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2016 11-09 Planning Commission Meeting Packet
Agenda Planning Commission City Of Edina, Minnesota City Hall, Council Chambers 4801 West 50th Street Edina, MN 55424 Wednesday, November 9, 2016 7:00 PM I. Call To Order II. Roll Call III. Approval Of Meeting Agenda IV. Approval Of Meeting Minutes A. Minutes: Planning Commission, October 13, 2016 V. Public Hearings A. B-16-16 A 2 foot fence height variance/5113 Gorgas Ave. B. PUBLIC HEARING: Comprhensive Plan Amendment and Rezoning to PUD for DJR Architects at 6600-6800 France Avenue VI. Community Comment During"Community Comment,"the Board/Commission will invite residents to share relevant issues or concerns. 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 tonight's agenda may not be addressed during Community Comment. Individuals should not expect the Chair or Board/Commission Members to respond to their comments tonight. Instead,the Board/Commission might refer the matter to staff for consideration at a future meeting. VII. Reports/Recommendations A. Sketch Plan Review - 7711 Computer Avenue VIII. Correspondence And Petitions IX. Chair And Member Comments X. Staff Comments Xl. 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 952-927-8861 72 hours in advance of the meeting. Draft Minutes® Approved Minutes❑ Approved Date: Click here to enter a date. Planning Commission October 13, 2016 ,;N 17t Minutes ,� City Of Edina, Minnesota y; GI in (,,, 4I Planning Commission & ,;f% Edina City Hall Council Chambers \.",,,, r or `'' October 13, 2016, 7:00 P.M. I. Call To Order Chair Olsen called the meeting to order at 7:04 P.M. II. Roll Call Answering the roll call were: Chair Olsen, Commissioners Lee, Thorsen, Strauss, Nemerov, Hamilton, Bennett, Berube. Student Members, Kivimaki and Jones. Staff present: City Planner Teague, Support Staff, Hoogenakker, Sr. Communications Coordinator, Eidsness. Absent from the roll: Commissioner Hobbs Chair Olsen welcomed Commissioner Sheila Berube to the Planning Commission. Commissioner Berube told the Commission she was looking forward to her role as a Member of the Planning Commission. III. Approval Of Meeting Agenda A motion was made by Commissioner Thorsen to approved the agenda as submitted. The motion was seconded by Commissioner Strauss. All voted aye. The motion carried. IV. Approval Of Meeting Minutes A motion was made by Commissioner Thorsen to approved the September 28, 2016, Planning Commission meeting minutes. The motion was seconded by Commissioner Lee. All voted aye. The motion carried. V. Public Hearing A. Public Hearing: Zoning Ordinance, Preliminary Plat, Site Plan Review. 7700 France Avenue, Edina, MN [1] Draft Minutes® Approved Minutes❑ Approved Date:Click here to enter a date, Planning Commission October 13, 2016 • Planner Teague was asked if the developer pays for any changes/upgrades to the intersection(s). Teague responded in the affirmative. • An opinion was expressed that the subject site is a premier site in the City of Edina and it appears the development team did not listen to the Commissions comments at Sketch Plan Review. The subject site as it exists today is a suburban office park and the proposed redevelopment doesn't change that perception. At Sketch Plan review the Commission suggested that the applicant consider breaking up the site into blocks by creating streets where people can walk and enjoy a pleasing environment. The 500-foot long parking ramp is too much and not aesthetically pleasing. The proposed redevelopment doesn't appear to embrace the goals of the City or the Greater Southdale Area Plan. Density is accomplished; however, the outcome wasn't entirely pleasing. Applicant Presentation David Anderson addressed the Commission and have a brief overview of the project and introduced Aaron Johnson with Twin City Orthopedics (TCO) to provide the history on how the plan evolved. Aaron Johnson addressed the Commission and explained that TCO is committed to Edina, reporting that their building on West 65th Street/France Avenue is their largest complex and it already needs expansion. The location of the 7700 site in close proximity to their other office makes it easier for patients to move about for differing services. Concluding,Johnson reiterated the subject site allows for the continued expansion of TCO. Mr. Anderson said the proposed subdivision defines the two properties. Anderson reported that the subject site is a I 7.I-acre site that is currently developed with a 302-thousand s.f multi-tenant office building and zoned POD-2. Continuing, Anderson said they anticipate problems with the redevelopment of the site because of the poor soil conditions, being located on a landfill and the lack of existing utilities. The environmental constraints of the site do create challenges. Anderson said their intent is to create a new interconnected well-functioning campus despite the environmental restraints. Eric Reiners told the Commission he understands that to them the proposal doesn't look much different from what was presented at Sketch Plan Review; however, there have been major changes to the plan as noted: • The priority of this development was the pedestrian as per the Greater Southdale Plan. The proposed sidewalks and landscaping are a main feature of this development. • Combining greenspace/pedestrian movement are difficult to accomplish on this site because of the existing infrastructure and environmental restraints. • The subject site is the "watershed" area for much of the area making it challenging to capture and implement the Greater Southdale Area Principles. • It was important to work within the constraints of the site especially with regard to the limited ability to "go down". The water table doesn't afford itself well to below grade ramps, etc. • The future TCO tenants uses as a therapy area and surgery center are low density. Mr. Reiners displayed the materials board to include brick, pre-cast metal panels, copper and metal panels, limestone precast. Reiners also presented a fly-over of the site. [5] Draft Minutes® Approved Minutes❑ Approved Date:Click here co enter a date. Planning Commission October 13,2016 • An understanding was expressed that the applicant needs to meet the needs of their client; however, if the City was serious about enforcing the Southdale Principles now is the time to do so. The constraints of the site were acknowledged; however, there was the feeling that more could be done to create a better pedestrian experience and a site with more of a campus feel. Motion A motion was made by Commissioner Hamilton to recommend denial of the request for preliminary rezoning, preliminary plat and site plan for 7700 France Avenue based on the following findings: • The project as designed does not follow the Greater Southdale Area Development Principles, the "give to get" and the focus on the public realm; • The ramp as proposed at 500-feet long and 50-feet high needs to be redesigned to reduce mass; • The north border needs to be developed as part of the plan (preferably Phase I). It should not become the City's responsibility to construct or pay for it. • The existing north/south drive aisle through the middle of the site needs to be better addressed. As presented it does not foster safe connectivity nor is it visually pleasing. • The existing north/south spine lacks adequate spacing. The parking ramp and existing building are too close. The motion was seconded by Commissioner Thorsen. Ayes; Lee, Thorsen, Hamilton, Olsen. Nay; Strauss, Nemerov, Berube. Abstain; Bennett. Motion to deny carried4-3-I. V. Community Comment None. VI. Reports/Recommendations A. Sketch Plan Review— Kellogg Avenue/Valley View Road/Oaklawn Avenue Planner Presentation Planner Teague reported that the Planning Commission is asked to consider a sketch plan request to redevelop four lots at the corners of Kellogg Avenue, Valley View Road and Oaklawn Avenue. Opinions or comments provided to the applicant shall be considered advisory only, and shall not constitute a binding decision on the request. The applicant is proposing to tear down the existing two buildings on the commercial sites and the single family home at 6136 Oaklawn Avenue. and build four (4) structures with a total of 14 for sale condominium units. The property is .81 acres in size. The density proposed in the [7] Draft Minutes® Approved Minutes❑ Approved Date:Click here to enter a date, Planning Commission October 13, 2016 • This proposal provides connectivity with the suggestion that the applicant wok with the City on sidewalk options. • Building height needs to be studied in relationship with the Valley View Wooddale Small Area Plan. This proposal is a test case and much thought was put into building height. The discussion ensued on the requested building height. It was pointed out that building height is capped at two stories or 24-feet in this area of the Valley View Wooddale Small Area Plan. Commissioners said building height may need to be revisited. Continuing, Commissioners said they understand that the current design makes sense at three stories along Valley View and the two story units abutting the single family homes; however, the proposed height does not meet the Comprehensive Plan guidelines contained in the small area plan for this area. It was concluded that if building height is increased it must be seriously considered and justified. Mr. Carlson acknowledged that point and said the Valley View Wooddale Small Area Plan allows for increased density; however, if one is held to the 24-feet not much could be built but retail. Continuing, Carlson pointed out that a single family home on a single family lot can be up to 35-feet, pointing out a single family home couldn't even be built on portions of this site because of building height restrictions. Chair Olsen thanked the applicant for their presentation, adding, all in all, except for building height the Commission finds that this proposal has merit. VII. Correspondence and Petitions Chair Olsen acknowledged back of packet materials. VIII.Chair and Member Comments Commissioners were reminded to share with staff their comments on the Comprehensive Plan prior to Council. IX. Staff Comments Planner Teague reminded the Commission their next meeting on October 26th would be a work Session. There was no formal business. X. Adjournment A motion was made by Commissioner Berube to adjourn the meeting of the Planning Commission at 9:35 P.M. The motion was seconded by Commissioner Strauss. All voted aye;the motion to adjourn carried. $acdte, 5C04:24jetualiceir, Respectfully submitted [9] (--$34A, yta * 'it- v-6\.„91,21,,,,,,.1 PLANNING COMMISSION STAFF REPORT Originator Meeting Date Agenda # Kris Aaker November 9, 2016 B-16-16 Assistant Planner Recommended Action: Approve a 2 foot fence height variance from the 6 foot height maximum to allow an 8 foot tall fence along the east property line as requested on property located at 5113 Gorgas Ave., for owner Emily Sefton. Project Description The subject property is located on the east side of Gorgas Ave., consisting of a new two story home with an attached two car garage. The property backs up to the Regency Condominium building to the east which is adjacent to the subject property's rear lot line. The applicant would like to erect an 8 foot tall fence along the east property line for the purposes of screening the owner's rear yard. The maximum fence height allowed in the R-1 zoning district is 6 feet. INFORMATION/BACKGROUND The homeowners have indicated that when the property was purchased, it was their hope to install a cohesive height fence across the back of their property to provide some privacy from the condominium building to the east and a safe place for their children to play. According to the owners, some of the existing pine trees that offered a buffer to the east had to be removed due to disease so the back yard is even more exposed than it had been previously. Currently there is a fence on the Regency's property that was installed in the 1980's by the association of the condominium building that borders the applicant's property. The fence varies in height between 3'— 8" to 8 feet in height. There are 5 sections of fence height to the Regency's fence along the applicant's east lot line, the section heights are: 3'— 8", 3'-11", 5'-4", 7'-7" and 8'. In order to have a cohesive looking fence on the applicant's property, they would like the fence to be as high as the highest, (8 foot high), section of their neighbor's fence. A conforming 6 foot high fence along the east lot line on the applicant's property would be lower than the 7'-7" and 8' high sections of the Regency's fence. The proposed north and south fence heights adjacent to the single family homes, (next door), will be a conforming 6 foot height. The only 8 foot high section would be along the east lot line. Minnesota Statues and Edina Ordinances require that the following conditions must be satisfied affirmatively. Please fully explain your answers using additional sheets if paper as necessary. The pr:•posed Variance will: YES N Relieve practical difficulties in complying d with the zoning ordinance and that the use is reasonable Correct extraordinary circumstances applicable to this property but not applicable to other property in the vicinity or zoning district Be in harmony with the general purposes and intent of the zoning ordinance Not alter the essential Character •f a neighborhood d f1 AA Cie O\` 2 Variance Request for 5113 Gorgas Avenue, Edina, MN 55424 Prepared by Homeowners Brian and Emily Sefton 612-237-9394 Home Construction by Stephen Longman Builders 952-943-8226 Fence Installation by Midwest Fence 651-451-222 P OCj 1� �p\6 G\ i OF V°‘ Exhibit A:Photo documentation of the existing structure Exhibit B:Current fence height and proposed new fence height Exhibit C:Survey of the current home Exhibit D:Background on Midwest Fence and materials planned for use Exhibit E:Support from neighbors Exhibit A: .. , %o- Our home at 5113 Gorgas AvenueAL -'ti /s:EI . "" as of October 6 (still under construction) ' t '-' I 1.1 1 5 e +1 t J 6 J64* z t , F . 1 ' t . R The highest portion of the fence ! that we propose to match . .� \.. .Kam < i ; x % �,y 1 .4-24,...,-,...t, . The lowest portion of the fence,which is , •Y. ' both climbable and does not provide any 4 4 y`' • .. i -.1 e. ' privacy from the building behind us 6s •u,; ' i+ A'.(4_.1 ?_X,e.''.i..',.ipv,,..-...,'4_-•41_'''".1 7..",'e*.,'.(-.,41"1:-'•_7.—".Th..',e,4`-.':.''lf'.-,01,7,.Ati"1et•-5-,,,•64..4r-sfi.1.,'•.)-•.r-.'..4_'.'`,-4_•.',-iR./K.,J..,o6-_.:,I.A.,. i a -104 *• timet ''�'r ., Q warI ± '. �. -ter. RT' � ,7V 0:1,,z,.2 . a k( 3,.., -3. ma � 14 r ,`' yjmt • 1a "%�'•' r x :?;74,11,14._ w ♦ . + 0 t L .^ 'Yr ) t" t" . 'M.°"a.)' 1,' e#:,' :.a� '..t .L—fitr11- .\\‘'f" .. _ , Full view of the varying heights of the fence and trees marked for removal Q ��,�0�6 'Z,.'Z,..\� OF��` • • Exhibit C: • The Gregory Group INVOICE NO. 84781 d.b.a. F.B.NO. 1085-49 • LOT SURVEYS COMPANY,INC. SCALE:1"= 20' Established in 1962 LAND SURVEYORS •Denotes Found bur Monument 0 Denotes Iron Monument REGISTERED UNDER TILE LAWS OF STATE OF MINNESOTA 7601 73rd Avenue North (763)560.3093 COD.O 0000103 Exisun9 Elevation Minneapolis.Minnesota 53425 Fu\o.560-3533 Aq-p.p penotes Proposed Elevation 'urunjnrs Certificate -DenotesSrtace Drainage Denotes Existing Contour Basis for SITE PLAN SURVEY FOR: _�Denotes Proposed Contour bearings is STEVE LONGMAN BUILDERS assumed 891.30 Proposed Fitst Floor 890.5 Proposed Top of Block 890.0 Proposed Garage Floor Property located in Section 18,Township 28,Range 24, Hennepin County,Minnesota. 880.79 Proposed Basement Floor Address:5113 Gorgas Ave.,Edina,MN Type of Building Fulloasement Benchmark:Top nut of hydrant in the Cul-dc-Sac of Corps Ave. Elevation-889.96 feet Proposed Hardcover ExistingFirst Floor Elevation=892.3 feet Residence=2123 sq.ft Shed=124 sq.ft Pe Total Hardcover=2247 sq.ft t\ 090.0 Area of Parcel=8979 sq.ft I\ Percentage of Hardcover=25.0% 9r \ 2-5t.Frame I009.6,\ No.S l 09 \\ I \ `Gazebo`y Ir--,%31.3 i\\\\\\\\\\\\\\0054 I\ ,l d., ,-' ° v r N 89°46'40"E 136.05 ; .,*1.1 `V :% ��Si '/ 30'4" '�N '/ / to \� \\ CC '`'II. j r - 110" \'---tom :.. I z -I m (cin p t!1 n y l 111 !hJ!Wl;t/!j ,l 80.1 ,_ ‘9.„ ' 'Ir 5n:.N 1 %m % 26'0" 23'4" \ 133.9 ------ ----II—).-/ 060.0 12.1' 11����//'6 AC' r o ' R1 t la Cn:m ar6.r.°009.9 mn x•1e n 6/19.6 S 89°4540"W 136.03 I. ( blab 0 \ iI 1-3t.Frame k No.5/17 de'' 091.3a, 1 099.7 0.99.6 Garage The South 66 feet lying West of the East 135 feet of Lot 58,Auditor's Subdivision No.172, • Hennepin County,Minnesota The only easements shown are from plats of record or information provided by dent. I certify that this plan,specification,or report was prepared by mo or .�0 under my direct supervision and that I am a duly Licensed land Surveyor under the laws of the State of Minnesota. er O`Q"Surveyed this 9th day of February 2016. ///��� //��Pa\�y�///7rtes. 2-I6-I6 tree removal,grades Drawn By /J\p�' // ,��.3-2-2016 removed sport court 9.98 Signed kQ .e 4-14-10 new house plan File Name Grego 4 P.-h,Minn.Reg.No.24992 OG� As172-SBinv84781siteplan.dwg !C J° • 0 Exhibit E: As the homeowner located at 5117 Gorgas Avenue, I approve the construction of an eight-foot fence to the east side of the property located at 5113 Gorgas Avenue. Thanks so much for your time and consideration. 5-7-/VIAA Cyiyhia Storrs, 5117 Gorgas Avenue As the homeowner located at 5109 Gorgas Avenue, I approve the construction of an eight-foot fence to the east side of the property located at 5113 Gorgas Avenue.Thanks so much for your time and consideration. eremy and Erica Ziegler, 5109 Gorgas Avenue -(k0 ,c)-214's ,03 c§". ,t 0\,‘ �. �y PLANNING COMMISSION STAFF REPORT otiaeeei„9 a Originator Meeting Date Agenda # Cary Teague November 9, 2016 V.A. Director of Planning INFORMATION/BACKGROUND Project Description DJR Architects, on behalf of Dennis Doyle are proposing a re-development of the 21.78 acre parcel at 6600-6800 France Avenue to be known as "The Avenue on France.” (See location on pages A1-A4.) The request is for a six (6) phase development. (See phasing plan on page A58.) As proposed, at full build out, the site would include: ➢ A new 6-story medical building (155,000 s.f.); ➢ A new 6-story office (116,000 s.f.); ➢ A new 4-story hotel (100 rooms); ➢ A new 8-story, 70 unit residential condominium (105,000 s.f.); ➢ Three new 1-2 story retail buildings (25,748, 23,093 & 6,500 s.f.); ➢ A new single story Bank of America (7,190 s.f.); and ➢ The existing buildings that would remain include the 7-story office (6800 France), the 6-story office (6600 France) and the Tavern on France Restaurant (6740 France). The only building that would be removed from the site is the two office buildings that connect to the 7 and 6-story office buildings (6750 and 6700 France — See page A2a). (See the applicant narrative and proposed development plans on pages Al 0-A108.) To accommodate the request the following is required: ➢ A Comprehensive Plan Amendment to increase the height maximum from four stories, 48 feet to eight stories, 96 feet; and ➢ A Rezoning from POD-2 to PUD, Planned Unit Development to allow a floor area ratio increase from .5 to 1.0. SUPPORTING INFORMATION Surrounding Land Uses Northerly: Point of France condos; zoned PRD-4, Planned Residential District, and guided HDR, High Density Residential. Easterly: Southdale; zoned PCD-3, Planned Commercial District and guided CAC, Community Activity Center. Southerly: Two banks and an office; PCD-3 & POD, Planned Office District and guided Office/Residential. Westerly: Single family homes; zoned R-1, Single Dwelling Unit District and guided Low Density Residential. Existing Site Features The subject property is 21.78 acres in size, is relatively flat and contains office buildings, a restaurant and a bank. (See pages A2—A3.) Planning Guide Plan designation: Office/Residential; Limited Retail is a permitted use. Zoning: POD-2, Planned Office District Greater Southdale Area Development Principles - City Goals As mentioned, the applicant has responded to the Greater Southdale Area Development Principles. (See pages Al2c-Al2j.) A primary fundamental of the principles in this development is dividing up the parcel into smaller blocks, and how connections are made through it. The site is divided by two east- west vehicular and pedestrian connections and a new north/south shared vehicular and pedestrian area. (See page A26.) The east-west pedestrian connections would allow residents to the west to connect to and through the site to Southdale. Pedestrian improvements would also be made around the entire perimeter of the site with boulevard style sidewalks. The existing and proposed uses are tied together through sidewalk connections. The majority of the parking areas would be underground, in a shared parking arrangement. Green space landscaping would be increased. Buildings have been pulled up to France Avenue, but still have the 50-foot setback to the street as outlined in the Vision Plan. Mic Johnson, AFO, the City's consultant on the Greater Southdale Area Vision Plan has reviewed the plans and has made some suggestions. Overall, he believes the plans do align with the planning and design ideas in the Greater Southdale District Planning Framework. (See comments on page 3 landscape plan to include additional landscaping. A full complement of understory shrubs and bushes are proposed. Grading/Drainage/Utilities The city engineer has reviewed the proposed plans and found them to be acceptable subject to the comments and conditions outlined on the attached page A109-A115. A developer's agreement would be required for the construction of the proposed sidewalks and utilities. Any approvals of this project would be subject to review and approval of the Nine Mile Creek Watershed District, as they are the City's review authority over the grading of the site. Building/Building Material The building materials would be a combination primarily stone and glass, with metal panel and composite wood accents. (See renderings on pages A25, A35, A36, A65, A66, A75, A72, A73, A76, A80, A82, A83, A89.) The applicant will have a materials board for review at the Planning Commission meeting. Mechanical Equipment No mechanical equipment has been shown on the plans. Any rooftop and/or ground level equipment would have to be screened if visible from adjacent property lines. Final Plans must include location of mechanical equipment and the means of screening. No ground level mechanical equipment shall be located within the front yard of the development. Signage The signage allowed on the site would correspond to the use. The office uses would be subject to sign regulations of an office district; the retail uses would be subject to sign regulations of commercial districts; and the residential uses subject to the planned residential district. This would be written into the PUD. Living Streets/Multi-Modal Consideration Sec. 36-1274. - Sidewalks, trails and bicycle facilities. (a) In order to promote and provide safe and effective sidewalks and trails in the city and encourage the use of bicycles for recreation and transportation, the following improvements are required, as a condition of approval, on developments requiring the approval of a final development plan or the issuance of a conditional use permit pursuant to article V of this chapter: (1) It is the policy of the city to require the construction of sidewalks and trails wherever feasible so as to encourage pedestrian and bicycle connectivity 5 ➢ Install thermoplastic crosswalk blocks east-west across one leg of the north driveway. Preference is the south east-west leg of the north entrance. ➢ Update pedestrian ramps to be ADA compliant. ➢ Install pedestrian push buttons to be ADA compliant with County standards. ➢ Valley View Rd Pedestrian Crossings. Only provide crossing at the north, east-west leg at 68th Street, ii. Delete north and south driveway mid-block crossings shown on plans. ➢ At Valley View Road and W 68th Street: Remove southern crosswalk markings. ii. Install thermoplastic blocks across Valley View Rd at northern crosswalk. ➢ Install Rectangular Rapid Flashing Beacons at the northern crosswalk, including in the median. ➢ Construct a "pedestrian refuge island" in the median within the northern crosswalk. ➢ Construct direct pedestrian access into the project site from this crosswalk. ➢ Consider additional electrical systems for pedestrian spine for general lighting or special events. Planned Unit Development (PUD) Per Section 36-253 the following are the 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; 7 of the parking would be underground, eliminating the sea of surface parking that exists today. The proposed buildings would be a high quality stone and glass. They are designed to mix and blend with the existing buildings on the site. As mentioned, the proposal meets the goals of the Greater Southdale Area Vision. 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 this Chapter shall be treated as potentially allowable uses within a PUD district, provided they would be allowable on the site under the Comprehensive Plan. The proposed uses are all consistent with the Comprehensive Plan. As mentioned, the site is designated as OR, Office Residential. Uses contemplated within that area include: Primary uses are offices, attached or multi family housing. Secondary uses:Limited retail and service uses(not including "big box"retail), limited industrial(fully enclosed), institutional uses, parks and open space. The Comprehensive Plan also encourages mixed-use development. Through the PUD rezoning, the multi-family housing would become a permitted use. b. Eligibility Standards. To be eligible for a PUD district, all development should be in compliance with the following: i. where the site of a proposed PUD is designated for more than one (1) land use in the Comprehensive Plan, the City may require that the PUD include all the land uses so designated or such combination of the designated uses as the City Council shall deem appropriate to achieve the purposes of this ordinance and the Comprehensive Plan; The site is guided in the Comprehensive Plan for "Office Residential — OR," which allows for limited retail. Because of that land use designation, uses allowed within the PCD-2, Planned Commercial District would be appropriate, as the PCD-2 is the Zoning District of 50th and France and Grandview. These Districts are also located near single family residential areas. Uses allowed, include retail and restaurants, which is what is contemplated for this 9 Traffic would be improved in the area with the elimination of the curb cuts on France and Valley View Road. Comprehensive Guide Plan/Height Amendment To accommodate the request, the following Comprehensive Plan amendment is requested: ➢ Height increase from four stories, 48 feet, to eight stories, 96 feet. Height. The existing buildings on the site are 7 stories and 90 feet tall. The applicant is proposing a height that is not quite as tall at 85 feet. (See page A31.) The residential building and the proposed medical-office building would exceed the height requirement of 4-stories and 48 feet. The proposed heights are consistent with concepts and spacing suggestions in the Greater Southdale Area Vision Plan. (See pages A9c-A9d, of the study in regard to height and spacing.) The proposed buildings that exceed the height requirement would be 310 feet and 420 feet from the nearest residential property. The space would be generally the same (420' and 328') as the existing 7 story buildings on the site. (See comparison on page 9f.) Setback from Single Family Homes Within the underlying POD-2 zoning district, the Edina City Code requires that buildings six-stories tall be setback twice the height of the building from the property line of single family homes. Therefore, a 170-foot setback would be required from the six & seven-story portion of the buildings. The six-story medical building would be setback 420 feet from the nearest homes west of Valley View Road. The seven-story residential building would be setback 310 feet from the nearest homes. (See distances on page A9f.) Therefore, these buildings would be in compliance with the City's setback requirements from single family homes. The map on the following page shows how the Comprehensive Plan would be amended to accommodate the height change. The change is highlighted in blue. Note that the proposed amendment would bring the current buildings on the site into conformance with the existing Zoning restriction for the site, and the Comprehensive Plan. 11 Compliance Table City Standard (POD-2) Proposed New Building Setbacks Front— France Ave 35 feet or the height of the building 45 feet Front—Valley View 35 feet or the height of the building (85 feet res.) 100 feet Front-66th Street 35 feet or the height of the building (70 feet med. 50 feet* estimate) Parking Setbacks Front— France Ave 20 feet 10 feet(existing) Front—Valley View 20 feet 10 feet(existing) Front-66th Street 20 feet 0 feet* Building Height 4 Stories or 48 feet whichever is less 6 stories- Medical& Hotel** 8 stories & 85 feet— Residential** 2 stories- Retail Building 30% 24% Coverage Maximum Floor .50 of the tract .92 of the tract* Area Ratio Tract size = 21.78 acres or 948,736 s.f. 873,479 s.f.existing and (FAR) 474,316 s.f. MAX proposed (1.0 FAR requested) Parking Stalls Mixed Use District (Site) Nonresidential = 1/300 s.f. (2,561 spaces) 488 surface spaces Residential = 1 enclosed space/unit(70) 1,399 underground + .75 spaces exposed per unit(52) spaces 1,887 Total* Parking Stall Size 8.5' x 18' 8.5 x 18' Drive Aisle Width 24 feet 24 feet * Variance Required 13 e. Increase pedestrian and bicycling opportunities and connections between neighborhoods, and with other communities, to improve transportation infrastructure and reduce dependence on the car. f. Buildings should be placed in appropriate proximity to streets creating pedestrian scale. Buildings "step down" at boundaries with lower- density districts and upper stories "step back" from street. g. 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. i. Locate prominent buildings to visually define corners and screen parking lots. ii. Locate building entries and storefronts to face the primary street, in addition to any entries oriented towards parking areas. iii. Encourage storefront design of mixed-use buildings at ground floor level, with windows and doors along at least 50% of the front façade. iv. Encourage or require placement of surface parking to the rear or side of buildings, rather than between buildings and the street. 3. The proposal meets the City's criteria for PUD zoning. (See pages 7-10 of this report.) In summary the PUD zoning would: a. Provides a true mixed-use development by including office, medical, residential and retail uses. b. Creates a very pedestrian friendly development with the construction of sidewalks through and around the site. c. Ensure that the buildings proposed would be the only buildings built on the site, unless an amendment to the PUD is approved by City Council. d. Provide for a more creative site design, consistent with goals and policies in the Comprehensive Plan. 4. The existing roadways and parking would support the project. Spack Consulting conducted a traffic impact study, and concluded that the proposed development could be supported by the existing roads and proposed parking. (See traffic & parking study on pages A116—A142.) 15 Preliminary Rezoning to PUD & Preliminary Development Plan Recommend that the City Council approve the Preliminary Rezoning from POD- 2, Planned Office District to PUD-11, Planned Unit Development District and Preliminary Development Plan to construct two retail buildings on France Avenue at 6600-6800 France Avenue. Approval is subject to the following findings: 1. The proposed land uses are consistent with the Comprehensive Plan. 2. The plans are consistent with the principles of the Greater Southdale Area Vision. 3. The site layout would be an improvement over a site layout required by traditional zoning; buildings are brought up to the street, provides front door entries toward the street, includes sidewalks throughout and around the perimeter of the site to encourage a more pedestrian friendly environment along the street. The parking is shared between uses. 4. The proposed buildings would be a high quality stone and glass. They are designed to mix and blend with the existing buildings on the site. 5. The development would incorporate improved landscaping and green space, a decrease in impervious coverage, and an infiltration area. 6. The PUD would ensure that the buildings proposed would be the only buildings built on the site, unless an amendment to the PUD is approved by City Council. 7. The proposed project would meet the following goals and policies of the Comprehensive Plan: a. 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.) • A Pedestrian-Friendly Environment. Improving the auto-oriented design pattern discussed above under "Issues" will call for 17 2. The Final Landscape Plan must meet all minimum landscaping requirements per Chapter 36 of the Zoning Ordinance. A performance bond, letter-of-credit, or cash deposit must be submitted for one and one-half times the cost amount for completing the required landscaping, screening, or erosion control measures at the time of any building permit. The property owner is responsible for replacing any required landscaping that dies after the project is built. 3. Provision of code compliant bike racks for each use near the building entrances. 4. The Final Lighting Plan must meet all minimum requirements per Section 36-1260 of the City Code. 5. Roof-top mechanical equipment shall be screened per Section 36-1459 of the City Code. 6. Submit a copy of the Nine Mile Creek Watershed District permit. The City may require revisions to the approved plans to meet the district's requirements. 7. Compliance with all of the conditions outlined in the director of engineering's memo dated November 2, 2016. 8. Subject to the Zoning Ordinance Amendment creating the PUD-11, Planned Unit Development for this site. Deadline for a city decision: February 7, 2017 19 New Building Setbacks Front— France Ave 45 feet Front—Valley View 100 feet Front-66th Street 50 feet Parking Setbacks Front— France Ave 10 feet Front—Valley View 10 feet Front-66th Street 10 feet Building Height 8 stories and 96 feet Maximum Floor Area Ratio 1.0 of the tract (FAR) Parking Stalls (Site) 488 surface spaces 1,399 underground spaces 1,887 Total (g) Signs shall be regulated per the POD-2 Zoning District for the office uses and PCD-2 for retail uses, and PRD, for the residential uses. Section 3. This ordinance is effective immediately. First Reading: Second Reading: Published: 2 t r Hennepin Hennepin County Property Map Date: 10/25/2016 : .---L 4. 62; _ _ .- ='n iter •.., :::1 hath_.::: . ; t _ .. _ �- i Ilt it;,_..t .-.t .1 = }: =. _ - u 'P — Rolland Park = i . r :53. _ e __ 7. i f t t,` t,,,t cs• !t - G.. „,.,;/-5trectti a-a II o l I....” re; r tt I1 inch = 1,600 feet PARCEL ID: 3002824410001 Comments: OWNER NAME: Southdale Office Partnrs Llc Site Location PARCEL ADDRESS: 6600 France Ave S, Edina MN 55435 PARCEL AREA: 21.78 acres, 948,632 sq ft This data(i)is furnished AS IS'with no representation as to completeness or accuracy;(ii)is furnished with no warranty of any kind;and(iii)is notsuitable for legal,engineering or surveying purposes. Hennepin County shall not be liable for any damage,injury or loss resulting from this data. COPYRIGHT©HENNEPIN COUNTY 2016 Hennepin Hennepin County Property Map Date: 10/25/2016 bJ .. 41, ,; A , ° ak r t " • ■ Is �?�� fix. i' .i ,, .ea ti '1/4 � ,1;_T i �,ma,�y ���}��1 �` 3$� ii IV 4.t, I'1 T•ti e A ! 3 1��j'�r 1 j t'Ft;� 4 Qat Fs I jai ,:, 1+ . 1 i . r �i� : l 'f'.=,17---.1=(,-2,' „r i 1, I5KY� :i a ., ' y,I A ! , 'I ,,�„ly.4'•' /r' /� K y • J "yam ; u( / ,+ ..,r ,111.0 i R ;:) I ^ . ;I1 . '- mog,O.� _..se , II . ', ., i,--e., f ,,��---yy��,� 1„ • 1 x r i L_�y1 _ , "0�.Px i ti x1.4• . q f3 •T x. i °.�. 1 T 1 ai 1 =fry ...--1,4-3?ef”' '' , } 4,17,', Mf ., • r*;•. i --,.* ti,;,, 4,f,,;'• .k ` .'.. 44 r F '` a ., P m' * ,t , a �) e, ;.21 ;'S liir Z 1 inch =400 feet PARCEL ID: 3002824410001 Comments: OWNER NAME: Southdale Office Partnrs Llc Site Location PARCEL ADDRESS: 6600 France Ave S, Edina MN 55435 PARCEL AREA: 21.78 acres, 948,632 sq ft This data(i)is furnished'AS IS'with no representation as to completeness or accuracy;(ii)is furnished with no warranty of any kind;and(iii)is notsuitable for legal,engineering or surveying purposes. Hennepin County shall not be liable for any damage,injury or loss resulting from this data. 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Parking stalls (approximately 45) on either side of Tavern on France along France Avenue shown to remain until Phase 4 (south side) and Phase 6 (north side). This will enable all of the landscaping to be developed in the first phase of construction, transforming the character and pedestrian experience along France Avenue from the outset of the project. 6. It is unclear to what extent(if any)the "curbless interior street"will be developed in the first phases of construction. 7. It is unclear to the extent of concrete pavers versus poured-in-place concrete paving on in the Green Plaza. Pavers would be preferred as they are a more pedestrian friendly material, can be installed incrementally, are easier to replace, and have color and texture variation. 8. Indicate the future of the one-story retail buildings along France. Is it envisioned that these will be sites for future higher density development,will they be structured to add floors via vertical expansion, or are they envisioned to remain single story buildings? 9. Move the Medical Office Building on the north end of the development east toward the France/66th intersection. Plazas on busy intersections are not generally pedestrian-oriented. 10. Dimension site plans to indicate location of sidewalks,tree planting, site walls etc. along the major streets in particular France Avenue. 11. Please provide material descriptions for additional exterior materials such as exit and service door, copings, soffit returns, etc. Please let me know if you have any questions. Mic A-q /\ DJR ARCHITECTURE,INC. 333 Washington Avenue North,Suite 210,Union Plaza,Minneapolis,MN 55401 T 612.6762700 F:612 6762796 www djr-inc.com October 10, 2016 RE: Comprehensive Guide Plan Amendment—Written Statement The Avenue on France 6600 France Avenue South Edina, MN 55435 The current guide plan designation for the 6600 France parcel is OR — Office/Residential (per 2008 Comprehensive Plan), which is defined as below: Transitional areas along major thoroughfares or between higher-intensity districts and residential districts. Many existing highway-orientated commercial areas are anticipated to transition to this more mixed-use character. Primary uses are offices, attached or multifamily housing. Secondary uses:Limited retail and service uses (not including"big box"retail), limited industrial(fully enclosed, institutional uses, parks and open space. Vertical mixed use should be encouraged, and may be required on larger sites. Upgrade existing streetscape and building appearance, improve pedestrian and transit environment. Encourage structured parking and open space linkages where feasible;emphasize the enhancement of the pedestrian environment. While The Avenue on France Project is fulfilling the fundamental goals and integrity of the OR designation, this designation has restrictions that limit the possibilities of this parcel to integrate as a better formed piece of the urban fabric of Edina and the Southdale area while improving the overall quality of life. Those limiting factors are: -Limited Retail -Density (2-3 units per acre) -Current FAR Limit (.5) -Height Limit (based on setback distance) 1M01 Below are explanations of how those limiting factors La* e potential of the site. Limited Retail: Edina Municipal Code only allows retail to c 'hthined within another structure and does not allow the doors to open to the outs of the buiapkg. Allowing conventional retail (not "big box" retail) will allow this developmenVOMte retail that opens to the outside and create a better pedestrian enviromvetic4hich is a development guideline of the designation. DJR ARCHITECTURE,INC. 333\Washin,ton Avenue North. Suite 210.Union Plaza,Minneapolis,MN 55401 1`. 612 676 2700 l=:612 676 2796 Or-mc.com October 24, 2016 RE: Site Plan Submittal —Sketch Plan Responses The Avenue on France 6600 France Avenue South Edina, MN 55435 Planning Commission Responses: From Sketch Plan 08.24.2016 "Not the PUD we are looking for" "Would like to see a center spine" "Too heavy on the parking"(surface) "More density" Response: Many surface parking stalls have been reduced (904 to 488) in order to develop a more complete concept of a central spine that will transform the overall vision and image of the site with more density spread along the spine (405,000 sf of new construction to 503,000 sf of new construction). This was done to change the sites' image of"office buildings in a sea of parking"to a more diverse and inviting environment that has more density and is friendly to pedestrians, bicycles and vehicular traffic which plans for the future of Edina and the Southdale Area. "Too much parking (surface) by savannah" Response: The parking area in the Sketch plan by the savannah showed 153 stalls and has now been reduced back to 82 stalls and reflects the existing parking conditions on the site which is significantly smaller. "Would like to see water features incorporated" Response: Multi-seasonal water features have been located along the spine and at the corner plaza of France Avenue and 66th Street. "Would like to see connection from 68th Street in middle of site" Response: A nature trail through the existing savannah has been added to allow a pedestrian connection in the middle of the site from Valley View Road to the central spine and France Avenue. "Develop street grid" Response: Two through streets have been modified with added density to form a more developed street grid. DJR ARCHITECTURE,INC. 333 Washington A:enue Norih.Su40 210,Union Plaza.Minnaapoiis:MN 55401 1': 612 676 2700 F:612.676.2796 www.djr-int corn October 12, 2016 RE: France Avenue Southdale Area Working Principles and Supporting Questions The Avenue on France 6600 France Avenue South Edina, MN 55435 Allow latitude to gain tangible and intangible outcomes aligned with the district principles. (1) How does the proposal contribute to the realization of the principles for the district? Response: In terms of latitude, The Avenue on France proposal provides a master plan design that breaks up the existing superblock by way of inter connected through streets and development of a street grid which allow for an independent future phasing of the project. This phasing will allow tangible and intangible outcomes to be achieved in future phasing because the street grid provides a basis of for the simple urban fabric and each phase to be adjusted in the future for phases finely tuned to the district principles. This allows latitude because in the future there may be new methods or new technologies of achieving those principles. (2) How can the proposal move beyond the principles for the district? Response: The Avenue on France proposal sets up a street grid that was intended to follow the new Southdale Re-visioning Plan. This proposal has the potential to move beyond the principles of the district by allowing the proposed grid to influence surrounding properties as the new Southdale Re-visioning plan intended. (3) What tangible and intangible outcomes might be offered by the proposal but cannot be achieved by the project on its own? Response: The proposal's master plan design suggests improved intersections and streetscape along France Avenue to provide better connectivity to the surrounding environment and potential future developments that rely on Hennepin County, because France Avenue is a County Road. The proposal also offers improved stormwater treatment as a solution to regional stormwater issues and deficiencies which would rely on the approval of the 9 Mile Creek Watershed District. The City of Edina may provide assistance on these through Tax abaitment, LCDA, TOD and Watershed Grant. (4) What does the proposal offer as a way of balancing those outcomes provided by others? Response:The proposal is providing a tangible realization of the intent of connectivity of the Southdale Re-Visioning plan and providing the desired mixed-used character of a development that is outlined in the OR designation of the City of Edina's current Comprehensive Plan with the improved intersections and (4) In what ways does the proposal enhance the economic vibrancy of the district? Response: In addition to the existing office use on the parcel, the proposal has planned retail, residential and hotel uses on the site. This creates a place to live, a place to work, a place to shop and a place to visit. This mix of user on the site will be more vibrant than the current primary office use on the site. (5) How does the proposal adapt itself to changing economic opportunities of the community and the district? Response: With the imposed street grid cutting up the superblock, future phases will be more adaptable to changing economic needs and opportunities through the smaller scale of the development. This will also increase the potential of outcomes in the future through the division of this superblock. The current super block limits potential by the singular large scale of the parcel. Look beyond baseline utilitarian functions of a single site to create mutually supportive and forward-looking infrastructure sustaining the district. (1) Describe the ways in which the proposal is self-supporting related to on- and off-site infrastructure and resources. Response: On-site the proposal provide inter-site connectivity that does not exist on the site today. The current conditions on the site do not allow a vehicle to move from the north side of the site to the south side of the site without re-entering either France Avenue or Valley View Road increasing traffic flows on both streets. Off-site this development proposes higher connectivity across France Avenue to link the existing Southdale Mall site which is a major landmark of the area. (2) What impacts does the proposal pose on existing on- and off-site infrastructure? Response: Impacts to on-site infrastructure will be a higher amount of users coming to the site with the interior curbless street and through street designed. With the majority of parking moving underground there will be a positive impact of a highly reduced amount of surface parking that can be seen. The intention of this internal infrastructure is to reduce unnecessary traffic on France Avenue and Valley View Road off-site by way of providing alternative routes, which can be seen as a positive impact. (3) What elements of the proposal support infrastructure needs of adjacent or nearby sites? Response: The proposal does not directly support infrastructure needs of adjacent sites. However, the proposal provided through streets that break up the existing superblock that indirectly alleviates traffic and provides higher connectivity for surrounding sites both for pedestrian and vehicular movement to surrounding sites. (4) Describe the infrastructure features of the proposal that are truly extraordinary by relating the performance of those features to current standards, requirements, or best practices. Response: The truly extraordinary infrastructure feature is the interior curbless road that is intended to be a "Woonerf." A woonerf(Dutch pronunciation:('uo:nertj) is a living street, as originally implemented in the Netherlands and in Flanders. Techniques include shared space, traffic calming, and low speed limits. Under Article 44 of the Dutch traffic code, motorised traffic in a woonerf or"recreation area"is restricted to walking pace. -from Wikipedia 3 /8 Response: From France Avenue the buildings are 1-4F and step up to the existing building in the middle of the site to 6-8F not building higher than the tallest existing structure. From Valley View Road the new structures are not being built closer to the R-1 neighborhood to the West than the existing structures currently on the site. (2) How does the proposal make full use of the available site, especially those portions of the site not occupied by parking and buildings? Response: The current conditions of the existing site are nearly all building or surface parking. There is an existing tree savannah located on the West side of the site adjacent to Valley View Road which will be expanded to make a larger more usable green space and amenity to the site. There are (2) existing service drives located on Valley View Road that will be eliminated in order to expand the green space surrounding the existing tree savannah. (3) How does the proposal interact with its neighbors? Response: The proposal includes the creation of(2)through streets that include strong pedestrian sections that allow vehicular and pedestrian traffic from West to East. The proposal also includes a small path through the savannah that will connect the neighboring R-1 neighborhood to the center of the site. Along France Avenue, multiple building are placed and intersections are suggested to be improved in order to help setup street definition and relation to the Southdale Mall to the East. (4) Describe the zones of activity created by the proposal and compare those areas to zones of activity on adjacent and nearby sites. Response: There are (3) basic conceptual zones of activity related spatially to the proposed through streets that divide the site into (3) portions. 1 North Portion —This area is anchored by the Medical office building to display an "office campus" intent which relates to the proximity of the Fairview Southdale Hospital and other surrounding medical facilities to the north of the site. 2 Middle Portion —This area contains a large mix of uses including office, retail, hotel and restaurant aimed at being a high activity center that defines the public realm of the site. 3 South Portion—This area is aimed at successfully integrating a residential element in to the site with service uses of the Bank of America and retail providing a mix of uses that tie this portion into the rest of the site. Advance human and environmental health as the public and private realms evolves. (1) How does this proposal enhance key elements of environmental health (air, water, noise, habitat)? Response: Multi-seasonal water features have been added in key areas of the site to provide urban relief that is appropriate to the size and scale of the proposed development and the surrounding context. The proposal also increases green space to the west in order to increase the buffer and heighten and expand the natural experience along Valley View Road. (2) How does proposal mitigate any negative impacts on environmental health on its own site? Response: The major contribution of this proposal to mitigate negative impacts is substantial 5 /8 Promote well-balanced aggregations of"come to" and "stay at" places focused on human activity and linked to an engaging public realm. (1) How does the proposal complement the mix of uses in the district? Response: The Avenue on France Proposal adds retail and hotel uses to the existing office and restaurant uses on site for a more diverse balance of uses. (2) Describe the proposal in terms of"come to"and/or"stay at"places. Response: Come to work/Come to shop. Stay to shop/stay to eat/stay a weekend in Edina. (3) What adjacent or nearby "come to"or"stay at"places does the proposal rely on for vitality? Response: Other retail and restaurants existing in the district. (4) Demonstrate the flows of activity generated by the site during a typical weekday and weekend day. Response: Weekday—Work/Shop/Drink/Dine/Walk/Stay Weekend —Shop/Drink/Dine/Walk/Stay (5) In what ways does the proposal interact with surrounding sites to encourage an engaging public realm? Response: The proposal not only places plaza on the interior of the site, but strategically places a series of plazas, outdoor dining areas, display areas and green spaces on the perimeter of the site. Ensure every component contributes to the sustained economic vitality of the district and the community. (1) Describe the proposal in terms of its economic contributions to the district. Response: The diverse mix of uses proposed on the site add to both the existing and new facilities on site that integrate the site better with the surrounding context. (2) How does the proposal enhance development on adjacent or nearby sites? Response: The internal infrastructure proposed branches out a connectivity concept across France Avenue to set a foundation for enhancement across France. (3) What features of the site or district limit the potential of the proposal from being fully realized? Response: The water table limits the amount of underground parking the site can hold and forces surface parking to remain an element of the site. (4) Why is the proposal best situated on its proposed site from the perspective of economic vitality? 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II", 1,) il!, i 7'-'"e",-.1,4,-,Ft4-1, r:10•-,i,.'t ,,,,,,4 ,, F-- i I -C _,,,,, ',4, reir,c,-;-: " • z,.: tr it 4•?,7-ti",". .. • - ---i • • • = .!I co . ,,„ - o_ = o .t. all > U, n_ C o = ,_. o a., U, .., o o /4(01 0 i' CD r fi cy DATE: November 2, 2016 TO: 6600 France Avenue/Avenue on France - Owner and Development Team CC: Cary Teague— Community Development Director FROM: Chad Millner P.E. - Director of Engineering Ross Bintner P.E. — Engineering Services Manager RE: 6600 France Avenue— Development Review The Engineering Department has reviewed the subject property for street and utility connections, grading, and storm water. Plans reviewed were; Land Survey dated 9/15/2016 and Civil drawings and hydrologic report dated 10/7/2016, and Soil Borings dated 10/6/2016. Details I. A developer's agreement will be required for construction of public sidewalk and utilities. a. Deliver as-build records of public infrastructure post construction Survey 2. Describe easements or transfer dedicated outlets for public sidewalk and public utilities. a. Plat public easements for public sidewalk, sanitary and watermain Living Streets 3. Design sidewalks to meet ADA requirements. 4. Combine sidewalk between site driveways on France Avenue into one public sidewalk. In plaza areas, vary architecture on outside 8' and dedicate as public sidewalk. 5. Add crosswalks across all site driveways (parallel to France Avenue and Valley View Road). 6. In order to shorten the crossing distance for pedestrians, narrow the width of both site driveways along France Avenue. Remove the "pork chop" islands. 7. Provide access exhibit using fire truck turning template, and consider trunk overhang when proposing plantings in median islands. 8. France Avenue Pedestrian Crossing a. Install thermoplastic crosswalk blocks E-W across one leg of north driveway. Preference is the south E-W leg of the north entrance as it would be the more ADA compliant location. b. Update pedestrian ramps to be ADA compliant. c. Install pedestrian push buttons to be ADA compliant and with County standards. 9. Valley View Rd Pedestrian Crossings a. Only provide crossing at north E-W leg 68`h Street, delete north and south driveway mid-block crossings shown on plans. b. At Valley View Road and W 68`h Street: i. Remove southern crosswalk markings. ii. Install thermoplastic blocks across Valley View Rd at northern crosswalk ENGINEERING DEPARTMENT 7450 Metro Boulevard•Edina,Minnesota 55439 www.EdinaMN.gov•952-826-0371•Fax 952-826-0392 /41 l A,�j 1p4(10 *, 31. Sewer and water connection permits required for all connections. France Avenue wet taps to occur at night. City staff to be present to inspect, cost to be paid by developer. Hennepin County permit conditions will apply. 32. Separate meters for fire and domestic services will be required. 33. A SAC and WAC determination will be required and Met Council and City fees will be calculated from the determination. Storm Water Utility 34. Evidence of watershed district permit and copies of private maintenance agreement for storm water system in favor of watershed is required for building permit. 35. Retention system engineer required to verify construction of the underground retention systems done per plan. 36. Provide signed plan from underground retention system and confirm it is designed for 80,00016 fire truck load. 37. Consider pervious materials and storm landscaping consistent with Edina Living Streets Plan for the central pedestrian spine areas. 38.Applicant proposes to fill existing flood storage and provide compensatory storage by oversizing underground storm chambers used to provide rate and volume control meeting Nine Mile Watershed standards. City will confirm compensatory flood storage provided causes no net increase in flood risk to structures or neighboring properties in 1% probability event by modeling proposed system in XP- SWMM. Results will be provided to developer's engineer. Developer must modify storage to provide no increase in risk, if results show increase. 39. Existing structures have flood risk in 1% probability event. Propose retrofit interventions such as flood proofing, pumping, grading, or flood gates that can reduce or limit consequence of flooding of underground parking structures. Grading Erosion and Sediment Control 40. A SWPPP consistent with the state general construction site permit is required. Sustainability 41. The city is committed to reducing greenhouse gas emissions 30% by 2025 and 80% by 2050. Businesses in Edina can take steps to reduce energy use by: a. Contacting Xcel Energy for Energy Design assistance. This Xcel Conservation program provides design assistance and generous rebate funding. The creation and commission of new buildings, lighting, and heating and cooling systems are the best time to reduce future energy costs. b. Contacting Center Point Energy for their Builder and Developer Programs. The program assists in finding rebates and other programs that can help builders, developers, and their customers save energy and money. c. Considering the removal and replacement of trees on a per inch basis. For a removed tree measuring 6"-12" DBH (Diameter at breast height) replace the tree with one tree; for a removed tree measuring 13"-24" DBH replace with two trees; for a removed tree measuring, ENGINEERING DEPARTMENT 7450 Metro Boulevard•Edina,Minnesota 55439 www.EdinaMN.gov•952-826-0371•Fax 952-826-0392 Turning Performance Analysis 5/1/2013 --- Parameters: Inside Cramp Angle: 45.00° Axle Track: 81.92 in. Wheel Offset: 5.25 in. Additional Bumper Depth Tread Width: 16.60 in. fir= y Axle Track Chassis Overhang: 65.99 in. Wheel Offset 1 Cramp Angle Additional Bumper Depth: 19.00 in. Chassis Overhang ; illi& —' Tread Width Front Overhang 84.99 in. Wheelbase: 258.00 in. *-------'1 ' e1 - Calculated Turning Radii: , , J Inside Turn: 20 ft. 4 in. , ;' ,' 4 Curb to Curb: 36 ft. 8 in. Wheelbase I' ; p4, 104d/ Wall to Wall: 41 ft. 1 in. 1 / / b'0 ,T t / ' c4'' G~°' Comments: 6 O l T4' 9� �/�9,pd d°'0s Truck 12205 i I a'4s I I I ; Inside Turning Radius % Components PRIDE# Description Front Tires 0078244 Tires,Michelin,425/65R22.50 20 ply XZY 3 tread Chassis 0070220 Dash-2000,Chassis,PAP/SkyArm/Midmount Front Bumper 0123625 Bumper, 19"extended,Imp/Vel Aerial Device 0006900 xxxAerial, 100'Pierce Platform Notes: Actual Inside Cramp Angle may be less due to highly specialized options. Curb to Curb turning radius calculated for a 9.00 inch curb. Page 1 of 2 4117 &.... -. z : ..,„.. . 4.. - ,....X g .r. IP, '11 4.11 0 ..0 CD 07 en C 0 70 t'at ,e.....:: 0-i fp gm I .... 13 •,,I. .>,. I' ',,,„,, • .:,t. t,.i. , -'91-'''\ ,liff ; 0 g j•EN 8 4'8 4.. -',.t--'' • A.',,4„,..-st. 1 ilikon 8 Q. / MI < 0 z .0 0 I ..b.. Cu c..) 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This potential redevelopment, to be called the Avenue on France, will include the demolition of some existing buildings, construction of underground parking garages, the construction of several new buildings and the addition of two east-west through roads from Valley View Road to Southdale Center. The purpose of this study is to determine the impacts of the proposed redevelopment on traffic, parking and alternative transportation accessibility Results: The traffic and parking impacts of the proposed redevelopment on the study intersections and site were analyzed. The following conclusions were drawn from the information and analysis of this study: • When fully occupied, the added land uses to the proposed redevelopment are expected to generate approximately 7,020 daily new trips 1,080 daily passby trips. This includes approximately 660 new and 150 passby trips during the weekday a.m. peak hour and 810 new and 90 passby trips during the weekday p.m. peak hour. • With existing volumes, the study intersections operate acceptably at LOS C or better in the a.m. and p.m. peak hours except for the France Avenue/66th Street intersection which is currently operating at LOS E in the p.m. peak hour. Signal timing improvements could bring this intersection to overall LOS D without impacting coordination along France Avenue. • With signal timing improvements, all study intersections are forecast to operate acceptably with an overall LOS D or better in all 2026 peak hour scenarios, including with the addition of traffic from the proposed redevelopment. • The Valley View Road/Driveway 1 intersection is forecast to have the westbound approach operate at LOS F in the 2026 p.m. peak hour Build scenario. The addition of separate left turn and right turn lanes will allow the westbound lefts to be at LOS E and westbound rights to be at LOS B while lowering 95th percentile queue lengths from ten to two vehicles. • Internal site intersections are forecast to operate acceptably in 2026 peak hour scenarios. • City code requires 2,683 vehicle parking stalls on site and 1,887 parking stalls are proposed. The proposed 1,887 will be adequate to accommodate the expected parking demand. • The entire site will need to provide at least 95 bicycle parking spaces to meet City of Edina requirements. Recommendations:The following is recommended based on the above conclusions: • Build westbound left and right turn lanes on the northerly site driveway, Driveway 1, at its intersection with Valley View Road. The right turn lane should provide at least 75 feet of storage. Traffic signal control is likely unnecessary for this intersection, but the intersection should be analyzed with existing traffic volumes after build-out of the site to confirm traffic signal control is not needed. • The signal timing within the study area should be updated every 3-5 years as recommended as best practice by the Institute of Transportation Engineers. The France Avenue/66th Street intersection would significantly benefit right now from updated signal timing. • The crosswalks shown on the site plan should be painted within and adjacent to the site to enhance pedestrian and bicycle access. • As more high density housing is added along France Avenue, more transit routes should be considered. • Per City code, parking for at least 95 bicycles should be conveniently added throughout the site. To encourage bicycling, locker and shower facilities should be considered for each office building. • Grant a parking stall variance to allow for the construction of the Avenue on France with 1,887 total vehicle parking stalls. • Travel demand management plan elements be implemented to reduce site parking demand. Avenue on France Redevelopment Spack Consulting 1 Traffic Impact Study 1. Introduction A redevelopment of the Southdale Office Centre in Edina, Minnesota is proposed. The Southdale Office Centre is bounded by West 66th Street, Valley View Road, West 69th Street and France Avenue South. This potential redevelopment, to be called the Avenue on France, will include the demolition of some existing buildings, construction of underground parking garages, the construction of several new buildings and the addition of two east-west through roads from Valley View Road to Southdale Center. The purpose of this study is to determine the impacts of the proposed redevelopment on traffic, parking and alternative transportation accessibility. The objectives of this study are to: i. Document how the study intersections currently operate. ii. Forecast the amount of traffic expected to be generated by the proposed redevelopment comparing this to the high density residential forecasts assumed in the City of Edina's 2040 network analysis. iii. Forecast the distribution of traffic expected by the proposed redevelopment. iv. Determine how the study intersections will operate in the future build- out year with the proposed redevelopment traffic. v. Determine the parking demand of the proposed redevelopment. vi. Review pedestrian, bicycle and transit accommodations vii. Recommend improvements, if needed. For the purposes of this traffic study, the study intersections were determined with input from the City of Edina and are: i. Valley View Road/W 66th Street ii. Valley View Road/Driveway 1 iii. Valley View Road/Driveway 2 iv. Valley View Road/W 68th Street v. Valley View Road/Driveway 3 vi. Valley View Road/Driveway 4 vii. Valley View Road/W 69th Street/Driveway 5 viii. France Avenue SMI 66th Street ix. France Avenue S/Driveway 6/Southdale Center Exit x. France Avenue S/Driveway 7 xi. France Avenue S/Driveway 8/Southdale Center Entrance xii. France Avenue SMI 69th Street This traffic impact study is based upon a concept site plan that was confirmed in October 2016. As long as the general characteristics of the proposed development remain approximately the same as documented here, minor changes in the final design are not expected to alter the results or recommendations of this study. Al<1 Avenue on France Redevelopment Spack Consulting 3 Traffic Impact Study France Avenue South is Hennepin County State Aid Highway (CSAH) 17 and is an A Minor Arterial. Near the site it is a six lane, divided road with a 40 mph speed limit. Left or dual-left turn lanes exist at all applicable study intersections on France Avenue with right turn lanes at some study intersections. France Avenue extends the length of Edina traveling from St. Louis Park to Bloomington. There is direct access on France Avenue to and from TH 62 and Interstate 494. West 66th Street is Edina MSAS 144 west of France Avenue and Hennepin County CSAH 53 east of France Avenue. West of Valley View Road, 66th Street is a Collector Street and is a two lane, undivided road. East of Valley View Road, 66th Street is an A Minor Arterial and is a four lane, divided road. However, westbound 66th Street between France Avenue and York Avenue has a third lane. Left and right turn lanes exist along 66th Street at both study intersections except for eastbound 66th Street at Valley View Road which has no exclusive right turn lane. 66th Street has a 30 mph speed limit west of France Avenue and a 35 mph speed limit east of France Avenue. 66th Street is an east-west road extending from central Edina in the west through Richfield until TH 77 in the east. 66th Street has direct access to Interstate 35W and TH 77. West 68th Street is a local, two lane, undivided road with a 30 mph speed limit. 681" Street is only two blocks in length extending from Cornelia Drive to Valley View Road. West 69th Street is a four lane, divided B Minor Arterial road with a 30 mph speed limit near the site. 69th Street begins just south of the site at the transition from Valley View Road and extends east to Humboldt Avenue South just west of Interstate 35W. There are no bicycle facilities on any of the study roads in the study network. However, Valley View Road is designated as a primary bicycle route and France Avenue is designated as a secondary bicycle route by the City of Edina. Sidewalks exist in the following locations in the study network: • Both sides of France Avenue • East side of Valley View Road north of 66th Street and south of 69th Street • West side of Valley View Road between 66th Street and 69th Street • Both sides of 66th Street west of Valley View Road • North side of 66th Street east of Valley View Road • South side of 69th Street Bus stops exist on Valley View Road at 66th Street, 68th Street and 69th Street that are served by Metro Transit route 587. Route 587 is an express bus /4-la( Avenue on France Redevelopment Spack Consulting 5 Traffic Impact Study c. Intersection Level of Service LOS a , An intersection capacity analysis was then conducted for f t y`:d the existing intersections per the Highway Capacity " ,- Y 4 Manual, 2010. Intersections are assigned a "Level of Service" letter grade for the peak hour of traffic based on Ao- je the number of lanes, traffic volumes, and traffic control. Level of Service A (LOS A) represents light traffic flow LOS C (free flow conditions) while LOS F represents heavy F traffic flow (over capacity conditions). LOS D at„ - _ intersections is typically considered acceptable by most 1 ',t government agencies. Individual movements are also assigned LOS grades. At busy intersections, one or more LOSo=Acceptable - individual movements may operate at LOS F when the �`, overall intersection is operating acceptably at LOS D or y..., `�. better, especially at signals with long cycle lengths. The -� 1 pictures on the left represent some of the LOS grades .?"7.....e-' - - (from a signal controlled intersection in San Jose, CA). These LOS grades represent the overall intersection LOS F=Unacceptable operation, not individual movements. lit e* e ; a-y:i .'y The existing pturning hour movement volumes were used in these LOS calculations. The LOS calculations Source City of were completed with the VISTROTM software package, San Jose,CA which uses the methodology detailed in the Highway Capacity Manual 2010. Signal timings were received from the City of Edina and Hennepin County. A summary of the LOS results for the existing study peak hours, based on the existing traffic control and lane configurations is shown in Table 1. Full results, including grades for each individual movement, are included in the Appendix. Avenue on France Redevelopment Spack Consulting 7 Traffic Impact Study Based on this parking information, the maximum number of vehicles counted was 986 parked cars during one 15-minute period, occurring at 11:30 a.m. on the first day of counting. For comparison, the second day of counting saw a maximum parking count of 932 parked cars, observed at 10:45 a.m. and 11:30 a.m. These maximum counts correspond to about 69 percent and 65 percent of the parking capacity, respectively. It should also be noted that less than ten percent of the capacity was used between about 8:45 p.m. and 7:00 a.m. Similarly, the peak parking times (defined as 50 percent or more of the capacity used) occurred between 8:45 a.m. and 4:00 p.m. Given the office land use, these results are typical of what would normally be expected. Per conversations regarding the existing conditions, the office can be assumed to be 95 percent leased. If all the office was assumed to be leased, the maximum parking used during the counts would be 1,038 parked cars, or about 73 percent of the capacity. 4. Projected Traffic a. Site Traffic Forecasting A trip generation analysis was performed for the development site based on rates for each land use. Often, trip generation analyses are based solely on the rates published in the Institute of Transportation Engineers' (ITE) Trip Generation Manual, 9th Edition. However, Spack Consulting has also collected trip generation data at different land uses in the Twin Cities area, including for apartments, offices, medical offices and hotels. The data that the Spack Consulting rates are based on were collected in the Twin Cities between 2014 and 2015. Compared to the ITE data set which is from across the nation over several decades, the Spack Consulting data gives a better representation of the amount of traffic to be expected in this area. For the land uses that Spack Consulting does not have local data for, ITE rates were used. For each analysis, the raw trip generation was divided amongst three types of trips — new, pass-by, and internal. Pass-by trips are those motorists already on the roads that will include a stop at the development site in the future. Internal trips are those that stop at two or more locations within the site. This would include any trips that come to the proposed restaurant as well as the existing adjacent shopping center. New trips represent traffic that will increase the overall number of vehicles at the intersections. The pass-by and internal rates are based on the ITE Trip Generation Handbook, 3rd Edition. A more detailed trip generation table showing these breakdowns is in the Appendix. Avenue on France Redevelopment Spack Consulting 9 Traffic Impact Study • 15 percent to/from the north on Valley View Road • 25 percent to/from the north on France Avenue • 15 percent to/from the east on 66th Street • 5 percent to/from the Southdale Center to the east • 10 percent to/from the east on 69th Street • 25 percent to/from the south on France Avenue This distribution pattern is shown in Figure 4 in the Appendix. Traffic generated by the site development was assigned to the area roadways per this distribution pattern. b. Non-Site Traffic Forecasting Non-site traffic accounts for growth due to specific and/or non-specific development in the study area. Traffic forecasts were developed for the year 2026 No-Build Scenarios based on background growth rates to account for non-specific development in the area. The Edina Comprehensive Plan — 2008 Update shows traffic forecasts for the year 2030 on many of the City's roadways. Comparing these forecasts to previously collected data, growth rates were able to be found. The annual growth rates found surrounding the site were between 1.1% to 1.6% per year. For this study, an annual growth rate of 1.5% per year was used on surrounding roadways. This annual growth rate was applied to the existing volumes for all movements not entering or exiting the site for ten years to project volumes for the No-Build Scenarios. To account for the possibility that there are current vacancies in the existing site buildings, it is estimated the existing site is 95% occupied. For 2026 analyses, the existing site traffic is increased by five percent to reflect full occupancy. Also, to adjust for the restriction of Driveway 5 to construction vehicles only during the existing counts, the construction vehicle counts were removed and some of the traffic from Driveway 4 was shifted to Driveway 5 for the 2026 No-Build Scenarios. c. Total Traffic Traffic forecasts for the 2026 Build scenarios were developed by adding the traffic generated by the proposed redevelopment to the 2026 No-Build volumes. The resultant peak hour forecasts are shown in the Appendix under the capacity analysis section for each scenario. Avenue on France Redevelopment Spack Consulting 11 Traffic Impact Study At the Valley View Road/Driveway 1 intersection in the p.m. peak hour Build scenario, the westbound approach is at LOS F with a 95th percentile queue length of approximately 10 vehicles. This is with the westbound approach modeled as one lane. If it is modeled as two lanes, separate westbound left and right turn lanes, the westbound left turns can operate at LOS E with the westbound left turn average delay dropping from 62 seconds per vehicle to 38 seconds per vehicle and lowering the 95th percentile queue length to two vehicles. The westbound right turns would operate at LOS B with the added turn lane. The 2026 p.m. peak hour Build volumes at the Valley View Road/Driveway 1 intersection meet peak hour signal warrants for either the one or two outbound lane configurations, however, since the addition of a second westbound lane can provide significant benefit to the intersection a signal will likely not be needed. A signal further in the future could be considered here. The 2026 p.m. peak hour Build warrant information at Valley View Road/Driveway 1 is included in the Appendix. Table 3 shows that the Valley View Road/Driveway 5/69th Street intersection has the northeast bound left turns go from LOS D to LOS E with the addition of the proposed development in the p.m. peak hour. The 95th percentile queue increases for this movement from three to four vehicles. While there is increased delay forecast, with the rather short queue lengths, no mitigation is recommended. The future internal intersections also included in capacity analysis results. These are all forecast to operate acceptably in the 2026 peak hour scenarios. The results for these can be seen in the capacity analysis section of the Appendix. b. Vehicle Parking Forecasting & Analysis As mentioned earlier, the existing site accommodates 1,425 parked vehicles today. The proposed site is expected to re-use 488 of these surface stalls. In addition, 1,399 parking stalls will be provided via underground parking. The new total for the proposed site will be 1,887 parking stalls, an increase of 462 spaces from today. The City of Edina designates the Avenue on France site as a mixed development which requires a minimum of 1 space per 300 square feet of the overall development that is non-residential. This equates to 2,561 parking stalls needed per City code for the 768,199 square feet of non-residential uses proposed for the site. City code requires one enclosed space and 0.75 surface spaces per residential dwelling unit which results in a minimum of 70 underground and 52 surface parking stalls required for the apartment Avenue on France Redevelopment Spack Consulting 13 Traffic Impact Study Table 5 — Expected Parking Demand per Spack Consulting Local Rates1 Average Land Use — ITE Code Rate Weekday Stalls Occupied Apartment (70 Units) 0.67/ Unit 47 spaces Hotel 100 Rooms 0.50 / Room 50 s•aces Office 478.6 KSF 2.36 / KSF 1,129 s•aces Medical-Dental Office 155 KSF 3.37 / KSF 522 spaces Sho••in• Center/Retail 55.3 KSF 2.71 / KSF 150 s•aces Drive-In Bank 7.19 KSF 6.14 /KSF 44 s•aces Restaurant with Bar 7.2 KSF 12.17 /KSF 88 s•aces Grand Total 2,030 spaces 'Based on Twin Cities parking data collected by Spack Consulting. Using local parking data from Spack Consulting, the expected parking demand is approximately 2,030 parking spaces, 266 stalls lower than ITE rates. As noted in Table 4, the peak periods for each land use do not align. The total expected demand for any one particular time period is less than the totals presented. For example, the apartment and hotel land uses are not expected to have much parking need when the office building has its maximum use. In addition, the rates from both ITE and Spack Consulting are for individual land uses and do not account for multi-purpose trips. A person parked at the hotel may use the office or restaurant without adding to the parking demand. Finally, the availability of transit and the proposed sidewalks/trails suggest a portion of the site traffic will not require vehicle parking at all. Clear connections between front doors and transit stops as well as bicycle parking would also help encourage alternative modes of travel and reduce the parking demand. Considering the difference in peak parking times, multi-purpose trips between the proposed site's land uses, and the availability of alternative modes of travel, the expected parking demand will be less than shown in Tables 4 and 5. A drop in the total table rates of only 18 percent would change the expected demand to between 1,665 and 1,883 stalls, depending upon the data set used. Both fall within the proposed parking supply. Therefore, a parking variance of 796 parking spaces is recommended to be granted. The proposed site's parking supply of 1,887 is expected to be sufficient even though it doesn't meet City code minimums due to: • Measured parking demand less than the code minimums • Different peak parking periods for the various proposed land uses A'3 Avenue on France Redevelopment Spack Consulting 15 Traffic Impact Study The current Southdale Office Centre only has a sidewalk on the east side of the site along France Avenue. Per the site plan shown in the Appendix, sidewalks are proposed on all sides of the redevelopment site. Additional pedestrian crossings at the study intersections are also noted in the site plan. It is recommended that these potential crosswalks be installed to improve pedestrian access in the study area. Additionally, the site will be broken up by the internal east/west roads, providing a more pedestrian and bicycle friendly environment. As previously mentioned, no bicycle facilities exist in the study area. The addition of bicycle facilities around the site especially on France Avenue and Valley View Road, both of which are designated as bicycle routes, will improve safe access to this site and the greater area for those on bicycle. The City of Edina has a non-residential bicycle parking requirement for developments requiring 20 or more vehicle spaces. This requirement, listed in Section 36-1274 of the City of Edina Code of Ordinances, is equal to five percent of the total provided vehicle parking spaces. With 1,887 parking spaces proposed to be included on site, this results in 95 required bicycle parking spaces for the entire site that shall be located within 50 feet of a public entrance to a building. Convenient bicycle racks should be located throughout the site. d. Site Review As seen in the Appendix, the site plan shows the proposed site is to be surrounded by sidewalks on all sides. These perimeter sidewalks are shown at several locations to give pedestrian access internal to the site where there are many pedestrian designated areas. Clearly identified pedestrian crossing locations within the site should be considered to improve safe passage for pedestrians around the entire site. 6. Conclusions and Recommendations The traffic and parking impacts of the proposed redevelopment on the study intersections and site were analyzed. The following conclusions were drawn from the information and analysis of this study: • When fully occupied, the added land uses to the proposed redevelopment are expected to generate approximately 7,020 daily new trips 1,080 daily passby trips. This includes approximately 660 new and 150 passby trips during the weekday a.m. peak hour and 810 new and 90 passby trips during the weekday p.m. peak hour. • With existing volumes, the study intersections operate acceptably at LOS C or better in the a.m. and p.m. peak hours except for the France Avenue/66th Street intersection which is currently operating at LOS E in the p.m. peak hour. Signal timing improvements could bring this x-133 Avenue on France Redevelopment Spack Consulting 16 Traffic Impact Study intersection to overall LOS D without impacting coordination along France Avenue on France Redevelopment Spack Consulting 16 Traffic Impact Study intersection to overall LOS D without impacting coordination along France Avenue. • With signal timing improvements, all study intersections are forecast to operate acceptably with an overall LOS D or better in all 2026 peak hour scenarios, including with the addition of traffic from the proposed redevelopment. • The Valley View Road/Driveway 1 intersection is forecast to have the westbound approach operate at LOS F in the 2026 p.m. peak hour Build scenario. The addition of separate left turn and right turn lanes will allow the westbound lefts to be at LOS E and westbound rights to be at LOS B while lowering 95th percentile queue lengths from ten vehicles to two vehicles. • All internal site intersections are forecast to operate acceptably in the 2026 peak hour Build scenarios. • City code requires 2,683 vehicle parking stalls on site and 1,887 parking stalls are proposed. The proposed 1,887 will be adequate to accommodate the expected parking demand. • The entire site will need to provide at least 95 bicycle parking spaces to meet City of Edina requirements. The following is recommended based on the above conclusions: • Build westbound left and right turn lanes on the northerly site driveway, Driveway 1, at its intersection with Valley View Road. The right turn lane should provide at least 75 feet of storage. Traffic signal control is likely unnecessary for this intersection, but the intersection should be analyzed with existing traffic volumes after build-out of the site to confirm traffic signal control is not needed. • The signal timing within the study area should be updated every 3-5 years as recommended as best practice by the Institute of Transportation Engineers. The France Avenue/66th Street intersection would significantly benefit right now from updated signal timing. • The crosswalks shown on the site plan should be painted within and adjacent to the site to enhance pedestrian and bicycle access. • As more high density housing is added along France Avenue, more transit routes should be considered. • Provide parking for at least 95 bicycles should be conveniently added throughout the site. To encourage bicycling, locker and shower facilities should be considered for each office building. • Grant a parking stall variance to allow for the construction of the Avenue on France with 1,887 total vehicle parking stalls. • Travel demand management plan elements be implemented on site to reduce parking demand. Appendix A - Figures Spa c k Figure 1 Location Maps TRAFFIC STUDY COMPANY 7 ,-;,'.."4:i Kqfl,--"4 : + North i; No Scale 5::771 i f f{hScE FANO E i Gl"/'• LYNNI IURST 17 E-21 this_. F.E • Fl • ,. hel f ding (El RichfIEt w 7i1' it rte.51 hie tenter a,a _ Study Area M CresslawnFiuv_ ca I r+^x t Rent eWt n(' .e e-;-,••sP a + ,„. /( Sout p ^! �* 4 fir' 't . £ a �f I .� 1,.... ,b,. 6otti SI - _ .-...»t r- 4 - i t r "I `iii 1 ,,-, '' " Proposed Site I } -91111,- •.e.ncale Denier 1 , , F f+---. 21 k p a r V • �ii■■� + �' Y OYorkdal is ; j l7t 1* x 1 • � 1 Galleria Edina 0/MI it !Hi w70th1St i1 St 0I St s '.*1*,,.` ++i ` 1,.,' , 'Yet _.' 453 ;<.# I;,+,. c 4 a J {E, : }A ;4d ,.TM'{`b... . to g 1 1 Traffic Impact Study Al Avenue on France Appendix A - Figures Snack Figure 3 „-„:IC._ . 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I S PAC K Appendix C - Signal Warrant Results Traffic Signal Warrant Analysis ACADEMY Warrants 1 - 3 (Volume Warrants) Project Name Southdale Office Centre Project/File#1 283-16-02 Scenario 2026 PM Build Intersection Information Major Street(N/S Road) Valley View Rd Minor Street(E/W Road) Driveway 1 Analyzed with _ 2 or more approach lanes Analyzed with _ 2 or more approach lanes _ Total Approach Volume 1141 vehicles Total Approach Volume 349 vehicles Total Ped/Bike Volume 0 crossings Total Ped/Bike Volume 0 crossings Right turn reduction of 0 percent applied Right turn reduction of 0 percent applied No high speed or isolated community reduction applied to the Volume Warrant thresholds. 'Warrant 1, Eight Hour Vehit rar Volume Condition A Condition B Condition A+B* Condition Satisfied? Not Satisfied Not Satisfied Not Satisfied Required values reached for 1 hour 1 hour 1(Cond.A)&1(Cond.B) Criteria-Major Street(veh/hr) 600 900 480(Cond.A)&720(Cond.B) Criteria-Minor Street(veh/hr) 200 100 160(Cond.A)&80(Cond.B) *Should be applied only after an adequate trial of other alternatives that could cause less delay and inconvenience to traffic has failed to solve the traffic problems. ` toWanti2;.F'our.Hour U tay aria.Lome Condition Satisfied? Not Satisfied Required values reached for 1 hour Criteria See Figure Below :Warrant 3, Peak Hour Vehicular Volume Condition A Condition B Condition Satisfied? Not Satisfied Satisfied Required values reached for 1490 total,349 minor,1.9 delay 1 hour Criteria-Total Approach Volume(veh in one hour) 650 Criteria-Minor Street High Side Volume(veh in one hour) 150 See Figure Below Criteria-Minor Street High Side Delay(veh-hrs) 5 49111111.1L Figure 4C-1(Warrant 2)&Figure 4C-3(Warrant 3) 1,200 Warrant 2 Threshold .lrWarrant 3 Threshold • Intersection Volumes 1,000 CS 800 C1. A so 600 o 400 - • t1 200 _ 8 saw IONS 0 • 0 500 1000 1500 2000 2500 Major Street Volume(Both Approaches) Spark Academy is part of the Spack Enterprise family of companies Spack MikeOn S PAC K A UN1rING ms traffic ACADEMY Co rs.cam TRAFFIC DATA INC. Traffic Impact Study C? (,` Avenue on France ZONING § 36-608 Planned Commercial District-2 (PCD-2) Planned Commercial District-3 (PCD-3) Planned Commercial District-4 (PCD-4) (Code 1970;Code 1992,§ 850.16(1)) Sec. 36-608. Principal uses in PCD-1 subdistrict. The following are the principal uses permitted in the PCD-I subdistrict: (I) Antique shops. (2) \krt galleries. (3) Art studios. (4) Bakeries,pro 'ded the rooms containing the preparation and baking process shall not have a gross oor area in excess of 2,500 square feet. (5) Barbershops. (6) Beauty parlors. (7) Bicycle stores,including rental,repair and sales. (8) Book and stationery stores. (9) Camera and photographic supply stores. (I 0) Candy and ice cream stores. (I I) Clothes pressing and tailoring shops. (12) Clothing stores,not exceeding 2,500 square feet of gross floor area. (13) Clubs, lodge halls and meeting rooms, offices and other facilities for nonprofit organizations,not exceeding 2,500 square feet of gross floor area. (14) Coin and philatelic stores. (15) Day care. (16) Drug stores. (I 7) Dry cleaning establishments and laundries. (18) Employment agencies. (19) Financial institutions,but excluding drive-through facilities and pawnshops. (20) Florist shops. (21) Food,grocery,meat,fish,bakery and delicatessen stores. CD36:97 ZONING § 36-609 (48) Sporting and camping goods stores,not exceeding 2,500 square feet of gross floor area. (49) Tailor shops. (50) Tobacco shops. (51) Toy shops. (52) Travel bureaus and transportation ticket offices. (53) Variety,gift,notion and soft goods stores. (54) Vending machines which are coin- or card-operated, but excluding amusement devices. (Code 1970;Code 1992,§ 850.16(2)) Sec. 36-609. Principal uses in PCD-2 subdistrict. The following are the principal uses permitted in the PCD-2 subdistrict: (I) Any principal use permitted in PCD-1 subdistrict. (2) Amusement and recreation establishments,such as amusement arcades,commer- ( cial bowling alleys and pool halls. (3) Animal hospitals and kennels,but excluding establishments with outside runs. (4) Automotive accessory stores,but excluding repair and service garages. (5) Blueprinting,printing and photostating establishments. (6) Business machine sales and service shops. (7) Catering establishments. (8) Clothing stores. (9) Clubs, lodge halls and meeting rooms, offices and other facilities for nonprofit organizations. (10) Commercial kennels,as defined by section 8-5. (I I) Currency exchanges,as defined in Minn.Stats.ch.53A. (I 2) Department stores,not exceeding 40,000 square feet of gross floor area. (13) Dry goods stores. (14) Electrical and household appliance stores,including radio and television sales and service. (I 5) Exterminating offices. CD36:99 ZONING § 36-612 (41) Undertaking and funeral home establishments. (Code 1970;Code 1992,§ 850.16(3)) Sec. 36-610. Principal uses in PCD-3 subdistrict. The following are the principal uses permitted in the PCD-3 subdistrict: (I) Any principal use permitted in PCD-2 subdistrict, except offices requiring the issuance of a conditional use permit. (2) Department stores or shopping centers, exceeding 40,000 square feet of gross floor area. (3) Transit stations. (4) Publicly owned uses. (5) Sexually oriented businesses. (Code 1970;Code 1992,§ 850.16(4)) Sec. 36-6 I I. Principal uses in PCD-4 subdistrict. The following are the principal uses permitted in the PCD-4 subdistrict: I Automobile service centers. (2) Carwashes. (3) Gas stations. (Code 1970;Code 1992,§ 850.16(5)) Sec. 36-612. Conditional uses. The following are the conditional uses permitted in the PCD-I subdistrict: (I) PCD-1 and PCD-2 subdistricts. Multiresidential uses. (2) PCD-3 subdistrict. a. Automobile agencies selling new,unused vehicles. b. Boat or marine stores or agencies selling or displaying new,unused boats. c. Multiresidential uses. d. Offices,except offices allowed as a permitted accessory use. e. All nonresidential uses that increase the FAR to more than 0.5. (Code 1970;Code 1992,§ 850.16(6)) CD36:10I ZONING § 36-617 Sec. 36-616. Accessory uses in PCD-4. The following are the accessory uses permitted in the PCD-4 subdistrict: (I) Accessory carwashes. (2) Retail sales of convenience goods. (3) Gasoline sales accessory to a carwash. (Code 1970;Code 1992,§ 850.16(10)) Sec. 36-617. Requirements for building coverage,setbacks and height. (a) Maximum floor area ratio. Subject to the requirements of 36-617. PCD-I 1.0 of the tract PCD-2 1.5 of the tract PCD-3 (1) North of West 70th Street: 1.0 of the tract,provided that nonresidential uses may not exceed 0.75 (2) South of West 70th Street:0.5 of the tract PCD-4 0.3 of the tract (b) Setbacks. Subject to the requirements of section 36-617(1) and (2). Front Yard (in feet) Side Yard (in feet) Side Yard (in feet) Rear Yard (in feet) PCD-I 35* 25* 25* 25* PCD-2 35* 25* 25* 25* PCD-3 North of 70th St. 35** 35** 35** 35** South of 70th St. 50** 50** 50** 50** PCD-4 Gas stations 35 25 25 25 All other uses 45 25 45 25 *Or the building height,if greater. **Subject to the requirements of section 36-617. 6 I (c) Maximum building height. See article Xl,division 2 of this chapter,Building Height PCD-I Overlay District and appendix A of the city's official zoning map See article XI,division 2 of this chapter,Building Height PCD-2 Overlay District and appendix A of the city's official zoning map CD36:103 ZONING § 36-6I8 b. In all other areas,the minimum building setback shall be equal to the building height for buildings taller than 50 feet. Notwithstanding the requirement of this subsection,the city encourages ground level retail and service uses that create an active pedestrian and streetscape environment;and pedestrian connections by way of skyways and tunnels.The city council will consider exceptions to setback requirements for these purposes. (4) Travel demand management Final development plans for any office use in the PCD-3 subdistrict which requires the issuance of a conditional use permit shall include a travel demand management (TDM) plan prepared by an independent TDM profes- sional.The plan must document TDM measures and performance measures to be implemented.Approval of the TDM plan by the city shall be a condition of the issuance of the conditional use permit. (5) On-site sanitary sewage retention system.This subsection applies to properties served by Metropolitan Sewer Interceptor No. I-RF-49 I.Final development plans for any new buildings or uses in the PCD-3 subdistrict that require the issuance of a conditional use permit shall include plans for storage tanks and other facilities designed to retain on-site sanitary sewer discharges during peak flow conditions that would otherwise enter the city's sanitary sewer system. Such plans must be prepared by a licensed professional engineer acceptable to the city.The plans must provide for facilities designed to prevent discharges to the sanitary sewer system during peak flow conditions,in amounts and volumes that exceed discharges that existed prior to construction of the buildings and uses proposed by the final development plans.Approval of the sanitary sewer retention system shall be a condition of the conditional use permit.In lieu of constructing a storage tank,a cash fee equal to the cost of constructing the storage tank may be paid to the city.The fee shall be placed in a dedicated fund to pay for the cost of reducing inflow and infiltration into the sanitary sewer system.A credit against the fee shall be given for any expenditures made to reduced inflow and infiltration on site.Subsection (6) of this section is repealed effective the day that the capacity of Metropolitan Sewer Interceptor No. I-RF-49 I is improved to increase its capacity by at least +/- 69 percent. (6) Proximity to R-I district.The following minimum distance shall exist between buildings in the Planned Commercial District and the nearest lot line of an R-I district lot used for residential purposes: Building Height Distance to R-I District 5-6 stories Twice the building height of the building in the Planned Commercial District CD36:105 ZONING § 36-618 (I I) Building design and construction. In addition to the other restrictions of this section and article III of chapter 10,the use,construction,alteration or enlargement of any building or structure within the Planned Commercial District shall meet the following standards: a. All exterior wall finishes on any building shall be one or a combination of the following: I. Face brick; 2. Natural stone; 3. Specially designed precast concrete units, if the surfaces have been integrally treated with an applied decorative material or texture; 4. Factory fabricated and finished metal framed panel construction, if the panel materials are any of those noted in subsections (I I)a.I through 3 of this section;or 5. Glass or prefinished metal (other than unpainted galvanized iron). b. All subsequent additions, exterior alterations and accessory buildings con- structed after the erection of an original building shall be constructed of the same materials as the original building and shall be designed in a manner conforming to the original architectural design and general appearance. (12) Performance standards. All business operations shall conform to the performance standards established by this section for the Planned Industrial Districts,provided that the performance standards shall be applied,and must be complied with,at the boundaries of the lot on which the business operations take place. (13) Maximum business establishment size in PCD-I subdistricts. No use in the PCD-I subdistrict shall exceed 12,000 square feet of gross floor area or the lesser gross floor area as is imposed on the use by section 36-608. (14) Drive-in uses. Except for the dispensing of motor fuels, drive-in uses shall not be permitted. Nothing herein contained, however, prohibits accessory drive-through facilities where permitted by this division. (I 5) Automobile service centers and gas station standards. a. Minimum lot area: I. For an automobile service center,20,000 square feet, plus 5,000 square feet for each service bay in excess of three. 2. For a gas station, 15,000 square feet. b. Maximum lot area:60,000 square feet. CD36:107 ZONING § 36-640 (I 7) Standards for sexually oriented businesses. a. No sexually oriented business shall be located closer than 500 feet from any other sexually oriented business or licensed day care facility. Measurements shall be made in a straight line,without regard to intervening structures or objections, from the nearest point of the actual premises of the sexually oriented business or licensed day care facility. b. No sexually oriented business shall be located closer than 500 feet from any property in the R-I,R-2,PRD,PSR or MDD district,or any residentially zoned property in the city adjoining the city.Measurements shall be made in a straight line,without regard to intervening structures objects,from the nearest point of the actual business premises of the sexually oriented business to the nearest boundary of the R-I,R-2,PRD,PSR or MDD district. (18) Standards for residential dwelling units. a. No part of any dwelling unit shall be to ated in a basement or on the first story of a building in the PCD-I or PCD-2 su istrict. b. In the PCD-I and PCD-2 subdistricts, the floor area of that portion of a building used for multiresidential purposes shall not be included for the purpose of calculating the maximum floor area ratio allowed by section 36-617(a). c. In the PCD-3 subdistrict,the floor area of buildings,or portions thereof,used for multiresidential purposes shall be included for the purpose of calculating the maximum floor area ratio allowed by section 36-6I 7(a). d. In the PCD-3 subdistrict, the maximum floor area ratio allowed by section 36-6I7(a) may be increased by 0.25, by including the floor areas of dwelling units classified as affordable housing units pursuant to an agreement with the housing and redevelopment authority of the city. (Code 1970; Code 1992,§ 850.16(12)) Secs. 36-619-36-639. Reserved. DIVISION 9. • A NNED INDU: RIAL DISTRICT (PID) Sec. 36-640. Principal uses. The following are principal uses pe'l itted in the Planned Industrial District (PID) district: (I) All principal uses allowe. n the Plann_. Office District. CD36:109 Draft Minutes Approved Minutes® Approved Date:9/14/2016 and connections. Sidewalks are proposed completely around and through the site; they are providing the 50-foot setback on France Avenue with green space and sidewalks; have created storefronts on France with the new retail buildings; and have tied into the pedestrian and car connections to Southdale as shown in the Southdale Vision Plan. Concluding, Planner Teague said the PUD rezoning is required to allow the proposed housing on the site and the increase in floor area ratio (FAR). Housing is not allowed under the current zoning, but would be allowed under the existing OR, Office Residential Comprehensive Plan designation for the site. Appearing for the Applicant Bob Erickson, Wildamere and Dean Dovolis, DJR Architecture Inc. Comments and Questions Commissioners expressed the following: • Commissioners questioned how/why the Comprehensive Plan limited building height to 4-stories on the west side of France Avenue. Planner Teague explained the City Council modified portions of the Comp Plan to reduce building height on the west side of France to 4-stories. Teague said he believed at that time the Council felt that a 4-story building height limit would buffer the residential properties to the west. Chair Platteter said the Planning Commission's recommendation was different from the Council's. It was further noted by Commissioners that a natural buffer does exist along areas west of France to include berms and significant green space. • Commissioners asked Planner Teague if the PUD rezoning was for the entire parcel. Planner Teague responded in the affirmative. Teague further explained that a PUD rezoning is site specific and an Ordinance is created for the approved plan. Teague stressed that what is approved is what must be built unless an amendment to the plan is requested. He also noted that the PUD rezoning would allow housing on the site and an increase in floor area ration (FAR). Teague further reported the PUD rezoning would also ensure compliance with the Southdale Development Principles and that affordable housing would be a component (as suggested in Phase 5). • Planner Teague was asked if an increase in density could be addressed in other ways besides the PUD rezoning. Planner Teague responded in the affirmative. • Commissioners asked Planner Teague if the project would be developed along the block structure as mentioned. Teague responded it would be similar; however, they will need to work around the buildings that will remain. Applicant Presentation Bob Erickson addressed the Commission and reported that he along with the development team met with City staff to discuss the applicants' plans for the site. Erickson said a neighborhood meeting was held that [5] Draft Minutes El Approved Minutes® Approved Date: 9/14/2016 • Commissioners asked the applicant what the size was of the proposed easement area that protects the large Oak grove. Dovolis responded he is unsure of the exact size; however, it is identified as a conservation easement. This easement area would preserve the Oaks to include restoration. • Dovolis was asked if they have comparable retail components. Dovolis pointed out that two new retail buildings (one existing and one proposed) have/will be constructed on the west side of France south of the subject site., adding the new retail buildings would be comparable. Dovolis reported there are tenants already"out there" that have expressed their willingness to move into these new buildings. • Commissioners asked Mr. Dovolis the number of residential units proposed. Mr. Dovolis said the development team envisions this building to contain 70 units; a type of boutique project. • Commissioners asked if the site was still considered an office park. Dovolis responded in the affirmative, adding that it's an office park and more. He noted that France Avenue is becoming a "medical alley" that's spreading south. He added the proposed 70-unit residential building would complement the site; not compete with the existing and planned residential units in the Greater Southdale area. Dovolis pointed out within this area roughly 1,100 units are already on line or soon to be, adding their residential building is designed to be something different, reiterating they want to complement the residential redevelop in the area not compete. • Commissioners' questioned if the proposed renovations and construction of additional buildings would be considered Class A with amenities. Dovolis responded the buildings would be Class A. • Commissioners expressed concern with parking and traffic during the construction phases. Mr. Dovolis responded that because of the size of the site and with construction in phases traffic and construction parking should not be an issue. Dovolis said he also foresees staging on the site, adding traffic would also be addressed and mitigated. It was pointed out by the Chair that the presently the City is undergoing a lot of street closings and the resulted traffic congestions; however, the projects that are occurring throughout the City aren't City or development projects but infrastructure projects by Center Point energy. Dovolis further explained that during construction all City construction management requirements will be respected. • Commissioners expressed the opinion that surface parking for the proposed redevelopment could be reduced. It was pointed out that the goal of the City is to reduce surface parking and have buildings address the street. Dovolis responded that he agrees that more greenspace is important; however, parking is important to the existing uses. Dovolis reiterated suburban inner ring cities are in a transition phase, adding parking can be reduced; however, at this time not eliminated. He said it is very hard to forecast 15 years out. He reiterated the phasing of this project allows for reactions to the market. He noted the process can continue with flexibility because of the phasing. Dovolis also asked the Commission to note the difficulty of France Avenue being a county road. He said the vision of the County is very different from the vision of the City. He pointed out the County envisions France Avenue as an extension of Highway 100, which is why City staff, the City Council and Planning Commission need to reach out of the County to share this vision. He noted along France Avenue the County would rather see fewer curb cuts; reiterating the County looks at capacity. [7] Minutes/Edina City Council/September 7, 2016 Swenson made a motion, seconded by Member Staunton, receiving the Braemar Winter Recreation Area Final Report and directing the Park Board to begin the Braemar Park Master Planning process to include cross-country ski trails, sliding hills on Academy 9, snow shoe trails, walking trails, fat-tire bike trails, single-track mountain bike trails, and extensive buck thorn removal, and capital and operating financials with funding in 2017. Ayes: Brindle, Staunton, Stewart, Swenson, Hovland Motion carried. The Council took a five-minute recess at 11:40 p.m. VIII. REPORTS/RECOMMENDATIONS VIII.A. SKETCH PLAN REVIEW 6600 FRANCE AVENUE (SOUTHDALE OFFICE CENTER) — REVIEWED Community Development Director Presentation Community Development Director Teague presented a sketch plan proposal to redevelop the 22- acre parcel at 6600 France Avenue. The request included a multiple phase development that would include a new 6-story medical building, a new 6-story hotel, a new 8-story residential apartment, two new 2-story retail buildings, and the new single-story Bank of America. To accommodate the request a Comprehensive Plan Amendment to increase the height maximum from four to eight stories and a rezoning from Planned Office District-2 to Planned Unit Development were required. Proponent Presentation Dennis Doyle, Wildamere, described his history in Edina and introduced Dean Dovolis, DJR Architects. Mr. Dovolis presented photos of the site from different angles including aerial views. He discussed zoning, traffic direction, parking, pedestrian circulation, concept design, site usage, and site amenities. Mr. Dovolis and staff answered questions of the Council related to existing curb cuts, traffic patterns, neighborhood concerns, storm water, flood plain, and the existing FAR. The Council commended the applicant for preserving the Oak Savannah area and complying with the Affordable Housing Policy. The Council suggested changing the name to differentiate this area from Edina's current Promenade and expressed concern over height, the parking lots along France Avenue, the lack of green spaces, and the missed opportunities on Valley View Road and France Avenue. VIII.B. RESOLUTION NO. 2016-83 ADOPTED — ACCEPTING VARIOUS GRANTS AND DONATIONS Mayor Hovland explained that in order to comply with State Statutes; all donations to the City must be adopted by Resolution and approved by four favorable votes of the Council accepting the donations. Member Brindle introduced and moved adoption of Resolution No. 2016-83 accepting various grants and donations. Member Swenson seconded the motion. Rollcall: Ayes: Brindle, Staunton, Stewart, Swenson, Hovland Page 6 Michael Bjerkesett 6566 France Avenue South#1204 Edina, Mn 55435 November 1, 2016 RE: Wildamere Development 'The Avenue on France' To Whom It May Concern: I am writing in support of the subject re-development. I hope that the retail and hotel portion along France Avenue does not in any way emulate what was done at France and Gallagher with the West Elm, Five guys, Blick and Pot Belly turning their backside to street. This property is significantly under developed in its present form and the proposed site plan would be a marked improvement over existing conditions. I believe that this will be a welcome addition to the neighborhood and will contribute to our tax base with little additional services called for from the City. If I had a vote it would be Affirmative assuming my one concern expressed above is addressed. Very sincerely yours, Michael J. Bjerkesett • i CITY OF EDINA MEMO City Hall• Phone 952-927-8861 k � Fax 952-826-0389•www.CityofEdina.com O 0.111)1 1 EU'O Date: November 9, 2016 To: Planning Commission From: Cary Teague, Community Development Director Re: Sketch Plan Review— 7711 Computer Avenue The Planning Commission is asked to consider a sketch plan proposal to redevelop the property at 7711 Computer Avenue. (See property location on pages A1—A3.) The applicant is proposing to tear remodel and expand the existing building with a new three- story mini-storage, and a one story retail/office use that would utilize parts of the existing building. (See the applicant's narrative, building rendering and site plan on pages A4—A7.) For a sketch plan review, the Planning Commission is asked to provide the applicant with informal, nonbinding comments on their proposed project. The density proposed for the site exceeds the minimum code requirements for the PID, Planned Industrial District. Allowed square footage is 43,560 square feet for the site. The proposed square footage would be 92,792 square feet. Additionally, any retail space within the PID zoning district is supposed to only serve the office uses within the site, not have access from the outside, and not have any signage or displays. This proposal contains a coffee shop with exterior signage and has direct access from the outside. The intent of the ordinance is to allow retail uses that serve the existing tenant of an industrial or office building. The proposal would either require a variance to allow the greater square footage, or an amendment to the zoning ordinance to allow a 1.1 FAR in the PID zoning district. Additional variances would be required for the exterior entrance and signage. The following page shows a compliance table demonstrating how the proposed new building would comply with the PID, Planned Industrial District Zoning Ordinance standards. Please note that variances would be requested from nearly all of the City's zoning standards for the PID District. City of Edina • 4801 W.50th St. • Edina, MN 55424 • • CITE OF EDINA MEMO ok91�Aj�� �1 e � O Additional Background Allowing mini-storage over an FAR of .5 in the PID Zoning District. The City recently approved a mini storage facility on Cahill Road. That facility has an FAR of .5. Initially, they wanted to have a facility closer to 1.0. However, rather than requesting a Variance, they revised their plan to meet code. Additionally, the old Edina Schools bus garage and the old Public Works site is also zoned PID. In granting a variance to allow an FAR of over .5, the City must consider allowing this type of density for this use on other property that is zoned PID. The proposed parking is well short of the city code requirement. About half of the required parking would be provided. Staff is concerned that a similar use nearby with a coffee shop and shared office space has the code required parking on its site, but is often times short parked. (The Burgundy, located at 4900 77th Street West.) City of Edina • 4801 W.50th St. • Edina, MN 55424 Hennepin Hennepin County Property Map Date: 11/3/2016 T ,r 1 4- r i 4 -t ., t' re-, le 17.3 ', : --1 1 a1 � a � ----r— t, Q 1. }a , 8 r it-, I:� 4 Is ' ill, I r yy r 1 e .... IOW "‘ I h. � ' S ,. ;.. { 9222 r � `. ' Y if r, a i f 1 inch =200 feet 1 PARCEL ID: 3102824330016 Comments: OWNER NAME: Glenn Hasse Jr Site Location PARCEL ADDRESS: 7711 Computer Ave, Edina MN 55435 PARCEL AREA: 2 acres, 87,120 sq ft This data(i)is furnished'AS IS'with no representation as to completeness or accuracy;(ii)is furnished with no warranty of any kind;and(iii)is notsuitable for legal,engineering or surveying purposes. Hennepin County shall not be liable for any damage,injury or loss resulting from this data. COPYRIGHT©HENNEPIN COUNTY 2016 IJ tL DJR ARCHITECTURE,INC. 333 Washington Avenue North,Suite 210,Union Plaza,Minneapolis.MN 55401 T: 612.6762700 F:612.676.2796 www.djr•inc.com 7711 Computer Ave Mixed Use Project Project Description October 17, 2016 The proposed project is a mixed use facility that combines shared offices, maker space, a coffee shop and small business storage. The new office space will allow entrepreneurs and small business owners to pursue their endeavors through collaborative open spaces and meeting venues. Private office space and meeting rooms provide flexibility for small business owners that don't need or can't afford traditional office space or work from home and need to expand their business. Maker suites are areas designed for manufacturing, production, and creativity by the tenants. The facility provides an opportunity for inspired growth, flexibility and collaboration. The project is located at 7711 Computer Avenue. The site is 2 acres and contains an existing single story office and warehouse building. The lot is zoned PID with a building height overlay district HOD-12. Office, industrial, and storage uses are permitted uses within the PID district. The project is a dramatic renovation and addition to an existing office /warehouse building. The existing building is approximately 18,600 sf. Approximately 4,700 sf of the rear portion of the building will be demolished to allow room for an addition at the rear of the site. The addition is a 79,000 sf, 3 story small business storage facility. The footprint of the addition is 26,350 sf and the total building footprint including the existing building is 40,092 sf. The height of the addition is approximately 40 feet, and has 20 foot setbacks from the side and rear property lines. The current FAR for this site is .5. The proposed proj-ct is an FAR of 1.07. Renovations to the existing building will include modernizing the building hich will include refurbishing the brick, new aluminum storefront, awnings and canopies fo clearly defined entrances. The featured façade will be a new coffee shop with floor to cei ing glass to maximize the views of the active use. A patio café seating area in front o the coffee shop will enhance the Computer Avenue streetscape and a sidewalk will be ads ed to tie-in with existing and future sidewalks. The new small business storage will be cl.d in brick and metal panel that will be enhanced with LED lighting at the material reveal.. We will be requesting variances for the following: reduced setback, FAR •reater than .5, and parking reduction to maximize greenspace via proof of parking. 1 IFX! M 01 ;a • " ) , It 11 kl t.'. 1 --, 1 \\ gi \: -- N. . : ,i \\._________ ,,, (.1,, ih ...,...,,, ,,, ..iti...„..k.„7..,..„......._,, ...,4_,.. .,.. .._ ---Th)[-II 1 as ..-. i . . s 3 9 i 44""--" , -, ''',I' ',AA_ r lt,...-- • ...,..i..';' ,,,,:7,-'2-:-.:',.-:;'" -...-.:4::2.:Ifit,-Z,. - t ., , li (10 -,r-------------:-------.7._._, - ' ,...• ' . ...., id _____. ,--- - , o < • ., 1 rtt_t_ 1 ur t 0 , — 1 j I cc o 0 1- in Lo LLI 6 cn FE r•- "' o a 0 s • • (i) • cp 1 ; •,-I • I u) 0 o CI c CO , Z i_ • 00 ' ''''' 1-1 ,-- i--Au-, (6 i in cc i 0 PI '' r ci caLLI -I N — 0 &-X9i 2 el 2 : , . .., , Ai , . . . , . II ' I .... r u) 5 cc u- . , A "1 ..; , 112_1 4 4 Ir'''I .. ft Cp 1. ,,,. x Lu I.4 I , - ? '''•••‘' • v A ? • . t;. 4,,,, - , 1 1,e -, (*" 1 a 0 - _ / ,, ; i. . , 1 _,_,,,,_ „,,L, r ....._,,. L.._ I t--, a , 4, . I . i , i t S. CY:-'1 '- t. . LI, i , rt.'7 L..._ .. '.":9,'- --H" ,,Jr, t• ,., ..,) ,,, c: ,....,_ . 4., ,,.• ; i , - , --k, • . i • ' ' '41 blesk.,*-44 V. 4. b i)-,,r, k _..vc4..... - •. t. , -"*i'''';- • 4. ' - - — "L .*.- "°.- J'' • -`' - '-us -.,' ,„:' ,,, I-- - .................— . _ 311N3AV 83111dIA103 c. . rrt $ - 1 -ç _____ _.__ .....__ • -,\ --• ....7.-- , LI 1,•... , /4-6 PENTAGON REVIVAL, LLC 2424 KENNEDY STREET NE,MINNEAPOLIS,MINNESOTA 55413 612.371.0123 November 4, 2016 Mr. Cary Teague Community Development Director 4801 W. 50th Street Edina, MN 55424 Re: 7711 Computer Avenue November 9, 2016 Sketch Plan Review Dear Cary: It has come to our attention that Hempel's proposed mixed use project at 7711 Computer Avenue is on the Planning Commission's November 9, 2016 agenda for Sketch Plan review. While we have to date only seen preliminary sketches and a short narrative regarding the proposed project, we have several concerns due to the nature of the proposed uses in light of applicable City Code and the proximity to Pentagon Park. Our initial general concerns to be shared with Staff, the Planning Commission and Hempel are as follows: 1. The proposed uses (small business storage, office space and retail/coffee shop) do not appear to be permitted under the applicable code, nor are all of the uses or the proposed mix consistent with the Comprehensive Plan. It is our understanding that the subject property is zoned PID or Planned Industrial District, which does not appear to allow for the proposed Coffee/Retail use, and presumably not the proposed mix of uses. 2. The proposal would intensify the use of the property by over 200%, which, as set forth below, would result in the need for several variances, all caused by the applicant. 3. The proposed size of the storage component does not appear to be allowable without a variance. Such a variance would be considered a use variance, which is not allowed by City Code or State Statute. 4. The greatly increased footprint and square footage would, at the least, result in the need for setback variances and a FAR variance. We respectfully submit that the 'practical difficulties' standards could not be met to support the issuance of any variance for the proposed project. 5. The proposed parking is inadequate and fails to meet City Code. The applicant has indicated the requirement for a variance to reduce the parking requirements, but no indication has been made as to how many parking spaces would be required by the applicant to accommodate the intensified use on the property. Issuance of a parking variance would directly contradict City policy and could set a poor precedent, especially in light of the standards and policy presented by the City during the Pentagon approval process. City of Edina, Minnesota- Intranet: Council To Consider Creation of Special Ta•k Force Page 1 of 1 ... " �. r> `tip,, The CITY of I;r .. x Wednesday, November 02, 2016 Council To Consider New Task Force By Scott Neal The City Council began its evening with a closed session to confer with staff and le•al counsel concerning the recent lawsuit filed against the City by Larnie Thomas. Following the closed sess on, the Council met in regular session and made the following decisions: • Issued a temporary liquor license for an event on Nov. 18 at Our Lady of Grace C urch. • Approved the final plat and development contract for the Blake Lane development project. • Set a public improvement hearing on Dec. 6 for the 2017 Birchcrest A and Count side B Neighborhood Roadway Reconstruction Project. • Approved an endorsement of a Utility Service Line Warranty Program sponsored •y the National League of Cities. The City will receive a small financial royalty for each property owner wh• buys the warranty product. The City will aggregate the royalty revenue and use it exclusively to help homeowners cleanup after basement sanitary sewer backups. • Awarded a $44,893 contract to Northwest Asphalt for 2016 streetpatching repairs. • Awarded a $25,520 contract to Key's Well Drilling for rehabilitation projects on We Is 4 and 15 in 2017. • Awarded a $41,227 contract to C.I. Utilities to install a fiber optic connection to the Creek Valley water tower. • Conducted a public improvement hearing for the proposed 2017 Parklawn Avenue Roadway Reconstruction Project. Following the public hearing, the Council unanimously ap•roved a resolution ordering the improvement. • Conducted a public hearing on a zoning ordinance amendment, site plan review a d preliminary plat for an expansion of a Twin Cities Orthopedics at 7700 France Ave. • Conducted a public hearing of a proposal to subdivide 5845 Kellogg Ave. Followin_ the public hearing, the Council did not approve the request. • Granted a new on-sale wine and beer license for the new Barnes & Noble Cafe at The Galleria. The cafe will be a full service restaurant. It is scheduled to open on November 17. It will be •ne of the first three Barnes & Noble Cafes in America. At the end of the meeting, I described my proposal to the Council to create a new special task force to look into issues of racial equity in our City facilities, services and institutions. The C•uncil will consider my proposal and have additional discussion about it later this year. A copy of the propos:I is available here. 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