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HomeMy WebLinkAbout2012-06-27 Planning Commission Meeting PacketsAGENDA REGULAR MEETING OF THE PLANNING COMMISSION CITY OF EDINA, MINNESOTA CITY COUNCIL CHAMBERS JUNE 27, 2012 7:00 PM I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MEETING AGENDA IV. APPROVAL OF CONSENT AGENDA A. Minutes of the regular meeting of the Edina Planning Commission June 13, 2012. V. 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. VI. PUBLIC HEARINGS A. A Comprehensive Plan Amendment, Preliminary Development Plan and Rezoning from POD -1, Planned Office District to PUD for Mount Development Co. 6500 France Avenue and 4005 West 65tH Street. VII. REPORTS AND RECOMMENDATIONS A. A Lot division request for Margaret Schultz, 5100 Ridge Road and 5101 Green Farms Road. B. Sketch Plan Review — BKV Group — 5109 and 5117 West 49th Street. Vernon Avenue Senior Housing VIII. CORRESPONDENCE AND PETITIONS • Council Connection • Attendance • City Council Meeting Minutes 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 documents or something else, please call 952-927-886172 hours in advance of the meeting. Next Meeting of the Edina Planning Commission July 11, 2012 PLANNING COMMISSION STAFF REPORT Originator Meeting Date Agenda # Cary Teague June 27, 2012 VLA Community Development Director INFORMATION/BACKGROUND Project Description Mount Properties is proposing to tear down the existing office buildings at 4005 West 651h Street and 6500 France Avenue to build a new six -story, 81 -foot tall, 102,406 square foot medical office/retail building with a detached 5 -level parking ramp. The project is proposed to be developed in two phases. The first phase would be the construction of a 4 -story, 69,456 square foot medical office with a 3 - level detached parking ramp. The second phase would add two levels to each structure. The first floor of the new building 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 plans on pages Al 9—A68.) 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 to allow a building height of 6 stories and 81 feet on this site. The Comprehensive Plan requires a maximum height of 4 stories or 48 feet; (This requires a four-fifths vote of the City Council for approval.) 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 and recommended denial of a proposal for just the 6500 France site to construct a 5 -story building on the site. (See Planning Commission minutes on pages A98 -A107.) The applicant elected not to go before the City Council for review, after the denial; rather, they attempted to address the comments made by the Planning Commission, including acquiring the property to the west to include within the development, revised their plans, and are now back again before the Planning Commission for review of a PUD. 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: Cornelia Place Apartments; zoned PRD -4, High Density Residential; and guided High Density Residential Existing Site Features The subject property is 2.34 acres in size, is relatively flat and contains two office buildings. (Seepages A2 -A3 and A15 A16.) Planning Guide Plan designation: Regional Medical. (See page A5 -A6.) Zoning: POD -1, Planned Office District. (See page A4.) 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 A7.) 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." N Since the City Council did not consider the 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 A5—A6.) 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 A14.) The applicant is requesting a Comprehensive Plan Amendment to allow a six (6) story 81 -foot tall building on the site. 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 51,482 square foot office building would be permitted. The proposed 102,406 square foot building would have a floor area ratio of .995. 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 re uired for Twin City,Ortho dic: 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 85%) 4 City Standard Proposed (POD -1) Building Setbacks Front — France Ave 81 feet 25 feet* Front — North 81 feet 25 feet* Side -- West 81 feet 100+ feet Rear — South 81 feet 30 feet* Parking Structure Setbacks Front - France Ave. 44 feet 100+ feet Front — North 42 feet 25 feet* Side — West 52 feet 20 feet* Rear — South 46 feet 20 feet* Building Height Four Stories or 48 Six Stories & feet whichever is less 80.5 feet* Building Coverage 30% 42%* Maximum Floor Area Ratio .5 or 50% .995 or 99.5%* (FAR) Lot size = 56,192 s,t Gross s.f. =102,406 0.0 or 100% allowed a. f. In the Regional Medical District) Landscaping 34 over story trees and a full 62 overstory trees & 250+ complement of under story understory trees and shrubs shrubs. would be planted. Parking Stalls 548 -- Based on 553 95,460 s.f. medical 311* stalls (27 doctors) and 6,946 s.f. general retail 374 Phase 1 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 re uired for Twin City,Ortho dic: 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 85%) 4 (The FAR for the Fairview Hospital Campus is 1.16116%) 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 L 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. Green building practices are suggested, and small green roofs are proposed. (See pages A20 -A27, 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 A108 - A109 lists the uses that would be allowed an this site. WSB and Associates did a parking analysis that determined that the proposed parking would support the uses proposed. (See pages A69 -A96.) b. Eligibility Standards. To be eligible for a PUD district, all development should be in compliance with the following: 1. 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; 6 The site is guided in the Comprehensive Plan for "Regional Medical," which allows medical offices as a permitted use. The current site is 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 A110—A115 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 .995 or 99.5%. The Floor Area Ratio contemplated in the Comprehensive Plan and Zoning Ordinance is 1.0 or 100%. 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. However, the request is similar to the request made by Twin City Orthopedic, and FAR now complies with the contemplated land use designation of Regional Medical in the Comprehensive Plan. Site Access The primary access to the site would remain off of 65th Street West. There would be a right -out only onto France. (See page A29.) 7 Parking & Traffic Per Section 850.08 Subd. 1, the following are the parking requirements: One space per 200 square feet for medical office and 1 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 95,460 square feet, after Phase 2 construction, and would have 27 doctors (1 doctor for each 3,500 square feet of medical office.); the retail space would be 6,946 square feet. Based on the above, 548 parking stalls are required. The applicant is proposing 553 spaces. A parking study was done by WSB which concludes that the proposed parking would support the uses. (See pages A76 A77.) Phase 1 would consist of 62,456 square feet of medical office and 7,000 s.f. of retail, 312 spaces are required for the medical office and 44 spaces required for the retail. Therefore, 374 stalls are required. The proposed plans indicate that 311 stalls would be provided in the parking ramp. The WSB parking study concludes that the Phase 1 parking needs are 288 stalls. (See page A76, of the parking study.) With the addition of Phase 2, the addition to the parking ramp would then meet the City's parking standards. (See page A76—A77 of the parking study. A traffic study was also done by WSB, which concludes that the existing roadways support the proposed uses. (See traffic study on pages A69—A96.) However, as was conditioned in the approvals for Twin City Orthopedic, should signal improvements be deemed necessary at 65th 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 page A50.) Bus Route #6 and #684 go down 65th Street with the closest stop at Fairview Hospital. Landscaping Based on the perimeter of the site, 34 overstory trees and a full complement of understory trees and shrubs are required. The applicant is proposing to plant 62 overstory trees around the perimeter of the site & 250+ understory trees and shrubs. (See landscape plan on page AM) Final landscape.plans shall be reviewed more closely during the review of the Final Development Plan. 0 Grading & Utilities The city engineer has reviewed the plans and found them generally acceptable and offered comments. (See page A97.) A fire hydrant should be placed mid - property along West 65th Street and also one along France Avenue. Final locations would be determined by the city engineer and fire marshal. The city engineer further recommends a treatment structure for the storm sewer system prior to draining to the infiltration basin due to the area located in a medium vulnerability area for the Drinking Water Surface Management Area. 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 A116—A117.) 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 A108—A109.) PRIMARY ISSUES/STAFF RECOMMENDATION Primary Issues • Is the proposed Comprehensive Plan Amendment to allow greater height reasonable for this site? Yes. Staff believes the proposed height increase is reasonable for the site for the following reasons: The proposed height is consistent with adjacent buildings to the south and east. To the south, the Point of France building is 13 stories and 123 feet tall. To the east, Fairview Southdale Hospital is 8 stories and 124 feet tall, and Southdale Medical Center is 6 stories and 92 feet tall. Therefore, the proposed 6 -story, 81 foot tall building would be in character with the adjacent buildings. 9 2. The building includes a podium height of one-story along the street, which would give pedestrians on the sidewalks in front a feeling that the building is not as tall. (See page A44.) Comprehensive Plan Contemplates allowing a maximum of four (4) stories with a podium height of two stories at the street. (See graphic on page A14.) 3. The proposed plan would meet the density requirement of a 1.0 floor area ratio. Is the proposed rezoning to PUD appropriate for the site? Yes. Staff believes the proposal to rezone the site to PUD is reasonable for the site 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 PCD -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 a podium height of one-story, 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 prance Avenue. The applicant is also proposing to utilize sustainable design principals, including a green roof. (See pages A23—A27, of the applicant's narrative that explains how this project meets the above purpose and intent of the PUD Ordinance.) 3. 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. 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 A69—A96.) 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. The proposed project would meet the following goals and policies of the Comprehensive Plan: 10 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. Staff Recommendation Comprehensive Plan Amendment Recommend that the City Council approve the request for a Comprehensive Plan Amendment to allow a 6 -story, 81 -foot tall building on the site. Approval is subject to the following findings: 1. The proposed height is consistent with adjacent buildings to the south and east. To the south, the Point of France building is 13 stories and 123 feet tall. To the east, Fairview Southdale Hospital is 8 stories and 124 feet tall, and Southdale Medical Center is 6 stories and 92 feet tall. 2. The building includes a podium height of one-story along the street, which would give pedestrians on the sidewalk in front, a feeling that the building is not as tall. 3. The proposed plan would meet the density requirement of a 1.0 floor area ratio. Preliminary Rezoning to Planned Unit Develonmeni 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 podium height, and front door entries toward the street, includes sidewalks to encourage a more pedestrian friendly environment along the street. 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 651" Street 4. Traffic would be improved in the area by eliminating the right -in and out access on Prance 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. 12 • 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: The Final Development Plan must be generally consistent with approved Preliminary Development Plans dated May 29 and June 18, with the following revisions: a. The parking ramp must be finished on all elevations to match the cornice on the medical building and the stair and elevator tower on the parking ramp. 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 A23 A27 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 June 19, 2012. (Page A97.) 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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T., L, dem � 1 ens r—t' $ �araa �r2 d a4t2 i # * YdTt f1 a Ott tX�i7Rr/ � -'A�9 l NF9 zot 'aa 4ABl—#nj 2 tr Sd0 a:7�/ ltr7.�.,vf7-�..�s9J' "Oil/Mr g 9aa ,CRa f�aa WON V ♦ f am 1, » ,•. _'._ 6N2ose2 aaaY 7Gfi fdol 'a'a' /�atAtr�l Yasx' a.F+`N.x1w1: •,�yµ1l .. f PID: 3002824140008 a� 6500 France Ave 5 s � =• 'sof Edina, MN 55435 •.4 0 w Flour* 4.3 City of Edina Future Land Use Plan 2008 Comprehensive Plan Update Data Source: URS r -L -r -I.- 0 0 j-1 5 miles Edina Comp Plan Update 2008 'A 5— Chapter 4: Land Use and Community Design 4-25 Nonresidential and Description, Land Uses Development Density Mixed Use Guidelines Guidelines Categories 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 N/A Open Space and protected open space that is buffering standards Parks publicly owned. May not include for intensive outdoor at( 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-pubtic 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 LAH 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 2006 / Chapter 4: Land Use and Community Design 4-30 City of Edina 2008 Comprehensive Plan Update Cate of AeNal Photography August 2006 Ftgum 4.4 Conceptual Land Use Framework: Potential Areas of Change 0 o s MOAOS Edina Comp Plan Update 2008 Chapter 4: land Use and Community Design 4-33 t 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 A lel Chapter 4: Land Use and Community Design 4-47 3. Improve Connectivity in Large-scale Superblock Development. Internal and external connectivity. As pad 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 safely 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. FaCade 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 t int 4-48 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 2.6 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 AID. 4-49 Edina Comp Plan Update 2008 Chapter 4: Land Use and Community Design 411 4-50 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 i 4-51 Standard Height: This height measurement extends to the top of the building (building height is measured as specified in the Zoning Ordinance). "Poclivu height" yidlAtg examples Edina Comp Plan Update 2008 Chapter 4; Land Use and Community Design A15 4-52 Future hand Use Plan with Building Heights Southeast Ouadrant 2038 Cotnptehensive Plan Update Figure -COO Data Somme: URS 00 6 5 M+rvs M o-oo m b 6 +h 5 4 ret+ \.4 m Page 1 of 1 all EDINA MEDICAL PLAZA 6600 France Avenue South PROJECT SUMMARY May 25, 2012 AllticAui 14 A A* AT IV 9 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 this regional medical area. Development Team These professionals are local business owners that live in the community. Architect: Edward Farr Architects Long established firm that is strong on design concept 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 Cities 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; All "class N' buildings 7373 France Avenue, Edina 212 Medical Center, Chaska Multiple Buildings in Wisconsin Please contact Stephen Michals with any questions on this new building. 10-100 Viking, 141 iv(-, �l lile 160, 1"k-11 Vllil-i4% Milillv*11a ii 1+1 1-041 A .Y<R All Overview: Our revised submittal has been substantially improved by including the 4005 651h St W. property in addition to our earlier redevelopment proposal of 6500 France Av South, thereby offering a comprehensive, planned redevelopment plan for both remaining under-utilized parcels in the SW quadrant of France Av and 65t St. W. Our proposal is a Phased redevelopment. Phase 1 consists of removing both old buildings on the properties, then constructing a new four story, 69,456 gross sq ft / 65,500 rentable sq ft medical office building and a detached 3 level parking ramp for 311 cars. Phase 2 would add another two stories to the medical office building (adding 32,950 gross sq ft / 31,000 rentable sq ft) for a total of six stories, 102,406 gross sq ft / 96,500 rentable sq ft. The parking ramp is also expandable up another two levels (adding 242 cars) for a total of 5 levels / 553 cars. Note that our revised proposal is slightly below the suggested F.A.R. maximum of 1.0 identified for this Regional Medical District. Planning Concept: Joining these two parcels offer many advantages to the site layout. We are still adopting an urban, pedestrian -friendly, streetscape along France Ave by bringing the building forward to the street: but now we are also incorporating a 'podium' design effect by setting the building back above 2n4 floor to maintain a comfortably -scaled pedestrian experience. The streetscape also includes: saving the many large over -story trees along the right-of-way, a 10 ft wide sidewalk and decorative planters that contain colorful plantings (annuals, perennials and low evergreen shrubs). Vehicular ingress is now available at two driveways along 65th St W.; and vehicular egress is available at three points from the site, dispersing the traffic more effectively. Internal vehicular circulation has been improved by adding a visitor entry drop-off circle at the front door, as well as a dedicated delivery area for the building. Further, we have improved our setback dimensions around the parking ramp, offering more perimeter green space. Building Design: The building design will be an attractive fagade using multiple colors of face brick, warm -toned architectural precast concrete wall panels with a variety of surface finishes, reflective bronze -tone Low -e glass in champagne painted aluminum frames and a small amount of EIFS decorative cornice trim. The main entrance has now been moved west to a more convenient visitor drop-off area for patients, set back but facing W St W., featuring a distinctive glazed crown with backlighting at night. The building will eventually grow two stories taller in Phase 2, so we're presenting both the Phase 1 and the Phase 2 building designs for your review and approval. The building comer at France Ave and 60h St W.is still an important point of identity for the building, and will incorporate a plaza area that will offer seating for any potential retail tenant, and also coordinates with the City's initiative to upgrade the pedestrian experience at these comers. The plaza will have decorative surfacing treatment and protective bollards behind the curb to protect pedestrians. Visual Screening for the Adjacent Properties: We will supplement the already mature landscape buffer between Point of France and our site with new coniferous trees and over -story trees along our south yard. The ash trees along this borderline with Point of France are approx. 35'— 50' tall, providing excellent screening for most months of the year. On the west, we are retaining all of existing evergreen trees that buffer that west yard currently, as well as planning more evergreens and deciduous trees there. The existing outdoor trash dumpsters will be placed indoors. Most of the perimeter trees along our property will be saved during construction, and in addition, new perimeter plantings will add to the screening. Parking: The ramp has been designed to complement the office fagade with a compatible multi -colored architectural precast concrete fagade. We are proposing to build 3 levels / 311 cars in Phase 1, which we feel will serve the building based on our current operating experience. Level -1 is below grade, Level +1 is on grade, and Level 2 is one level above grade. In Phase 2 we would likely build one more ramp level (Level 3) / 121 more cars; however, we have designed the ramp to be expanded two additional levels (Levels 3 & 4) to meet proof of parking, with a total possible parking count of 553. This will be a Pay -Park facility, similar to the Fairview Southdale Hospital ramp. Up to 10% of the parking may be compact car size; but we have not yet shown striping for these smaller stalls on our plan. Lastly, it is possible that a skyway pedestrian bridge might be built between the parking ramp and office building sometime in the future; this skyway would likely be located between Level 3 of the ramp and Floor 3 of the office building; but has not yet been designed. Sanitary Sewer and Watermain: The existing properties located at 4005 65th St W. and 6500 France Ave So. are currently encumbered by two public utilities; an existing 12" ductile iron water main and 12" ductile iron sanitary sewer in the south quarter of the property. The existing water main and sanitary sewer referenced serve other properties and thus the continuity of those mains is required. A second 8" sanitary sewer line is located within the boundary of both properties but that line is in use only by the two existing buildings and thus does not need to remain if the proposed project is constructed. The existing 12" sanitary sewer along the southern property line of the 6500 France Ave property will remain as is. The proposed development does not require any modification to that line. The proposed plan is to construct a new sanitary service wye in the existing line to provide an 8" service to the new building. The existing 8" sanitary service line to the 4005 building will be'cut off' at the west side of the proposed parking ramp and will then be connected to the parking ramp for servicing the floor drains in the lower level of the ramp. The existing 12" watermain loop cutting through the site will be relocated and re-routed to the north side of the properties. A new 12" main will be installed northerly along France Ave., then westerly just to the north of the proposed building and ramp to the western edge of the property, then southerly back to the existing watermain completed the new loop. It is currently proposed to directional bore install the northerly and southerly aligned watermain to avoid removal of the existing trees in those locations. The east to west watermain will be installed via direct burr as its proposed location can be installed without removal of the existing trees along 65 Ave, An 8" water service is proposed from a tee off the re-routed 12" watermain just north of the proposed building entrance. The proposed building service will enter the building in the corner west of the main building entrance. A new hydrant is proposed in the central entrance area of the new building off the proposed 8" service line. Stormwater Management: The proposed stormwater management storage facilities proposed for the Edina Medial Plaza project meets the requirements of Nine Mile Creek Watershed and the City of Edina. The three primary requirements that have been met are: 1. Volume retention onsite equivalent to 1" of runoff over the entire proposed site impervious surface. (Accomplished via underground storage and filtration via perforated piping and rock bedding). 2. Water quality volume from entire site equivalent to runoff from 2" type II storm event and 25 year sediment storage. (Retention volume counts towards WQ volume and remainder accomplished via additional underground storage and filtration via perforated piping and rock bedding). 3. Discharge rate control shall be provided so the proposed conditions do not exceed existing conditions for the 2, 10, and 100 yr storm events. The proposed site plan reduces by 4.7% the amount of impervious surface and thus proposed discharge rates are decreased automatically. The proposed plan is to maintain the same point of stormwater discharge from the properties as is currently present. A private storm sewer collection system will be routed from north to south through the central portion of the site collecting the majority of site runoff. The storm sewer will drain to the proposed underground storage system at the southern end of the site which will ultimately overflow to the existing flared end that will then continue to drain southerly to the Point of France pond. Landscape Design Strategies: The landscape design provides a mix of over - story, coniferous and ornamental trees, shrubs and perennials to create a vibrant display of color and foliage. Four existing Honeylocust trees are to be preserved along France Avenue and eight of the boulevard Ash trees along 6e Street are also to be saved. Raised curbed planters are to be provided along France Avenue that will be planted with colorful, annual flowers. The perimeter of the Medical Office Building will be planted with a mixture of plant types to soften and compliment the building architecture. The parking ramp will be screened by existing and proposed conifers on the west and south sides. The diversity of plantings will provide color variety and year round interest. In addition, the project is proposing to provide a green roof system on the second floor roofs on the north and east sides of the building for its environmental and aesthetic benefits. Site Lighting: Decorative wall mounted lighting along France Av and 651h St W. frontages, and around the main entry area; metal halide pole lights on top of the parking ramp with sharp cutoff features. Site Signage: Building name / address at corner of France & 65th St. W., and address above front entry. Possible tenant names on fagade based on'City code. Directional signs at both entries along 6eSt. W. Hours of Use: Normal Business Hours anticipated. Possible retail tenants at street level with extended and/or weekend hours. Zoning; Planned Office District 1 (POD -1), proposing to PUD, due to variances requested for building setbacks, building height and Floor Area Ratio (F.A.R.). Green Building Practices: Throughout all phases of the project - Design, Construction and Operation, we will use best practices of environmental awareness. All clinics and vendors will be educated on Reduce -Recycle -Reuse operations. We have a Green Building Practices Narrative with our submission. New to our proposal is the inclusion of two green roof areas at podium level where our building fagade steps back. Community Benefits from the New Project Our application is for a new six level medical office building developed in two phases. The 6500 France building and 4005 W. 65th Street buildings will be removed. Both law firms will relocate in the community and retain the current Jobs. 2. This site provides outstanding visibility for medical clinics offering service to our community and support to the regional medical presence of the SW suburbs. This is consistent with the City Guide Plan of medical buildings along France Avenue which is an address easily recognized for patients. 3. 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. 4. 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 glass and brick detail of the main entry corner. Numerous surface changes occur on each side of the building to create interest and shadow elements. City code specifies brick and glass. 5. We are striving to create a ledestrian environment along France Avenue with extensive flower gardens. TangleTown Gardens is the designer of these features, and their passion for unique colorful plants is shown in the enclosed photos. Colored concrete walks and accent lighting will make this area a pleasant visual experience. 6. 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. 7. The adiacent 4005 W. 65th land parcel will be included for a consistent regional medical master plan. This took substantial effort and negotiation with the building owner. B. Two areas of the roof will have a vegetated green roof facing the public way. Special plantings are designed for this application. 9. 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. 10. 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. We have provided several successful alternate transportation systems: Designated premium parking spaces for "smart cars" 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 recognized for their efforts. Employees may participate in the ZAP chip monitor system which will provide a monthly printout of number of rider days. There will be a calculation of carbon footprint poundage saved to each participant. Hour Car business has been evaluated for rental cars parked in the ramp. The established bus system will support the need around the hospital and shopping center for the hourly car rental. 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 11. The estimated real estate taxes will be over two times the current revenue. The two existing buildings pay $144,000 and the fully assessed Phase I building will likely pay in excess of $380,000. 12. There will be over 70 new medical staff positions in the building. In addition, there will be 40-60 construction jobs over 12 months. MM 13. Storm water management will be improved through rate control and water quality. The current site has direct, unrestricted runoff. There is 9% less hard surface area in the new plan than the current buildings, which mean more green space for the community. 14. The current buildings have substantial deferred maintenance. The building exterior, landscaping and parking lot are ready for redevelopment. 15. The new development is using existing utilities and roads in the community. Urban planning considers this good stewardship to reuse existing sites with current infrastructure. 16. The new building exterior has been enhanced over code to create a significant Gateway image on this corner. - A focal point is the 65th Street pedestrian comer - Detailed brick design on all four sides - Accent lighting on 4 levels - Special landscaping from Tangletown Gardens 17. Every business has a carbon footprint. We will provide information to each clinic to establish a "Carbon Impact Analysis." For the first two years we plan to have seminars for clinic managers discussing ways to reduce their impact and manage more efficiently. PayitGreen Company has set the model to challenge companies to purchase local products to reduce paper correspondence and conserve operational materials. 18. Ramp Enhancements - All columns are clad in architectural precast panels - Architectural features have been added to show interest and shadow lines - The parapet has been extended around the entire structure - Main level arches add special interest Three colors and finishes to the precast panels create a variety of textu res 19. The entrance traffic circle will have an area for a significant piece of art on the center area. We are planning a special commissioning for this feature. Edina Medical Plaza - May 25, 2012 l A NEW VISION FOR BUILDING CONSTRUCTION The following list of sustainable items have been incorporated into the DESIGN, 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 lighting 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 recyclables - 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). No. 17: Green cleaning products that are nontoxic are used to protect the environment. No Final comment for the approval of the _pro�ect The building size at 102,406 sq ft over six levels is very important to create a successful project. Market rents set the overall budget. We are projecting rents to be 20% higher than other buildings in area to absorb the land cost. Redevelopment is difficult when you are purchasing two older buildings. The value for the Developer on the acquisition of the two older buildings is the land. The viability of the development is based on the approval of the 102,406 sq ft project. Thank you for your review and consideration of this project. We are ready to move forward on this outstanding new medical building which will be an enhancement to your Regional Medical Area. 0 Ddsting Conditions View from Southeast showing 6500 France Building May 25, 2012 EDWMD FARREDINA MEDICAL PLAZA ARCHITECTS INCx.ti,,.t.,«s �t �i May 25, 2012 EDWARDFARR EDINA MEDICAL PLAZA ARCHITECTS INCL_- I F mlltmi,ialma7-I-kT- (Im Phase 1 View from Southwest Corner May 25, 2012 EDWARD FARR EDINA MEDICAL PLAZA ARCHITECTS INC �«•r�,��,�•��_. Phase I View from Northwest Comer May 2s, 2012 EDWAMFARR EDINA MEDICAL PLAZA ARCHITECTS INC Phase I Northwest Aerial May 25, 2012 EDWWFARR EDINA MEDICAL. PLAZA ARCHITECTS INC W4:ri iR�kiagllk\i lxr. Phase 2 View from Northeast Comer May 25, 2012 EDWARDFARR EDINA MEDICAL PLAZA IFARCHITECTS INC Phase 2 View from Southeast Comer EDWARD FARR ARCHITECTS RR EDINA MEDICAL PLAZA May 25, 2012 9 Phase 2 View from Northwest Comer May 25, 2012 EDWARD FARR EDINA MEDICAL PLAZA ARCHITECTS INC %K*'%l lU.s Adaica�l eUiitdiing sethacic for Podiwtt Effect Upper status Exis* Honcy1mnt trees to to In Prct Wmmalwalllighting S' wide �aisod ptantirig area for ammaLs, pe aad law shrubs . smTangleTownGacdes detail page R 1'9^ w crb Pomble coffee shop s Pedestrian sidewalk at Frame Avenue looking south MSy 25, 2012 EDWARD FARR EDINA MEDICAL, PLAZA �. ARCHITECTS INCSKI Imm -1 Edina. Medical Plaza 6540 France Avenue South 6 Stories - 89' Building measurements to the highest point Point of France 6566 France Avenue South 13 Stories - 123' May 25, 2012 EDWARD FARR ARCHITECTS INC DIMEDICAL PLAZA 1k -A NU I 6500 France Avenue South 6 Stories - 89' I OV M re I I Ops 6 -117- IF I 1_ I * P * i - . - 8 0 to i Fairview Southdale Hospital 6401- 6405 France Avenue South 4 & 8 Stories - 124' EDWARD FARR ARCHITECTS INC --EDiNA MEDICAL PLAZA May 25,2012 IrAMTVUTM� 6500 France Avenue South 6 Stories - 89' Southdale Medical Center 6545 France Avenue South 6 Stories - 92' May 25, 2012 EDWARD FARR EDINA MEDICAL PLAZA ARCHITECTS INC SIL Edina Medical Plaza 6500 France Avenue South 6 Stories - 89' Southdale, Office Centre 6" & 6800 France Avenue South 6 & 7 Stories - 99' May 25, 2012 177- I ---EDWARD FARR EINA MEDICAL PLAZA ARCHITECTS INC D N c N ISM I ri Otlfj 1) a;a m CL u W t*� 2 C7 4-4 � i� W 0 . U w� y Q� a wQ 0 m id A's -0 m General information Why ZAP? 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Revised Edina Medical Plaza — 6500 France A venue Traffic and Parking Study City of Edina, MN FVSB Project No. 1686-29 Background Traffic and harking Studies were completed in April 2012 documenting the anticipated traffic impacts the proposed redevelopment of the 6500 France Avenue site would have on the adjacent roadway system. The site and proposed redevelopment has now been expanded to include the 4005 651h Avenue site located to the west of 6500 France Avenue. This memorandum provides an updated review of the traffic impacts, based on the revised site plan and development proposal. Access to the existing sites is currently provided at two (2) full movement driveway locations from 651' Street to each property (four driveways). The project location is shown on Figure 1. The proposed site redevelopment includes reconstruction of both the 6500 France Avenue site and the 4005 65'' Avenue site to provide a six story 102,406 sr(96,500 sf leasable) medical office building with an attached 5 story parking structure. The primary uses in the building will include 90010 medical office and 10% medical related retail. It is proposed that the development will be constructed in phases. The first phase will include 4 stories of the medical office building and 3 stories of the parking structure. The traffic analysis included in this study evaluated the ultimate build of the site as a worst case condition. The parking demand includes an analysis of both phase I and the ultimate development scenario. All access to the new development site will be provided from two frill movement access locations on 65th Street and one right -out access location to France Avenue. The proposed site plan is shown on Figure 2. The tragic impacts of the existing and anticipated development were evaluated at the site access locations as well as the primary impacted intersections and driveway along 65th Street between France Avenue and Valley View Road. The following sections of this report document the analysis and anticipated impacts of the proposed redevelopment. Im Revised Edina Medical Plaza Traffic Study City of Edina June 20, 2012 Page 2 of 9 Kristing Traffic 01(tracteristics The existing lane conriguration and traffic control include: 6511' Street is an east -west city street with numerous access driveways. The existing roadway configuration includes a single lane in each direction with a continuous center left tum 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 65h 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 with Traffic Control Signals. The lane configurations at each are as follows. 65`h Street at France Avenue S13 France Ave approaching 65"' St — one through/right, two through, one left NB France Ave approaching 65Th St — one through/right, two through, one left EB 65th St approaching France Ave — one through/right, one left WB 651" St approaching France Ave — one right, one through/left 65"' StreetfrH 62 off romp at Valley View Road SB Valley View Rd approaching 65Th St — one through, one left N13 Valley View Rd approaching 65"' St — one through/right, two through EB TI -I 62 off ramp approaching Valley View Rd — one free right, one through/left WB 651h St approaching Valley View Rd — one right/left AM and PM peak hour turning movement counts were conducted along 65"' Street at each access driveway, the intersection of France Avenue at 65"' Street and the intersection of Valley View Road at 65"' Street/111 62 off ramp the week of February 20'h, 20t2. 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 I'M 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 ultimate redevelopment is shown below in Table L 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 Tril) Generation klanual, 8"' Edition. The table shows the total daily, AM peak hour and PM. peak hour trip generation for the proposed site. 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. N Revised Edina Medical Pla7a Traffic Study City of Edina June 20, 2012 Page 3 of Table I - Estlmated Site Trip Generatlon Use Size (KSF) ADT AM Peak PM Peak Total In Out Total In Out Total In Out Coffee Shop 1.20 492 246 246 141 72 69 49 24 24 Barber Shop 1.00 22 11 1 11 1 1 0 1 0 1 Audiology 3.50 126 63 63 8 6 2 12 3 9 Medical Goods 4.00 360 180 180 13 8 1 5 1 34 1 17 17 Medical Office 86.80 3136 1568 1568 200 158 42 300 81 219 Dual Purpose Trip Reduction 910 455 455 11 7 4 91 29 62 Total New Tris I 3227 1613 1613 352 1 237 1 114 1 305 1 97 208 Source: Institute of Transportation Engineers Trip Generation Manual, 8th Edition Background Trak 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'h 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 am Revised Edina Medical Plaza Traffic Study City of Edina June 20, 2012 Page 4 of 9 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 S shows the projected 2014 AM and PM peak hour traffic volume. Traffic Operations Existing and/or forecasted traffic operations were evaluated for the intersections of 65`h Street at France Avenue, 65m Street at Valley View Road, the existing driveways on 65th Street, the proposed development site driveways on 651h Street and the right -out only site access to France Avenue. This section describes the methodology used to assess the operations and provides a summary of traffic operations.. Analysis Methodology 'rhe traffic operations analysis is derived from established methodologies documented in the Hightvary C'apacily .manual 2000 (HCM). The I -ICM 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 'T' 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 un -signalized intersections are slightly less than for signalized intersections. "Phis 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 trafi'ic, control arrangements, adjusting the timing at signalized intersections, or other lesser geometric improvements. LOS also changes as traffic volumes increase or decrease. rim Revised Edina Medical Plaza Traffic Study City of Edina June 20,2012 Page 5 of 9 Table 2 = Intersection Level ref 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 lane(s) 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 LOS 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 Synchro/SimTraffie: Synchro, a software package that implements Highway Capacity Manual (HCM) 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 SinnTraffic, the traffic 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. Control Delay (Seconds) Signalized Un -Signalized A < 10 510 D 10--20 10-15 C 20-35 15-25 D 35-55 25-35 E 55-80 35-50 F > 80 >501 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 lane(s) 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 LOS 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 Synchro/SimTraffie: Synchro, a software package that implements Highway Capacity Manual (HCM) 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 SinnTraffic, the traffic 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. Revised Edina Medical Plaza Traffic Study City of Edina June 20, 2012 Page 6 of 9 E.visting Level of Service Summary Table 3, below, summarizes the existing LOS at the two primary intersections on 65'h 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, Tahlo 4 . FrIvihip Lovel 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 prior to the redevelopment. A table showing the LOS and delays by approach is included in the Appendix. T"hia d — Full RmArl f2fil41 Redevelopment Level of Service AM Peak Hour PM Peak Hour Intersection LOS DelayDelay LOS Delay LOS (see/veh) LOS (see/veh) 65'h Street at France Ave C (D) 24 B (D) 17 651" Street at Valley View Rd B (D) 13 B (D) I I C57 -Strect at 6500 Site A (A) I A (B) I Driveway - C5ff­Street at 4005 Site A (A) I A (A) 2 Driveway I I 65"' 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 prior to the redevelopment. A table showing the LOS and delays by approach is included in the Appendix. T"hia d — Full RmArl f2fil41 Redevelopment Level of Service C = Overall LOS, (D) = Worst movement LOS Source: WSB & Associates, Inc. M AM Peak Hour PM Peak Hour Intersection LOS Delay LOS Delay (see/veh) (seelveh) 65th Street at France Ave C (D) 25 C (D) 20 65"' Street at Valley View Rd B (D) 15 B (D) 16 65 Street at West Site A (B) 2 A (B) 4 Driveway 65Streetat East Site A(C) 3 A (C) 4 Driveway. France Ave at Right -out Site A (A) 2 A (A) 2 Driveway 65 Street at Adjacent A (B) I 2 A (B) 2 Development Driveways I I C = Overall LOS, (D) = Worst movement LOS Source: WSB & Associates, Inc. M Revised Edina Medical Plaza Traffic Study City of Edina June 20, 2012 Page 7 of 9 In addition the study area analysis, 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. The projected traffic was distributed to the regional roadway system and no additional traffic operation issues were identified as a result of this proposed development. Vehicle Queuing Analysis A queuing analysis for both the existing and future 2014 conditions was prepared evaluating the anticipated vehicle queuing impacts at the driveways and intersections on 65"' 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, die 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 65th 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. Parking Demand The parking demand for the proposed development was analyzed based on proposed uses on the site for phase I and the ultimate development of 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 Parking Generation Manual, 4"' Edition. Table 5 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. The current City Code would require a total of 382 parking spaces for phase I and 563 parking spaces for the proposed ultimate development. Currently the proposed site includes 306 spaces in a three (3) level parking ramp with the phase I initial development. Additional "proof of parking" of 234 spaces is proposed by adding two (2) levels to the parking ramp with the full build out of the site. The ultimate total parking available would be 540 parking spaces. Reviewing the ITE Parking Generation summary in Table 5, sufficient spaces would be available for the anticipated site parking demand for phase I and full build out of the site with the additional two parking levels. MW Revised Edina Medical Plaza Tragic Study City of Edina June 20, 2012 Page 8 of 9 Table 5 — Site Parking Demand Use Size state Spaces Phase 1 Medical Office 58,950 sf f 4 27 spaces/ksf 252 Medical Retail 6,550 sf 5.40 s aces/ksf 36 Total Phase 1 288 Full Build ........ Medical Office 86,850 sf 4.27 spaces/ksf 371 Medical Retail 9,650 sf 5.40 s aces%ksf 53 Total Full Build 424 In addition parking the parking demand was also analyzed for a mix of medical office and general retail or 100% medical office on the site assuming the ultimate build out of the development. Table 6 shows a summary of the potential alternative uses and what the anticipated parking demand would be for each on a typical weekday. Table 6 —A Iternative U.se Parking Demand Use Size Rate Spaces Alternative 1 MedicalyOffice .. ............ 86,850 sf ............ 4 27 spaces/ksf _.. _ .......... 371 ...... General Retail 9,650 sf 3.16 s aces/ksf 31 Total Alternative 1 402 Alternative 2 --4 ........... ........_......,..,,............-,...._.---- ........ Medical Office 86,850 sf 4 27 spaces/ksf 371 Bank 9,650 sf 5.67 s aces/ksf 55 Total Alternative 2 426 Alternative 3 ................._... -......,..._ .. Medical Office 96,500 sf 4.27 s aces/ksf 413 Total Alternative 3 1 413 The results of the parking analysis conclude that the parking proposed with the site plan would be adequate for any mix of medical office and general retail uses on the site, for loth phase I development and the ultimate planned 540 parking spaces and proposed building size. Revised Edina. Medical Plaza Traffic Study City of Edina June 20, 2012 Page 9 of 9 Conclusions /Recommendation Based on the analysis documented in this memorandum, WSB has concluded the following: • The proposed site redevelopment is proposed to constructed in two phases and include primarily medical office and supporting uses. The ultimate full build of the site is anticipated to generate 3227 trips in a day, 352 trips in the AM peak hour and 305 trips in the PM peak hour. • Traffic operations at the intersections and driveway on 651x' Street between prance Avenue and Valley View Road will remain the same with or without the proposed ultimate site development. • Traffic operations at the proposed site driveways 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 ultimate site development. • Although the available parking does not meet the City's Code, based on ITE parking generation estimates the phase I development parking of 306 spaces and ultimate development parking of 540 spaces 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. Im 3y � l a �k .4 = r, Traffic Impact Study Revised Edina Medical Plaza (6500 France Avenue) City of Edina, Minnesota iR m Figure 1 Project Location Map - 5"t. %" fir Traffic Impact Study Figure 2 e 1a Revised Edina Medical Plaza (6500 France Avenue) A City of Edina, Minnesota Proposed Site Plan �4 fi % �$ .w, F ur ' , • , • L L . k M—EDICAL ARCHITECTS INC %" fir Traffic Impact Study Figure 2 e 1a Revised Edina Medical Plaza (6500 France Avenue) A City of Edina, Minnesota Proposed Site Plan 2 ( 1) (° ^ 0-O -( 0 o '0O4�(' 0) 28(16 6a4�)O o N14L 132 26) 255161 3�—oo �0(11n (o)o Y toio LEGEND (1^ ' o O (M* 2W Yf O (2 AM (PM) Peak (0)0 � + XXX(() Hour Turning Movements Traffic Impact Study Figure 4 Revised Edina Medical Office Plaza (6500 France Avenue) City of Edina, Minnesota Existing Peak Hour Turning Movements 65 (2p 60 (11) ^- v. 139 (11) 0 ( (Z 216 (372) ` C1 N 0( 0) r O N . 4L 62 ( 2�28'p� ! O N 41- 117 (155) _ O O O �260 (1671 T m ou S 10 N +� 6i i, 8 (20) d Ir 2 ( 1) AL or 0 ( 5) r S( 0) 61( $01 421 39 ' fi fi _ �" ($)5s 3176 Y (oa o '� (131) n fi fi" 72) 272 J* o �; ^' t 147) 306 a a t209) 255 -r .� s .o (324) 282 O O O o S ( 84)168 (232)469 N ( 0) 1 -- (� 9 { 11 2 a (109) 36 _ `o 2 ( 1) (° ^ 0-O -( 0 o '0O4�(' 0) 28(16 6a4�)O o N14L 132 26) 255161 3�—oo �0(11n (o)o Y toio LEGEND (1^ ' o O (M* 2W Yf O (2 AM (PM) Peak (0)0 � + XXX(() Hour Turning Movements Traffic Impact Study Figure 4 Revised Edina Medical Office Plaza (6500 France Avenue) City of Edina, Minnesota Existing Peak Hour Turning Movements % 140 ( 352) 60 (1;) _ Vr 139 (11) 0 ( 0) , g^ .r 16 216 (372) 0th � :: a x.147(139} m a o` �157(214) o 0 0 +`351(251) a( a) 18 02) 32) � 2I 1} ,A. or 55 (24) 0 ( 0) +� � j 1A t O4) 61♦t s0) 1 e " 0) {S t ' C 8) 53 Y i 3) 76 .! 'i t' { 0) 0 (175)104 -0 C 42j 39 (154) 319 .* cx (263} 377 " P o .- s s (273) 2919 r N 3 41 345 y ( 2) o o a g g v (105)184 �. :' (232)48$ 1t ,. ^. (0) i .. (57) 34 { 0} 0 (0) 0a( 0) 2( 1) a( 0) o+�► ft 32{t9) 3 436. 197(347)0t 52 a( a) 0) P 61(24) t O4) {0)0 0) {S !6� bgGENQ (270)430 4018 (329 41)35 � 10 337j0 568 4 Av(PM)Peak ?IXX O=) Hour Turning al 0 4 0) 0 { fij Movements Traffic Impact Revised Edina City of Edina, Study Medical office Minnesota Plaza (6500 France Avenue) 2014 Peak Hour Turning Figure 5 Movements E r' q� N M IQ W Wr Oj W N 01 •- E W p N N N N N P QN (I V N N N W .�- N r N � O! 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E o ,yQj « I I M 10AU03 ponsuals pazu-Bisun psztwusisun i Bisun pazasudiaun pamou8nun pazpauois r 4%'5 r � 0 d r G p r O �` jy`'t�pp ry. pppp Q E d Q r K Q a� V ww N w ,. + N Pl w r g N M r It N W 2, M Ul Z t/I W Z N W 2 fm0 $ m a a a a a a a a O V a a a a a a a a a a a a a a¢ a a o a a a a m m u $� cc a m< a a a U a a a a¢ a aaao aaao a a a a a a a n a a a m d m m r m a a o a a a a a a a a a a a a a a a a a a a a a a< a a a< a cs m u a U o ca a a a a m a m a a a a a In a m a a a a a a d a a u in a a in a a 0 r r� 9, O O O O 4 O O r O N 19 p tl O 6X N O 4pf tmp N O O yIv- COOm bymO�p ��py N W W m ' W �Qp 2 I H W 1 1 0 1i1 Z 3" mmZ 00 W 3' yy (/i Z o y 6 } es E 'A"Y 6 pD m Q7 loquo:) n pazoeusisun t po:nausisun pozpeuBtsun pazpeuBisun pazgau6l& WSB & Associates 701 Xenia Ave S Minneapolis, MN Valley View Rd & W 65th St (ramp) File Name : valley view rd & w 65th st-eb 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 _ Start rirlte 06:30 M Valley View Rd �� F,�tr�o_ m North R �.� T'"" 1 Lett Peds -- NOj- � 0 W 65th St From East R 1 Thru leR ..Peds�y� Y.w Va#ay VieW 12d From South _ a_ R Thru Lett Pada nm --TH 62 off ramp From Weal ht 1hru left Peda py T" rx Tar 06:45 AM Total 15 8 0 23 0 23 8 0 31 _ 0 _ 3 0 0 0 3_ 5 0 1 0 6 5 27 0 32 8 34 0 0 42 �Q 43 73 1 0 117 78 70 6 0 153 175 232 98 18 0 54 8 0 1 0 9 13 0 74 121 143 - 6 16—Vo- 407 07:00 AM 0 38 13 0 51 7 0 1 0 8 4 63 0 0 57 50 72 10 0 132 248 07:15 AM 0 73 11 0 84 14 0 0 0 14 10 80 0 0 90 89 66 10 0 166 353 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 _ U _ 101 18 0 2 0 , 18 4 87 0 0 91 123 _80 4 0 207 417 Total 0 272 83 0 335 '64 0 4 0 6f �31 311 --0-- Q 342 387 274 35 0 878 1421 08:00 AM 0 56 10 065 18 0 2 0 20 3 93 0 0 96 141 83 10 0 234 416 08:15 AM 0 77 15 0 92 24 0 3 0 27 8 86 0 0 94 120 63 14 0 197 410 08:30 AM 0 61 17 0 78 28 0 1 0 29 10 68 0 0 78 101 56 10 0 1671 352 08;45 AM 0 3914 0 631 14 0 1 _ 0 Is 7 60 0 0 67 131 50 14 0 195 330 Total 6-23i'' 58 0 288 84 0 _a _ 7 0 Al 28 307 6 6-1-36- —4a --Y5-248 - 0- T93 . 1507 09:00 AM 0 60 8 0 68 28 0 1 0 291 9 80 0 0 891 110 37 12 0 1691 345 09:15 AM 0 48 10 0 58 I 21 0 3 0 24 3 55 0 0 58 103 46 16 0 165 305 Total I � Q 108 18 0 126 49 4 4 0 5 �- l2 135 0 0 T471-213 83 28 0 324 650" 03:30 PM 1 0 72 11 0 83 70 0 6 0 78 1 145 0 0 146 90 34 12 0 138 441 0 :45 PM 0 6S _. 4 _ _ 0 _ 73 69 0 2 0 81 �_ 1 _ 158 __ 0 0 159 81 25 16 6 122 $1��5 3 I Total V 0 141 15 0 156 128 1 8. 0 137 2 303 0 0 305 171 S9 28 _0 268 04:00 PM 0 56 14 0 89 68 0 8 076 5 159 0 0 164 81 24 16 0 121 430 04:15 PM 0 82 13 0 65 38 0 3 0 41 4 158 0 0 162 72 19 15 0 106 374 04:30 PM 0 74 11 0 85 75 0 1 0 761 2 194 0 0 1961 62 14 12 0 88 446 04:45 PM 0 76___ 11 0 86 48 0 9 _ 0 57 2 183 0 0 _ 165 -71_10 11 0 92 400 Total 1 256 �- 0 305 229 0 2f (� 266-1-10 674 0 0 68% 286 67 64 a 407 1849 06.00 PM 0 82 10 0 92 65 0 6 0 70 7 224 0 0 231 82 14 7 0 73 486 05:15 PM 0 90 12 0 102 41 0 3 p 44 1 204 0 0 206 47 10 12 0 89 420 05;30 PM 0 77 13 0 90 39 0 3 0 42 2 146 0 0 148 43 8 9 0 60 340 06:46 F+M 0 -90-_ 11 0 101 __ 30 0 1 _ 0 31 4 160 0 0 164 78 11 7 0 96 392 Total 0 339 46 0 385 175 0 12 0 187 14 .734 '6 0 748 220 43 36 0 2981-1618 08:00 PM 0 66 8 0 62 31 0 2 0 33 2 137 0 0 139 68 11 13 0 92 326 06:15 PM 0 56 7 0 62 22 0 1 0 23 2 116 0 0 118 74 8 17 0 99 302 Gram Total 1 0 1497 276 0 1773 791 0 60 0 851 117 2778 0 0 2896 2013 940 264 0 3217 8736 Appreh % 0 64.4 15.6 0 92.9 0 7.1 0 4 98 0 0 62.8 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 38.6 Valley View Rd & W 65th St (ramp) 8:30-9:30 am and 3:30.6:30 pm Edina, MN sunny, 30's WSS & Associates 701 Xenia Ave S Minneapolis, MN File Name : valley view rd & w 65th st-eb ramp Site Code : 00000004 Start Date : 2/22/2012 Page No :2 Val ey VW Ra - CU to TOW RI hl Thnr LOR Peak Hour Data ...... _---- o m a �ca rtm R ��o Nath Nefi ins al 4— r, 4 6U ,._� UnshWed r a c M Lehft TRi Peds 61, 57r O o ... j[_,_,7,_1�,�.� ��,.,�5 110 O+d fn WSB & Associates 701 Xenia Ave S Minneapolis, MN Valley View ltd & W 65th St (ramp) File Name : valley view rd & w 65th st-eb ramp � 6:30-9:30 am and 3:30-6:30 pm Site Code : 00000004 Edina, MN Start Date : 2/22/2012 I sunny, 30's Page No :3 i i Valley viii%n Rd _, _ From North 1N 65111 St From East_ Valley View Rd From South TH 62 o tamp From West 0 321 41J 01 Start Time R t Thru LeN Peds A*T. Right Th 1�R Peds A",Tr t Right Thru Lett Ped. _ _ .Tar Right Thru Left _.... Peds pP. ieA1 Ml TqY� Peak Hour Anslysis From 1260 PM to 08.16 PM -Peak 1 of 1 - _ N ___.. Peak Hour for Entire Intersection Begins at 04:30 PM c 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 75 11 0 88 48 0 8 0 57 2 163 0 0 165 71 10 111 0 92 400 05:00 PM 0 82 10 0 92 65 0 6 0 70 7 724 0 0 231 52 14 7 0 73 488 PM 0._ 12 0 102 41 0 3 044 1 204 0 0 205 47 10 12 0..._ 69 420 Tot.t Vokerro Q -90 32� 44 0 365 - _._--- 229 0 18 0- 247 -'--U—N-60 _ ----- 0 797. 232 48 _-_- 42 0 _ 322 1731 % App. Total 0 87.9 12.1 0 92.7 0 7.3 0 1.6 98.5 0 0 72 14.9 13 0 Out in Total ® 0 321 41J 01 12I�1 4 Peak Hour Data T N c Un.h ed f e I.n-u ht Pad. N "1 01 7851 121_7_Q] 197 [.1 out In Tote) 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 File Name ; france ave & 65th st Site code : 00000001 i Start Date : 2/22/2012 Page No : 1 07.00AM 19 93 48 0 160 29 3 1 0 33 12 77 14 0 103 6 35 14 0 55 361 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 1 18 134 66 0 208 45 12 2 0 591 18 93 34 0 145 9 42 13 0 64 476 0746 AM 19 172 84 0 255 36 13 5 0 54 29 115 34 0 178 4 54 15 0 73 680 �._.Yotei 83 531 238 0 850 43 36 11 0 f90 rt t)2 381 102 0 5d5 22 174 82 0 258 ,_ 1843 08:00 AM19 143 51 0 213 38 15 5 0 58 20 116 25 0 161 9 52 11 0 72 504 08;15 AM 26 173 64 0 253 62 13 15 0 80 26 124 27 1 178 6 50 22 0 78 589 08:30 AM 24 161 68 0 243 64 12 15 0 81 30 123 13 0 1661 13 51 21 0 051 578 08:46 AM 21 156 54 0 231 499 19 0 77 35 139 16 0 190 9 36 13 1 581 556 Total I -W-W3-32i 7 8 940 103 _. a9 64 0 296 111 -5028f 1 6961 37 188 ,,..67 1 293 „2224 AM I 23 1 55 0 273 61 18 12 01 ( 32 141 16 0 189 ( 9 24 17 0 60 603 09:0 15 AM 26 167 60 0 2431 60 10 13 1 84 33 137 14 0 184 8 36 21 0 661 576 Total 49 352. 115 0 618 21 28 26-- _1 178j._ 86 278 30 0 373 17 BR 38 0 195 11fi 08:30 PM14 171 44 0 229 98 30 15 0 143 16 241 19 0 275 24 45 39 0 108 755 03.45 PM _ _ 11 190 „ 29, _. 0 . 230 100 29, 19 1 1491, 27 268 15 0 310 20 25 26 , 0 70 769 , Total' 25 363 73 0 459 X59 34 1 2 21 42 509 34 0 . 586 f 44 ""TO -64 0 1781 1514 04:00 PM 14 163 34 0211 100 26 20 0 146 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 31 0 78 709 04:30 PM 6 178 19 0 203 110 36 14 0 160 14 251 12 0 277 26 26 43 0 95 735 04:45 PM 10 196 27 0 233 92 16 9 0 117 18 309 12 0 339 23 17 28 0 66 766_ Total 36 717 104' 0 857 -385 95' 62 2 544 - A 644"vTO-049­­ 0 1 f67 95 99 144 -......0 3338 2936 05:00 PM 6 185 18 0 189 102 26 15 2 144 16 334 10 0 360 38 23 33 0 94 787 05:15 PM 5 197 12 0 214 68 18 12 0 98 19 344 10 0 373 21 18 29 0 68 753 06:30 PM 6 194 12 0 212 66 22 8 0 86 9 214 17 0 300 13 13 19 0 45 643 05:45 PM 5 212 15 0 232 47 3 11 0 6f 5 248 11 0 264 8 16 21 0 44 601 - - Total 22„' 768 67 �-0 84 273 88 46 2 389 49 1'200 48_ ...., 00 1297 ' 80 69 102 0” 251 2784 06:00PM 6 166 15 1 190 33 3 1 0 37 6 276 8 0 289 15 12 23 0 50 566 08:15 PM 7 193 17 0 217 51 7 3 0 61 10 289 5 0 304 10 3 15 0 28 610 G(and Total 393 3858 970 1 6231 1422 353 241 6 2022 462 4018 389 1 5457 324 724 524 1 1673 14283 Apprch % 7.6 73.8 18.7 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 2.6 1.7 0 14.2 3.2 32.3 2.7 0 30;2 2.3 5.1 3.7 0 11 WSB & Associates 701 Xenia Ave S Minneapolis, MN France Ave & 65th St File Name : france ave & 65th st 6:30-9:30 am and 3:30-6:30 pm Site Code : 00000001 Edina, MN Start Date : 2/22/2012 30's Page No :2 a4it9rt Time Right Thru L0 Pods .latae Right Thru Left Peds taM Rlght Thru LeR Peds py. raw Rtghl Thftl LBO Peds f raw hs. teat Re9k Hour Anarysl6 From 08:30 AM to 11:45 AM - peak 1 of 1 R89k Hour Cor Entire intersection Racine at OR -16 AM 08:15 AM 08:30 AM 26 24 173 181 54 tib 0 0 253 243 52 84 13 12 15 15 0 0 80 28 124 81 30 123 27 13 1 178 8 50 0 188 13 81 22 21 0 0 78 86 589 575 08:45 AM 21 156 54 0 231 49 9 19 0 77 35 139 18 0 190 9 35 13 1 58 556 09:00 AM -'_ 23 195 55 0 273 91 19 120 91 32 141 18 0 189 9 24 17 0 60 803 i Wvohano 94 685 221 0 1000 216 52 81 .._0 . 329 123 527 72 m ._1 723 37 160 3� 2323- 878 -$30 P F 04 . 953 .0 - - ._... ..r..,w, .904 879 934 .887 .260 951. .712 .784 _ .250 787.- ---.983_ AIAt PIONO ve Out In Toff 8e Id ----------- .... 94J 685 .. Loft Pads 4.. I, Peak Hour Data ._.t t Is oi� a ci cif mains et dti:i"$ AM' Nlted . � o �a .. „ 011 ITO 4--i T r' Left Thu Right Pods 721 _ —627-1 123 769J [-I FmcaAls AIAt 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 File Name : france ave & 65th st Site code : 00000001 Start Date : 2/22/2012 Page No : 3 From North _ — From East _ -- From South _ From West m Start Time Riehl Thru Left Peds My rqr Right Thro Lett Pada A rau Right Thru Lett Ped. AM Tata Right Thr+ Left Pala ro»i kN 1dd Peak Flour Analysis From 12:00 P to 08:15 PM -Peak 1 of 1 Peak Hour for Entire intersection Begins at 04:30 PM 04:30 PM 6 178 19 0 203 110 36 14 0 160 14 261 12 0 277 26 26 43 0 96 735 04:45 PM 10 196 27 0 233 92 18 9 0 117 18 309 12 0 339 23 17 26 0 66 756 05:00 PM 6 165 18 0 189 102 26 16 2 144 W 334 10 0 360 38 23 33 0 94 787 05:15 PM 6 197 _ 12 0 21d 69 18 12 0 98 18 ___344: ,. _ 10 0 _.378 21 18 29 0 68 _ . 753 Total Volume 27 736 76 0 839 372 96 60 2 619 67 `1236 44 0 1349 108 84 131 0 323 x616 France Ave out In Tote) Peak Hour Data c Peak HouregTns atwi`au j �s � WU N —T Lmis outiD' n TOW Report Id - CustomList-94 Site Name - 65th ST -EAST OF VALLEY VIEW RD Description - Edina, MN Direction - North East South West AB=WESTBOUND BA --EASTBOUND Wednesday, February 22, 2012 12:00 AM 7 5 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 6:00 AM 64 19 45 6:00 AM 282 63 229 7:00 AM 436 111 325 8:00 AM 471 152 319 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 488 273 213 4:00 PM 437 241 196 6:00 PM 333 174 169 6:00 PM 179 79 100 7:00 PM 116 66 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 Thursday, February 23, 2012 12:00 AM 6 3 3 1:00 AM 3 1 2 2:00 AM 6 2 3 3:00 AM 6 2 3 4:00 AM 17 7 10 6:00 AM 68 18 40 6:00 AM 281 66 228 7:00 AM 480 121 369 8:00 AM 445 119 326 9:00 AM 327 126 201 10:00 AM 344 109 235 11:00 AM 300 121 179 12:00 PM 287 119 168 1:00 PM 373 150 223 2:00 PM 415 181 234 3:00 PM 454 245 209 4:00 PM 388 221 167 5:00 PM 366 175 191 6:00 PM 191 77 114 7:00 PM 85 48 37 8:00 PM 61 22 39 9:00 PM 45 22 23 10:00 PM 45 15 30 11:00 PM 45 38 7 ME VehicieCount-92 Page 2 ' Wednesday, February 22, 2012 - Total=5211,15 minute drops 0000 0100 0200 0300 0404 0500 0600 0700 0800 0900 1000 1100 1200 1300 1400 1500 1600 1700 1600 1900 9000 2100 2200 2300 7 3'aT1a 6! 2 l 73 7 344 —320 293 302 423 X96 437 333 179 116 63 36 A7 42 4 0 0 2 2 it 39 92 117 101 02 69 63 as 95 102 132 114 61 25 96 23 10 6 1 1 3 1 0 3 11 S8 109 1.34 96 90 97 70 107 100 328 03 06 48 27 11 15 7 7 2 2 3 0 0 3 12 93 113 126 83 99 73 74 09 110 146 125 74 32 32 15 a 17 21 3 0 1 1 1 6 30 92 122 94 90 73 e5 86 98 120 110 97 59 38 32 25 10 17 8 0 AM Peek 0146 - 0946 (499), AM PHF■0.93 PM Peak 1616.1916 (598), PM PHFm0.89 * Thursday, February 23, 2012 -Totat=5028,15 minute drops 1 0 3 2 1 9 29 95 117 93 89 '/7 76 106 n5 9A 107 117 59 75 au 19 7 11 - 2 2 1 1 3 12 59 127 112 77 05 60 65 89 107 183 95 93 60 17 11 11 t0 0 - 3 1 0 1 0 13 00 122 114 83 05 71 72 80 108 132 100 89 39 25 15 7 17 le - 0 0 1 1 5 24 105 136 102 74 85 02 74 90 1.15 107 86 67 33 is 15 0 it 0 - AM Peak 0716 - 0916 (502), AM PHF•0.92 Report Id - CustomList-93 Site Name - 65th St - West of France Ave Description - Edina MN Direction - North East South West AB= VV STBOUND BA=EASTBOUND Wednesday, February 22, 2012 Thursday, February 23, 2012 12:00 AM 12 3 9 12:00 AM 17 3 14 1:00 AM 8 4 4 1:00 AM 3 0 3 2:00 AM 1 0 1 2:00 AM 4 1 3 3:00 AM 5 3 2 3:00 AM 4 3 1 4:00 AM 17 12 5 4:00 AM 24 15 9 6:00 AM 76 57 19 5:00 AM 80 61 19 6:00 AM 304 205 99 8:00 AM 308 214 94 7:00 AM 441 211 230 7:00 AM 484 222 242 8:00 AM 470 208 262 8:00 AM 451 197 264 9:00 AM 403 183 220 9:00 AM 376 163 213 10:00 AM 393 166 238 10:00 AM 380 147 233 11:00 AM 365 146 220 11:00 AM 347 131 216 12:00 PM 368 180 188 12:00 PM 376 161 215 1:00 PM 409 194 215 1:00 PM 425 179 246 2:00 PM 437 188 249 2:00 PM 448 201 247 3:00 PM 507 221 286 3:00 PM 479 186 294 4:00 PM 456 167 289 4:00 PM 394 146 248 5:00 PM 354 141 213 5:00 PM 375 137 238 6:00 PM 196 79 117 6:00 PM 221 96 125 7:00 PM 107 32 75 7:00 PM 108 39 69 8:00 PM 98 41 67 8:00 PM 79 25 54 9:00 PM 69 24 45 9:00 PM 62 25 37 10:00 PM 44 17 27 10:00 PM 56 22 34 11:00 PM 37 7 30 11:00 PM 43 5 38 VehicieCount-91 Page 2 * Wednesday, February 22, 2012 - Totaim5577, 15 minute 4 1 0 2 4 10 40 89 111 101 103 01 77 96 91 102 134 124 54 29 29 3 3 1 1 1 17 71 to$ 140 104 101 97 94 113 102 130 103 91 55 26 23 22 5 to 5 3 3 0 0 6 14 90 121 113 82 104 88 107 100 118 138 115 77 47 30 18 8 18 17 5 2 1 0 2 6 35 95 126 106 1.16 05 99 90 100 126 131 104 62 40 22 28 13 10 5 3 AM Peak 0730.0830 (8098), AM PHF■0.89 PM Peak 1818 » 1815 (530), PM PHFr0.96 * Thursday, February 23, 2012 • Totai=5524, 15 minute drops 4 6 2 2 4 9 38 89 114 103 93 95 99 107 87 100 114 100 68 29 39 a7 9 1u 5 2 1 0 5 15 65 1.13 130 97 87 83 92 104 1.20 120 100 111 59 22 13 15 13 6 5 1 0 1 11 24 90 123 97 89 101 77 89 90 1.21 175 96 86 51 33 19 32 21 14 3 0 1 1 4 32 101 139 110 87 99 92 96 124 120 134 84 70 43 24 17 8 13 7 - AM Peak 0730.0830 (606), AM PHF®0.91 Engineering Department , Phone 952-826-0371 Fax 952-826-0392 • www,CityofEdina.com Date: June 19, 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: O A Nine Mile Creek Watershed permit will be required, along with other agency permits such as Hennepin County Public Works, MNDH, MPGA, MCES. O It appears that all storm water is treated on site; provide all storm water calculations that indicate this. O A developer's agreement will be required for realigning of the public watermain and also the installation of the sidewalk on both West 65a' Street and France Avenue. Sheet C3.0 Site Plan: Per the City's Curb Cut Ordinance - curb cuts can only be a maximum of 30 -feet wide. I would suggest placing a median between the "in" and "out" drives so that you would have a 14 -foot wide "In" and two 12 -foot wide "out" lanes, Incorporate or plan for new intersection improvements along France Avenue. These are the Intersection improvements that the Transportation Commission is currently designing. • install "Do Not Enter' signs at driveway along France Avenue. ] Sheet C5.0 Utility Plan: Provide a fire hydrant mid -property along West 65'" Street and also one along France Avenue -- locations to be determined by City Engineer and Fire Marshal. Provide a treatment structure for the storm sewer system prior to draining to the infiltration basin due to this area being in the medium vulnerability area for the Drinking Water Surface Management Area. Provide a copy of a maintenance agreement between the property owner and watershed district for the infiltration basin and treatment structure, 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. Engineering Department - 7450 Metro Blvd - Edina, MN 55439 V. APPROVAL OF CONSENT AGENDA Commissioner Platteter moved approval of the April 11, 2012, meeting minutes. Commissioner Scherer Carpenter seconded the motion. All voted aye; motion carried. V1. COMMUNITY COMMENT None. VII. P_ UBLIt HEARINGS A. Front Yard Setback Variance — Kristi Wenner — 5025 Nob Hill, Edina, MN — continued B. Sign Variance -- Andy Mitchell/John Dinwiddie — 52.25 Schaefer Rd., Edina, MN withdrawn C. Preliminary Rezoning, Comprehensive Plan Amendment, Preliminary Development Plan — Mount Development Company — 6500 France Avenue, Edina, MN Planner Presentation Planner Teague informed the Commission Mount Properties is proposing to tear down the existing office building at 6500 France Avenue to build a new five -story, 69,310 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. Teague explained that 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. Page 2 of 11 3E, 2. Zoning Ordinance Amendment establishing the PUD. Planner Teague asked the Commission to recall they considered a Sketch Plan for this project at their February 22, 2012 meeting and provided comment. Continuing, Teague said that 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. Continuing, Teague explained 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." Teague noted that the City Council did not consider a Sketch Plan review so they were unable to determine if a Small Area Plan was necessary. Teague stated that the decision to require a Small Area Plan shall be made by the City Council, adding that 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. Teague said at this time 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. Continuing, Teague added currently the site is 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%) 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. Planner Teague reported that a traffic study was also done by WSB, which concludes that the existing roadways would support the proposed uses. However, as was conditioned in the approvals for Twin City Orthopedic, should signal improvements be deemed necessary at 65th Street and France Avenue, the property owner would be required to participate in Page 3 of 11 A�� 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. Bus Route #6 and #684 go down 651h Street with the closest stop at Fairview Hospital. Rooftop equipment, once constructed would be required to meet all state requirements Planner Teague concluded that staff recommends 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: 1. The proposed height of 69 feet tall and 5 stories would allow a density on the site 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 6501 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. 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. 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: Page 4 of 11 .1' 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: 1. The Final Development Plan must be generally consistent with approved Preliminary Development Plans dated March 28th 2012 & April 4, 2012 with the following revisions: a. The 5111 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. 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 S of 11 41 1 5. As part of a Developers Agreement the property owner would be required to participate in appropriate cost sharing for signal improvements at 651h Street and France Avenue. 6. Adoption and compliance with a PUD Ordinance for the site. ApIlearingy for the A00110M Stephen Michals, Mount Development Co., Ed Farr, Edward Farr Architects, Mark Rausch, Alliant Engineering, Stacy Gallup and Olivia Spyra, Tangletown Gardens. �gresentation Ed Farr addressed the Commission and explained that the building has been revised since Sketch Plan Review from four to five stories; increasing the setback from France Avenue from 15 -feet to 25 -feet. This shift creates a more pedestrian friendly environment along France Avenue, narrows the profile of the building and opens store fronts onto France Avenue. Continuing, Farr noted an additional buffer was added for the parking ramp, adding that he agrees with Edina' Forrester that junipers or some type of Evergreen would replace the proposed Linden trees along the west lot line. Farr acknowledged the Evergreens would provide screening all year long. Farr introduced Olivia Spyra to address plantings, Ms. Spyra said her company is very familiar with urban settings, adding that choosing the correct plants and vegetation to enhance and beautify the building fagade, entryway and along the sidewalk is the goal. Continuing Farr noted that Green Building Practices would be Implemented during construction including roof mounted solar panels. Farr said at this time he doesn't know if the building would be Leed Certified. Farr presented a materials board pointing out the building would have detailed brick design on all four sides. The building would also include brick accents and a lime stone colored base. Concluding, Farr said the building would be layered with the distinctive crown added on top to celebrate and embrace the Gateway approach of this development. Stacy Gallup addressed the Commission and informed them she was one of the owners of the property and on behalf of the other owners was expressing support for the project. Gallup said in her opinion the site in its present condition is dated and the existing building is not in scale with the rest of the area. Concluding, Gallup said in her opinion this site was deserving of a special building. Stephen Michals addressed the Commission and said in calculating the right building height they looked at all neighboring properties (FS Hospital 124', Point of France 123, Southdale Medical Center 92' etc.) and found that the majority of buildings were taller than the proposed building. Michals said that the goal of the development team was to construct a building that's compatible and complementary to the area. Continuing, Michals said the same can be said for the FAR (Floor Area Ratio), noting the FAR ranges in the area can be Page 6 of 11 A- 10, CA from 1.0 to 2.6 Concluding, Michals acknowledged the sustainable development measures implemented for this project and asked for consideration of those measures as an incentive to grant higher density. Michals stated this is a very special corner. Discussion/Comments Commissioner Forrest asked Mr. Rickart how peak times were determined. Rickart explained that traffic counts were taken along the West 651h Street corridor between Valley View Road and France Avenue. Counts were taken in the AM and PM at the major intersections and driveways onto West 65th Street. Continuing Rickart explained that they found that the AM peak hours were the worst case scenario. Rickart said that counts were taken at the end of February documenting the existing conditions and capacity. He further explained that intersections are given a Level of Service grade from "A" to "F" to describe the average amount of control delay per vehicles. Rickart said they found that patterns are acceptable; however, there were some worst cases found and that was in left hand turns. Rickart continued and explained the institute of Transportation Engineers Trip Generation Manual, 8th Edition was used to calculate the estimated trip generations from the proposed redevelopment. This "manual" is based on extensive surveys of the trip -generation rates from other similar land uses. This includes several land uses. (retail, medical office, shared trips etc.) Concluding Rickart said a computer software package that implements Highway Capacity Manual methodologies were also used to build each signalized intersection. Rickart reiterated that based on the analysis documented no additional improvements need to be implemented other than those show on the site plan. Commissioner Carpenter said he observed that traffic volumes on France Avenue appear to be dropping and asked Mr. Rickart if he knows the reason(s). Rickart acknowledged that observation adding the drop hasn't been significant; however it's there and other areas are also experiencing drops in traffic volume, Rickart said the economy could be a factor. Commissioner Forrest questioned if there were any Issues with the double center turn lane. Rickart responded that movement was reviewed and a certain amount of storage was allocated. He stated at this time lie sees no issues. Commissioner Platteter acknowledged the building was setback farther from France Avenue; however, a 511, story was added. Platteter asked if this change drove the need for a 5th floor. Michals responded that pushing the building farther back from France Avenue created additional costs and to offset those costs another floor was added. Platteter referred to the plans noting the plans indicate a distance between the proposed building and ramp. Continuing, Platteter said if the parking ramp were attached to the building that "saved space" would allow the deeper setback from France Avenue without impacting building square footage. Farr explained there is a distance of 17 -feet between the proposed building and ramp and if the ramp were attached to the building the building would lose all its window and offices with windows are very desirable. Concluding, Commissioner Platteter said at Sketch Plan Review a sky bridge was discussed and asked if that was "still on the table". Ed Farr responded that isn't part of this application. Page 7 of 11 Commissioner Scherer also expressed interest in the sky bridge, adding in her opinion it's an attractive option. Scherer asked if logistically a sky bridge can be built, do the floors line up etc. Mr. Michals agreed that a sky bridge is an attractive option, adding it can be done. J!Ublic Testimony John Windhorst, 6566 France Avenue addressed the Commission and stated he is the president of the Point of France Association and said in his judgment the mass of the proposed building is just too much. Windhorst said it's possible he could support the staff suggestion of a 4 -story building; however, the building proposed at 5 -stories is too much! Mark Waterston, 6566 France Avenue said he agrees with Windhorst and informed the Commission another issue that concerns him is emergency vehicle access to the hospital. Waterston pointed out it is imperative that ambulances get to the hospital in a timely manner and additional congestion could hinder that. Waterston said he actually saw an ambulance stuck at an intersection. Continuing, Waterston stated this is a unique corner and the City has the unique opportunity to ensure this corner is developed appropriately. Concluding, Waterston said he is also concerned with loading dock placement and that a retail component like Walgreen's or CVS could "move in" Dave Michaels, 6566 France Avenue addressed the Commission and noted he supports the suggestion by staff to cap the building at 4 -stories. Michaels said in his opinion the proposed building is just too tall and the site is too dense. Gary Linkletter, 6566 France Avenue asked if the ramp would be paid parking. Linkletter said he was concerned if there's a fee that "visitors" would park in Point of Frances parking lot and walk over. Concluding, Linkletter said he agrees with all comments reiterating in his opinion the proposed building is too tail and would require too many variances to construct. Susan Ladermen, 6566 France Avenue, told the Commission she objects to all variances, adding she doesn't want to see more traffic problems created for this area. She stated in her opinion there is too many "what ifs" with this proposal. Ron Kellick, 6566 France Avenue complemented the architect on the building and stated it's a great design; however, Point of France is his home and he wants to retain his view. Concluding, Kellick said this building is way too much for this corner. Chair Grablel asked the applicant for clarification on a question raised by a resident on if the ramp would be a paid parking ramp? Mr. Michals responded in the affirmative. Commissioner Carpenter moved to close the public hearing. Commission Platteter Page 8 of 11 seconded the motion. All voted aye; motion carried. Chair Grabiel asked Planner Teague if he had heard if Southdale was looking to expand. Planner Teague responded that he believes there are plans to build a residential component at the southeast corner of York and West 69th across from the Westin and Key Cadillac; however, no formal application has been made and at this time it's just speculation. Grabiel said it was interesting for him to learn that in this immediate area the majority of the buildings are tall; seven of which are higher than what's proposed. Continuing, Grabiel asked Teague what's the justification behind the non-support for this building. Teague responded that staff did struggle with that question. Teague said what it boiled down to was the size of the site and the corresponding FAR if it would be built. Teague pointed out if constructed as proposed the FAR would be greater than the FAR for other buildings. Teague concluded that to hire this is a small site; adding it can't support such a large structure on such a small site. Commissioner Platteter said he observed that a number of the areas buildings have a FAR greater than the proposed building and asked why this building was different, adding he doesn't know the development history of the area. Teague explained that the applicant calculated the FAR of each building on the hospital campus. Staff calculated FAR as one tract; not individual because the zoning classification of the hospital campus was the same. Teague reiterated that the applicant calculated FAR on each individual building, not tract. Commissioner Schroeder addressed the question of building height, adding that his opinion may be contrary to staffs recommendation of 4 -stories. Schroeder said in his opinion the goal of the City has been to create a more human scale approach to development and how buildings relate to the City's streets. Continuing, Schroeder said the Commission worked long and hard on the Comprehensive Plan where the term "podium height" was used to describe this approach. Schroeder explained that "podium height" was generally defined as the portion of the building that abuts the street with podium height established at two stories at the street with the bulk of the building height behind. Schroeder pointed out that if he remembers correctly the taller buildings in the area have a greater front street setback than the proposal; which makes a big difference. Concluding, Schroeder said with this proposal he falls to see not only what Edina, but the community at large receives for relaxing the standards by granting this a PUD zoning classification. Schroeder said the City should look at what it wants the RMD zoning district to be. This building is a stand- alone building and that may not be the best use of this site. Commissioner Staunton said he continues to be concerned with the "orphan" lot to the west and that instinctively he's uncomfortable with the proposal as presented. He acknowledged that he would be fine with the proposal, including building height, if it met Code and the Comprehensive Guide Plan; however, it doesn't. Staunton pointed out the request for PUD includes exceptions and in his opinion the orphan lot becomes relevant when granting exceptions. Page 9 of 11 M Chair Grabiel said he supports the project; especially in light of the fact that the buildings surrounding this parcel are as tall or taller. A discussion ensued on the multiple requests by the applicant and if they can be separated. Chair Grabiel pointed out staff recommended against amending the Comprehensive Plan adding if the Comprehensive Plan wasn't amended the project could the project even proceed. Commissioner Staunton moved to deny the Comprehensive Plan Amendment and the rezoning to PUD based on the discussion. Commissioner Platteter seconded the motion. Ayes; Forrest, Scherer, Schroeder, Platteter, Staunton Fischer. Nay, Grablel Motion carried. Vill. COBBLVONDENCE AND PETITIONS Chair Grabiel acknowledged receipt of the Council Connection and attendance. IX CHAIR AND COMMISSION COMMENTS Commissioner Staunton informed the Commission that the City Council at their last meeting on April 17, 2012 adopted the GrandView District Development Framework. Staunton thanked everyone for their support. Commissioner Platteter requested that Commissioners receive minutes from the meetings of the City Council. Commissioner Scherer told the Commission she attended the Volunteer Recognition Dinner where Kevin Staunton was honored with the Mayor's Award for his service on the Commission and on the GrandView District Development Framework project. Scherer said Staunton clearly deserved the honor. Commissioners agreed. FA Planner Teague informed the Commission the request by JMS for preliminary plat approval for 6120 Brookview was continued to the next City Council meeting on May 2nd, Teague explained that at their last meeting the Council heard the majority of JMS's request to subdivide; however, due to a technical malfunction the applicant was unable to deliver his power point presentation. Planner Teague reminded the Commission that the new City website would be "rolled out" soon and requested that Commissioners (if they haven't already done so) e-mail their photo's to him. Teague added that lastly he would like to inform the Commission that it's Edina's turn to Page 10 of 11 MM host the annual "Commissions Get Together" between neighboring cities. Teague asked Commissioners to share with him any ideas on how or where to host the event. :.� 1 ..:est _► Commissioner Scherer moved meeting adjournment at 9:40 pm. Commissioner Platteter seconded the motion. All voted aye; motion to adjourn carried. racAz& ft Respectfully submitted. Page 11 of 11 Draft - Draft ORDINANCE NO. 2012 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 Development Dila'tdcts (PUD), Subd . Planned Unit Development Distr t-2 (P D•2) - Edina Medical Building Ali of Lot 4 and the Easterly 56.44 feet of Lot 3,,Vock. 2, outhdale Office Park Second Addition. Hennepin County; Minnesota And, Lot 3, Slack 2, except the Easterly $6,44 feet thered, Southdale Office Bark Second Addi lon., Hennepin County, Minnesota Ci Principal Uses. D, Acceseory uses. Existing text — XXXX Stricken text—XXXX Added text -- XXXX tiff-street,pa*ing facilities PrOduee sands pursuant to permit issued by the City Manager. Signs allowed per the Regional Medicol District. E. Conditional Uses: Mone F. Development Standards. Devslopeient abodards,per the FOAA Zoning, District, except the folter ing Front France Aveo e 2 feet Front _ met Street 124i feet Side - West 160 feet Meer - South 3 fist L Front -'France Avenue i00 feet Front -= l # Street feet Side -- Vest Za fit Rear - South 20 feet Section 3. This ordinance is effective immediately upon its passage and publication. First Reading: Second Reading: Published: Existing text - XXXX 2 Stricken text - XXXX Added text XXXX - I 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. Hospitals. 13. 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, scrology, immunology, allergy, biochemistry, basal metabolism, microbiology, parasitology, pathology, histology, cytology, toxicology and pharmacology. Laboratories engaged in tile 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. I.,iving quarters and recreational and educational facilities for nurses, interns, staff members, hospital employees and volunteers, if the uses are located within or are 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 -I and PCD -2 subdistricts, if the primary function or the uses is to serve the needs of occupants of, and visitors to, (lie principal use. D. Flelistops for use by helicopters involved in emergency rescue operations. Subd. 3 Requirements for Building Coverage, Setbacks and Height. A. l' AR: 1.0. B. -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 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 tell acres in area or is contiguous to other land in the Regional Medical District, � I 10 850-94 Supplement 2012-01 City of Edina Land Use, !Tatting 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. 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 are contiguous to the principal building. B. Ofd 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 -I 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. Hclistops for use by helicopters involved in emergency rescue operations. Subd. 3Requirements for Building Coverage, Setbacks and Height. A. FAR: 1.0. B. Setbacks. interior Front Side Side Rcar 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 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 850.16 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 Subdistricts. The Planned Commercial District shall be divided into the following subdistricts: Planned Commercial District - I Planned Commercial District - 2 Planned Commercial District - 3 Planned Commercial District - 4 Subd. 2Principal Uses in PCD -I. Antique shops. Art galleries. Art studios. (PCD -1) (PCD -2) (PCD -3) (PCD -4) 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. Clubs, lodge halls and meeting rooms, 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. A( I 850-79 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 -sale. 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. 1 13 850-8o 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 are coin or card operated, but excluding amusement devices. Subd. 3 Principal Uses in PCD -2 - Any principal use permitted in PCD -1. 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 accessory 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 a►nd 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. A 114 850-81 Supplement 2012-01 City of Celina 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. Home repair, maintenance and remodeling stores and shops. Hotels, motels and motor inns. Household 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. Ticket 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. 4 { l 5 850-82 Supplement 2012-01 KVERNSTOEN, RONNHOLM &ASSOCIATES, INC. CONSULTANTS IN ARCHITECTURAL ACOUSTICS 27 March 2012 Steve Michals Mount Development Co. 10400 Viking Dr. Suite 160 Eden Prairie, MN. 55344 NOISE MONITORING REPORT: 6600 FRANCE AVENUE SOUTH Kvernstoen, R6nnholm & 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 (BTU's) on the proposed new building. To that end I traveled to the site on 311612012 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 0 6500 France Avenue Page 2 Noise Monitoring 27 March 2012 refer to the percentage of time that the noise level was exceeded for that percentage of time, For example, the L50 of at the corner of 65th 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 BTU'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 BTU'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 A07 Loc'n 1. LI 76.0 L5 74.1 LIO 72.9 1-5o 67.0 ., 58.4 L95 57.2 L99 55.2 dBA 2. 61.5 59.5 58.5 55.6 53.1 52.7 52.2 3. 76.0 74.2 73.0 68.8 62.7 61.5 59.5 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 BTU'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 BTU'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 A07 MEMO City Hall - Phone 952-927-8861 Fax 952-826-0389 • www.Cityo(Edina.com 01 Date: June 27, 2012 To: Planning Commission From: Cary Teague, Community Development Director Re: Sketch Plan Review — 5109-5125 West 4911 Street The Planning Commission is asked to consider a sketch plan request to redevelop three lots at 5109-5125 West 49th Street. (See property location on pages Al A6.) The applicant is proposing to tear down the existing two apartments and single family home on the site and building a new four story 44 -foot tall, 60 unit senior housing building. (See narrative and plans on pages A7 A18.) The density of the project would be 43 units per acre. The applicant has previously proposed a six story, sixty foot tall, 98 -unit senior housing building that was considered by the Planning Commission on March 28, 2012. (See minutes on pages A19—A24.) The existing property is zoned PRD -2, Planned Residential District -2, which allows residential building containing six or fewer dwelling units. The existing apartments contain four and five units each. The applicant would be seeking a rezoning of the property to PUD, Planned Unit Development. The site is guided WAR, Low Density Attached Residential (1-4 units per acre), therefore, a Comprehensive Plan Amendment to HDR, High Density Residential would be required. The applicant is again requesting a Sketch Plan review to solicit comments from the Planning Commission and City Council. Opinions or comments provided to the applicant shall be considered advisory only, and shall not constitute a binding decision on the request. The table on the following page is a compliance table demonstrating how the proposed new building would comply with the PSR -4, Planned Senior Residential -4 or PRD -2, Planned Residence District -2 Ordinance Standards. Please note that several variances would be required under the existing zoning standards. City of Edina . 4801 W. 50th St. - Edina, MN 55424 o e Compliance Table *Variances required under existing zoning Staff remains concerned with the proposed density of the proposed density of the proposal at 44 units per acre. While the maximum density of the PSR -4 District is 44 units per acre as requested, it is still at the high end of what the City of Edina has allowed for high density development in the past. (See the table on the following page.) Additionally, this site is adjacent to single-family residential homes to the north and east. The City's other high density residential sites in town are not located so close to single-family residential areas. They are generally located in the Southdale area. (See density table on the following page.) City of Edina • 4801 W. 50th St. • Edina, MN 55424 City Standard City Standard Proposed (PSR -4) (13111;-2) Front — 49th Street 44 feet 44 feet 82 feet Front — Vernon 44 feet 44 feet 22 feet* Side — East 44 feet 44 feet 15 feet* Side — West 44 feet 44 feet 15 feet* Building Height 4 stories or 2-112 stories or 4 stories $ 44 feet* 48 feet, whichever is less 30 feet, whichever is less Building Coverage 35% 25% 47%* Density 44 units per acre (60 8 units per acre (11 44 units per acre* total) units) (60 units) (Meets the PSR -4 standards) Parking Stalls .5 exposed spaces .5 exposed spaces 72 spaces enclosed .25 enclosed spaces .25 enclosed spaces 1 space per vehicle 1 space per vehicle 1 space per employee 1 space per employee Setback from R-1 District 120 feet 120 feet 15 feet (east) 132 feet (north) *Variances required under existing zoning Staff remains concerned with the proposed density of the proposed density of the proposal at 44 units per acre. While the maximum density of the PSR -4 District is 44 units per acre as requested, it is still at the high end of what the City of Edina has allowed for high density development in the past. (See the table on the following page.) Additionally, this site is adjacent to single-family residential homes to the north and east. The City's other high density residential sites in town are not located so close to single-family residential areas. They are generally located in the Southdale area. (See density table on the following page.) City of Edina • 4801 W. 50th St. • Edina, MN 55424 Development Address Units Units Per Acre Yorktown Continental 7151 York 264 45 The Durham 7201 York 264 46 York Plaza Condos 7200-20 York 260 34 York Plaza Apartments 7240-60 York 260 29 Edina Place Apartments 7300-50 York 139 15 Walker Eider Suites 7400 York 72 40 Yorkdale Townhomes 7429 York 90 9 7500 York Cooperative 7540 York 416 36* Edinborough Condos 76xx York 392 36 South Haven 3400 Parklawn 100 42 Proposed New Apts. at the YMCA 7355 York 130 22 The Waters Colonial Drive 139 22* *Recent City Approvals PUD Zoning 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; City of Edina • 4801 W. 50L� St. • Edina, MN 55424 f 0 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 L ensure the establishment of appropriate transitions between differing land uses. 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. b. Eligibility Standards. To be eligible for a PUD district, all development should be in compliance with the following: 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; City of Edina • 4801 W. S0th Sc. Edina, MN 55424 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; iii. permitted densities may be specifically stated in the appropriate planned development designation and shall be in general conformance with the Comprehensive Plan; and 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. While the proposal would be an improvement over the existing buildings on the site, staff is not sure the proposal rises to the level of meeting the purpose and intent of the PUD criteria above. The project still exceeds the densities allowed for the site, given its close proximity to single-family residential homes guided low density in the Comprehensive Plan. Six variances would be required under the existing zoning, and five under PSR -4 Zoning The project would however, be located adjacent to Vernon Avenue, Highway 100 and the Grandview area. It would provide pedestrian connections for both the development and the neighborhood to the GrandView area. (See pages A14 -Al 5.) Given its visibility, it could provide a gateway into the GrandView area. tM: IM A traffic study would need to be completed to determine impacts on adjacent roadways. Concern has been expressed with the previous request from residents in regard to congestion that would be created at the intersection of Brookside and Interlachen Boulevard. City of Edina - 4801 W. S0th St. - Edina, MN 55424 9 City of Edina 44nssrw owW.I ftL Neuss MNhasfrr uern +erg sxrx sxos aut aaor 4Yl6 BNaet Nrma 6fAeh Stxl 'alSrc� 4lyw �5os.... 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Cnbb 4�F a E) 1..#6 MbrMb NItA ut7 817011f44r175tOb- 5164 4w6 Lok" Ftt 4077 44ts 48 It s616 Int vela Netxrtr 9 �+os�*wrt+.a►.wo«1 � w0+645trr1-"0 a�wft=slog 1l Fr 4174 47t4111 4117 0477 r � 0ox�a��sl1 +170 _ aoattwlaue,v+r+r.*+tti•all ROU40.t'AVE ant 1631 �'I. Mdtklw+HO CaNeVWrf @rNf41 axu KVksM!.tnn4al'A�kia�i 14+R�NIi "ii 5120 311051 rt 5106 4441 8 rM,alw�,,.aGme4roartIMMI 143E 4433 4636 1810 15h7 4*48 > FI 4 roaw�e.e.+awn.laa�wl 71 490 It5N3tW Y 4537 ramitn.+n++oawa+�ai 3f9) kQA,i l?YNMOOMkmt 711 103 8Q 1f 1Vw+40Ileaate�wtMrall 410!0 vftOStboaaeNMaMNyltMtrotl the 41F�a'RNRw AI�Wf OMMI y� NIOiI►w+aMwi4MyOu� �+a 42.V 7Utathw+4a 6—It.4§It M-t {b�Y��+tn.W4+nI ::tOq-wO.A"qu Ob k 4 lI � vW' i Mry,■ mlotriwwnrWmow+mt * ® PucOb d 8 � 5118 5716 p '�• 5113 31 � 5`4aTpfttk I6Y1 NnBaYtlsmAWZ imr. xiYt JlYf Gia#1 4 A. -%� PID: 2811521314440 4 1 or, �,.. 5115 49th St W 4> i�.r � 4 Edina, MN 55436 ''A .� 0 E] Table 4.3. Future Land Use Cateeories Residential Description, land Uses Development Density Range Categories Guidelines LDR Applies to largely single-family Massing standards Low Density residential neighborhoods, (under development) 1 - 5 units/acre Residential encompassing a variety of lot and impervious Floor to Area sizes and street patterns (see coverage limitations Ratio: per "Character Districts" for more would apply to ensure current Zoning detail). Typically includes small compatibility of infill Code" Institutional uses such as schools, construction. churches, neighborhood parks, etc. LDA Applies to two-family and Introduction of more attached dwellings of low contemporary housing 4 » 8 units/acre Attached Residential densities and moderate heights. types, such as low - This category recognizes the density townhouses, Floor to Area historical role of these housing may be an Ratio: per types as transitional districts appropriate current Zoning between single-family residential replacement for two- Code" areas and major thoroughfares or family dwellings in commercial districts. May some locations, Include single-family detached provided that dwellings. adequate transitions to and buffering of adjacent dwellings can be achieved. MDR Applies to attached housing in new development Medium -Density (townhouses, quads, etc.) and or redevelopment, 5-12 Residential multi -family complexes of improve integration of units/acre moderate density. multi -family housing May also include small into an Floor to Area Institutional uses, parks and interconnected street Ratio: per open space network and work to current Zoning create an attractive, Code" pedestrian -friendly street edge. HOR Existing "high-rise" and other Provide incentives for High -Density concentrated multi -family updating older 12.30 Residential residential, some of which may multifamily buildings. units/acre contain a mixed use component. Work to create an May also include limited office, attractive, Floor to Area service or institutional uses pedestrian -friendly Ratio: per primarily to serve residents' street edge and current Zoning needs, parks and open space provide convenient Code" access to transit, schools, parks, and other community destinations. Edina Comp Plan Update 2008 Chapter 4: land Use and Community Design 4-27 Future Land Use Plan with 10 Cit of Edina Building Heights City Northeast Quadrant 2048 Comprehensive Pian Update Figure4.GA Data Source: URS Go o s Mies Edina Comp Plan Update 2008 49 Chapter 4: Land Use and Community Design 453 BKV G R O U P Architecture Interior Design Landscape Architecture Engineering Boarman Kroos Vogel Group Inc. 222 North second Street Minneapolis, MN 55401 Telephone: 612,339,3752 Facsimile: 612,339,4212 www.bkvgroup.corn EOE APPIL IcANr MEMORANDUM PROJECT: Edina Senior Housing TO: Cary Teague FROM: David Motzenbecker CLIENT / FIRM NAME: Hunt COMM. NO.: 1874.01 DATE: 06.15.12 RE: Narrative for Edina Senior Housing at Vernon Avenue PARIA1 N The Edina Senior Housing development is anticipated to be a 60 -unit, 4 story/44' high structure located on three parcels of land adjacent to the Vernon Avenue exit ramp from Hwy. 100 southbound, The parcels are between Vernon Avenue on the south and 49th Street on the north. The development is envisioned to meet the demands of empty -nesters and those who want to stay in Edina and downsize their homes. However, life -cycle housing is currently in short supply. The development will be an independent living facility for ages 62+. We see this development fitting in well with the current Grandview Heights Small Area Plan and many of its suggestions. Taking the Planning Commission's and Staff's previous comments into consideration, we've reduced the density and scale to something more in tune with what was referenced at our previous commission meeting. The number of units currently times out to approximately 43/44 units/acre. This was the number cited as the highest density the city is comfortable with at this time. The building has been reduced in height from the previous scheme from 5 & 6 stories to 4 stories. The wings of the building have been pulled back and the entire building mass has been further setback and tucked into the hill, offering a terraced front yard over 80' in depth and retaining the existing mature trees, Adding a development of this density at this location is appropriate and will bring public value to the city and neighborhood. The creation of life -cycle housing with a high-level of amenities is an excellent public value. With its location near Hwy. 100, the development allows easy vehicular access for those who have cars. We believe that by locating the development here that we are eliminating additional traffic that will filter into the heart of the neighborhood One of the key elements of our site plan is how we are connecting the development to greater Edina. We are planning to add a public walkway to our site that connects 49th Street and the neighborhood beyond directly to Vernon Avenue. This access route works directly into the small area plan route suggestions of bicycle and pedestrian paths. We also anticipate improving the sidewalk and boulevard along Vernon, helping to create a better connection to the east. We envision this as a catalyst towards beginning the "complete streets" transformation of Vernon as outlined in the small area plan. One of our sustainability goals is to retain as much of the mature vegetation and trees as possible, ensuring the development has a good vegetative buffer from the surrounding traffic. This also benefits the developments heating and cooling costs, as the trees will help keep the building cooler during the summer months, and when the leaves drop, allow the sun to warm the building during winter. The parcels - 5109, 5117, and 5125 49th Street W -- are 54,393 square feet (1.25 acres) in size and zoned PRD -2. The current zoning allows 2.5 stories/30' and 6 units, The current zoning requires 7300 s.f./unit. Due to our proposed number of units and their specific use as senior residential, we are anticipating a need to up - zone these parcels to a PSR -4 zoning classification. A rezoning to PSR -4 allows 2500 sf/unit —this would allow 22 units. We would also like the Commission to consider including the approximate 7,750 s.f. of railroad ROW area in our lot area, since we are dedicated to improving a portion of that for access from Vernon. If this is agreeable, the lot area would increase to 62,143 s.f. or 1.43 acres. This would increase the base allowable units to 25. We anticipate taking the following allowances into account: • 500 sf/spot subtraction for enclosed parking (850.13B,1 ay [50040=30,000/72 = 417 sf/unit] • 1000 sflunit subtraction for senior units (850.13B, 3b) By applying these allowances to the required lot area, we end up with a final of 1083 s.f./unit = 50 units, 57 units with additional ROW Included. We are requesting 60 units, so, between a 3 and 10 unit variance. GRANDVIEW HEIGHTS SMALL AREA PLAN We'd like to highlight some of the key guiding principles from the small area plan that we believe support this type of development at this location. GUIDING PRINCIPLES • Turn perceived barriers into opportunities. Consider layering development over supporting infrastructure and taking advantage of the natural topography of the area ME Design for the present and the future by pursuing logical increments of change using key parcels as stepping stones to a more vibrant, walkable, functional, attractive, and life -filled place Create an identity and unique sense of place that incorporates natural spaces into a high quality and sustainable development reflecting Edina's innovative development heritage LAND USE GOALS • Recognize the need for a range of housing types and choices and address those markets that also reinforce the district vision • Address needs of underserved populations (teens, singles, seniors, etc) PUBLIC REALM GOALS • Plan for a safe, comfortable pedestrian environment that links public and private destinations north -south (neighborhoods, library, businesses) and east -west (neighborhoods, businesses, commons, city hall) TRANSPORTATION GOALS • Create a more bike and pedestrian environment by applying Complete Streets and Living Streets principles to Vernon, Eden and the local street network • Create an improved circulation and access network between public streets/parcels and private development/destination • Complete the pedestrian/bike system... make bikes and pedestrians a priority and allow for a safe crossing over Highway 100 • Reserve the CP Rail corridor for future, possible public transit and non - motorized movement/connection in the district SUSTAINABILITY • City Council Living Streets policy - Recommendation of the Edina Transportation Commission (ETC) to establish a comprehensive Living Streets Policy that integrated all modes of transportation and addressed -- ,, issues such as: traffic calming, stormwater management, promoting addacd tive living, community feel, improving walking and biking, and JUN t � 2of enhancing urban forests, .. .IM RS 1-5 ATION RS 1-5 • CP Rail bike path from Eden to Brookside YEARS 5-10 • Vernon Living Streets/streetscape/3 lane section • Dedicate right turn from Vernon to Interlachen • Vernon as primary bike route to GrandV Crossing YEARS 10+ as • Hwy 100pedestrian/bike bridge W Ai mm I N SHADOWSTUDY DECEMBER 20 10:00 AM 12:00 PM 2:00 PM coo 999yyy j t coo InN AVFR'F SV,YICR F4,WSONC SV,Tr.k A AN B K\ G R O U P troaiuOrap+ vftw Gout/ kr- M Alert+ SKUd rat Td*Ohwom 612-3!! famNtc 612-33: www.bkv=rou, Veffoon Aveme Housing atr- SKETCH PV Loia e s�� srf..wwcmi City Code allows that, it doesn't allow this. Commissioner Platteter questioned if Commissioners were indicating that neighborhood character can't change. He pointed out neighborhoods are always evolving, ordinances don't' stand still. Schroeder agreed; however defining neighborhood isn't that simple. Commissioner Scherer told the Commission she can't support this request. Scherer said in her opinion residents should be able to rely on the ordinance; adding she reviews each request on its individual merits. Concluding, Scherer said that the subject lot wasn't unique and the applicant fails to meet the "test". Commissioner Forrest commented that in reality the house proposed for this lot is a nice house; however, the request doesn't meet the intent of the ordinance. Forrest said if the Commission wants to preserve these small lot neighborhoods and believes neighborhoods originally plated with lots under 75 feet in width should be protected a better way to achieve maintaining neighborhood character would be for the Planning Commission to change the zoning ordinance and eliminate the minimum lot width, depth and lot area requirement. Forrest noted that if constructed on a 50 -foot wide lot the house itself wouldn't require variances; because of the subdivision the lot requires the variances. Concluding, Forrest said she can't support the variances; therefore, can't support the subdivision. Chair Staunton moved to deny the request by IMS to subdivide property located at 6120 Brookview Avenue. Denial is based on 1) a 100 -foot wide lot Is not unique to this block; there are multiple lots in excess of 50 -feet 2) the new house built to one side cannot be considered unique, an "orphan" lot was created; however, this was self-inflicted and 3) although building one single family house is reasonable subdividing this lot isn't because it doesn't maintain the character of this block. Denial is also based on staff findings. Commissioner Scherer seconded the motion. Commissioner Fischer stated for him this was a tough decision, adding he struggled with it being self-created. He acknowledged at first glance this was a 50 -lot neighborhood but the comments from Commissioners Staunton and Schroeder persuaded him otherwise. Chair Grabiel said he can't support the motion, adding he doesn't agree with the logic that this subdivision request is different from ones previously granted. Ayes; Forrest, Scherer, Schroeder, Potts, Platteter, Carpenter, Staunton, Fischer. Nay; Grabiel. Motion for denial approved 8-1. Page 8 of 14 Vlll. A. Sketch Plan Review for Senior Housing - 5109-5125 West 49th Street for Hunt Associates Planner Presentation Planner Teague reported that the Planning Commission is being asked to consider a sketch plan proposal to redevelop three lots at 5109-5125 49th Street West. The applicant is proposing to tear down the existing two apartment buildings and single- family home and build a new six story, sixty foot tall, 98 -unit senior housing building. Teague pointed out the existing properties are zoned PRD -2, Planned Residential District which allow residential buildings containing six of fewer units. Teague said should the City decide to rezone these sites to PUD, the proposed setbacks, height of the building and number of parking stalls would become the standards for the site. Continuing, Teague said a traffic study would need to be completed to determine impacts on adjacent roadways. Concern was expressed from residents in regard to congestion that would be created at the intersection of Brookside Avenue and Interlachen Boulevard. Concluding, Teague stated which the proposal would be an improvement over the existing buildings on the site, staff is not sure that the proposal would rise to the level of meeting the purpose and intent of a PUD. The proposal far exceeds allowed densities. Seven variances would also be required under traditional senior housing zoning. Daniel Hunt, Hunt and Associates, David Motzenbecker, BKV Group Chair Grabiel explained that before the Commission this evening is a sketch plan review. Grabiel clarified that a sketch plan wasn't a public hearing. It's an opportunity for the developer to obtain feedback from the Planning Commission on their concept. Chair Grabiel told the Commission he seems to remember the Commission and Council approving a development concept in this area for townhomes, adding he doesn't remember the unit count. Planner Teague responded that Chair Grabiel was correct. The Council approved a 6 -unit townhouse development, however, the townhouse development only included the R-1 lot and right-of-way. Page 8 of 14 Ai? 6 Commissioner Forrest observed that ordinance stipulates a building height limit of 2 -stories in the PRD -2 zoning district. Planner Teague agreed adding PRD -2 also contains a density cap of 6 -units. Applij;a,nt Presentation Mr. Hunt addressed the Commission and said he believes the proposed use of the site as senior housing is good. Continuing, Hunt explained in Edina there is demand for senior housing. Edina residents want to be able to remain in their community when it comes time for them to sell their home. This proposal gives them that option. Hunt introduced David Motzenbecker to speak more on the proposal. Mr. Motzenbecker told the Commission that in his opinion this is a key piece and an excellent location for a senior building. Continuing, Motzenbecker said that the project will entail tearing down the existing two apartments and single- family home to construct a new 98 -unit, 6 story structure and rezoning the site to PUD incorporating the requirements of the City's PSR -4 zoning. The parcel is located adjacent to the Vernon Avenue exit ramp and West 49th Street. Motzenbecker said in his opinion the proposed building would bookend with Grandview. With graphics Motzenbecker pointed out design elements and the goal of incorporating this site into the greater Grandview area. Motzenbecker also noted the goal of the ETC was to establish a comprehensive living streets policy that integrated all modes of transportation. Motzenbecker said he believes this project Is a step in the right direction in implementing that goal. Concluding, Motzenbecker said they looked to the Grandview small area development plan and incorporated its key principles into their site. One principle was key; turning perceivable barriers into opportunities. In this respect the natural topography actually became an asset. Discussion.Commgnts Chair Grablel said in his opinion this may be a very difficult area to "get out of' including getting onto Interlachen Boulevard. Mr. Motzenbecker acknowledged that and informed the Commission a traffic study needs to be completed to ensure traffic is handled appropriately. Continuing, Motzenbecker said they also anticipate improving the sidewalks and boulevard along Vernon. Chair Grabiel noted their reference to senior housing and asked exactly what type of senior housing this would be. Motzenbecker said that the population served would be able bodied seniors 62+. Chair Grabiel asked if the units would be market rate or something else. Motzenbecker responded that the units would be market rate and be around $2,000 per month depending on unit size. Commissioner Staunton said he has a concern with the request as it relates to zoning/PUD/PSR-4. Staunton said to him it appears to be an excuse to get around Page 10 of 14 t code. Mr. Motzenbecker said their intent was to create the best development possible and tie into the Grandview small area plan by bringing connection to the Grandview area. Vernon Avenue would also be enhanced through landscaping and walkways along with boulevard enhancement. Aligning the project with the PSR -4 zoning district provides the opportunity for the project to implement bonuses. Commissioner Fischer said he has a difficult time justifying a building of this size and density in a small residential neighborhood. Mr. Motzenbecker said their intent was to set the building as far back from the street (49th Street) as possible and add amenities to the front of the building. Motzenbecker said the building would be 200' from the nearest residents across 49th. Concluding, Motzenbecker said they took advantage of the topography when designing the building pointing out that the topography absorbs the building height. Commissioner Carpenter said in his opinion the building is too large. Carpenter asked the developers how parking was handled; not only parking for residents of the building but for guests. Mr. Motzenbecker said the building was designed with 132 enclosed parking spaces those spaces include spaces for visitor parking. Carpenter questioned if that would really work. Commissioner Staunton stated in his opinion this plan is very aggressive and causes him concern. Staunton said he likes the attention paid to Vernon Avenue; however the unit count is way too high; more attention needs to be paid to the north side and traffic is a major concern. Staunton noted the one-way in and out scenario is difficult at best. Commissioner Platteter agreed and questioned site circulation, traffic circulation on West 49th St, site drop-off, metro mobility, deliveries and visitor parking. Platteter said that he doesn't think the drop-off area as sketched would work. There's just too much going on with this building. Commissioner Forrest added she was also concerned with the circulation on the site and on 49th St. This proposal will certainly add additional traffic into the area pointing out it's a one way in and out. Continuing, Forrest also said in her opinion the building is too tall, the site is too tight (especially on the east), and it's just too much. Concluding, Forrest said the Commission also has to keep in mind housing trends change over time, adding it may be a senior building today but maybe not in the future. Commissioner Schroeder said the site intrigues him with the question of how you transition from Vernon into the residential neighborhood while maintaining the residential character. Schroeder said in his opinion this isn't a very friendly project. He added the building needs to relate better to the R-1 neighborhood. Concluding, Schroeder said the building at least at the residential level on 49th St. needs to be scaled back. Page 11 of 14 � ,� Commissioner Staunton agreed with Schroeder's comments pointing out the proposal increases the density 10 -fold. It's just too much. Concluding, Staunton said that he's also not sure if this is consistent with the GrandView Framework. The building is way out of scale. Mr. Motzenbecker asked the Commission if they could provide some guidance on the number of units they would be comfortable with. Commissioner Staunton said traffic is another large issue. He said the one way in and out nature of this neighborhood along with the RR tracks is key In redeveloping this site and achieving the correct unit count Staunton concluded that he doesn't know the "right" unit number. Commissioner Potts suggested that the applicant take another look and respond more to the topography and to the residential neighborhood. Potts asked if their intent was to build the building and sell it or would they continue to manage the property. Mr. Hunt responded they would build and manage the property. Commissioner Fischer asked the applicants if they spoke with their neighbors. Mr. Motzenbecker responded they had, adding around 15-20 neighbors came to a neighborhood meeting. Motzenbecker said they received both positive and negative feedback. Commissioner Forrest indicated the proposed use is fine with her, reiterating her concern is massing and traffic. Forrest said in her opinion this project Isn't the right "transition" into the neighborhood. Concluding, Commissioner Forrest said that in her opinion 20 units at 2'h stories may be the right transition. As presented it's just too large. Chair Grabiel said he agrees with all comments thus far adding his concern is that the building is just too large and the transition into the R-1 neighborhood just isn't there. Grablel said he doesn't want to give false encouragement, adding he believes the use is right; however this is just way to large. Mr. Motzenbecker said he understands the Commissions comments indicating they want to see a smaller building. He asked the Commission if they could provide him with a unit range. Commissioner Schroeder commented that he understands the applicant is looking for a number; however, that can't be provided. Schroeder said he wants to see a creative solution that is sensitive to the neighborhood. Concluding Schroeder said there are other options out there. Commissioner Carpenter suggested considering other areas, adding this may not be the right site. Page 12 of 14 AJ3 Chair Grabiel thanked the applicants for their presentation adding the Commission would be receptive to them bringing forward another sketch plan for review. David Valentine, 5021 Hankerson, told the Commission he doesn't think a building of this size belongs in a residential neighborhood. Valentine said he has no objection that it's a senior building; however, the building is just too large with too many units. B. Modification to the Redevelopment Plan for Southeast Edina Redevelopment Project Area and the TIF Plan for the Establishment of the Southdale 2 TIF District. Planner Presentation Planner Teague informed the Commission the City Council is considering the establishment of a new TIF District that would include Southdale and surrounding parcels. Teague explained the purpose of creating the new TIF was to facilitate improvements to Southdale including the following renovations to common areas; new entrances, flooring, lighting, signage, restrooms, parking deck lighting, exterior seating, columns and interior treatments. Teague said at this time there are no proposed changes in use of the property with the proposed improvement project. Teague told the Commission that at this time they are being asked to determine by resolution that the proposed improvement to the common areas are consistent with the Comprehensive Plan. Commissioners asked Planner Teague to clarify their action. Planner Teague explained the Commission is being asked to determine by resolution that the proposed use of TIF funds to improve common areas was consistent with the Comprehensive Plan. Commissioner Fischer moved to adopt the resolution as outlined by City staff on page Al. Commissioner Platteter seconded the motion. All voted aye; motion carried 9-0. Page 13 of 14 PLANNING COMMISSION STAFF REPORT Originator Meeting Date Agenda # Cary Teague June 27, 2012 VILA. Community Development Director INFORMATION & BACKGROUND Project Description Margaret Scholz is requesting to shift the existing lot line that divides her properties at 5100 Ridge Road and 5101 Green Farms Road. (See the property location on pages Al—A4.) There is no new lot being created with the request, it is simply a shift in the rear lot line for each of these lots to provide a larger back yard for the home at 5101 Green Farms Road. (See the proposed lot divison on pages A7 A8.) Surrounding Land Uses The surrounding land uses are all single-family homes zoned and guided low- density residential. (See pages A3—A4.) Existing Site Features Both lots contain single-family residential homes with attached garages. The home on Ridge Road also contains a detached single stall garage. There are no alterations planned for either home at this time. (See pages A4—A6.) Planning Guide Plan designation Zoning: Primary Issue Low-density residential R-1, Single-family residential Is the proposed lot division reasonable? Yes. The resulting lot line shift does not create an additional lot. The lot on Green Farms Road is currently nonconforming, as it does not meet the median lot area or lot depth for the neighborhood. However, as a result of the lot division, the lot would become conforming. (See the table below.) All other median requirements are met as a result of the division. Compliance Table Minimum Lot Requirements Existing 5101 Green Farms Road Existing 5100 Ridge Road Proposed 5101 Green Farms Road Proposed 5100 Ridge Road Lot Area —18,464 s.f. 17,015 s.f. * 53,878 s.f. 26,513 s.f. 44,380 s.f. Lot Width —122 feet 133 feet 172 feet 133 feet 172 feet Lot Depth —137 feet 127 feet* 312 feet 182 feet 257 feet ** existing nonconforming condition Any new construction on these new lots would be subject to conformance with all of the City's rules and regulations regarding lot coverage, building height, setbacks and curb cuts. Staff Recommendation Recommend that the City Council approve the Lot Division of 5100 Ridge Road and 5101 Green Farms Road as requested on the proposed lot division date stamped June 5, 2012. Approval is subject to the following findings: 1. The lot at 5101 Green Farms Road is a nonconforming lot, as it does not meet the median lot area and depth for the neighborhood. 2. As a result of the lot division 5101 Green Farms Road would become a conforming lot. 3. Both lots would meet all minimum lot size requirements. Approval is subject to the following conditions: All building activity on either lot must comply with all minimum zoning ordinance standards. 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