141 213 6:00 PM 196 79 117 7:00 PM 107 32 75 8:00 PM 98 41 57 9:00 PM 69 24 45 10:00 PM 44 17 27 11:00 PM 37 7 30 Thursday, February 23, 2012 12:00 AM 17 3 14 1:00 AM 3 0 3 2:00 AM 4 1 3 3:00 AM 4 3 1 4:00 AM 24 15 9 5:00 AM 80 61 19 6:00 AM 308 214 94 7:00 AM 464 222 242 8:00 AM 451 197 254 9:00 AM 376 163 213 10:00 AM 380 147 233 11:00 AM 347 131 216 12:00 PM 376 161 215 1:00 PM 426 179 246 2:00 PM 448 201 247 3:00 PM 479 186 294 4:00 PM 394 148 248 6:00 PM 375 137 238 6:00 PM 221 98 126 7:00 PM 108 39 69 8:00 PM 79 25 54 9:00 PM 62 25 37 10:00 PM 56 22 34 11:00 PM 43 5 38 " Wednesday, February 22, 2012 -Total=6577, 1S minute 1 VehlcleCount-91 Page 2 %L v 1 4 " 4e 89 1 11 101 103 al 77 96 91 102 134 124 54 29 29 26 11 5 4 3 3 1 1 1 17 71 105 140 104 101 91 94 113 102 130 109 91 55 26 23 22 S 10 5 3 3 0a 6 14 90 121 113 82 104 88 107 100 11.8 138 115 77 47 30 18 0 18 17 5 2 1 0 2 6 35 95 126 106 116 85 99 90 100 126 137 104 62 40 22 28 13 10 5 3 AM Peak 0730.0830 (488), AM PHF*0.89 PM Peak 1516 -1616 (639), PM PH".98 * Thursday, February 23, 2012 - Total=5524,15 minute drops AL9 1VJ YJ 7? YY 1VI tlI iVV 119 1Vtl tltl 67 )V 41 7 LB - s 2 1 0 S 1S 65 113 190 97 87 83 9a 104 120 120 100 111 59 as 13 15 13 6 - 5 1 0 1 11 24 98 123 97 09 101 97 89 90 121 125 96 a6 S1 33 19 12 21 14 - 3 0 1 1 4 32 107 139 110 87 99 92 96 124 120 134 84 70 43 24 17 8 13 7 - AM Peak 0730-0830 (606), AM PHFu0.91 A"61 AInfrastructure a Engineering a Planning a Construction 701 Xenia Avenue South WSB Suite #300 Minneapolis, MN 56416 A AT3M iWCA, IP Tel: 763 641-4800 Fax; 763 641-1700 Memorandum D.,irE: April 19, 2012 TO: Mr. Cary Teague, Planning Director Mr. Wayne Houle, Public Works Director City of Edina F0041: Charles Rickart, P.E., PTOE RE: 6500 France Avenue Parking Analysis City of Edina, MN f VSB Project No. 1686-29 Background The purpose of this analysis is to determine the anticipated parking demand for the proposed redevelopment of the 6500 France Avenue site. The site is located in Edina in the southwest quadrant of France Avenue and 65"' Street. The existing site contains an existing unoccupied office building. Access to the existing site is currently provided at two (2) full movement driveway locations from 65"' Street. The project location is shown on Figure 1. The proposed site redevelopment includes reconstruction of the site to provide a 69,400 sf (64,400 sf leasable) office building with an attached parking structure. The primary uses in the building will include: Coffee Shop-- 1,200 sr Barber Shop — 1,000 sf Audiology — 3,500 sr Medical Supply — 3,000 sf Medical Offices — 55,700 sf All access to the site will be provided from one entrance driveway and one exit driveway to the parking ramp located on the west side to the site. The proposed site plan is shown on Figure 2. 6500 France Avenue Parking Analysis City of Edina April 19, 2012 Page 2 of 2 Parking Demand The parking demand for the site was analyzed based on proposed uses on the site. The parking generation rates used to estimate the parking demand was based on surveys of the parking generation for other similar land uses as documented in the Institute of Transportation Engineers Pat*ing Generation Manual, 4"' Edition. Table 1 below shows a summary of each potential uses, the estimated parking generation rate and what the anticipated peak parking demand would be for a typical weekday. This would represent the worst case condition for the parking on the site assuming the proposed uses. Table 1— Site Parking Demand Use Size Rate Spaces Medical Office 55,700 sf 4.27 spaces/ksf _ 238 Audiology _ _ _r. 3,500 sf 4.96 spaces/ksf 18 Coffee Shop _A..... 1,200 sf 19.31spaces/ksf . 24 Barber Shop _ 1,000 sf _..__........ 3.60 spaces/ksf 4 --.............. Medical Su I 3,000 sf 5.40 s aces/ksf 17 Total Parking Demand 301 The current City Code would require a total of 387 parking spaces for the proposed redevelopment. Currently the proposed site is estimating 325 spaces with a proof of parking for an additional 54 spaces reaching a ultimate total of 379 parking spaces available. Reviewing the ITE Parking Generation summary in Table 1, sufficient spaces will be available for the anticipated site parking demand. Conclusions /Recommendation Rased on the analysis documented in this memorandum, WSB has concluded that, although the available parking does not meet the City's Code, based on ITE parking generation estimates the 325 parking spaces that would be provided will be adequate for the anticipated site parking demand. Based on these conclusions no additional improvements other than those shown on the site plan would be required to accommodate the proposed site redevelopment. =I 15th iii Traffic Impact Study Figure I 6500 France Avenue qua City of Edina, Minnesota Project Location Map A�r SB�►'/ infrastructure a Engineering r planning ■ Construction 701 Xenia Avenue South Suite #300 Minneapolis, MN 66416 Tel: 763 641-4600 Fax: 763 641-1700 Memorandum Det TV April 20, 2012 To. Mr. Ctiry Teague, Planning Director Mr. Wgyne Houle, Public Works Director City of Edina FROU. Charles Rickert, P. E,., PTOE RE: 6500 France Avenue Sunpletnental Parking Analysis City of Edina, MN ;PSB Project No. 1686-29 A Parking Analysis was completed for the 6500 France Avenue redevelopment project, assuming a mix of medical office and other supporting uses including a coffee shop, barber shop, audiology clinic and a medical supply store. The results of the analysis concluded that the parking being proposed (325 spaces) was adequate for the anticipated parking demand (301 spaces) from the proposed redevelopment. The original analysis did not include alternatives that assumed a mix of medical office and general retail or 100% medical office on the site. The parking demand for these alternatives was also analyzed. The parking generation rates used to estimate the parking demand is based on surveys of the parking generation for other similar land uses as documented in the Institute of Transportation Engineers Parking Generation Manual, 4"' Edition. Table 1 shows a summary of the potential alternative uses and what the anticipated parking demand would be for each on a typical weekday. 6500 France Ave Supplemental Parking Analysis City of Edina April 20, 2012 Page 2 of 2 Table l — Alternative Use Parking Demand Use Size state Spaces Alternative 1 _ _. —---...................... Medical Office .................................................................................. 62,310 sf 4.27 spaces/ksf ..... _.. 267 ---------------- - General Retail 7,000 sf 3.16 s aces/ksf 23 Total Alternative 1 290 Alternative 2 Medical Office —. ..... 62,310 sf ......... . 4 27 spaces/ksf - 267 .._........I- Bank 7,000 sf 5.67 s aces/ksf 40 Total Alternative 2 307 Alternative 3 - ._..r....... W ..................................... ....... ................-..,._._ - -.................................., Medical Office 69! 310 sf4.27 s aces/ksf 296 Total Alternative 3 296 The results of this supplemental analysis conclude that the parking proposed with the current site plan would be adequate for any mix of medical office and general retail uses on the site, assuming the planned 325 parking spaces and proposed building size. Commissioner Potty -echoed Commissioner Carpenters comments, adding in his opinion the Committee was remarkable and took a baIanced4pproach to the process and casted a wide net to ensure public input onOv ry level possible'. Concluding Potts said the decisions that have been made are very sound an lexible,-A job off to a great start and a job well donel Commissioner Piatteter stated h ' c gcurs with the comments from both Carpenter and Potts, especially calling out a specip thanks t". evin Staunton for all his hard work In keeping the process going for the Ias couple years. Yaks to all and keep up the great work! Chair Grabiel agaiwr linked everyone in attendance. Chair Grabiel said the next topic of discussion was a sketch plan review for 6500 France Avenue Planner Presentation Planner Teague informed the Commission the Planning Commission has been asked to consider a sketch plan proposal to redevelop the property at 6500 France Avenue. The applicant is proposing to tear down the existing office building and build a new four-story medical office building with retail use on the first level. Access to the site would be from 65th5treet, with a secondary shared access from the property to the south Teague explained that the applicant would like to request a rezoning of this site from Planned Office District -1, (POD -1) to Planned Unit Development (PUD). The request is generally similar in size and scale to the Twin City Orthopedic (TCO) building that received nine variances and a rezoning to Regional Medical District for Its construction. The PUD option was not available at the time the TCO project went through the planning process. Teague noted that this property is located within an area of the City that is designated as a "Potential Area of Change" within the 2008 Comprehensive Plan. The Comprehensive Plan states that within the Potential Areas of Change, "A development proposal that involves a Comprehensive Plan Amendment or a rezoning will require a Small Area Plan study prior to planning application. However, the authority to initiate a Small Area Plan rests with the City Council." The site is guided in the Comprehensive Plan for "Regional Medical — RM." Therefore, the proposed use would be consistent with the existing Comprehensive Plan designation. Commissioners asked Planner Teague the number of variances granted to TCO to build their new medical facility. Teague responded that TCO was granted nine variances. Commissioner Piatteter questioned the FAR (floor area ratio) for TCO. Teague said that TCO"s FAR met code. Appearing for the Applicant Stephen Michals, Mount Development Company Page 5 of 10 as Applicant Presentation Mr. Michals addressed the Commission and introduced the development team; Ed Farr, Edward Farr Architects, Mark Rausch, Aliant Engineering, and Rod Hines, RJM Construction. Mr. Michals delivered a power point presentation highlighting the following: • 4 -story, 60,000 sq. ft. medical office building • Attached parking ramp for approx. 300 vehicles with the potential for 5 levels • Materials will be face brick and warm toned precast concrete wall panels with a variety of surface finishes, reflective bronze -tone Low -e glass • Main entrance designed to set back but prominently face street intersections • Upgrade pedestrian experience • Extensive landscaping • Decorative pedestrian lighting • Water efficient landscaping • Day lighting — exterior glass will be highly visible from within the building • Solar panels are being considered Ed Farr told the Commission that the proposed building will have a "signature" look, a distinctive glazed crown and front plaza entry. Noting it was important that the building be pedestrian friendly. With graphics Farr pointed out certain aspects of the building, adding that landscaping was also extremely Important in the design plan. Continuing, Farr said additional landscaping would be added to supplement the mature landscape gardens along the southern property line. The southern border with the Point of France contains a number of mature trees that provide excellent screening for most of the year. Concluding, Farr stated it was important that the building and its landscaping bring focus to France Avenue and enhance a very important corner within the area. Mr. Farr introduced Olivia Spyra to address landscaping. Ms. Spyra said the goal of the landscaping team was to use enhanced landscaping techniques to bring the building to scale. Ms. Spyra said color is important along with the scattering of blooms throughout the season. Spyra added that the foliage would also be mixed texture. Water efficient landscaping; draught appropriate trees, shrubs and plantings would also be used. Concluding, Spyra displayed examples of her work. Page 6 of 10 In conclusion, Mr. Michals said a major goal was to ensure the operation of a successful business. Michals said at this time it is believed there will be between 6 and 15 medical clinics in the building that will have "crossover" services. Michals added transportation and parking was also key and their goal is to provide adequate parking with extra transportation amenities to include: • Site Is oriented for alternative transportation by being within close proximity to public transportation • Sheltered bike ports would be provided along with a shower facility which would enable employees to bike to work and shower. • Incentives to those who bike, walk or ride a scooter. • Two parking stalls would be designated for "rental cars". These vehicles are can be rented on an hourly basis • Provide electric starters for electric cars. Mr. Michals said he was open for comments. Chair Grabiel explained the concept of a Sketch Plan Review, noting that a Sketch Plan Review was not a public hearing but a forum for the applicant to gather comments. Continuing, Grabiel acknowledged the presence of residents from the Point of France. He informed them the Commission received a letter from their association highlighting two main concerns; 1) the proposed building Is too large, and 2)the parking ramp as proposed is too stark; with the suggestion that the ramp be screened similar to the parking ramp on the TCO site. Continuing, Grabiel commented with regard to the sketch plan review process that this developer and future developers should use caution when presenting their product and not "over sell" it at the sketch plan review level. That should be left for the formal approval process. Concluding Grabiel said the Commission and Council don't want any "surprises" during the approval process (e. g. Building looks completely different from the building presented at the sketch plan review process). Discussion Chair Grabiel asked with respect to the retail component of the project if those tenants are "medical". Mr. Michals responded that he anticipates that the retain component would include a pharmacy and convenience and/or coffee shop. Commissioner Platteter said he has a concern with the parking ramp and its lack of screening. Platteter said the nearby residential properties should not be negatively impacted by vehicle headlights; he pointed out the ramp appears to be at a slant, reiterating his concern with vehicle headlight wash. Platteter also said he was concerned with the stacking ability of the ramp and suggested that the parking entrance be moved down. Another concern mentioned by Platteter was roof top noise and lighting. Concluding, Platteter stressed the importance of also maintaining the existing vegetation on the site. Page 7 of 10 14 4. Commissioner Scherer asked Planner Teague if a traffic study would be done. Teague responded in the affirmative and reported a parking study was already underway. Scherer noted that France Avenue/West 65th Street is a very busy and focal corner, adding there are positives about the building's design; however building height and the ramp needs to be readdressed. Commissioner Potts asked for clarification on the number of parking stalls that would be available if the ramp was built "all the way out". Mr. Farr said if the final deck is constructed 336 spaces would be provided. Potts commented that it would be important to know the exact tenant mix; pointing out if the building is entirely medical vs. commercial on the ground level parking requirements could change. Planner Teague agreed. He clarified if the applicant proceeds with a formal application the uses on that first floor would need to be "nailed down" and the traffic study would be required to reflect the usage. With regard to sustainability Potts stated he hopes the building would be designed in such away that energy use would be as low as possible. He said insulation, lighting, etc. needs to be of the highest quality. Concluding, Potts asked if this proposal moves forward the developer also needs to flush out the transportation options touched on in the presentation. Chair Grabiel noted that France Avenue as it exists today isn't very pedestrian friendly and he asked the developer how he envisions clients crossing France Avenue to gain access to the Hospital. Continuing, Grabiei said he agrees with Scherer that this corner is more than busy, adding it's not unrealistic to him to wonder if another skyway system could be constructed. Mr. Farr responded that there was discussion on constructing a skyway across West 651h Street to tie into the ramp/skyway system of Fairview Southdale Hospital. Mr. Michals also noted that the development team presented a proposal to Fairview Hospital that included tax increment financing for such a skyway link. Continuing, Grabiei observed that this area appears to be developing as a major medical campus. Commissioner Platteter said if a discussion was broached with the hospital on the construction of a skyway is there a possibility of shared parking between the proposed medical building and hospital. Mr. Michals said it has been his experience that the majority of patients don't want to walk very far to access their physicians; shared parking was not discussed. Commissioner Staunton asked Mr. Michals if the development team ever considered purchasing the small office building to the west; pointing out, in his opinion that would make sense. Continuing, Staunton said if developed as proposed without the property directly to the west a small building would be perched between rather large complexes; north, south, east and west. Mr. Michals said they have no plan to acquire that building. Concluding, Staunton said he has no problem with the land use; however, feels this building may be too large. The corner is just too significant; reiterating the building may be too large. Commissioner Carpenter commented that in his opinion the applicant should consider downsizing the building. Page 8 of 10 Commissioner Schroeder said he has concerns with a number of issues presented in this plan. Schroeder said one of his concerns is with landscaping. Schroeder said the pictures presented of buildings with landscaping are very good; however, one needs to be very careful with what is planted along heavily trafficked streets. Schroeder pointed out landscaping is intended to be in place forever and the plantings chosen must be able to survive in this very difficult environment. Schroeder explained that the buildings close proximity to France Avenue raises the issue of salt, sand and other elements that make it difficult for vegetation to thrive. The glass used for the windows can also create a difficult growing environment. Schroeder also pointed out that Ash trees have very sensitive root systems that are easily impacted by construction. Continuing Schroeder said he also feels this proposal falls short of creating an active pedestrian environment. He pointed out a key factor is the ability to create doors that work; enhancing the pedestrian experience. He added that in his opinion the spacing proportions are wrong and the doors swinging out could be a problem. Schroeder suggested that the development team refocus their efforts on both France Avenue and West 65th Street. He added; again, in his opinion the building including ramp sit too close to the sidewalk. Schroeder suggested that the applicant take another look at what It means for a pedestrian environment. Concluding, Schroeder said to him, this building appears to be out of character with the area. Commissioner Forrest said in her opinion If built as proposed West 65th Street would feel and look like a tunnel. She said she was also concerned about the trees and suggested a tree replacement requirement. Continuing, Forrest said she has concerns with the width of the sidewalk, signage and building height. Concluding, Forrest pointed out that this immediate corner is very congested and its close proximity to Crosstown need to be carefully reviewed. Forrest said she agrees the use is good but the building is too much. Chair Grabiel said he agrees with some of the issues discussed; however, height wasn't much of an issue to him. Grabiel said it's an attractive proposal. Commissioner Fischer said that although pushing the building right up to the street is the right concept and the land use is good there are some important factors that are concerning. Fischer said the mass of the building may be too much especially since this corner is in such close proximity to both France Avenue and Crosstown Highway. Concluding, Fischer said it Is very important that the building "addresses" the street in the correct way, adding he doesn't know if it's there yet. Commissioner Potts said he believes the site is appropriate for this use; however concerns mentioned this evening needs to be addressed; building height, landscaping, windows, etc. Potts also noted that the results of the traffic study are very important and need to be reviewed before any decision is made on this plan. Chair Grabiel thanked the Commission and applicant for the sketch plan discussion. Page 9of10 Draft ORDINANCE NO. 2012 - Draft AN ORDINANCE AMENDING THE ZONING ORDINANCE TO ESTABLISH A PUD, PLANNED UNIT DEVELOPMENT DISTRICT AT 6500 FRANCE AVENUE The City Of Edina Ordains: Section 1. Subsection 850 is hereby amended to add the following Planned Unit Development (PUD) District: 850.23 Planned Unit D+avelopmsnt Districts ferny Subd. 2i Planned Unit Development 01strict-2 (PUD -2) -� 6600 France Medical wilding A. Legal Description Atli of Loo pod the Easterly 55.44 feet of Lot 3, Block 2, Southdale Office Park Second Addition. Hennepin unty, Minnesota B. Approved Plans. Incorporated herein by referstua are tl 6600 France plans rece red by the City On 2012, except as amended by City Council Resolution No. 2012-_, on file in the Of ize of the Planning D", rent under file number 2012-003.12a. 0. Pnnoipal Uses" Ail principal uses allowed in the Regional Medical Distr (RMO) Zoning District, except drive-through uses. D. Accessory Uses; Off-street parking facilites Existing text -- XXXX Stricken text - XXXX Added text -!fes E. Conditional Uses; M F, Development Standards. Devel, r%as,r% 4s%A Buildina Satbat-k—s Front - France Axenue 25 feet Front - 651 Street 25 feet Side - West 20 feel Rear - South 20 feet Parkina Ramp -Setback —9 Front - France- Avenue 100 feet Front - 551 Street IS feet Side - West 10 feet Rear = South I a feet and Moxi'morn Floor Area R460 Section 3. This ordinance is effective immediately upon its passage and publication. First Reading: Second Reading: Published: ATTEST: Existing text — XXXX Stricken text — XXM Added text -- XXXX ME 2 City of Edina Land Use, Platting and Zoning 850.18 b. the permit shall be applied for only by the owner of the principal building, the intention being that each lessee within the mini -storage building shall not be eligible individually for a temporary retail sales permit. 3. Only non-perishable and non-volatilc products may be stored. 850.18 Regional Medical District (RMD) Subd. I Principal Uses. A. Hospitals. B. Medical and dental offices and clinics. C. Laboratories for performing medical or dental research, diagnostic testing, analytical or clinical work, having a direct relationship to the providing of health services, including, but not limited to, medical research, radiology, hematology, serology, immunology, allergy, biochemistry, basal metabolism, microbiology, parasitology, pathology, histology, cytology, toxicology and pharmacology. Laboratories engaged in the production or manufacture of goods or products for commercial sale or distribution shall not be considered laboratories within the meaning and intent of this paragraph. Subd. 2Accessory Uses. A. Living quarters and recreational and educational facilities for nurses, interns, staff members, hospital employees and volunteers, if the uses are located within or arc contiguous to the principal building. B. Off-street parking facilities for ambulances, service trucks and automobiles owned by tenants, employees, patients and visitors. C. Within principal buildings having a gross floor area of 40,000 square feet or more, ten percent of the floor area may be occupied by retail uses allowed in the PCD -1 and PCD -2 subdistricts, if the primary function of the uses is to serve the needs of occupants of, and visitors to, the principal use. D. lielistops for use by helicopters involved in emergency rescue operations. Subd. 311equirements for Building Coverage, Setbacks and Height. A. FAR' 1.0. B. Setbacks. interior Front Side Side Rear Street Street Yard Yard 35'* 35'* 20'* 20'* * or the building height if greater. C. Building Height. See Section 850.22, Building I Leight Overlay District and Appendix A of the City's Official Zoning Map. D. Minimum 'Tract Area. No tract of land shall be transferred to the Regional Medical District unless the tract measures at least ten acres in area or is contiguous to other land in the Regional Medical District. 850-94 Supplement 2012-01 City of Edina Land Use, Platting and Zoning 850.18 b. the permit shall be applied for only by the owner of the principal building, the intention being that each lessee within the mini -storage building shall not be eligible individually for a temporary retail sales permit. 3. Only non-perishable and non-volatile products may be stored. 850.18 Regional Medical District (RMD) Subd. I Principal Uses. A. lJospitals. B. Medical and dental offices and clinics. C, Laboratories for performing medical or dental research, diagnostic testing, analytical or clinical work, having a direct relationship to the providing of health services, including, but not limited to, medical research, radiology, hematology, serology, immunology, allergy, biochemistry, basal metabolism, microbiology, parasitology, pathology, histology, cytology, toxicology and pharmacology. Laboratories engaged in the production or manufacture of goods or products for commercial sale or distribution shall not be considered laboratories within the meaning and intent or this paragraph. Subd, 2Accessory Uses. A. Living quarters and recreational and educational facilities for nurses, interns, staff members, hospital employees and volunteers, if the uses arc located within or are contiguous to the principal building. B. Off-street parking facilities for ambulances, set -vice trucks and automobiles owned by tenants, employees, patients and visitors. C. Within principal buildings having a gross floor area of 40,000 square feet or more, ten percent of the floor area may be occupied by retail uses allowed in the PCI) -1 and PCD -2 subdistricts, if the primary function of the uses is to serve the needs of occupants of, and visitors to, the principal use. D. I-lelistops for use by helicopters involved in emergency rescue operations. Subd. 3 Requirements for Building Coverage, Setbacks and Height. A. FAR: 1.0. B. Setbacks, Interior Front Side Side Rear Street Street Yard Yard 35'* 35'* 20'* 20'* or the building height if greater. C. Building Height. See Section 850.22, Building Height Overlay District and Appendix A of tile City's Official Zoning Map. D. Minimum Tract At -ca. No tract of land shall be transferred to the Regional Medical District unless the tract measures at least ten acres in area or is contiguous to other land in the Regional Medical District. A 61 1W 850-94 Supplement 2012-01 City of Edina hand Use, Platting and Zoning 850.16 2. All subsequent additions, exterior alterations and accessory buildings constructed after the erection of an original building or buildings shall be constructed of materials comparable to those used in the original construction and shall be designed in a manner conforming to the original architectural design and general appearance. 850.16 Planned Commercial District (PCD). Subd. I Subdistriets. The Planned Commercial District shall be divided into the following subdistricts. (Tanned Commercial District - I (PCD -1) Planned Commercial District - 2 (PCD -2) Planned Commercial District - 3 (PCD -3) Planned Commercial District - 4 (PCD -4) Subd. 2Principal Uses in PCD -1. Antique shops. Art galleries. Art studios. Bakeries, provided the room or rooms containing the preparation and baking process shall not have a gross floor area in excess of 2,500 square feet. Barber shops. Beauty parlors. Bicycle stores, including rental, repair and sales. Book and stationery stores. Camera and photographic supply stores. Candy and ice cream stores. Clothes pressing and tailoring shops. Clothing stores not exceeding 2,500 square feet of gross floor area. Chubs, lodge halls and meeting roams, offices and other facilities for non-profit organizations not exceeding 2,500 square feet of gross floor area. Coin and philatelic stores. Day care. Drug stores. Dry cleaning establishments and laundries. Employment agencies. 850-79 Al 1� Supplement 2012-01 City of Edina Land Use, Platting and Zoning 850-16 Financial institutions, but excluding drive-through facilities and pawn shops. Florist shops. Food, grocery, meat, fish, bakery and delicatessen stores. Garden supply, tool and seed stores. Gift shops. Handball courts, racquetball courts and exercise and reducing Salons. Hardware stores. Hobby shops for the sale of goods to be assembled and used off the premises. Household furnishings, fixtures and accessory stores not exceeding 2,500 square feet of gross floor area. Interior decorating establishments. Jewelry stores. Launderettes. Leather goods stores. Liquor stores, municipally owned, off-satc. Locksmith shops. Medical and dental clinics. Music and video sales and rental stores. Musical instruments stores and repair shops. Newsstands. Offices, including both business and professional. Optical stores. Paint and wallpaper stores not exceeding 2,500 square feet of gross floor area. Personal apparel stores not exceeding 2,500 square feet of gross floor area. Picture framing and Picture stores. Repair stores and "fix -it" shops which provide services for the repair of home, garden, yard and personal use appliances. Restaurants, but excluding "drive-ins" and drive-through facilities, other than as allowed in Section 850.07, Subd. 14.F Schools. Second-hand stores not exceeding 2,500 square feet of gross floor area, but excluding pawn shops. 850-80 xm Supplement 2012-01 City of Edina Land Use, Platting and Zoning 850.16 Shoe sales or repair stores. Sporting and camping goods stores not exceeding 2,500 square feet of gross floor area. Tailor shops. Tobacco shops. Toy Shops. Travel bureaus and transportation ticket offices. Variety, gift, notion and soft goods stores. Vending machines which arc coin or card operated, but excluding amusement devices. Subd. 3 Principal Uses in PCD -2. Any principal use permitted in PCD -I. Amusement and recreation establishments such as amusement arcades, commercial bowling alleys and pool halls. Animal hospitals and kennels, but excluding establishments with outside runs. Automotive accessary stores, but excluding repair and service garages. Blueprinting, printing and Photostatting establishments. Business machine sales and service shops. Catering establishments. Clothing stores. Clubs, lodge halls and meeting rooms, offices and other facilities for non-profit organizations. Commercial kennels as defined by Subsection 300.01 of the City Code. Currency exchanges as defined in M.S. 53A. Department stores not exceeding 40,000 square feet of gross floor area. Dry goods stores. Electrical and household appliance stores, including radio and television sales and service. Exterminating offices. Fabric stores. Frozen food stores including the rental of lockers in conjunction therewith. Furniture stores including upholstering when conducted as an incidental part of the principal use. Fraternal, philanthropic and charitable institution offices and assembly halls. 850-81 A(b t Supplement 2012-01 City of Edina Land Use, Platting and Zoning 850.16 Furrier shops including the storage and conditioning of furs when conducted as an incidental part of the principal use. Horne repair, maintenance and remodeling stores and shops. Hotels, motels and motor inns. l4ousehold furnishings, fixtures and accessories stores. Laboratories, medical and dental. office supplies stores. Orthopedic and medical appliance stores, but excluding the manufacturing or assembly of appliances or goods. Paint and wallpaper stores. Personal apparel stores. Pet shops. Photography studios. Post offices. Public utility service stores. Rental agencies for the rental only of clothing, appliances, automobiles, cartage trailers, and household fixtures, furnishings and accessories, excluding pawn shops. Schools for teaching music, dance or business vocations. Sporting and camping goods stores. Taxidermist shops. Telegraph offices. Theaters, but excluding outdoor or "drive-in" facilities. 'ricket agencies. Trading stamps redemption stores. Undertaking and funeral home establishments. Subd. 4. Principal Uses in PCD -3. Any principal use permitted in PCD -2, except offices requiring the issuance of a conditional use permit. Department stores or shopping centers exceeding 40,000 square feet of gross floor area. Transit stations. Publicly owned uses. A, 10)- Supplement 2012-01 'CITY OF • MMC? Engineering Department • Phone 952.826-0371 Fax 952-826.0392 - www.CityofEdina.com 0 .�s Q Date: April 20, 2012 To: Cary Teague — Community Development Director From: Wayne D. Houle — City Engineer Re: Review of Planning Submittal for Edina Medical Plaza 6500 France Avenue Engineering has reviewed the revised plans for the above stated project and offer the following comments: A Nine Mile Creek Watershed permit will be required, along with other agency permits such as Hennepin County Public Works, MNDH, MPCA, MCES. It appears that all is treated on site; provide all storm water calculations that indicate this. O A developer's agreement will be required for realigning the public watermain and sanitary sewer main. O Provide isometric view of parking ramp. Sheet C4.0 Utility Plan: Sanitary sewer main — provide additional manhole at westerly Right -of -Way of Prance Avenue to eliminate 90 -degree bend in sanitary sewer main. The watermain should be realigned to maintain the required 10 -ft horizontal clearance. + Watermain: provide 2 — 45 -degree bends where 90 -degree bends are shown. A sanitary sewer service is shown exiting the parking ramp on the southerly side of the parking ramp. Only the very lower level of the parking ramp should be routed to the sanitary sewer; all other levels should be routed to the storm sewer system. Staff will require a more detail review of the Civil Plans if this project is approved by the City Council. Please contact me if you have any questions regarding this first review. G:\PW\ADMIN\COMM\Ex1ERNAL\GENERAL CORR BY STREETS\F Streets\6500 Fronce Avenue\20120420 WH ftlbo Review 6500 Fronce.doc Engineering Department - 7450 Metro Blvd - Edina, MN SS439