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2017 04-05 Planning Commission Packet
Agenda Planning Commission City Of Edina, Minnesota City Hall, Council Chambers 4801 West 50th Street Edina, MN 55424 Wednesday, April 5, 2017 7:00 PM I. Call To Order II. Roll Call III. Approval Of Meeting Agenda IV. Approval Of Meeting Minutes A. Minutes: Planning Commission, March 22, 2017 V. Public Hearings A. PUBLIC HEARING: Rezoning & Comprehensive Plan Amendment - Edina Collaborative, 49-1/2 Street Redevelopment B. Public Hearing- 6125 Beard Variance (B-17-05) C. Public Hearing-Variance 5809 South Drive (B-17-06) 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. 44th and France SAP Appointments 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 c Draft Minutes® Approved Minutes❑ Approved Date: Click here to enter a date. March 22,2017 Z 't, Minutes ''1;5'. ta 111( `1., City Of Edina, Minnesota ,; )0f,1 Planning Commission v-; ,, Edina City Hall Council Chambers March 22, 2017 I. Call To Order Chair Olsen called the meeting to order at 7:05 P.M. II. Roll Call Answering the roll were: Commissioners Thorsen, Strauss, Nemerov, Hamilton, Bennett, Berube, Bennett, Chair Olsen. Student Members, Kivimaki and Jones. Staff, City Planner, Teague, Assistant Planner, Aaker Sr. Communications Coord., Eidsness, Support Staff, Hoogenakker III. Approval Of Meeting Agenda A motion was made by Commissioner Thorsen to approve the March 8, 2017, meeting agenda. 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 approve the minutes of the February 22, 2017, meeting, The motion was seconded by Commissioner Strauss. All voted aye. The motion carried. V. Special Recognitions and Presentations Staff Presentation Planner Teague reported at this time new officers need to be elected and the Commission Bylaws need to be adopted. Teague noted no changes were made to the bylaws. Motion A motion was made by Commissioner Thorsen to adopt the Planning Commission Bylaws as written. The motion was seconded by Commissioner Strauss. All voted aye. The motion carried. Commissioner Nemerov suggested that sometime in the future the Commission should review Robert's Rules. Page I 1 Draft Minutes® Approved Minutes❑ • Approved Date: Click t?ere to enter a date. March 22,2017 Election Motions Commissioner Berube nominated Commissioner Thorsen as Planning Commission Secretary. The motion was seconded by Commissioner Nemerov. No further nominations were offered. Chair Olsen called for a vote to elect Commissioner Thorsen as Secretary for the Planning Commission. All voted aye. The motion carried. Todd Thorsen elected as Secretary, Commissioner Strauss nominated Commissioner Nemerov as Vice-Chair. The motion was seconded by Commissioner Berube. No further nominations were offered. Chair Olsen called for the vote to elect Commissioner Nemerov as Vice-Chair. All voted aye. The motion carried. Ian Nemerov was elected as Vice-Chair. Commissioner Strauss nominated to re-elect Commissioner Olsen as chair. The motion was seconded by Bennett. No further nominations were offered. Chair Olsen called for a vote. All voted aye. The motion carried. Chair Olsen was re-elected as Chair. VI. Community Comment None. A motion was made by Commissioner Nemerov to close community comment. The motion was seconded by Commissioner Thorsen. All voted aye. The motion carried. VII. Reports/Recommendations A. Sketch Plan Review— RH at Southdale Planner Presentation Planner Teague reported the Planning Commission is asked to consider a sketch plan proposal to develop the north east corner of France Avenue & 69th Street, underneath the water tower at Southdale. The site is currently paved overflow parking for the mall and theaters. Teague explained that Restoration Hardware (RH) is proposing to construct a 3-4 story 58,000 square foot store that would include: furniture sales, a rooftop showroom, a cafe/restaurant, outdoor courtyards and garden terraces. The store would have two main entrances; one that opens to France/69th intersection and the other that faces Southdale. Valet parking services would be available on the Southdale side that would allow for reduced site parking. Teague added that the site is zoned PCD-3, Planned Commercial District. The proposed uses are all permitted on the site. The applicant would only be requesting a site plan review with a parking stall variance. Teague further noted that parking stall variances have been standard Page 12 Draft Minutes® • Approved Minutes❑ Approved Date:CCic.k orc to rr a ci; re. March 22, 2017 practice for development on the Southdale site over the past 15 years. The City does not have a lot of discretion when reviewing this project as it is a permitted use. Continuing, Teague said the Greater Southdale Area Vision Plan has been shared with the property owner, Simon Properties, and RH. RH has responded to the Greater Southdale Area Principles, adding the applicant has done a nice job in creating a site plan with some of the guiding principles in mind. Some of those items include having a main entrance facing the street, increasing green space and landscaping, providing high quality of building materials and design, mixed uses, extensive pedestrian connections, movement through the site, meeting the 50-foot setback from the curb on France to the building and the 30-foot setback from the curb on 69th. That said, staff has concern about the wall that would face the street and the large parking fields along the street. Appearing for the Applicant Stuart Wagner, RH (Restoration Hardware) Applicant Presentation Mr. Wagner explained that over the last several years RH has shifted their market focus, adding their goal is to create a grand residence instead of the typical retail structure. In addition to offering home furnishings RH will now offer food and beverage to create an area to live in, eat in, drink in, and.shop. With graphics Wagner presented to the Commission sketched renderings of the proposed structure and photos of other newly constructed RH stores. Wagner said they believe the proposed development will enhance the intersection of France and 69th Street with a beautiful building with defined outdoor courtyards, garden terraces,Juliet balconies and lush plantings. Wagner asked the Commission to note the building was placed at a diagonal to complement the pie-shape lot and to afford building presence from not only France Avenue but West 69th Street as well. He further added parking has been kept to a minimum (variance required) and the store will offer valet parking. Wagner noted they have an agreement to work with Simon on parking. Wagner further noted that when designing the building, they believe they have aligned with the district principles. Wagner concluded that they welcome comments from the Commission and are excited to be at this location. Mr. Martin, 10 Southdale Center, addressed the Commission and stated Simon is very happy to welcome RH to the Southdale Center. Martin reported that in the near future the AMC theatre will be renovated and seating will be reduced. Martin said he believes RH will enhance Southdale Center and the new renovations to the theatre. Mr. Child informed the Commission that the architectural features and layout of the building respond to the RH Brand. Child said in his opinion as previously mentioned the orientation of the building addresses both the mall, France Avenue and West 69th Street. He added the proposed wall is part of the branding features and would create an area that is heavily landscaped, a promenade area and possibly a water feature. The proposed wall will help create a lush welcoming area. Page I 3 Draft Minutes® Approved Minutes❑ Approved Date: Click here to<.ater a date. March 22, 2017 Comments/Discussion Commissioners shared the following: • It was pointed out that the orientation of the building, the wall and the presence of parking along France Avenue may not fully address the principles of the area. Mr. Child responded that in his opinion the proposal offers a strong corner presence. He also stated he believes connectivity is enhanced by activating the corner with pedestrian friendly connections to the sidewalk and to the mall. • An opinion was raised that it feels like the buildings diagonal orientation was giving a cold shoulder to the corner(s). The applicant was asked if they considered a more traditional building orientation. Mr. Child pointed out that area principles also suggest a 50-foot setback which can create conflict in design. Mr. Wagner said that they would consider the buildings orientation; however, feel that the orientation works well in providing a vision through the building. As oriented one can look through the building. • A question was raised if there was a concern that the building as proposed may appear isolated. Mr. Wagner acknowledged the building was large; however, the building was well articulated to include offsetting mass and a green rooftop area that would showcase outdoor furniture pieces. Enhanced landscaping would also soften the mass of the structure. Wagner further stated that the proposed building would be the first proposed along the ring road, adding this could be the catalyst for future ring-road redevelopment. • It was further suggested that the applicant try to follow the suggestions from the City's consultant Mic Johnson to include lowering the wall and reducing and/or eliminating parking stalls visible to the street. It was noted that as depicted parking would be seen from the street. Mr. Wagner acknowledged that point, adding they believe building orientation, landscaping, etc. would soften any negative impact from vehicles. • Ensure that the ring road can be safely crossed to gain access to the mall. • With regard to the proposed wall it was suggested that the wall could be created with transparent materials (to mitigate height). • It was stressed that more landscaping was always better, • Remember to design with the Minnesota climate in mind. Chair Olsen thanked the applicants for their presentation VIII.Correspondence And Petitions Chair Olsen acknowledged back of packet materials. Page 4 Draft Minutes® Approved Minutes❑ Approved Date:Cl(1:11: car,c1 a rJa s. March 22, 2017 IX. Chair And Member Comments None X. Staff Comments Planner Teague reported that the City Council at their last meeting agreed with the Planning Commission and approved the re-plat for Gateway Pointe Xl. Adjournment A motion was made by Commissioner Thorsen to adjourn the meeting of the Planning Commission at 8:50 P.M. The motion was seconded by Bennett. All voted aye. The meeting was adjourned. Jaclzie f-toogewalzl,e►- Respectfully submitted. Page 15 Q• o PLANNING COMMISSION STAFF REPORT •rRca��e�9 Originator Meeting Date Agenda # Kris Aaker April 5 , 2017 B-17-05 Assistant Planner Recommended Action: Approve the 2.95 foot requested variance to allow a whole house 1st floor "lift" for conversion of a one story home into a two story home located at 6125 Beard Ave. Project Description The subject property is located on the east side of Beard Ave. consisting of a rambler with an attached two car garage built in 1956. The existing home is nonconforming regarding side yard setback. The applicant is requesting a variance to add a second floor above an existing rambler, see attached site plans, survey and building plans. The variance is necessary to build within the existing footprint due to the nonconforming south side yard setback. The intent of the project is to raise the existing home with exception of the garage and insert a new first floor. The "old" first floor becomes the second floor with minimal structural changes. The existing kitchen would be remodeled into a master bath and the living room will become a master bedroom. A staircase would be introduced with all other bedroom areas remaining as originally constructed. The project conforms to all requirements with the exception of the continuation of the nonconforming setback on the south side. The homeowner has stated that the living room, dinning room and kitchen are under sized, which is driving the design. The existing home has a new roof, new windows, new insulation and a remodeled amusement room. All of these features hold value to the homeowner, who wishes to maintain the integrity of the existing structure. The approach is to preserve the investments made in the existing home. The owner has stated that the approach is for renewal of the 1956 rambler in an environmentally sustainable way. The project retains all of the existing features while providing a plan that satisfies current expectations. The amount of waste created from a teardown, especially given the condition of the property and desire to retain, it is not a forward thinking approach and not one the homeowner will consider. INFORMATION/BACKGROUND The current side yard setback requirement is 10 feet. The garage is located 4.65 feet from the north lot line and the south wall of the home is located 7.05 feet from the south lot line. To go up from the south wall requires a variance of 2.95 feet. There is no 2nd floor proposed above the garage so a variance is not requested on the north side. Spacing between the subject home and the adjacent homes will remain the same. SUPPORTING INFORMATION Surrounding Land Uses Northerly: Single-dwelling homes. Easterly: Single-dwelling homes. Southerly: Single-dwelling homes . Westerly: Single-dwelling homes Existing Site Features The subject property is 9,000 square feet in area. The existing home was built in 1955. No trees will be removed to accommodate the plan. Planning Guide Plan designation: Single-family detached Zoning: R-1, Single Dwelling Unit District Engineering Review An Engineering review has been conducted and there are no concerns indicated on the attached memo. Building Design The proposal is to construct a two story home on the exiting footprint and "lift" the existing 1st floor above. 2 Compliance Table City Standard Proposed Front— Match adjacent 35 feet 35.7 feet Side- 10 feet *7.05/4.65 feet Rear Yard 25 feet 37.5 feet Building Height 2 1/2 stories 30 feet 2 stories 28 feet, 30 feet to ridge, 28 feet to ridge Lot coverage 25% 23.06% * Variance Required Primary Issues • Is the proposed development reasonable for this site? Yes. Staff believes the proposal is reasonable for four reasons: 1. The proposed use is permitted in the R-1, Single Dwelling Unit Zoning District. The intent is to utilize the existing structure in its entirety, and within the existing footprint. 2. The addition is appropriate for the lot and the improvements will enhance the property and not detract from neighborhood. Spacing between the proponent's and the neighboring structure to the south will remain the same. 3. The improvements will provide a reasonable use of the site and improve on the existing conditions. The solution cannot be accomplished without the benefit of a variance. It is a new concept not anticipated by the current code. 4. The home improvements and height increase would provide enough space to accomplish a 2nd floor without having to completely reconfigure the property, (not a tear-down/re-build). The approach is environmentally friendly and sustainable. • Is the proposed variance justified? 3 Yes. Per the Zoning Ordinance, a variance should not be granted unless it is found that the enforcement of the ordinance would cause practical difficulties in complying with the zoning ordinance and that the use is reasonable. As demonstrated below, staff believes the proposal does meet the variance standards, when applying the three conditions: Section 850.0.Subd., requires the following findings for approval of a variance: Minnesota Statues and Edina Ordinances require that the following conditions must be satisfied affirmatively. The Proposed Variance will: 9) Relieve practical difficulties that prevent a reasonable use from complying with ordinance requirements. Reasonable use does not mean that the applicant must show the land cannot be put to any reasonable use without the variance. Rather, the applicant must show that there are practical difficulties in complying with the code and that the proposed use is reasonable. "Practical difficulties" may include functional and aesthetic concerns. Staff believes the proposed variance is reasonable. A practical difficulty is the original, (conforming at the time), placement of the home and current required setback from the side yard. The current setback requirement from the side yard creates a challenge for the unique approach to expansion, (house lift), without the benefit of a variance. 2) There are circumstances that are unique to the property, not common to every similarly zoned property, and that are not self- created? Yes. The unique circumstance is the inability to provide the "lift" living space above the home at the existing nonconforming setbacks without the benefit of a variance. The required side yard setback is not self-created. The home currently encroaches minimum standards, but was built conforming to the rules at the time. 3) Will the variance alter the essential character of the neighborhood? No. The proposed improvements will not alter the essential character of the neighborhood. The footprint of the home will remain the same and 4 spacing between structures will remain the same on both the north and south sides. Staff Recommendation Recommend that the Planning Commission approve the variances. Approval is based on the following findings: 1. The proposal would meet the required standards for a variance, because: 2. proposed use of the property is reasonable; as it maintains existing setback conditions without reducing setback . 3. The imposed setback and existing house location do not provide opportunity for a full second floor above existing. 4. The original placement of the home closer to the south lot line prohibits the proposed house lift expansion for a second floor without the benefit of a variance. Approval of the variance is subject to the following conditions: 1) Subject to staff approval, the site must be developed and maintained in substantial conformance with the following plans, unless modified by the conditions below: • Survey dated: February 22, 2017 • Building plans/ elevations date stamped March 2, 2017. • Engineering memo Deadline for a city decision: May 1, 2017. 5 "ennePi Hennepin County Property Map Date: 3/23/2017 t k z ^ . pi, I �. „ rr ati�» { .. _.,* f . 00, yyy 6 '0. ... r :,,.r., A et Wes =oi'.:1 .r ... Waw ana """ j `' 1^inch = 100 feet PARCEL ID: 2002824340026 Comments: OWNER NAME: , PARCEL ADDRESS: 6125 Beard Ave S, Edina MN 55410 PARCEL AREA: 0.21 acres, 8,987 sq ft A-T-B:, SALE PRICE: SALE DATA: SALE CODE: This data(i)is furnished'AS IS'with no representation as to completeness or ASSESSED 2016, PAYABLE 2017 accuracy;(ii)is furnished with no warranty of any kind;and(iii)is notsuitable PROPERTY TYPE: Residential for legal,engineering or surveying purposes. HOMESTEAD: Homestead Hennepin County shall not be liable for any MARKET VALUE: damage,injury or loss resulting from this data. TAX TOTAL: '• COPYRIGHT©HENNEPIN ASSESSED 2017, PAYABLE 2018 COUNTY 2017 PROPERTY TYPE: Unavailable HOMESTEAD: Unavailable MARKET VALUE: Unavailable , Henn°Pin Hennepin County Property Map Date: 3/23/2017 • opowil as' - t , ,. e i •A a i ,. ' *....itvi ,'''' . 1111111.11, , y ;i t _.a; a ,R, R ly� Ny 4,d '-.h.. J i by ylJ 1!' :'� are 1 I � t ,, inch = 50 feet • PARCEL ID: 2002824340026 Comments: OWNER NAME: . PARCEL ADDRESS: 6125 Beard Ave S, Edina MN 55410 PARCEL AREA: 0.21 acres, 8,987 sq ft A-T-I SALE PRICE: SALE DATA: SALE CODE: ' This data(i)is furnished AS IS'with no representation as to completeness or ASSESSED 2016, PAYABLE 2017 accuracy;(ii)is furnished with no warranty of any kind;and(iii)is notsuitable PROPERTY TYPE: Residential for legal,engineering or surveying purposes. HOMESTEAD: Homestead Hennepin County shall not be liable for any damage,injury or loss resulting from this data. MARKET VALUE: ' TAX TOTAL: ' r COPYRIGHT©HENNEPIN COUNTY 2017 ASSESSED 2017, PAYABLE 2018 PROPERTY TYPE: Unavailable HOMESTEAD: Unavailable MARKET VALUE: Unavailable Minnesota Statues and Edina Srdinances require that the following conditi ns must be satisfied affirmatively. *lease fully explain your answers usiri additional sheets of paper as necessary. The Proposed Varianc}- will: YES NO Relieve practical difficulties in complying with the zoning ordinance and that the use is reasonable Correct extraordinary circumstances applicable to this property but not applicable to other property in the vicinity or zoning district Be in harmony with the general purposes and intent of the zoning ordinance Not alter the essential Character of a neighborhood 2 SETBACK REQUIREMENTS FOR CITY OF EDINA SINGLE FAMILY DWELLINGS (a) 10-feet on lots 75-feet or greater in width. Lot width is defined as the horizontal distance between side lot lines as measured 50-feet back from the front lot line and increase sideyard setback 12 foot for each foot average height exceeds 15-feet. The Variance Procedure is a "safety valve"to handle the unusual circumstances that could not be anticipated by these ordinances. The Commission is charged to only grant a petition fora variance if it finds: 1. That the strict enforcement of the ordinance would cause practical difficulties because of the circumstances unique to the petitioner's property. The design intent in this case is to raise the existing house and insert a new first floor. The design effort meets the definition of "unusual circumstances" that could not have been anticipated by the ordinances. The existing house has a new roof, new windows, new insulation, a remodeled basement level amusement room, and a sound design and aesthetic appropriate for bedrooms and bathrooms; it does not have a large enough dining room, kitchen or living room. By inserting a new first floor, appropriately sized living space can be provided and with minimal structural changes the existing kitchen can be transformed into a 2nd Floor master bath, the existing living room will become a 2nd Floor master bedroom with fireplace, and the remainder of the existing house will remain to be used as originally conceived. If the new design were to conform explicitly to the City setback requirements by removing five feet of the existing living room/bedroom/fireplace, the feasibility of the concept would be lost. 2. That the granting of the variance is in keeping with the spirit and intent of the ordinance. The spirit of the ordinance is to provide a "safety valve" for unforeseen circumstances. The concept of raising a house to insert a first floor is unique and clearly not foreseen by the drafters of the original ordinance. A large part of the reason for approaching the design change in this fashion is to preserve the material value of the existing home instead of relegating much of it to the dumpsters. The waste imbedded in the "tear-down" model of renewal is not an environmentally sustainable approach. This effort retains almost all of the existing fabric of the 1956 house while re-aligning it to current life style expectations. In addition, this model of renovation is minimally disruptive to the neighborhood in terms of noise, dust, debris, truck hauling, heavy equipment, erosion control, street repair, crew size and parking requirements, and time elapsed. 3. The variance, if granted, will not alter the essential character of the property or it's surroundings. The design intent is to fit into the design character of the neighborhood. The existing very horizontal roofline and proportions are retained. The house is on the north side of it's one story neighbor and will not cast a shadow on either adjacent property. The view from the side windows of the southern neighbor will not change at all; they look into the side of the house now and will continue to do so. The house will appear to most to have been "as constructed" in the 50's. The building footprint will not change except for the addition of a small front entry porch. 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I. „ ill ,, i,: li ;,IL _i _J=_I iII- --...:.::::1I/ - . --, ,. f I' i l '.'IL .1! 4 ;liily "i;I .. . jt ' ht` II 11 i 'hl;.. _ �. j. \ 1 4.'. .__�.I • •it I �' __li I ISI • 4 1I { I t' i1,1 i1 —717' I/ (1,11,:i, r i ilr 'ts i €1 1G p itl r I. NII ' 1 1 :ILI ,i. , ' ' ; I iil 1 I , n'�; � 1 1 I 1 SII ; i / E• Hli i 'III; •i ' / , .• �._ , " , I11 i r. 1 ;I; ;i 1 \ III _R\1 I 1 ; 0,111 Hi .,II, -- .-1-1 1 \ 111 1I • \iI Jackie Hoogenakker From: Caryl Morgan <carylmorganl@gmail.com> Sent: Tuesday, March 28, 2017 9:07 AM To: Jackie Hoogenakker Subject: Fwd: B-17-06 re: 5809 South Dr We support the 16 foot variance from Dundee Rd to construct a new home. We live directly across the street, and have for 35 years. We're certain it will be very nice. Caryl and Randy Morgan 5808 South Dr Caryl Morgan 952-920-8433 952-484-8435 1 1•t Vi 0 ti112 if1 DATE: March 29, 2017 TO: Kris Aaker— Residential Planner CC: Permit Applicant FROM: Charlie Gerk EIT— Graduate Engineer RE: 6125 Beard Ave —Variance Review The Engineering Department has reviewed the subject property for street and utility connections, grading, storm water, erosion and sediment control. This review was requested by the planning department, another reviewed will be completed when applicant submits for a building permit. General Comments I. No comments. Street and Curb Cut 2. No comments. Sanitary and Water Utilities 3. No comments. Storm Water Utility 4. No comments. Site Storni !;Vater 5. The stormwater and erosion control plan requirement for this project has been waived due to the lack of soil disturbance and new impervious. If the applicant meets the requirements for a grading permit in the following 18 months, after the variance approval, they will be required to meet this requirement. Grading, Erosion and Sediment Control 6. Inlet protection required. ENGINEERING DEPARTMENT 7450 Metro Boulevard•Edina,Minnesota 55439 www.EdinaMN.gov•952-826-0371• Fax 952-826-0392 SETBACK REQUIREMENTS FOR CITY OF EDINA SINGLE FAMILY DWELLINGS (a) 10-feet on lots 75-feet or greater in width. Lot width is defined as the horizontal distance between side lot lines as measured 50-feet back from the front lot line and increase sideyard setback 12 foot for each foot average height exceeds 15-feet. The Variance Procedure is a "safety valve"to handle the unusual circumstances that could not be anticipated by these ordinances. The Commission is charged to only grant a petition for a variance if it finds: 1. That the strict enforcement of the ordinance would cause practical difficulties because of the circumstances unique to the petitioner's property. The design intent in this case is to raise the existing house and insert a new first floor. The design effort meets the definition of"unusual circumstances" that could not have been anticipated by the ordinances. The existing house has a new roof, new windows, new insulation, a remodeled basement level amusement room, and a sound design and aesthetic appropriate for bedrooms and bathrooms; it does not have a large enough dining room, kitchen or living room. By inserting a new first floor, appropriately sized living space can be provided and with minimal structural changes the existing kitchen can be transformed into a 2nd Floor master bath, the existing living room will become a 2nd Floor master bedroom with fireplace, and the remainder of the existing house will remain to be used as originally conceived. If the new design were to conform explicitly to the City setback requirements by removing five feet of the existing living room/bedroom/fireplace, the feasibility of the concept would be lost. 2. That the granting of the variance is in keeping with the spirit and intent of the ordinance. The spirit of the ordinance is to provide a "safety valve" for unforeseen circumstances. The concept of raising a house to insert a first floor is unique and clearly not foreseen by the drafters of the original ordinance. A large part of the reason for approaching the design change in this fashion is to preserve the material value of the existing home instead of relegating much of it to the dumpsters. The waste imbedded in the "tear-down" model of renewal is not an environmentally sustainable approach. This effort retains almost all of the existing fabric of the 1956 house while re-aligning it to current life style expectations. In addition, this model of renovation is minimally disruptive to the neighborhood in terms of noise, dust, debris, truck hauling, heavy equipment, erosion control, street repair, crew size and parking requirements, and time elapsed. 3. The variance, if granted, will not alter the essential character of the property or it's surroundings. The design intent is to fit into the design character of the neighborhood. The existing very horizontal roofline and proportions are retained. The house is on the north side of it's one story neighbor and will not cast a shadow on either adjacent property. The view from the side windows of the southern neighbor will not change at all; they look into the side of the house now and will continue to do so. The house will appear to most to have been "as constructed" in the 50's. The building footprint will not change except for the addition of a small front entry porch. 1 �� xzD BEARD AVENUE S. ( 60' R/w) ,, _�mo-� o m < �r, m ' I g -r I-InW ✓v • a,_A�, m mm X - Z —CD I C co- O j rn lo =- O D r- m ---1 r N m mu" 3 75 . 0 --- z, >oN �. o ,,—� T_ } } �' Q .o Dom a' •Dom. o G-- <cnz me ---1 . T -4 •—O -<-0 0 uJ �� CA . - y .. .<73 (-�, '111 ‘, (-. c—m iv .<. zcn-o F_ -I . m..7 r--I o—o moo i. v - /..::::::;........:-<;::::A : _ _ ril 18.6 - -, I ^, ( O ‘1 • rri 1, 1 ' I rri i cm I 24.0 ;I p # II ; p� � �n 1 (n NJ w O ro OD ON 1.-7.24C O p..q I I NJ main floor elev.=891.3 �=• ..;. ! O N n Fr--Cr) Z o N-11 �' o basement elev.=885.7 I 20.5 +m O ® m Ooa #6125 s-.1) O m c�m� : , _ , t : Vrtl 513 t .:1.,,,i.. .rte1" d' . h L V.' : b )F.,. t 3T.O y' • D. T Q . 4, .� lr ,0J, Y+ l Q , '/ '� x ' 11, . ,,�y1, . � ;5 ' l ; .fii y. p , ' F ,1 . e . ''Y • r ; � ' • ' 3a 4, •• ,b. ': 3 c ti 4...t.....7.,,,,,:„... •..ii, '—' f NI ;11'''''M '''.. ' ' • :'''....':•,,,,:.,:: . .• '•..•.;....i.i.;,,.i7e'7,..:,:.,..Z.' ,r1A, ,• ,:If:i::7.e''' l ` p Y. '4k 1 1 Cy 0. i ' ` # .I 10 D z, . KI" „.- -- I ' iinwil... . ,, J 446 Z a� • 'a IF.... ‘ . I I- • . , 1 . . . .. , - 1 , - I , ,-. , I , i - t 1 1 , L__ , N / I 1 I li 1 I I I 1 1 , . i I , 1 , I ' 1 , ' 1 , 1 ' 1 , I I i- .. ... . I t I ill 1 1 4 ) 1 . ...- .7 > 8 '' g ! % 1'0 g --t- T., til .... 1 T• , ff • I. 1 • • I. 1 II 1 1it it ill' 1 , I. 1 Ij it l l ' X11 ii ' T t� f II I i I 11 i� i� I ! \ C 1 .1. i ' 1 I, , rr 1 ir' I 1, / ',- " ,.. T 7 `{ i i ski 1 j _ ,nfr 9. 'T `? I� • 4 -r G 1 � � 11 i , , ,[ - 11' 1 \ �"iI „ i: it �Ii ��i� ,, 1,1 \ I , ' 1 I,' I i 1111 IV 1 r l', ; ,' I � ,I; �, 1 1 ' T _ 1, r / b _ I 1 i ,j , r� � r r 1 1 -[ m -{,, it :s P' 111 1 I IY . r C. 1 'i-' A 4 w A March 18,2017 There is a side yard variance request for 6125 Beard Ave. South for the Hamilton residence remodeling. The design effort here is very much in keeping with the existing neighborhood and we fully support the project. The ideas used here will provide a significant improvement to the livability of the house with far less construction disruption to the neighborhood and yield a more"fitting"end result. The drawings we have seen indicate a finished product that could easily have been built along with the rest of the neighborhood in 1956. Signed: J24 Y Address: (.01161 Ft•1rc-f Contact: 6,51 -2,a- 5111 Y-AmJ)14vNs0.021-ec mot:I . Go w+ G e�'a.�• 3L ` CreaC� C March 18,2017 There is a side yard variance request for 6125 Beard Ave. South for the Hamilton residence remodeling. The design effort here is very much in keeping with the existing neighborhood and we fully support the project. The ideas used here will provide a significant improvement to the livability of the house with far less construction disruption to the neighborhood and yield a more`fitting"end result. The drawings we have seen indicate a finished product that could easily have been built along with the rest of the neighborhood in 1956. 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' I • • , . ...... _ ,,.., .•,... . „ .. , , • . , , . . --. -- . . • '.. 1 ,....; , k4(e sit Of c� '.► �o PLANNING COMMISSION STAFF REPORT •�ybRroM"bv t88B Originator Meeting Date Agenda # Kris Aaker April 5, 2017 B-17-06 Assistant City Planner Recommended Action: Approve a 16 foot setback variance from Dundee Road from the required street setback of 50 feet to allow for a 34 street setback for a new home to be built at 5809 South Drive.. Project Description: The applicant is requesting a 16 foot variance to the required 50 foot front yard setback to construct a new home on the lot located at 5809 South Drive, (subject property), fora front/side street setback of 34 feet from Dundee Road . The existing home is located closer to the street at 29.6 feet from Dundee Road than location of the new home. INFORMATION/BACKGROUND The subject property is approximately 141 feet in width and is 24,957square feet in area. The property is a corner lot with frontage along both Dundee Road and South Drive. The property is subjected to two front yard setbacks along both street frontages. The property owner is requesting to demolish the existing single-family home, which currently does not meet the setback required from Dundee Road of 50 for the purposes of building a new home on the site. The applicant has stated that the current home is dated and is functionally obsolete. The existing garage is fronting Dundee. The existing home is located 29.6 feet from the west lot line and is therefore nonconforming to current code requirements regarding setback from Dundee Road. The proposed new home will conform to all zoning requirements with the exception of setback from Dundee Road. The new home will be farther back from Dundee than the existing home by 4.4 feet. The propsed home will be two stories with an attached three car garage facing south. The home will provide highly articulated facades on all sides to include multiple windows, layered roof lines, box outs, brackets, and a stone chimney. A design concern with a conforming solution given the deep setback from Dundee is the narrowing of building width opportunity along South Drive. The proposal avoids a garage prominent design by locating it behind the house facing south. The intent is to increase and maintain aqeduate spacing between neighboring property owners and increase the setback from Dundee Road as compared with the existing street setback of the original home.The applicant has indicated that he has approached adjacent property owners and that they have been supportive of the plan for the site There are existing single-family homes on the adjacent south and east lots, facing both on Dundee Road and South Drive. The south neighbor has a front setback of 50 feet. The lot to the east of the subject property fronting South Drive is set back 45.9 feet from the front property line. The existing home to be torn down is located 29.6 feet from Dundee Road. and is nonconforming to the required 50 foot street setback. The existing and proposed new homes conform to the 45.9 foot front yard setback required from the lot line adjacent to South Drive, but neither the existing or proposed homes conform to the required setback from Dundee Road. The required setback from Dundee Road cuts the buildable area of the lot by approximately a 1/4th. Section 36-439, I (a) requires a front yard setback equal to the setback of the adjacent home to the south, or 50 feet for this lot. The street setback required for typical corner lots that do not have homes facing a side street is 15 feet. The proposed home will be 4.4 feet farther from the lot line adjacent to Dundee Road than the existing home is currently. SUPPORTING INFORMATION Surrounding Land Uses This property is located on the corner of Dundee Road. and South Drive The property is surrounded by single dwelling units. Existing Site Features The subject lot is 24,957 square feet in area. The existing home is located 29.6 feet from Dundee Road. and is nonconforming to the required setback of 50 feet. Planning Guide Plan designation: Single-Family District Zoning: R-1, Single Dwelling Unit District Building Design 2 The proposal is to build a new two story single family residence and a three car attached garage with a footprint of 5,209 square feet. Compliance Table City Standard Proposed Front/Side Street- Match adjacent 50 feet 34 feet* Side- 10 feet 17 feet Front/South Drive 45.9 feet 46 feet Rear 25 feet 35.6 feet Building Height 2 1/2 stories, Ft 2 stories, feet from Lot Area 9,000 Sq. Ft or avg of nbhd 24,957 square feet Lot Width 75 feet or avg of nbhd 141 feet Lot coverage 25% 24.5% * Variance Required Primary Issues • Is the proposed development reasonable for this site? Yes, staff believes the proposal is reasonable for four reasons: 1. The proposed use is permitted in the R-1 Single Dwelling Unit District and complies with all the standards, with exception of the westerly front/side street setback (as determined by the adjacent home to the south). The existing home is nonconforming regarding setback from Dundee Road. 2. The home is appropriate in size and scale for the lot and the improvements will enhance the property. The building coverage will be less than the 25% allowed by ordinance The new home will increase spacing between the subject home and the home to the east. 3. The property is subject to a setback from Dundee Road. that cuts the lot by about 1/4 it's width regarding building opportunity. The existing home doesn't conform to the required street setback, so historically there has always been encroachment towards Dundee. There are other homes near by that are closer to Dundee Road than the proposed home. 4. The proposed new home will improve upon existing nonconforming conditions and will comply with the zoning ordinance more than current conditions. 3 o Is the proposed variance justified? Yes. Per the Zoning Ordinance, a variance should not be granted unless it is found that the enforcement of the ordinance would cause practical difficulties in complying with the zoning ordinance and that the use is reasonable. As demonstrated below, staff believes the proposal does meet the variance standards, when applying the three conditions: Minnesota Statues and Section 36-98 of the Edina Zoning Ordinance require that the following conditions must be satisfied affirmatively. The proposed variance will: 1) Relieve practical difficulties that prevent a reasonable use from complying with ordinance requirements. Reasonable use does not mean that the applicant must show the land cannot be put to any reasonable use without the variance. Rather, the applicant must show that there are practical difficulties in complying with the code and that the proposed use is reasonable. "Practical difficulties" may include functional and aesthetic concerns. Staff believes the proposed variance is reasonable given that the existing home immediately to the south of the subject lot is set back much farther than the existing home's setback. The setback required From Dundee is a practical difficulty when trying to design within buildable area left after all setback requirements are imposed. A practical difficulty is conforming to the required setback when historically the existing home has always been located closer to Dundee. 2) There are circumstances that are unique to the property, not common to every similarly zoned property, and that are not self- created? Yes. A unique circumstance is the impact that the required front setback along Dundee has on the subject property and no others. Other properties are subjected to a typical 15 foot side street setback and do not have to match a front yard setback if a corner lot. The deep setback imposed given the location of the neighbor's home is not a self-created condition of the property owner. 3) Will the variance alter the essential character of the neighborhood? No. The proposed home will not alter the essential character of the neighborhood. The proposed home will complement the existing neighborhood homes. Approval of the variance allows the continued 4 reasonable use of the property. The new home will be farther from Dundee than the existing home. Staff Recommendation Recommend that the Planning Commission approve the variance. Approval is based on the following findings: 1. The proposed use is permitted in the R-1 Single Dwelling Unit District and complies with all the standards, with exception of the front/side street setback (as determined by the adjacent home). 2. The home is appropriate in size and scale for the lot and the improvements will enhance the property. 3. The property is subject to an unreasonably deep street setback that severely diminishes the building opportunity for the lot. 4. The proposed home will be more conforming than the existing home by increasing the west side street setback to be greater than the 50 feet required. 5. There is a practical difficulty in meeting the ordinance requirements and there are circumstances unique to the property due to an imposed front yard setback from the adjacent home that shrinks building footprint options. 6. The variance, if approved, will not alter the essential character of the neighborhood. The new home will be well articulated and will enhance the character of the neighborhood. Approval of the variance is subject to the following conditions: 1) Subject to staff approval, the site must be developed and maintained in substantial conformance with the following plans, unless modified by the conditions below: Survey date stamped: March 5, 2017 Building plans and elevations date stamped: March 5, 2017. Deadline for a City Decision: July 10, 2015. 5 ,. 4. Hennepin County Property i-.p Date: 3/23/2017 , s - f. lr 1 - = e 4� y x �. " ��'^� � '« ,. .� .t.'- -.4.... iip ..' ' r. ." ,.,,..'`' ' A: titt... iii fir, ". � Ilia ' ' .. „... ,. , . . 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I * .� _ �' = 1 inch - 200 feet PARCEL ID: 2911721340036 Comments: OWNER NAME: J C Heinmiller/J Heinmiller PARCEL ADDRESS: 5809 South Dr, Edina MN 55436 PARCEL AREA: 0.56 acres, 24,606 sq ft A-T-B: SALE PRICE: SALE DATA: SALE CODI This data(i)is furnished'AS IS'with no representation as to completeness or accuracy;(ii)is furnished with no ASSESSED 2016, PAYABLE 2017 PROPERTY TYPE: Residential warranty of any kind;and(iii)is notsuitab le for legal,engineering or surveying purposes. HOMESTEAD: Homestead Hennepin County shall not be liable for any MARKET VALUE: $ damage,injury or loss resulting from this data. TAX TOTAL: COPYRIGHT©HENNEPIN ASSESSED 2017, PAYABLE 2018 COUNTY 2017 PROPERTY TYPE: Unavailable HOMESTEAD: Unavailable MARKET VALUE: Unavailable Hennepin Hennepin County Property Map Date: 3/23/2017 s01_It1.-1 Drive t I �1 v W'xt� � {11r i• ..1 , f ,`Ii, s �� I "n I i `ti, X°{' 4 0.3 },, t li els '. ' }�,. so f 7 r'.1Y,,,,,,S k4I t .V=T T 3 1,1? w,. •. '•f �» - Ili :::.'t'''. ' ' 'Ir _kt. !. 111 r+`. •. • • 1-iii,...'_ ,. ?# i 'k -?' a 1Fss - ':,-itiw` 1 — f d dM- 4iI' f '4"`y?liy,'- '.•-Mit r n ..p„.,e � . a i r. { ; '�` OF ' 5, 1 inch = 50 feet . , - y 4 PARCEL ID: 2911721340036 Comments: OWNER NAME: PARCEL ADDRESS: 5809 South Dr, Edina MN 55436 PARCEL AREA: 0.56 acres, 24,606 sq ft A-T-B: 1 SALE PRICE: SALE DATA SALE CODE This data(i)is furnished'AS IS'with no representation as to completeness or accuracy;(ii)is furnished with no ASSESSED 2016, PAYABLE 2017 warranty of any kind;and(iii)is notsuitable PROPERTY TYPE: Residential for legal,engineering or surveying purposes. HOMESTEAD: Homestead Hennepin County shall not be liable for any MARKET VALUE: damage,injury or loss resulting from this data. TAX TOTAL: COPYRIGHT©HENNEPIN COUNTY 2017 ASSESSED 2017, PAYABLE 2018 PROPERTY TYPE: Unavailable HOMESTEAD: Unavailable MARKET VALUE: Unavailable Explanation of request We are requesting a variance in the line of sight setback requirement on our property due to the undue restriction on the building placement. It is our view that the neighborhood already has existing properties that support our view. Minnesota Statues and Edina Ordinances require that the following conditions must be satisfied affirmatively. Please fully explain your answers using additional sheets of paper as necessary. The Proposed Variance will: YES NO Relieve practical difficulties in complying with the zoning ordinance and that the use is reasonable Correct extraordinary circumstances applicable to this property but not applicable to other property in the vicinity or zoning district Be in harmony with the general purposes and intent of the zoning ordinance Not alter the essential Character of a neighborhood Pa' o •f 2 Variance Information 1. Because of the unique positioning of the home to the south of 5809 South Drive their "line of sight" generates practical difficulties in our new build limiting us to a setback off Dundee Road that is inconsistent with many of the neighboring homes built at various setbacks. (See Addresses Below): —35.5 ft at 5408 Mirror Lakes Dr —22 ft at 5801 South Dr. —15 ft at 5800 South Dr. —24.5 ft at 5801 Hidden Lane —20 ft at 5800 Hidden Lane 50 ft at 5405 Dundee Rd 29.6 ft at 5809 South Dr(Existing) —34 ft at 5808 South Dr —18 ft at 5813 Hidden Lane —35 ft at 5812 Hidden Lane Homes to the West have setbacks of 237 feet at 5316 Dundee& 157 ft at 5400 Dundee Rd creating distances of 245 ft between structures at 5400 Dundee Rd and 5809 South Dr,based on our proposed new setback the new home will be further off Dundee Road than the existing structure by 4.4' and our overall width of structure is down 8' East to West from existing structure. 2. It is our view that we would be in keeping with the spirit and intent of the ordinance as it relates to the neighborhood. 3. We are of a strong belief that the new setback request wouldn't alter the essential character of the neighborhood in any negative way. -\�C1� 011 ���� 00 . CERTIFICATEOF SURVEY PROPERTY ADDRESS: 5809 SOUTH DRIVE, EDINA, MN FOR: CHARLES CUDD ti_ 9119 SOUTH DRIVE 97H1 -O VV RIM=1709RI4=91191SNH70.7`+V < - GINV90121 < _ < < < < • lb INV=9219' -,+-BE.':.:.911.88 - 9124 9128 9128 9130 :.. + BE;.,.. - +-8! ....::+ BE +-BE a Q9''''.I 9 21 911 E 912.4 ' 9128 ....14. / 'B NIOIRtH 6 .992.9... N89°5O'16^Iw 913 " OQa� . .....'. ......... 1225 3.49 A' \ , 911.2 \: V t-_ BE \i 9,'43,......,,. 14 1 ,.......,I. 1 '3 _1 SPRUCEIB 914.2 , I......... ....„....0 I 2 7. y\ 913,E x914.5 914.7 1 1 - ' SPRUCEI3 - X 1 kb'`91 1 V,... ,d, 8914.5 g• x915.3 �, TFNDLS,2755 911.9; 914.6 • 914.6 t6pp • tton 914.8 Y .t *13.4 ` 914.8 v .I�914 8 I I 9i_ox ; PRUCEI5 914.8 •'BIRCH6X3 I • - V 8E : 1 19150••: 915.1.• I x914A1��• I fl n't kI :-� o: 914.9 915.-041. Myr 1916.6 = -< •- (915.1 915.2 ' 915.2 ''• 1� 25.7 ill 914�.�91 M- it�.'. �.¢3 r 18.8 c1 14. Al 29.3 {`:� I _b Ia 910.7q>.I.c w • .V la-� •..x913.3'.• N 0 915.3 c -4- 915.8;.• 916.9 C, r4 1 -914.6 rrs EXISTING HOUSE 9u.o Q O �910.514'i x917.0 _(n 91017 N O BE I N^' n 41.6 IL. - i '� 20.0 • I p " x'91.5.2 .,•'• 915.1 9153 <915.1 : W v 9\\¢C$ 4.,9. 4 \915.0 7. E70511NG HOUSE W �'' _`. S SPS E 914.4 ... w A. ::... 71911.7 o 1 - , ,,,,i,1GE\5 '2 •° 915,}::815,1 Z 9 :`� ."-.13.014.5/ 914.7 9t2.6 914.5 PINE11 c\i - 14••:'915.1 - 914,3 915.6 . CI • V 911 8 - - n 14.0 ^tom 989.7 91411 '� 9914.3 -0 �� 6E-. .811 2 �_ n 914.8 915.0 ° $ 9095 10.5 .4-4.1_:!,.1-!: ' � r 9 O1 24.5 X913.6 973.7 9� 809.5 :•'19.6'•,9914.5 r' 1 x913.6 @- 57 eE �....x.}..... I 91s -EX FeNC 909.5 <F1h4 • •...,• J MORf f N SMH10.51 _ i 9134 x 0R tt LINE `'x 913.4SS�R1M=909.4 - n RUCEs\ a. 914.0 = SPRUCESINV=X98.96 : 913.3 PINE11�v "'i'911.1 - _ 913.1 1£WS-65TEM5'•.SPRUCE24913 0• rnH I,-SPRUCEI2`:••� I I 1 SPRUCE28 \•J s:909.0 913.0ikt @E-iCE11D_ 'f10-9 9121 v ;��:-, YY970 o ' 'fi+W vf._. : .,ll. 45 a. ohw V, 909.3 •`- I f ""aN89°50.34"W 141.41 3.4 �„1 914.0 TC:. O - 7PRUCE7-DEAD -TC'�` L-_- rn--913.9 I 'I --60.0-- 913.8 it 914.7 +-TOB DOSBNG HOUSE I' .1 915.3 AREA CALCULATIONS 913.9 r�E j; TOTAL LOT= ±24,957 sq. ft. D 30 Ii Existing House = ±4,801 Sq. Ft. Existing Concrete = ±1,036 Sq. Ft. Existing Bituminous = ±736 Sq. Ft. ( IN FEET ) 1 inch = 30 ft. NOTES - FIELD WORK COMPLETED ON FEBRUARY 14TH 2017. ,/ 5 1 - BEARINGS &ELEV. SHOWN ARE ON ASSUMED DATUM. 2."76 DENOTES EXISTING WALL 1 • DENOTES IRON MONUMENT FOUND This survey was prepared without the benefit of title o ����` 0 DENOTES IRON MONUMENT SET work. Easements, appurtenances, and encumbrances �O�LQ 1011.2 DENOTES EXIST1NG ELEVATION. may exist in addition to those shown hereon. This _°h% Q DENOTES OVERHEAD HIRE II survey is subject to revision upon receipt of a title- x DENOTES IXISTING FENCE insurance commitment or attorneys title opinion. "a DENOTES UTILITY POLE - This survey was completed Feb. 14th, 2017. in the middle of the Minnesota snow/winter season. There .':-. DENOTES BITUMINOUS may be improvements/features in addition to those CONCRETE It shown hereon that were not located due to snow/ice cover. LEGAL DESCRIPTION I Lot 1, Block 7, MIRROR LAKES IN EDINA, Hennepin County, Minnesota. • I hereby certify that this plan, survey or report was prepared by JOB#17O23BS me or under my direct supervision and that I am a duly Licensed ACRE LAND SURVEYING . �� Land Surveyor under the laws of the State of Minnesota. Serving Twin Cities Metro = HUA Parea and beyond 763-238-6278 js.acrelandsury FT @gmall.com J P. SCHNEIDER Date: 2-15-17 Reg. No. 44655 i0 II 12 13 14 15 16 17 18 19 110 p, 112 113 114 115 116 117 118 119 520 .0 r,\nx•e.=..\ IncM\11ne11n1.,e\I.,,A T1ocL+nn atmm\1711PZhc-Mlr.nnr I n Ler, Tin Pdln°\dwn\l702Rhc.dwn 2/15/2017 12$3225 PM CST I BUILDING PERMIT SURVEY PROPERTY ADDRESS: 5809 5809 S®UTH DRIVE, EDINA, MN EXISTING FFE ELEVATION=915.3 PROPOSED ELEVATIONS III FOR: CHARLES CUDD GARAGE FLOOR = 915.0 I TOP OF BLOCK = 915.7 LOWEST FLOOR = 903.7 I FIRST FLOOR = 906.0 'S3 911.9 SOUTHDRIVE S10.9 RIM=911.91 SMH10.71NV MH1NV RIM=913,09 INV=901.21 < < < < - < < < v.INV=902.19 , .l\\ 3,./ +118E 9+17BE 912.48 +1 9E 912.8 913.0 .+6-BE1 (C912.44 z9i2.4 x x NORTH\-9 o I.9 1 +i�BE912.8 I wOR I H 6 .........912.9x. x N89501.6"W 913....... 0�1� SPR1110E18 122 59 =913.4 911.2 \\ S 5 5 - - BE \i :' 913.8 .................. e g1A......... \Y SPRUCEI3;' 914.24 %914.1 """" i • .. ':\ 4 rV4. 914.5 4 Q I 914.7 Lt v 9 44' o 10 11 II x x 914.5 9', x 915.3 911.9; 914.64 4914.6 914.80 Id •FNDLS12755 913.4 9 x914.6 BIRCH6X3 a '�' .t SPRUCE75. " 914.8 x � 914.8 x .. I I HE10 I Z p 915.0'6 x915.1 I 1914.6 i• 1b icS y`": g'' . I 915 I o N '... o7n.B__.-_ : 4 v9�66 93x:1'. _,a15 1-....... li T m M •-,• .: �' 914.9,;_-'-__.-_._.F --POPGH-.�_m I: �al�-. Q 915.2--- ((((( 915.2 -E-•�--3. cn d'• pQ\19.67 ‘,..841 f .6714.003.33 � II \\ 100 �j Q _ 14.7.; PORCH n 17.00I in IL N V 0 .• 1113)914,5915.3 v of 915.8 • 916.9 i Q :1--i 14 15.17 rFE 1.5 \r r Q Q - : , -FEGRESS 'o�f'i< v✓4-21.4->- O i 910;3 Itl :914.5 4 m �' W I 917.0 BE: t to a PROPOSED HOUSEDL /A I F%E T2 -1..1.' HILL BASfa1ENT_- M) 1 U �w 152 49157 91--- 4,915,1 9 W V • • 5.3 h,. ::� EXISTING HOUSE Lee • ""' AI • `6 914.4 6.33 x915.0 •••.• Da„ •• W t I 11.33 4 918.7 Q n • 5'00EW•LK':,,/S Si'S3 8'5.1 Z I EGRESS n .1:: 971.5914.7 a SPRUE 814.5 J o PINE11 N 44i� 7t 914�3 915.6 ' - ` I; 9.67 9154 915:7 22.00^•. LN 19.00 Q V oo 909.7'.._ :. 97 974.8 NX _-_- x914.3 n1 `975 BE x': x 12 pr .-i :914.8 o : °'1 o B.0o0 PATIO Q h a 9.9.6910.5 ,O; m GARAGE .. 940.1 •;2.0 j✓914.5 4:913.6...........00 ..... / 97A V I B 95 • 8.00 / 37.00 c} x 913.6 _915" R fk SIOAHIO.SINV rn [A 912.9'.., .... 9x� II X13. (MORE oC 8S/Nf . 60• 1 Jy 5 SPRU 7 PROP.DRIVEWAY 9\ SPRUCES RIM-909.46 !� ,f •1��'0 N 14.0 INV-898.98 Ct• w ,,..i_7.6`8. M '' S PINE11 -i0,6 oa f SPR 1 '1"�---_. +(II SPRUCE28 ( 4., gii 10.9 '�.', 913.0 913.3 J ,811,8P---oh • ohw L�L91. iil YEWS-6SiEMS .914.0 __._..- 909.0 'Lb. 911.7 ry � ohw---. BE-TCEND 021 cr,N89°50.'34'W 141.41 913.4 •914.0 913.1 SPRUCE7-DEAD 909.3 O M SPRUCE24 TC 909.1 TC ___- ,, m--9_13.9 913.8 914.7 +-TOB LEGAL DESCRIPTION 8141 EXISTNG HOUSE ( IN FEET ) Lot 1, Block 7, MIRROR LAKES IN EDINA, GP FPE'3 1 inch = 30 ft. Hennepin County, Minnesota. 913.9 n,' rxr DENOTES EXISTING WALL • DENOTES IRON MONUMENT FOUND NOTES 0 DENOTES IRON MONUMENT SET 1011.2 DENOTES EXISTING ELEVATION. - FIELD WORK COMPLETED ON FEBRUARY 14TH, 2017. �� ' ohw DENOTES OVERHEAD WIRE - BEARING'S &ELEV. SHOWN ARE ON ASSUMED DATUM. �v DENOTES EXISTING FENCE `0, DENOTES UTILITY POLE - HOUSE PLACMENT AND ELEVATIONS SET BY CONTRACTOR. - CONTRACTOR TO VERIFY HOUSE DIMENSIONS, O DENOTES BITUMINOUS AND SEWER AND BASEMENT DEPTHS. DENOTES CONCRETE - FINISHED GRADE 10 FEET FROM PROPOSED BUILDING • ... SHALL BE 0.5 FEET LOWER THAN THE FINISHED GRADE > DENOTES SANITARY SEWER AT THE BUILDING. s DENOTES PROPOSED SILT FENCE - FINISHED GRADE ELEVATIONS ARE TO FINISHED SURFACE WITH TURF ESTABLISHMENT. - DRIVEWAYS ARE SHOWN FOR GRAPHIC (EXISTING CONDITIONS) (PROPOSED CONDITIONS) PURPOSES ONLY. FINAL DRIVEWAY DESIGN AND AREA CALCULATIONS AREA CALCULATIONS -LOCATION TO BE DETERMINED BY CONTRACTOR This survey was prepared without the benefit of title TOTAL LOT= ±24,957 sq. ft. TOTAL LOT = ±24,957 sq. ft. work. Easements, appurtenances, and encumbrances Existing House = ±4,801 Sq. Ft. Proposed House = ±5,209 Sq. Ft. may exist in addition to those shown hereon. This Existing Concrete = ±1,036 Sq. Ft. Proposed Porch = ±622 Sq. Ft. survey Is subject to revision upon receipt of a title Existing Bituminous = ±736 Sq. Ft. Insurance commitment or attorneys title opinion. 9 Proposed Patio = ±427 Sq. Ft. - This survey was completed Feb. 14th, 2017, in the Total Impervious = ±6,573 Sq. Ft. Proposed Sidewalks = ±496 Sq. Ft. middle of the Minnesota snow/winter season. There Proposed Driveway= ±1,721 Sq. Ft. may be improvements/features in addition to those Total Impervious = ±8,475 Sq. Ft. shown hereon that were not located due to snow/ice Planning Colas: 5,209+622+427-150=±24.5% cover. I hereby certify that this plan, survey or report was prepared by JOB#17023HS me or under my direct supervision and that I am a duly Licensed ACRE LAND SURVEYING ,,., Land Surveyor under the laws of the State of Minnesota. � Serving Twin Cities Metro • area and beyond ri III 763-238-6278 js.acrelandsurveyggmail.com L J• HUA P. SCHNEIDER Date: 3-3-17 Reg. No. 44655 18 11 12 I3 14 I6 16 1' I6 I' 119 01 ps 02 94 IS 9e 117 116 119 120 I D\Users\Josh\OneDrlve\Land Desk-top 2008\17023bs-MIrror Lakes In Edina\dwg\17023hs,dwg 3/3/2017 2100,30 PM CST LciW 1• 56°_,- p L W o • . /1 za1 m I =� o°ii :• x U m v rio F, S mz . 1` fi 4. `k d' D'^hC Rr v (S�M�9L1 d� .... ....p• ' �; ml LE'9Li p wxa„z LZ°O.e wm Q—'I Si w0w+ t-,, Ix o w , wy r3 r ► — „ �' s ppppp �A �,,, � bqiia 1 il Pair 40411`�.`.V "; 71- 6°:112. 1. cm', III{-4'11740.44.��hti,��/'. . 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I '''''l:...:;,..;;,r--:4-1.-35,-.7•='4,* ill ' ...„, .,.L.,. - _N•114,10, i _ , ._ -.. • f(4 __ ....r'' • - . .11,,.,,.... .. : -:,44..:;.,....,7,-.:,:;:.• , ... ltr,. •-1\ .' ' Ty II - ).--„.1, . . '' • I f .• ... -.,.#.': f' IriWaTrirr 'a fir,,.., r•,% . '11 .fe ../.,.$0. A.,,;i„..„,..-ifkc,..,o ,:,•4$4. 1:1 i P 1. • ......... ,, I , t„ ..... . , . -'.: • -,' •,...„.., ' •'1.'• '' , . .,t11 .. • ;r:,, \.1 I , ,.. la t y f L1 iJ lwi( ,/ DATE: March 29, 2016 TO: Cary Teague— Planning Director FROM: Charles Gerk EIT— Graduate Engineer RE: 5809 South Drive - Variance Review The Engineering Department has reviewed the subject property for street and utility concerns, grading, storm water, erosion and sediment control and for general adherence to the relevant ordinance sections. This review was performed at the request of the Planning Department; a more detailed review will be performed at the time of building permit application. Plans reviewed include the site plan dated 2/15/17 and the storm water management plan dated 03/03/17. Summary of Review The proposed plans include the demolition of an existing home, lot grading and construction of a new home at 5809 South Drive. Engineering has no concerns with the plans as proposed, other than what is noted below. Grading and Drainage Grading for this site is self-contained and promotes any drainage to the streets. The plan as proposed appears it would meet City Code requirements for a building permit, however in its current state it would not meet Nine Mile Creek Watershed District standards, which is discussed below. Erosion and Sediment Control Perimeter control is required, and will be required for a building permit. Inlet protection is also required. Street and Curb Cut A curb cut permit will be required prior to construction of the driveway. Water and Sanitary Utilities No Comments Other items A Nine Mile Creek Watershed District permit will be required to obtain a building permit. With the plans as submitted the applicant would not meet the requirements of NMCWD rule 4.0 (stormwater management). The site does appear to be large enough to accommodate any infiltrative features that could be required as a result of rule 4.0, but these changes could change the grading and landscaping of the site. The process to obtain the NMCWD permit can be quite involved, requiring substantial engineering cost and is a lengthy permit process. ENGINEERING DEPARTMENT 7450 Metro Boulevard•Edina,Minnesota 55439 www EdinaMN.gov•952-826-0371 • Fax 952-826-0392 ki).,,c).-s:,,,,-_1.2.i..:..i.,4:. \ 0( ' o PLANNING COMMISSION STAFF REPORT ,,___7 ''. Originator Meeting Date Agenda # Cary Teague April 5, 2017 V.A. Director of Planning INFORMATION/BACKGROUND Project Description Edina Market Street LLC is requesting a redevelopment of 2.9 acres of land on both sides of 49-1/2th Street, in the 50th and France Business District. (See location on pages A1-A4.) The name of 49-1/2 Street is anticipated to be renamed Market Street. The properties are owned by the City of Edina's Housing and Redevelopment Authority (HRA). In August 2016, the HRA issued a Request for Proposal (RFP) to redevelop vacant property located at 3930 W. 49-1/2 Street. This property was purchased by the HRA in 2013 with the intent of creating additional public parking for the commercial district. Prospective developers were encouraged to provide creative ways to deliver public parking while also adding street life, vibrancy and new business opportunities. Interested developers were encouraged to consider including other adjacent properties to increase the impact of the redevelopment effort on W. 49-1/2 Street. On December 20, 2016, Buhl Investors/Saturday Properties, now Edina Market Street LLC, were selected by the HRA as the development partner. The selection of the development partner did not intend or imply that the plans would be approved. The normal full development review process is still required. The applicant has held many neighborhood meetings, and went through the sketch plan process with the Planning Commission and City Council. This next step is the formal development application. The specific proposal is for a multiple (2) phase development, that includes not only the vacant 3930 site, but the two public parking ramps and the old Hooten Dry Cleaner site. As proposed, at full build out, the site would include: • Residential Apartments. There are 110 apartment units proposed (10% affordable). This is a decrease of 21 units from the number proposed at sketch plan; • Retail Use. A total of 35,000 square feet of new retail is proposed on 49-1/2/Market Street on the first level; 19,000 square feet has or will be removed - Edina Realty & Hooten Cleaner. }> Public Space. A total of 34,000 square feet of public space with expanded sidewalk and improved pedestrian connections is proposed. • Parking Stalls. There would be a total of 844 parking stalls; 573 in the north ramp, and 271 in the center ramp. (An increase of 139 new public parking stalls from what exists today in the two public parking ramps and the surface lot). All existing structures would be removed with the exception of the north ramp, which would be expanded and refinished. (See applicant narrative, proposed plans and phasing plan on pages Al2-A82.) To accommodate the request the following is required: A Comprehensive Plan Amendment to increase the height maximum from four-stories and 48 feet to six-stories and 73 feet south of 49-1/2 Street and north of 51st Street, and increase the density from 30 units per acre to 75 units per acre in the MXC-Mixed Use Center; ➢ A Rezoning from PCD-2 to PUD, Planned Unit Development. Staff is recommending that the prescribed building heights be eliminated from the Comprehensive Plan. After the Comprehensive Plan was adopted in 2009, the City amended the Zoning Ordinance regarding height so that the Zoning Ordinance matched the Comprehensive Plan. Building height is typically a function of Zoning regulations and not a Comprehensive Plan. The Southdale Area Development Principles were shared with the applicant; and they have done an exceptional job of incorporating many of the core principles into the proposed plans. They have divided the south parcels into smaller blocks providing improved pedestrian separations and connections. The existing middle ramp has been split on the ground level to make a clear pedestrian connection from 50th Street to 49-1/2 Street. Public spaces and plazas are proposed. Sidewalks are proposed along the street consistent with the 50th and France area. (See pages A47 & A57.) The applicant has prepared detailed responses to the Southdale Area Development Principles (See pages A26-A29.) 2 The PUD rezoning is requested to allow flexibility in the height requirements, and to require affordable housing per the City's Affordable Housing Policy. As mentioned, the applicant has gone through the Sketch Plan process before the Planning Commission and City Council. (See attached sketch plans on pages A5-A8, and the minutes on pages A8a-A8e.) Based on feedback from the Planning Commission and City Council, the applicant has: ➢ Reduced some of the height on the corner of the building; ➢ Reduced the mass of the building by eliminating the three-story connection between buildings. There is now a single skyway connection between buildings. (See pages A39-A40.); ➢ A slight addition to the retail spaces; ➢ Reduced density by going from 131 units to 110 units; ➢ Enhanced architecture, including articulation, variety of balconies and varied height. (See pages A40-A43.); ➢ Added a bike fix-it station, and added 175 bike parking spots to be scattered around the project. (See page A53.); ➢ Working with neighbors to the north regarding screening of the ramp; ➢ Working with the Edina Art Center on providing perpetual easements to govern the art installments on the walls so they do not become billboards; ➢ Sustainability; providing electric vehicle charging stations, sustainable building material, energy efficient mechanical and water efficient plumbing, LED lighting, drought tolerant landscaping and pervious pavers; ➢ Hiding the mechanical equipment in the building; ➢ Provided the shadow study. (See page A44.) The five-story skyway was eliminated between buildings to provide more light on the buildings to the north. (See the applicant's specific responses to Sketch Plan comments on pages A31— A34.) Attached on page A8f, is the city attorney's "pyramid of discretion." This project is within the "green" zone, meaning this is a legislative decision in which the City has complete discretion when reviewing this application. SUPPORTING INFORMATION Surrounding Land Uses Northerly: Duplexes, and apartments; zoned R-2 Double Dwelling District and PRD-4, Planned Residential District, and guided HDR, High Density Residential, and Low Density Attached. Easterly: Spalon Montage & Walgreens; zoned PCD-2, Planned Commercial District and guided MXC, Mixed Use Center. 3 Southerly: Retail uses on 50th; zoned PCD-2, Planned Commercial District and guided MXC, Mixed Use Center. Westerly: Offices and the US Post Office; zoned PCD-2, Planned Commercial District and guided MXC, Mixed Use Center. Existing Site Features The subject property is 2.9 acres in size, contains two parking ramps, a surface parking lot, abandoned dry cleaners and the vacant Edina Realty site. The south parcels are 1.5 acres in size and the north 1.4 acres. (See pages A1—A4.) Planning Guide Plan designation: MXC, Mixed Use Center. Zoning: PCD-2, Planned Commercial District Parking The City's HRA policy for the 50th and France businesses allows property owners to expand to an FAR of 1.0 and use the City parking ramps for required parking. For any expansion over 1.0, the property owner must provide on-site parking. The proposed FAR for the property is 1.5. The applicant is proposing to provide all the required parking for the residential uses in the underground portion of parking facility under the apartments. There will be an increase in 15,000 square feet of retail space in which the parking ramps would accommodate the required parking. The applicant is proposing to construct 139 new public parking stalls with this project. SRF Consulting Group conducted a parking study and concluded that the proposed parking stalls would accommodate the expected parking demand for the entire 50th and France. (See parking study conclusions on pages A96 and A99-A100.)The study concludes that at full build out the parking demand would be 1,066-1,207 spaces in the 50th and France area depending on the time of year. With this development, there would be a total of 1,243 parking stalls which would mean a surplus of 36 stalls even during the busiest season. (See page A96.) The additional parking stalls would assist adjacent property to redevelop and rely on the new public parking stalls. Site Circulation/Access/Traffic Access to the proposed development would be off 49-1/2 street. There would be two access points to the north parking ramp, and one to the south ramp. 4 There would be more public parking in the north ramp; the south ramp would be enclosed. SRF Consulting Group also conducted a traffic study. (See pages A83-A100.) The study concludes that the existing roadways can be supported by the project. (See pages A99-A100.) The level of service in the area would not change as a result of the project. All intersections would operate at a level C or better, with most operating in the A-B range. (See page A92.) Service Level D is considered to be acceptable. (See page A85.) There is one D movement at France and 49th Street intersection during the PM peak hour. (See page A92.) The pedestrian connections and experience would be vastly improved. A north-south connection would be made straight through the site from 50th Street to 49-1/2 Street. (See pages A47-A52.) The alley's and woonerf (shared street) vary in width from 16.8 feet at the narrowest to 42.8 feet at the widest. The central plaza would be 67 x 87 feet. The alleys/sidewalks behind Spalon Montage would be 17.9 feet wide; the east-west sidewalk would be 17 to 22 feet wide. The sidewalks on the street would be 8-10 feet in width. (See the widths of all pedestrian walk ways on page A45.) Landscaping Based on the perimeter of the site, 58 overstory trees would be required. The proposed plans show that 37 trees would be removed. The proposed plans show a total of 81 trees for the site. New boulevard trees would be planted including Maple and a row of six-foot Techney Arborvitae behind the north ramp to provide screening. (See landscape plans on pages A54-A57.) A full complement of understory shrubs and bushes are proposed. Landscaping would be the city's responsibility for future maintenance. 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 pages A77-A79. A developer's agreement would be required for the construction/repair of sidewalks and utilities. Any approvals of this project would be subject to review and approval of the Minnehaha 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 of primarily brick, stone and glass, with metal panel and stucco accents. (See renderings on pages A36- A43 and A59-A60.) The applicant will have a materials board for review at the Planning Commission meeting. (See proposed materials on page A58.) 5 Mechanical Equipment Any rooftop and/or ground level equipment would have to be screened if visible from adjacent property lines. Mechanical equipment would be located in the parking ramp or within the buildings. Loading Dock/Trash Enclosures Loading for the retail space would take place at the south side in the woonerf/shared street. There is adequate space in the woonerf for trucks to make deliveries. (See truck turning radius plan on page A74.) Trash would be collected within the parking ramp and at one location in the woonerf. This area would be screened. Shadow Study As requested at sketch plan, the applicant completed a shadow study to determine impacts the height of the buildings might have. (See page A44.) As demonstrated, the biggest impact would be in the winter months. The north side of the street (the parking ramp and small retail) would be in shadows for most of the afternoon. During the summer months the impact would not be as great. Neighboring property to the north would not be impacted in the summer months. Signage The signage allowed on the site would correspond to the use. The retail uses would be subject to sign regulations of a PCD-2 district, 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 throughout the City. Therefore, developments shall provide sidewalks and trails which adjoin the applicant's property: a. In locations shown on the City's sidewalk and trail plan; and b. In other locations where the council finds that the provision of such sidewalks and trails enhance public access to mass transit facilities or 6 connections to other existing or planned sidewalks, trails or public facilities. (2) Developments shall provide sidewalks between building entrances and sidewalks or trails which exist or which will be constructed pursuant to this section. (3) Developments shall provide direct sidewalk and trail connections with adjoining properties where appropriate. (4) Developments must provide direct sidewalk and trail connections to transit stations or transit stops adjoining the property. (5) Design standards for sidewalks and trails shall be prescribed by the engineer. (6) Nonresidential developments having an off-street automobile parking requirement of 20 or more spaces must provide off-street bicycle parking spaces where bicycles may be parked and secured from theft by their owners. The minimum number of bicycle parking spaces required shall be five percent of the automobile parking space requirement. The design and placement of bicycle parking spaces and bicycle racks used to secure bicycles shall be subject to the approval of the city engineer. Whenever possible, bicycle parking spaces shall be located within 50 feet of a public entrance to a principal building. (b) The expense of the improvements set forth in subsection (a) of this section shall be borne by the applicant. The proposal would increase and enhance pedestrian movement in the area. A new north-south sidewalk would be provided through the middle of the project from 50th to 49-1/2/Market Street and a new center plaza would be added. Enhanced pedestrian crossings would be added to 49-1/2/Market street. Overall public space would be increased. The applicant has included a bike fix-it station, and 175 bike parking spots to be scattered around the project in anticipation of bike users in the development. Per the attached memo from the city engineer in regard to the city's Living Streets Policy the following is required: ➢ Sidewalks shall be designed to meet ADA requirements. ➢ Sidewalks should remain open during construction. ➢ Clearly denote private paths or sidewalk. Maintenance for non-public sidewalks to be responsibility of property owner or maintenance district. ➢ Ensure at minimum 6-foot spacing between sidewalk planters and building face for snow removal operations. ➢ Add continental crosswalk markings per city standard plate #716. - Two on 49th 1/2 Street and one on Halifax. - Install RRFB's at the crosswalks on 49th 1/2 Street. 7 Consider improvements or additions to area lighting for pedestrian safety or special events. Compliance Table City Standard(PCD-2) Proposed Building Setbacks Front—49-1/2 Street 10&5 feet(match existing setback) 10&5 feet(matches existing) Side 0 feet 0 feet Rear—North (parking ramp) 50 feet 13 feet and 4 feet* Six Story setback to R-1 146 175 Building Height Four stories and 48 feet Four stories and 48 feet(north side ramp) Six Stories& 73 feet*(south side) Maximum Floor Area Ratio 1.50% 1.50% (FAR) Parking Stalls May rely on parking ramps—retail Proposal provides an added 139 public parking stalls from today's count. (271 in the center ramp and 573 in the north ramp.) 131 enclosed (residential) 150 stalls enclosed Council may require surface stalls if deemed necessary. Parking Stall Size 8.5'x 18' 8.5 x 18' Drive Aisle Width 24 feet 24 feet *Variance Required **Variance& Comprehensive Plan Amendment Required 8 Comprehensive Guide Plan Amendment— Density/Height To accommodate the request, the following Comprehensive Plan amendment is requested: ➢ A Comprehensive Plan Amendment to increase the height maximum from four-stories and 48 feet to six-stories and 73 feet south of 49-1/2 Street and north of 51st Street, and increase the density from 30 units per acre to 75 units per acre in the MXC-Mixed Use Center; ➢ Staff is recommending that the prescribed building heights be eliminated from the Comprehensive Plan. After the Comprehensive Plan was adopted in 2009, the City amended the Zoning Ordinance regarding height so that the Zoning Ordinance matched the Comprehensive Plan. Building height is typically a function of Zoning regulations and not a Comprehensive Plan. Density. As a comparison of density; the following table represents densities in other Edina multi-family residential developments: High Density Development in Edina Development Address Units Units Per Acre Yorktown Continental 7151 York 264 45 The Durham 7201 York 264 46 York Plaza Condos 7200-20 York 260 34 York Plaza Apartments 7240-60 York 260 29 Walker Elder Suites 7400 York 72 40 7500 York Cooperative 7500 York 416 36 Edinborough Condos 76xx York 392 36 South Haven 3400 Parklawn 100 42 The Waters Colonial Drive 139 22 6500 France—Senior Housing 6500 France 188 80 Lennar-Onyx 6725 York 240 52 5000 France 5000 France 23 29 Proposed Project 49-1/2 Street 110 72 Gateway Point 66th& York 191 96 9 The Millennium 66th& York 372 60 Lincoln Residences 5901 Lincoln Drive 250 30 Red-Indicates recent projects Example Residential Density Ranges in Surrounding City's Comprehensive Plans Since the density of this project will be a key issue under consideration, below is information on residential density ranges used by our surrounding cities. Please note that in general, these density ranges are much higher than Edina. The City of Minnetonka does not have a residential density range established for its Mixed Use area. A summary is provided below: City Range—Per Acre Bloomington Medium Density Residential 5-10 High Density Residential No limit General Business 0-83 Commercial 0-83 (Community&Regional) High Intense mix use 0-60 Airport South mix use 30-131 Richfield Medium Density Residential 7-12 High Density Residential Minimum of 24 High Density Res./Office Minimum of 24 Mixed Use 50+ St. Louis Park Medium Density Residential 6-30 High Density Residential 20-75(PUD for high end) Mixed Use 20-75(PUD for high end) _ Commercial 20-50 Minnetonka Medium Density Residential 4-12 High Density Residential 12+ Mixed Use No range established(density based on site location and site conditions.) Minneapolis Medium Density(mixed use) 20-50 High Density(mixed use) 50-120 Very High Density(mixed use) 120+ 10 Higher density would seem reasonable in the 50th and France area given the proximity to an arterial roadway (France Avenue). Also, the FAR allowed in this area is 1.5. The prosed FAR for this project is 1.5. FAR is not necessarily a good indicator of residential density; rather a more appropriate measure is units per acre. If you compare a retail or office development at an FAR of 1.5 (190,000 square feet of development), the amount of traffic generated from that size of a development would be greater than the 190,000 square foot development proposed consisting of primarily housing with only 30,000 square feet of retail. Therefore, staff believes that a residential density of 75 units an acre is appropriate in the MXC District. If the land to the north were included in the overall development calculation the overall density would be 38 units per acre. The following demonstrates how the comprehensive plan would be amended: MXC Established or emerging mixed Maintain existing,or create new, 12- 30 75 residential dwelling use districts serving areas pedestrian and streetscape amenities; units/acre Mixed-Use Center larger than one neighborhood encourage or require structured parking. (and beyond city boundaries). Buildings"step down"in height from Floor to Area Ratio-Per current Current examples: intersections. Zoning Code:maximum of 1.5 Primary uses: Retail,office, • 50,h and service,multifamily 4 stories at 50 - France residential,institutional uses, Grandview parks and open space. • Grandview Vertical mixed use should be encouraged,and may be required on larger sites. Height. The current limit established in the Comprehensive Plan is four (4) stories. The applicant is proposing a six-story building that is 73 feet tall. For background, the recommended height for this area by the Planning Commission for the 2008 Comprehensive Plan Update was eight (8) stories south of 49-1/2 Street and north of 51st Street. The thinking at that time by the Planning Commission was that height could be supported in the middle of the 50th and France area, away from the surrounding single-family homes. Six- stories is consistent with the Grandview area has a 6-story height maximum and is also guided MXC — Mixed Use Center. Staff is recommending that the prescribed building heights be eliminated from the Comprehensive Plan. After the Comprehensive Plan was adopted in 2009, the City amended the Zoning Ordinance to reflect all the heights recommended in the Comprehensive Plan. Building height is typically regulated in the Zoning Ordinance and not a Comprehensive Plan. Any comprehensive plan amendment is required to be reviewed and approved by the Metropolitan Council. These types of amendments are time consuming and have slowed down development projects, and they are viewed by the Met 11 Council as a nuisance. Met Council does not make a practice of being involved with zoning regulations like height. The Met Council is mainly concerned with big picture issues such as land use, density, roads, utilities, sewer etc. They need to be able to provide sewer and road capacity to accommodate development. Setback from Single Family Homes Within the underlying PCD-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. There is one single-family home north of the north ramp. All other homes are duplexes. The building height is 73 feet; therefore a 146-foot setback is required. The proposed distance of 175 feet therefore is code compliant. (See page A4a.) The following are the recommended changes to the Comprehensive Plan: 10. Building Heights. The question of building height is particularly significant in a largely developed community, where any new building has the potential to block views or cast shadows on established neighborhoods and land uses. The design guidelines above, as well as the recommended building heights in Figures 4.6A, 4.6B, and 4.6C, shall provide general guidance for buildings that exceed the typical residential height of 2.5 stories. The Zoning Ordinance has been amended to reflect heights recommended in the Comprehensive Plan in 2009: Height standards have been blocked out as the Zoning Ordinance now reflects the original heights from the 2008 Comprehensive Plan: 12 Legend lOR-LOW Density Residential OR-Once Residertfal -RM.Regional Medical LDAR-Low Density Attached Residential 11111 0-dicta -OSP-Open Space and Perks 7. 1 � a*-6- MDFt-Medium Density Residential 1111 MXC-MIXed Use Cenler PSP-PubfidSene-PuNic ®HDR-High Densly Re Mute 11111 CAC-CommunlyActivly Center r----1 IAN-limited Accessi ghway W Seth it __�pa�," -NC-Neighborhood Commercial -I-Industrial J at ri f i ri li J s •=• • I r at r 1. f 10, 4' _ - 1/ o it E i too d L- ,t� rtiliii—.—'----1 ---'a- _ to Ti NC ;# 1 _'i of 1 ml 1 i 3 I ' a M C ` 01 oS ..too ' .. .. r. 1 0 i. ,4 Oh '; 5•ulhvleM La I,` `-NC W t i IZI W SII — i.Tr 7 ..._._ 1 ._... J Renton A4 a j Height Limits I ;' g oDR " torics: o l :_ /414, .. 3S 'e 6' z 4 S ' •48' 6 ries: ' .1,,,,----- w ',.'.1" ••:Rv Standard Height '? v •-."- I Podium Height CC PIDR w 64th 5t Future Land Use Plan with j'd, Building Heights e City of Edina Northeast quadrant '' .121..,“..--"- 2008 Comprehensive Plan Update Figure 4.6A Data Source:URS ® 0 0.5 Miles N = Removed 13 Legend LDR-Low Density Residential OR-Office Residential -RM-Regional Medical WAR-Low DenAN Attached Residential -0.Office —OSP-Open Space and P arks MDR-M edlum Density Residential -MXC-Mixed Use Center "{' .'PSP-PublicISeml-PUMIc ` ®I-DR-High Density Residential ®CAC-Commanty Activity Center LJ LAH-UmiledAccess Highway r -NC-Neighborhood Commercial -I-Industrial I i W e i t h St -.;. p x lNE a' 1110 E. - --- ! � “5-,,,st 'Vim ' 1 r \opm66.s____.,4, 1 5 aw s, • OR g C AC r—Ji �ee�— 'tel. - w 69th Si L_ l �;.W loth St 11 ' ag Po' ,_/........\ •. 0 III i-i t— • di: Ill P N Height Limits S; a -Stories:2- 1:6=0 3 Dries: x 4 St•'e- 48' il N 5 Stor --:60' o z 8 St• e- 96' m L 9 S•ies: a8', w, e. WI 1, tories: Pat k, A t• HDR` 3��: ',aA _i�• Ipt =1 Stories:14- _�, s 9� la _El Standard Height HDR _ Podium Height - MDR a` \ 6 046M111 o } 07 I, , OR I. WI W ntn Si —OR— e `, ' - tlnneeet•Or — ----- 6 OR lir 2 ---EJI,jlorniri citori Future Land Use Plan with Q� City of Edina Building Heights `\� ;° Southeast Quadrant .,• 2008 Comprehensive Plan Update Figure 4.6B Data Source:URS 0 0 0.5 Mires N = Removed 14 Legend LDR•Low Density Residential OR-Office Residerdlal -RM-Regional Meckel 1 LDAR-Low Deneeg Atlached Residential®0-Office 11111 OSP-Open Space and Parks110111 ,� MDR-Medium Densly Residential 11.11MXC-Mixed Use Center POP-PubNUSemAPublic ®HDR-High Densly RetsReRiel Villi'CAC-Commonly Activity Center I I LAN-limited Access Highway .-.,Benlen Avoe ---._� I=NC-Neighborhood Commercial -I-Industrial ; . .nine. V' :I •- ` I !!' A / - I~ MDR 1111 /- 62 Ln t 4-orf Va11eY -••� 1 Q?l Wig_... 4 o P+ Al. oelh BH ,c \ I 4"‘.4NC „ 0 m sil .` c: ......W 70Th Sty. ro 'f IDR`+ .„..,LI' pp �`• ,. , :1 .MDR g v' I -- • MDR- i '.al\IDR' -- ft a 1 o Height Limits 3 les. L f :iiii Standard Height -I /�----- -�' ` .t r 1 J f FI Podium Height ..— 7 ilik1 �•.J`t. 1"` -'( is 1 4055.713.> Future Land Use Plan with �` City of Edina Building Heights 14r./,- Southwest Quadrant 2008 Comprehensive Plan Update Figure 4.6C Data Source:URS ® o 0.5 Moles N = Removed 15 Planned Uffit 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 cre.tivity and flexibility in site plan design than would be possible under.. conventional zoning district. The decision to zone property to PUD is a public policy decision f•r the City Council to make in its legislative capacity. The p, rpose and intent of a PUD is to include most or all of the ff•;llowing: a. provide for the establishment of PUD (planned unit development) zoning districts in appropriate settings and situations to creat- or maintain a development pattern that is consistent with the City's Comprehensive Plan; b. promote a more creative and efficient approach to land use within the City, while at the same time protecting and promoting the health, safety, comfort, aesthetics, economic viability, and general welfare of the City; c. provide for variations to the strict application of the land use regulations in order to improve site design and operation, while at the same time incorporate design elements that exceed the City's standards to offset the effect of any variations. Desired design elements may include: sustainable design, greater utilization of new technologies in building design, special construction materials, lanilscaping, lighting, stormwater man.;gement, pedestrian oriented •'esign, ,;nd podium height at a street or transition; to residential neighborhoods, parks or other sensitive uses; d, ensure high quality of design and design compatible with surrounding land uses, incl:rding both existing and planned; e. maintain or improve the efficiency of public streets and utilities; F. preserve and enhance site characteristics including natural features, wetland protection, trees, open space, scenic views, and screening; g. allow for mixing of land uses within a development; 16 h. encourage a variety of housing types including affordable housing; and i. ensure the establishment of appropriate transitions between differing land uses. The proposal would meet the purpose and intent of the PUD, as most all of the above criteria would be met. The site is guided in the Comprehensive Plan for "Mixed Use Center" which allows for retail and housing. The applicant is proposing to use the site as a mixed-use development including retail and multi-family residential. New and improved public parking would be provided; the pedestrian connections and environment would be enhanced; and the project is of high quality design. Through the PUD rezoning, the City has the ability to require affordable housing. The proposal would create a more efficient and creative use of the properties than existing. Retail would be added to 49-1/2/Market Street to add vitality to the street. Store fronts open toward the street and interior walkway. Underground parking would be added and the surface lot eliminated. The proposed buildings would be a high quality brick, stone and glass. They are designed to mix and blend with the existing buildings in the area. As mentioned, the proposal meets the development principles established as part of the Greater Southdale Area Vision Plan. 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 MXC, Mixed Use Center. Uses contemplated within MXC include: ➢ Established or emerging mixed use districts serving areas larger than one neighborhood (and beyond city boundaries). Primary uses: Retail, office, service, multifamily residential, institutional uses, parks and open space. 17 ➢ Vertical mixed use should be encouraged, and may be required on larger sites. ➢ Maintain existing, or create new, pedestrian and streetscape amenities; encourage or require structured parking. Buildings "step down"in height from intersections. 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 esignated •r such combination of the designated uses the City Council shall deem appropriate to achieve the purposes of this ordinance and the Comprehensive Plan; Again, the proposed land uses provide a mixture of uses, including retail, housing, public parking and public space. ii. any PUD which involves a single land use type or housing type may be permitted provided that it is otherwise consistent with the objectives of this ordinance and the Comprehensive Plan; The proposed land uses include a mixture of uses including retail, multi-family residential, public parking and public space. All uses would be connected by sidewalk. iii. permitted densities may be specifically stated in the appropriate planned development designation and shall be in gener.l con forma' ce with the Comprehensive i'Ian; and As mentioned, the uses allowed are consistent with the Comprehensive Plan. The densities allowed would be specifically stated in the PUD Ordinance. The density proposed is consistent with other recent development in the City. The FAR is consistent with the 50th and France District. The Comprehensive Plan must be amended to the residential density proposed. iv. the setback regulation, building coverage a-;d floor area ratio of the most cl,sely related conventional zoning district shall be c•nsidered presumptively ppropriate, but may be departed from to accomplish the purpose and intent described in #1 above. 18 The table on page 8 shows how the proposed new buildings would comply with the PCD-2 Zoning Ordinance Standards and the zoning standard in the new PUD-12 District. Please note that most of the City standards are met under conventional zoning. Flexibility is only requested in regard to building height and setback for parking ramps from R-1 property. In relaxing these standards, the purpose and intent, as described in #1 above would be met. The area would be vastly improved by providing retail and housing on 49-1/2/Market Street, improving pedestrian connections, improving and increasing public parking. The proposal includes improved sidewalks to encourage a more pedestrian friendly environment along the street and within the site. The design of the buildings is of a high quality. The development would incorporate improved landscaping public space, and reduction in surface parking. 19 PRIMARY ISSUES/STAFF RECOMMENDATION Primary Issues Is the Comprehensive Plan Amendment regarding height reasonable for this site? Yes. Staff believes the proposed amendment is reasonable for the following reasons: 1. The City Code requirement for setbacks of buildings over six-stories in height from property zoned R-1, Single Dwelling Unit District would be met for this project. Within the underlying PCD-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. There is one single-family home north of the north ramp. (See page A4a.) All other homes are duplexes. The building height is 73 feet; therefore a 146-foot setback is required. The distance as proposed would be 175 feet, therefore is code compliant. 2. The applicant is utilizing a variety of building materials and articulation including podium height break up the mass of the building from street level. (See renderings on pages A36- A43 and A59-A60.) The six-story portion of the project is on the interior of the 50th and France retail area, away from the single family homes to the north and west. 3. Building height is typically a function of Zoning and not a Comprehensive Plan requirement. 4. The City's Zoning Ordinance was amended to reflect all heights recommended in the 2008 Comprehensive Plan. Is the Comprehensive Plan Amendment regarding density reasonable for this site? Yes. Staff believes the proposed height is reasonable for the following reasons: 1. Higher density would seem reasonable in the 50th and France area given the proximity to arterial roadways (France Avenue and 50th Street). The floor area ratio (FAR) allowed in this area is 1.5. The prosed FAR for this project is 1.5. FAR is not necessarily a good indicator of residential density; rather a more appropriate measure is units per acre. If you compare a retail or office development at an FAR of 1.5 (190,000 square feet of development), the amount of traffic generated from that size of a 20 development would be greater than the 190,000 square foot development proposed consisting of primarily housing with only 30,000 square feet of retail. Therefore, staff believes that a residential density of 75 units an acre is appropriate in the MXC District. 2. If the land to the north were included in the overall development calculation the overall density would be 44 units per acre. 3. Density proposed is similar or less than density for mixed use areas for surrounding communities including Minnetonka, Minneapolis, Bloomington, Richfield, and St. Louis Park. (See page 10 of this report.) ® Is the proposal reasonable to justify the PUD rezoning of the site? Yes. Staff believes the PUD is justified for the following reasons: 1. Conformance with the Development Principles established in the Greater Southdale Area Planning Framework Vision. The following principles are included: ➢ Division of the property into smaller blocks; ➢ Improved pedestrian connections to move people through and around the site. This includes an improved center sidewalk to better connect 50th to 49-1/2 Street; ➢ Provide a "come to" and "stay at" development with mixed uses, retail, restaurant, public space including seating areas, and a center plaza; ➢ High quality buildings and design; ➢ Provision of added shared public parking. This would potentially assist re-development of other properties in the area to develop without as much on-site parking; ➢ Public art; ➢ Affordable housing; and ➢ Economic vitality brought to 49-1/2 street. 2. 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. • Provide pedestrian amenities, such as wide sidewalks, street trees, pedestrian-scale lighting, and street furnishings (benches, trash receptacles, etc.) 21 ® A Pedestrian-Friendly Environment. Improving the auto-oriented design pattern discussed above under "Issues" will call for guidelines that change the relationship between parking, pedestrian movement and building placement. b. Encourage infill/redevelopment opportunities that optimize use of City infrastructure and that complement area, neighborhood, and/or corridor context and character. c. Support and enhance commercial areas that serve the neighborhoods, the City, and the larger region. d. Increase mixed-use development where supported by adequate infrastructure to minimize traffic congestion, support transit, and diversify the tax base. 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 16-19 of this report.) In summary the PUD zoning would: a. Provides a true mixed-use development by including retail, restaurants and housing. 22 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. SRF 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 A83-A100.) Staff Recommendation Comprehensive Plan Amendment Recommend that the City Council approve the requests for Comprehensive Plan Amendments as follows: ➢ The Comprehensive Plan Amendment eliminates the prescriptive building heights in the Comprehensive Plan. The amendment would accommodate the proposal for a six-story, 73-foot building south of 49- 1/2 Street. ➢ The density in the MXC, Mixed Use Center would increase from 30 units per acre to 75 units per acre. Approval is subject to the following findings: 1. After the current Comprehensive Plan was adopted in 2009, the City amended the Zoning Ordinance regarding height so that the Zoning Ordinance matched the recommended heights in the Comprehensive Plan. 2. Building height is typically a function of Zoning regulations and not a Comprehensive Plan. 3. Within the underlying PCD-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. There is one single-family home north of the north ramp. All other homes are duplexes. The building 23 height is 73 feet; therefore a 146-foot setback is required. The proposed distance of 175 feet therefore is code compliant. 4. Higher density would seem reasonable in the 50th and France and Grandview areas given the proximity to arterial roadways (France Avenue and Vernon Avenue). The floor area ratio (FAR) allowed in these areas is 1.5. FAR is not necessarily a good indicator of residential density; rather a more appropriate measure is units per acre. If you compare a retail or office development at an FAR of 1.5 (using 190,000 square feet of development), the amount of traffic generated from that size of a development would be greater than the 190,000 square foot development proposed consisting of primarily housing with only 30,000 square feet of retail. Residential density of 75 units an acre is appropriate in the MXC District. 5. Density proposed is similar or less than density for mixed-use areas for surrounding communities including Minnetonka, Minneapolis, Bloomington, Richfield, and St. Louis Park. Preliminary Rezoning to PUD, Overall Development Plan & Preliminary Development Plan Recommend that the City Council approve the Preliminary Rezoning from PCD- 2, Planned Commercial District to PUD-12, Planned Unit Development District, including Preliminary Development Plan to construct the multi-use development including housing, retail, public parking and public space on 49-1/2 Street. Approval is subject to the following findings: 1. The proposed land uses are consistent with the Comprehensive Plan. 2. The site layout would be an improvement over a site layout required by traditional zoning; buildings are brought up to the street, provides front door entries toward the street and woonerf, includes sidewalks throughout and around the perimeter of the site to encourage a more pedestrian friendly environment. Provides additional public parking stalls available to all uses in the 50th and France Area. Provides affordable housing. 3. The proposed buildings would be a high quality brick, stone and glass. They are designed to mix and blend with the existing buildings in the area. 4. 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. 24 5. The proposal follows the development principles established in the Southdale Area Vision Plan as follows: a. Division of the property into smaller blocks; b. Improved pedestrian connections to move people through and around the site. This includes an improved center sidewalk to better connect 50th to 49-1/2 Street; c. Provide a "come to" and "stay at" development with mixed uses, retail, restaurant, public space including seating areas, and a center plaza; d. High quality buildings and design; e. Provision of added shared public parking. This would potentially assist re-development of other properties in the area to develop without as much parking; f. Public art; and g. Economic vitality brought to 49-1/2 street. 6. 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. • Provide pedestrian amenities, such as wide sidewalks, street trees, pedestrian-scale lighting, and street furnishings (benches, trash receptacles, etc.) o A Pedestrian-Friendly Environment. Improving the auto- oriented design pattern discussed above under "Issues" will call for guidelines that change the relationship between parking, pedestrian movement and building placement. b. Encourage infill/redevelopment opportunities that optimize use of city infrastructure and that complement area, neighborhood, and/or corridor context and character. c. Support and enhance commercial areas that serve the neighborhoods, the City, and the larger region. d. Increase mixed-use development where supported by adequate infrastructure to minimize traffic congestion, support transit, and diversify the tax base. e. Increase pedestrian and bicycling opportunities and connections between neighborhoods, and with other communities, to improve transportation infrastructure and reduce dependence on the car. 25 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. • Locate prominent buildings to visually define corners and screen parking lots. ® Locate building entries and storefronts to face the primary street, in addition to any entries oriented towards parking areas. ® Encourage storefront design of mixed-use buildings at ground floor level, with windows and doors along at least 50% of the front façade. ■ Encourage or require placement of surface parking to the rear or side of buildings, rather than between buildings and the street. 7. The proposal meets the City's criteria for PUD zoning. In summary the PUD zoning would: a. Provides a true mixed-use development by including retail, restaurants and housing. 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. 8. The existing roadways and parking would support the project. SRF Consulting conducted a traffic impact study, and concluded that the proposed development could be supported by the existing roads and proposed parking. 26 Approval is subject to the following Conditions: 1. The Final Development Plans must be generally consistent with the Preliminary Development Plans dated March 31, 2017, and the materials board as presented to the Planning Commission. 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. 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 Minnehaha Creek Watershed District permit. The City may require revisions to the approved plans to meet the district's requirements. 7. A Developer's Agreement is required at the time of Final Approval. 8. Affordable housing must be provided per the City's Affordable Housing Policy, the specifics to be determined at the time of final approval. Ten percent 10% of the units shall be affordable. 9. Compliance with all of the conditions outlined in the director of engineering's memo dated March 31, 2017. 10. Compliance with the sustainability standards in the director of engineering's memo dated March 31, 2017. 11. Compliance with the SRF Traffic & Parking Study recommendations. 12. Subject to the Zoning Ordinance Amendment creating the PUD-12, Planned Unit Development for this site. 13. Metropolitan Council approval of the Comprehensive Plan Amendment regarding land use, height and density. Deadline for a city decision: June 20, 2017 27 ORDINANCE NO. 2017- AN ORDINANCE AMENDING THE ZONING ORDINANCE TO ESTABLISH THE PUD-12, PLANNED UNIT DEVELOPMENT-12, EDINA MARKET STREET The City Of Edina Ordains: Section 1. Chapter 36, Article VIII, Division 4 is hereby amended to add the following: Sec. 36-505 Planned Unit Development District-12 (PUD-12)— Edina Market Street. (a) Legal description: See attached Exhibit A (b) Approved Plans. Incorporated herein by reference are the re-development plans, including the master development plan for the site received by the City on , 2017 except as amended by City Council Resolution No. 2017-_on file in the Office of the Planning Department. (c) Principal Uses: All uses allowed in the PCD-2 Zoning District Jazz clubs Multifamily Residential (d) Accessory Uses: All accessory uses allowed in the PCD-2 Zoning District. (e) Conditional Uses: All conditional uses allowed in the PCD-2 Zoning District. (f) Development Standards. In addition to the development standards per the PCD- 2 Zoning District,the following shall apply: Structure Setbacks Front—49-1/2/Market Street Match existing setbacks on the block per Section 36-618 Side 0 feet Rear—North 4 feet Six Story setback to R-1 175 Building Height Four stories and 48 feet(North side of Market Street) Six Stories&75 feet(South side of Market Street) Maximum Floor Area Ratio(FAR) 1.50% Parking Stalls- Residential 150 stalls enclosed Retail (139 new public stalls provided) May rely on parking ramp (g) Signs shall be regulated per the PCD-2 Zoning District for the retail uses and PRD, for the residential uses. (h) The wall murals on the buildings and parking ramps shall be for public art and shall not be used for signage. Section 3. This ordinance is effective immediately. First Reading: Second Reading: Published: 2 ATTEST: Debra A. Mangen, City Clerk James B. Hovland, Mayor Please publish in the Edina Sun Current on: Send two affidavits of publication. Bill to Edina City Clerk CERTIFICATE OF CITY CLERK I, the undersigned duly appointed and acting City Clerk for the City of Edina do hereby certify that the attached and foregoing Ordinance was duly adopted by the Edina City Council at its Regular Meeting of , 2016, and as recorded in the Minutes of said Regular Meeting. WITNESS my hand and seal of said City this day of , 2016. City Clerk 3 E xl-i 113 a- /1- THE COLLABORATIVE: 49.5 FRANCE LEGAL DESCRIPTIONS&ADDRESSES aroa SWr ate " a l k' liy rpt f , * ill °=- ' 1'. 711!: I ' p --i - on P . • t r' .l'tib : _, '., ,1 6 7 .69 ^ - i F �' 1.0, 1.__ ... ....I Y 5 �. . - 3 1'i '�c 1, ill tAtiliV,,, ' ' ' , „ . :1 l \;)i% • iii f i • $N# # , o " s �, iiii r i ., —1, " ' '• di # 4: I "., 1__,-.._.:t r-} . __ _ ` .y...,.-,. ,..J -v iimey^c• —w WgM.anena0u I Parcel 1: Center Ramp(East) PID: 1802824140023 3925 W 491/2 St W All of Lot 30, Auditor's Subdivision No. 172, Hennepin County, Minnesota, except the East 1 foot thereof and except that part of Lot 30 lying South of a line drawn parallel with and 119.90 feet North of the South line of said Lot 30. Hennepin County, Minnesota Abstract Property Parcel 2: Center Ramp (East Center) PID: 1802824140123 No address assigned Lot 33, Auditor's Subdivision No. 172, according to the map or plat thereof on file and of record in the office of the County Recorder within and for said County, except that part described as follows:The South 119.9 feet of Lot 33, Auditor's Subdivision No. 172, according to the map or plat thereof on file and of record in the office of the County Recorder within and for Hennepin County, Minnesota. Hennepin County, Minnesota Abstract Property Parcel 3: Center Ramp (West Center) PID: 1802824140120 No address assigned The South Half of Lot 34 and the East 13 feet of the South Half of Lot 35,Auditor's Subdivision No. 172, Hennepin County, Minnesota, except that part thereof lying South of a line drawn parallel with and 126.0 feet North of the South lines of said Lots 34 and 35. Hennepin County, Minnesota Abstract Property Parcel 4: Surface Pkg/Center Ramp (West) PID: 1802824140032 No address assigned All that part of the South Half of Lot 35, Auditor's Subdivision No. 172, according to the recorded plat thereof, lying West of the East 13 feet thereof, except that part thereof lying South of a line drawn parallel with and 126.0 feet North of the South line of said Lot 35 and except that part of the Westerly 74.20 feet thereof lying South of a line drawn parallel with and 160.30 feet North of the South line of said Lot 35. Hennepin County, Minnesota Torrens Property Parcel 5: Surface parking PID: 1802824140036 No address assigned Par 1: All that part of the West 100 feet of the East 122 feet of the South Half of Lot 36, Auditor's Subdivision No. 172, Hennepin County, Minnesota, according to the recorded plat thereof, lying North of a line drawn parallel with and 150.30 feet North of the South line of said Lot 36. Hennepin County, Minnesota Abstract Property Par 2: All that part of the East 22 feet of the South Half of Lot 36, Auditor's Subdivision No. 172, lying North of a line drawn parallel with and 150.30 feet North of the South line of said Lot 36. Hennepin County, Minnesota Torrens Property Parcel 6: Hooten Cleaner PID: 1802824140035 3944 49.5 W The East 85 feet of the West 120 feet of the East 172 feet of the South 150 feet of the North 1/2 of Lot 36, Auditor's Subdivision No. 172. Hennepin County, Minnesota Abstract Property Parcel 7: North Ramp (West side) PID: 1802824140034 3940 49.5 W The East 52 feet of the Southerly 150 feet of the North one-half of Lot 36,Auditor's Subdivision No. 172. Hennepin County, Minnesota Abstract Property Parcel 8: Edina Realty Site PID: 1802824140026 3930 49 1/2 St W That part of the North 1/2 of Lot 34, Auditor's Subdivision No. 172, lying Southerly of the Westerly extension of the North line of the South 177.5 feet of Lot 32, except the West 14.75 feet thereof. ALSO The South 177.5 feet of Lot 32,Auditor's Subdivision No. 172. Hennepin County, Minnesota Abstract Property Parcel 9: North Ramp (East Side) PID: 1802824140030 3936 49 1/2 St W Par 1: That part of the North Half of Lot 35,Auditor's Subdivision No. 172, lying South of Allata's First Addition, the West line of said parcel being marked by Judicial Landmarks set pursuant to Torrens Case No. 16224, according to the recorded plat thereof. Hennepin County, Minnesota Torrens Property Par 2: The West 14.75 feet of that part of the North 1/2 of Lot 34, Auditor's Subdivision No. 172, Hennepin County, Minnesota, lying Southerly of the Westerly extension of the North line of the South 177.5 feet of Lot 32, said Auditor's Subdivision No. 172, according to the plat thereof on file and of record in the office of the Register of Deeds. Hennepin County, Minnesota Abstract Property RESOLUTION NO. 2017- RESOLUTION APPROVING A COMPREHENSIVE PLAN AMENDMENT REGARDING ILENSITY IN THE MXC, MIXED USE CENTER DISTRICT AND HEIGHT BE IT RESOLVED by the City Council of the City of Edina,Minnesota,as follows: Section 1. BACKGROUND. 1.01 Edina Market Street LLC is requesting a redevelopment of 2.9 acres of land on both sides of Market Street,in the 50th and France Business District. 1.02 The development request includes 110 apartments,35,000 square feet of retail,34,000 square feet of public open space/sidewalks and 844 public parking stalls. 1.03 To accommodate the request,the following amendment to the Comprehensive Plan is requested: ➢ A Comprehensive Plan Amendment to increase the density from 30 units per acre to 75 units per acre in the MXC-Mixed Use Center; ➢ Elimination of the prescribed building heights. 1.04 On April 5,2017,the Planning Commission recommended of the Comprehensive Plan Amendment.Vote:_Ayes and_Nays. Section 2. FINDINGS 2.01 Approval is subject to the following findings: 1. After the current Comprehensive Plan was adopted in 2009,the City amended the Zoning Ordinance regarding height so that the Zoning Ordinance matched the recommended heights in the Comprehensive Plan. 2. Building height is typically a function of Zoning regulations and not a Comprehensive Plan. 3. Within the underlying PCD-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. There is one single-family home north of the north ramp.All other homes are duplexes.The building height is 73 feet;therefore a 146-foot setback is required.The proposed distance of 175 feet therefore is code compliant. RESOLUTION NO. 2017- Page 2 4. Higher density would seem reasonable in the 50th and France and Grandview areas given the proximity to arterial roadways (France Avenue and Vernon Avenue).The floor area ratio (FAR) allowed in these areas is 1.5. FAR is not necessarily a good indicator of residential density;rather a more appropriate measure is units per acre. If you compare a retail or office development at an FAR of 1.5 (using 190,000 square feet of development),the amount of traffic generated from that size of a development would be greater than the 190,000 square foot development proposed consisting of primarily housing with only 30,000 square feet of retail. Residential density of 75 units an acre is appropriate in the MXC District. 5. Density proposed is similar or less than density for mixed use areas for surrounding communities including Minnetonka, Minneapolis,Bloomington,Richfield,and St.Louis Park. Section 3. APPROVAL NOW THEREFORE,it is hereby resolved that the City Council of the City of Edina,approves the Comprehensive Plan amendment as follows, subject to Metropolitan Council approval: Table 4.3. Future Land Use Categories is amended as follows: MXC Established or emerging mixed Maintain existing,or create new, 12--:0 75 residential dwelling use districts serving areas pedestrian and streetscape amenities; units/acre Mixed-Use Center larger than one neighborhood encourage or require structured parking. (and beyond city boundaries). Buildings"step down"in height from Floor to Area Ratio-Per current Current examples: intersections. Zoning Code:maximum of 1.5 Primary uses: Retail,office, • 50th and service,multifamily France residential,institutional uses, Grandview parks and open space. • Grandview Vertical mixed use should be encouraged,and may be required on larger sites. Guidelines: Medium-and High-Density Design(All Uses) #10 is amended as follows: 10.Building Heights. The question of building height is particularly significant in a largely developed community,where any new building has the potential to block views or cast shadows on established neighborhoods and land uses. The design guidelines above,as well as the recommended ..• _ . - --•• -•- - 4.4 , 4.: :, . -_ 4.4 , shall provide general guidance for buildings that exceed the typical residential height of 2.5 stories.The Zoning Ordinance has been amended to reflect heights recommended in the Comprehensive Plan in 2009: RESOLUTION NO. 2017- Page 3 Figures 4.6A,B&C are amended as follows: Legend IDR-Low Density Residential OR-Office Residential -PM-Regional Medcal WAR-Low Densly Attached Residential=0-Office -OSP-Open Space oral Parks _ d am Density MXC-Mixed Use Center i PSP- blic INS HDR-NghlDensity Residential tial ME-CAC-CorranlnlyActivty Center f LAN-Umble Accessl-01hwcyJ� I I We91n t Q` _NC-Neighborhood Commercial -I-Industrial Y / - zl im ■ \ N \.5.1J ,.• r • d St :...-d ZI rt ! L Ju "3 I Ej 1` 6.I I tits la ' q— a 1. ro 1130 y I_ 0 7 _ ` d /r -. '11th St _..._..—....IEg 54i h St N a1# 0r ,,, ( IJ ` 5•uthvlew La i r `-NC D I'� Zi >i D -Nr I._._ ^Benton ev -- •i ' L� m ■ - - s 2_ `, % Height Limits o s 'I o D 2 ones. °,1 is i CO 3 S 36' Z 4 St - 48' 0 6 ies: y, . R e I Standard Height NC SI 12 u Podium Hei ht g � HDR w 64th St 4� �M Future Land Use Plan with '(e City of Edina Building Heights $ Northeast Quadrant ' 2008 Comprehensive Plan Update Figure 4.6A Data Source:URS 0 0.5 Miles RESOLUTION NO. 2017- Page 4 Legend LDR-Low Density Residential OR.Once Residential _RM-Regional Medical LDAR-Low Density Attached Residenthi IME 0-Once -OSP-Open Space and Parks MDR-Medium Con51H Residential -MOO-Mknd Lice Center ''''''::1 POP-Public/Sent-PUNIC MI FOR-High Density Re5ldantl9 gm CAC-Community ACWty Cent.n LAH-LJnttedAccess Highway -NC-Neighborhood Commercial -I-Industrial , „ r„ . i . W 60tH St MEE 4 • _I I M65th 9t i� 6th 51 "J.._ -'_ OR t_ C'_s,f_' .—, - I W 69th St __. I_' -.. -- W Tarn St L==-- 1a...� - 11 •_ 0 iii N I ' o LI.. N Height Limits a m •Stories:2'. ` / 0 3 ,tories: •• �`s x 4S es-,.8, N 5 Sto 60' o i 8Stcr, ••' •96' i � 5 9 S 'es:-08' _______ w 11 -tories: Cr Parklawn Ave ,; HI DR, NI Stories:1• nn H )R Standard Height I „ IPodium Height t' I\ID R / i , W nth S i j --i °° { OR rj-----\ g - W 77th St - I - OR---. 8 I n to Dr __. -1,.., cn ,OR . _ :; I)1 to rn i n cj t o n ( �� -- Future Land Use Plan with `��`' BuildingHeights a °B.I g City of Edina B�,° Southeast Quadrant . 2008 Comprehensive Plan Update Figure 4.66 Data Source:URS ! Q 05 utas ...—,,,A-u HON NO. 2017- Page 5 Legend LDR•Low Density Residential OR-Office Reedertal 11.1 FM•Regional Medcal IP ! I WAR-Low Densdy Attached Residential ME 0-Office NI SOP-Open Space and Parke MDR•M ediurn Density Residential IIM MXC-Mixed Use Center WI: PSP-Pubic/Semi-Public 1 muUDR-High Densly Residential r,I,,r4r CAC.Common!),Activiy Center 1 1 LAH•Limited Access FighwaY .." Banton Av.: EMINC-Neighborhood Commercial MI I-Industrial — --.... L , MDR I ? : Mr •( 'IN i, , •.,,, / .., / ,.....,........ .z. ------------- -... ;',.?•;:4' i _ 62 V ,, 1 ' ..' : „,,1. _ .. AA • '--' I' Ill .6, SSIS SI 1 I y NC .6 ...ft... \ Z cn to \ E I: ,.. .- I W 70111 SI \ MDR _.. '-.. \ • , .,-, • Os..i g _ . Z - 3 .. MDR , ! Q ,-, , - Height Limits - i c'; • , z* - jt :ai_joare • h I . - •” N.„,....... .0 15,,.--- ./'•,--i , ------------II"--•,. ! 'Pi I Fr I Standard Height ;.----1:2=-_,,---_ _,.-: -..____t. El I 0 0.111/ .11 0 ....- L...,, ,-, - i • ' k 1 : 7 I All° _ __ Future Land Use Plan with Building Heights : 1 City of Edina 49. 2008 Comprehensive Plan Update Southwest Quadrant Figure 4.6C Data Source:URS 0 o 0 5 Miles RESOLUTION NO. 2017- Page 6 ATTEST: Debra A. Mangen,City Clerk James B. Hovland,Mayor STATE OF MINNESOTA ) COUNTY OF HENNEPIN )SS CITY OF EDINA ) CERTIFICATE OF CITY CLERK I, the undersigned duly appointed and acting City Clerk for the City of Edina do hereby certify that the attached and foregoing Resolution was duly adopted by the Edina City Council at its Regular Meeting of April 18,2017,and as recorded in the Minutes of said Regular Meeting. WITNESS my hand and seal of said City this day of ,2017. City Clerk . . r ,...,_ „.,,, .„... .„:_vir,. , „..„-, ._‘. .01,,r „..... 4. ' • . . 4 '•'''' .- i ' ,i44,01‘5". '' r. .ti. I 1 P = r L a t `", , p _0)I � { <., �t _ r I 1-- • \7�� '1 ` - •cOr� ' d k� ..tS-f� Ird Je , — , C � t13 k "T I q i , t i ii tale 4., P �,r,_ h. t 3 .• ,.I to' , • ` ,, i' , � a f ,4e1r C '„ 1 ,i, ,k iI4 ` r 1 ' + -, ' ':it 4citc ,r, , ,a1 ti „� f r YY r �r its ' ;r e' 11 . 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I.- .. ,. . 4 _ 1 ,_ II_ _ _ _ 1,1 ..L1-- 1111111111111 4 fir,, stP- 3 a_ _0_ I� ' 14_ , :: au7 M ii=__ ! - luz. i t f �_ = ' _ , I-�i!N!i hi:AZ ..__ Ia[wi \ ' ® fir, 11vll '' N 1! .•' AI!• _ �Iolf nails LI!' [ I ._' �� 1 It.aa.ul 4140: . �1r> 11 11X1[`1 -L 1 ,.. 7 - % '. :E ' ppppm� M W R � a' InEL- 111 1 P 0.1111111.1.111-1... , _ i1F1 1 _ _T_., ..--E, _ j!! _ fOraTIIIff .MIE 111= NUMMI 11u '[iiui. 'Mir iii.; 1 I ra- co w 4 P(A vI rn l ry (o rtA�`(� i s S i O �' Draft Minutes i n J le Approved Minutes® Approved Date:01-25-2017 App 'cant Presentation Mr. Busy' told the Commission the property owners are sorry they cannot .- present this evening; however, h..ve worked very hard on their plans to ensure that the new ho e met all setback requirements. He noted that a variance was requested for a patio area t'at would encroach slightly into the setback fro Arrowhead Lake; which is 75-feet. Continuing, Busy said with regard to the building elevation variance, ode requires that a new house cannot be elevat one foot above the first floor of the existing home. He pointed out the existing home is a split with th'ee entrances that face the front street; however, because of the way the code is interpreted it presents imitations. On this large lot. Busyn thanked the Commis ion for their time and would an- er any questions they may have. Discussion Commissioners acknowledged that le lot was lar_- noting that the adjacent lot cannot be built on because of restrictions, and that lot co bined wi' the subject lot creates a large area. Commissioners further added that the applicant acknow -dged he terrace encroachment and in this opinion any impact would be minimal. Motion A motion was made by Comm' sioner Tho .en to approve the variances based on staff findings and subject to staff c•nditions. A sec•nd was offered by Commissioner Lee. All voted aye. The motion car ied. VI. Community Co ent Chair Olsen aske. if anyone would like to speak at this time; be g no one; a motion was made by Commissioner orsen to close community comment. A second as offered by Commissioner Strauss. All voted aye Community Comment closed. VII. Reports/Recommendations A. Sketch Plan Review—49 Y2 Street Redevelopment Planner Presentation Planner Teague reported that the Planning Commission is asked to consider a sketch plan proposal to re-develop 2.9 acres of land on both sides of 49-I/2th Street, in the 50th and France Business District. The properties are owned by the City of Edina's Housing and Redevelopment Authority (HRA). In August 2016, the HRA issued a Request for Proposal (RFP) to redevelop vacant property located at 3930 W. 49-1/2 Street. This property was Page 2 of 7 415C1 Draft Minutes El Approved Minutes® Approved Date:01-25-2017 purchased by the HRA in 2013 with the intent of creating additional public parking for the commercial district. Prospective developers were encouraged to provide creative ways to deliver public parking while also adding street life, vibrancy and new business opportunities. Interested developers were encouraged to consider including other adjacent properties to increase the impact of the redevelopment effort on W. 49-1/2 Street. On December 20t, Buhl Investors/Saturday Properties were selected by the HRA as the development partner. The selection of the development partner did not intend or imply that the plans would be approved. The normal full development review process is still required. This is the first step in that process. Planner Teague explained that the specific proposal is for a multiple (2) phase development, that includes not only the vacant 3930 site, but the two public parking ramps and the old Hooten Dry Cleaner site. As proposed, at full build out, the site would include: ➢ 877 new parking stalls (an increase of 155 public parking stalls from what the two public parking ramps that exist there today); ➢ 131 apartment units (10% affordable); ➢ 30,000 square feet of new retail (19,000 square feet has or will be removed - Edina Realty & Hooten Cleaner); and ➢ 27,000 square feet of public space with expanded sidewalk and improved pedestrian connections. All existing structures would be removed with the exception of the north ramp, which would be expanded and refinished. To accommodate the request, the following is required: ➢ A Comprehensive Plan Amendment to increase the height maximum from four stories and 48 feet to six stories and 73 feet south of 49-1/2 Street and north of 5 I st Street, and increase the density from 30 units per acre to 50 units per acre in the MXC-Mixed Use Center; and ➢ A Rezoning from PCD-2 to PUD, Planned Unit Development. Planner Teague noted that the Southdale Area Development Principles were shared with the applicant; and they have done an exceptional job of incorporating many of the core principles into the proposed plans. They have divided the south parcels into smaller blocks providing improved pedestrian separations and connections. The existing middle ramp has been split on the ground level to make a clear pedestrian connection from 50th Street to 49-1/2 Street. Public spaces and plazas are proposed. Sidewalks are proposed along the street consistent with the 50`h and France area. Planner Teague concluded that elements that are included in the proposal would be affordable housing, high quality building design, increase in public/open space, mixed use, and pedestrian oriented design. Teague stated that the proposal also meets the objective of the project which was to increase the number of public parking spaces in the 50`h and France commercial district. Page 3 of 7 /1-(6U Draft Minutes❑ Approved Minutes Approved Date:01-25-2017 Appearing for the Applicant Peter Deanovic, Buhl Investors, Brent Rogers, Saturday Properties and Todd Novak, Mohagen Hansen Discussion/Comments It was pointed out that this proposal is being requested prior to the City updating the Comprehensive Plans to include the updating of small area plans. It was further noted that the Comprehensive Plan would not be completed and submitted to the Met Council before 2018. Commissioners questioned "why now" did the City proceed with this development proposal. Planner Teague responded that the City believes that for redevelopment opportunities the window is "now". Applicant Presentation Peter Deanovic, 5100 Eden Avenue, addressed the Commission and reported that he both lives and works in Edina in close proximity to this area. Deanovic said he loves the area and the established cultural events that occur in the 506 and France neighborhood and that he and the development team want to add to this already culturally vibrant area. Todd Novak, 10012 Oaks Road, told the Commission the development team embraced the Southdale Area guidelines and incorporated them into their proposal that they hope will revitalize the 49 'V Street corridor. Novak said the intent is to push the density toward 50`h Street, add additional parking to servicing and the surrounding neighborhood, create a comprehensive and connected street, incorporate art work where appropriate, add dedicated public areas for art fairs, farmer's markets, community gathering to include fountain/splash pad, construct a "green screen" to screen elements of the project, add an affordable housing component, and the use of creative building design and building materials. Brent Rogers, 5413 Halifax Lane presented to the Commission a "fly-over" of the proposal noting the following: • Construction would be in phases. Phase I would provide 338 additional parking stalls to each side and the top of the north ramp. During construction the center ramp will remain open. • Phase 2 would include the demolition of the center ramp and construction of new underground parking, retail and housing. Noting no "front" or "back" to the buildings. The underground parking spaces would include parking for residents of the apartments and public parking. • The proposal includes 133 apartments (10% affordable) • Building height at six stories and 73-feet would be "pushed" to the south. • 30,000 square feet of new retail (Edina Realty & Hooten Cleaners removed) Page 4 of 7 Draft Minutes❑ Approved Minutes® Approved Date:01-25-2017 • Sustainable design. Design elements may include greater utilization of new technologies in building design, special construction materials, increased landscaping, lighting, pedestrian oriented design and the use of podium height. • Improvement of storm water management. • Improved/expanded 49 '/z St and Halifax streetscape • Proposal eliminates narrow, non-accessible walkways. Reinforces successful alleyways through the introduction of two additional alleyways. Addition of sky bridge. • Introduces a programmable Woonerf space providing access for deliveries and service in the mornings; however, allows for a vibrant pedestrian mall throughout the rest of the day. • Green Screen reducing visual impact. • Existing 50th and France streetscape language would be extended through this area. • Increase in public/cultural space that provides a variety of seating to include a public area providing fountain/splash pad and skating rink in the winter, outdoor fire pits., etc. • Incorporation of art elements throughout the project. • Increased sidewalk width. • Continued economic viability for the area. Mr. Rogers thanked the Commission for their time. Comments/Discussion Commissioners in general were in agreement that the project as presented was very exciting and was thoughtfully developed. Commissioners shared the following: • Commissioners suggested that a "fly-over" be done from the north perspective. • Provide a shadow study of the proposed 49 '/z Street buildout. Presently that expanse of sidewalk feels cold and dark due to ramp and building height. The applicants responded they would prepare a fly-over from varying vantage points for the public hearings and submit a shadow study at formal application. • Could the project provide additional underground parking? The applicant acknowledged that is possible; however, they explained that because of the water table it would be cost prohibitive. • Enthusiasm was expressed for the art work element of the project; however, it was suggested that the development team be particular with the art chosen to be displayed. The applicants agreed. • The development team was applauded for their attention to public space, especially incorporating a splash pad/ice skating rink into the project. Commissioners said if those elements are implemented the team may want to consider a "mini structure" restroom/warming house to serve that community space. The applicants responded that idea is good and they would look at implementing space possibly in the apartment building's common area. • Pay attention to way finding and consider adding a planter on the 49 '/z Street pedestrian island. Page 5 of 7 Draft Minutes❑ Approved Minutes® Approved Date:01-25-2017 • An opinion was expressed that the proposed 6-story building may be too tall. A 4-story seems reasonable, noting the additional two stories would have impact. The applicants reiterated the proposed building height was pushed toward West 50`h Street and the building was narrowed to create more pedestrian space and minimize impact. • Consider introducing "smaller" areas vs. the large expanse. Consider providing each building with its own identity. • Make sure this project "stands the test of time". • Consider also enhancing the 49 '/z Street/Halifax corner (seating, landscaping): again, with regard to art consider introducing sculptures. • Don't forget about bikes. • Revisit the day light issue and also do evening renderings indicating lighting. • Revisit the "green wall" screening the parking element; consider other materials. The discussion continued with Commissioners asking the applicants who they think would want to live in the proposed apartments. The applicants indicated that they believe the current residents of the area when they downsize may want to remain in the neighborhood. They added the proposed units would be high quality and the size of the units would be larger than average. The applicants thanked the Commission for their feedback and stated they would listen to their suggestions and incorporate their suggestions where possible in the formal application. Chair Olsen thanked the applicants for their presentation, adding the Commission looks forward to formal application. VIII. Correspondence and -etitions Chair Olsen acknowledged back o packet materials. IX. Chair and Member Comme 'ts Planner Teague was asked if there was a news on the st. us of the Walgreens/France 49 '/Z sketch plan submittal. Planner Teague res.onded that s''ce sketch plan he has not been contacted by the applicants. He said it is po sible tha comments on building height of the project may have made them reconsider thei •rop.sal. IX. Staff Comments Planner Teague reported that the Compr- ensive P n consultant agreement has not been signed yet; however, believes it will be gned within t' e next couple days. X. Adjournment A motion was made by C•mmissioner Thorsen to a,'journ the meeting of the Planning Commission . 8:30 P.M. A second was offeed by Commissioner Bennett. All voted ay-. Motion to adjourn carried. Page 6 of 7 e. Public Discretion in the Land Use Process Bidg ' Permit , f .�0 Site Plan 42) �1 C.U.P. / I.U.P. v Variance Plats / Subdivisions Roger N. Knutson Campbell Knutson, P.A. 317 Eagandale Office Center 1380 Corporate Center Curve Eagan, Minnesota 55121ff EXISTING SITE PHOTOGRAPHS W 49%2 STREET EDINA iit \ I I*Iy n _,..� _ 4 •.: ' 1- ''' '.' ' .....' .'....1'''')4:".- 1 '-1.; - '...1P.r's):4.: /..._ W 49 1/2 STREET- FACING EAST 1 1 .I • 11111.i1 :`:'1 -. .:a __._ ',7‘,..:':!,' SSI tp, j -,...:•:2:-',..:,-;m•,. . ' - „ 2, ;ii; iT Ar` II- r - I 0 HOOTEN CLEANER SITE—3944 W 49%2 STREET , &0 G> .. . • -.,,, tr.' \ R ' . . . . , . .. 41 . . ti _ o NoT •D 1 [Nitii , ....,. ,„ , „..,...,... i A • N.. (Ai ' • - ,:---tinak. , 1 . I _ - • i, ,',•,,, :-•-, I 1 .--- ,,, i ..A„. - '• 1,,••••"I 11 -, .... ,., I MI • '441e, ..."..11„''-• f"VA:1".t, ft Fa . .. 0 I ,, '''' ... : 1.1... / ..W .* ' . ".......,..,..%., ! " . , . ..... -.. "t.4 . . "..."'%,....... .• ''''' . , . .,, . .. 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Kmle )>>Horn DF/ INVESTORS btwo 1I = age Table of Contents INTRODUCTION&BACKGROUND 3 EXISTING LAND USE 4 ZONING CLASSIFICATION 5 SURROUNDING AREA ZONING 5 BUILDING DESIGN 6 Parking 7 Storm water Management 8 Screening 8 Signage 8 Lighting 9 Landscaping Plan 10 Plaza 11 Public Art 11 Sustainability 12 PROJECT USES 12 Retail 12 Housing 13 SOUTHDALE AREA DESIGN PRINCIPLES 14 MAINTENANCE 17 TIMING AND PHASING 17 PUBLIC BENEFIT 18 Project Deviations 18 Project Benefits 19 SKETCH PLAN RESPONSE 19 44 CP - 2IPage Ata AttachmentsTABLE OF CONTENTS Community Outreach 23 Project Renderings 33 Shadow Study 41 Site Setbacks Diagram 42 Project Matrix 43 Circulation Diagram 44 Landscape Approach 45 Building Materials 55 Pg 2alPage Cid INTRODUCTION & BACKGROUND As Edina residents that live within blocks of 50th & France, Peter Deanovic of Buhl Investors and Brent Rogers of Saturday Properties are very pleased to join together as Edina Market Street LLC in submitting this application for the Edina Collaborative project. The proposed plan contemplates redeveloping approximately 2.86 acres at 50th & France from a parking facility into a mixed-use development that will promote continued retail activity, expanded residential options and cultural gathering space. This plan is very similar to the concept plan that was selected by the HRA last summer as part of the RFP process and considers the feedback we've received through over 140 stakeholder meetings. By the numbers, Edina Collaborative includes: $80,000,000 of new development 110 new units of rental housing 582 new structured parking stalls 35,000 SF of new commercial/retail space 34,000 SF of public plaza, sidewalks, and woonerf to activate the streetscape In order to realize this ambitious project, Buhl and Saturday have assembled a best-in-class team of design professionals and consultants. Our team started this process with urban design principles, including the Southdale Design Guidelines. The aim was toward maximizing pedestrian experience rather than building footprint. This guided the design to not only fit into the fabric of the existing neighborhood, but to enhance the connectivity to the surrounding neighborhood. The plan is intended to carry forward many of the charming attributes of 50th& France by introducing an element of intrigue that draws you around and through the project. The highlights of the project in the attached application include: New high-quality housing options, including affordable housing, for residents to live within a vibrant,walkable district Expanded and improved public parking including the replacement of an aging, non-handicap accessible 40 year old parking structure Activating both sides of 49.5 street with wider,improved sidewalks,and retail storefronts fronting both the street and the new plaza/woonerf A year-round central gathering area that can create pedestrian activity and host community events Premium building materials and features gathered from the surrounding architecture and quaint European villages that create a timeless design for both the buildings and public realm Project density and height focused south of 49.5 street, within the core of the business 49014, away from the residential areas to the north and west Articulated building height and setbacks, providing a pleasant pedestrian exageence and .. sense of multiple smaller structures 1+ 3I , , _ `�`' Sustainable initiatives such as pervious pavers, green roof area, bicycle racks and repair areas, green screen walls,LED lighting and extensive energy saving and planning measures to reduce the carbon footprint of the development. Permanent and rotating public art opportunities throughout the project to enhance cultural experience Retains and expands the existing North Ramp, retaining the significant value of 260+ existing parking spaces Woonerf(shared vehicular/pedestrian courtyard) provides convenient delivery and drop off/pick up for existing businesses on the north side of 50th street that are currently fronting the surface lot and center ramp Development will provide a catalyst for adjacent development through wider sidewalks and enhanced connectivity through the district The Edina Collaborative presents a one-of-a-kind opportunity to activate the 49.5 street corridor and extend the vibrancy that exists at 50th and France. Our team has a wealth of experience with similarly ambitious redevelopment projects and looks forward to working with the City of Edina to make the Edina Collaborative vision a reality. EXISTING LAND USE The property is comprised of a north and south (central) parcels.All of the properties are currently owned by the Housing Redevelopment Authority ("HRA") and service the 50th and France Business District with free public parking. HISTORY Prior to the HRA's ownership the parcels were used as a mixture of parking, commercial office and retail buildings. Commercial uses included office space and multiple dry cleaners. In 1975 the existing central parking structure was constructed which replaced surface parking improvements. At the time of construction the city created a TIF district to pay for the public improvements. In 2013 the city acquired the former Edina Realty building from Eberhardt to allow for the expansion of parking facilities. On August 17, 2016 the city issued an RFP to the development community aimed at delivering additional parking, expanded commercial space, increased tax base and assembly of adjacent parcel.The principles of Edina Market Street LLC and their development team comprised of Kimley-Horn, Damon Farber, and Mohagen Hansen were selected on December 20, 2016. Today the properties provide a total of 582 parking spaces, comprised of 262 within the existing north parking structure and 300 within the central parking structure and surface lot. There are two existing buildings on the Hooten Dry Cleaning site, but the balance of the subject properties are utilized as parking facilities. V gyp\ Project Summary Existin• Conditions Current Current Current Acres Descri•tion Rentable SF Taxes Parkin. Subject Property 3930 W 49'/2 St 0.37 Vacant Land 0 0 North Ramp 262 3936 W 49'/2 St 0.57 Existing North Parking 0 0 3940 W 49'/2 St 0.15 Existing North Parking 0 0 Dry Cleaners 3944 W 49%St 0.24 Dry Cleaners 0 0 Central Parking Structure 300 Unassigned 0.34 Central Surface Parking 0 0 Unassigned 0.46 Central Surface Parking 0 0 Unassigned 0.27 Central Parking 0 0 Unassigned 0.23 Central Parking 0 0 Unassigned 0.23 Central Parking 0 0 Total 2.86 562 ZONING CLASSIFICATION The existing zoning of the Subject property is Planned Commercial District 2 (PCD-2), however the property is currently owned by the Housing Redevelopment Authority and is being utilized for 50th & France Business District parking. The proposed plan requests rezoning into a Planned Unit Development that is reflective of the proposed plan. SURROUNDING AREA ZONING The land uses in the surrounding 1,000 foot radius can be separated into four general areas/uses as detailed below: - North (White Oaks/49th Street Neighborhood):This portion of the city is currently zoned as a mix of R-2 and R-1 properties. The majority of the immediately adjacent properties are held by investors and currently accommodate renters. It is unlikely that these uses will change in the future, thus, the development plan aims toward beautifying the views for these residents and limiting any impact additional activity might have. - West: This portion of the city is comprised of two uses: (1) Automobile Parking District and (2) Country Club Residential Neighborhood o Automobile Parking District is currently home to a mix of tenants that includes US Bank, Lunds,Zel Skin Specialists and the USPS building. o The Country Club neighborhood is comprised of single family homes. Many of the residents within this neighborhood enjoy the close proximity to 50th & France and frequent it by foot or bike. - South: The majority of neighbors to the south are single and two story retail buildings. These buildings enjoy direct access to 50th & France. It is intended that retail uses within the proposed development will be complimentary to these uses. - East: The property is immediately adjacent to Spalon and Bespoke, less than a block to Fran °` Avenue. On the Eastern portion of France Avenue is Minneapolis, which includes additionWail within the Pinehurst Building.That structure was built in 2000 with the use of TIF. The majority of these areas have been guided and zoned for land uses which promott> •Ynmerce and&\� housing.The proposed plan takes non-code compliant parking structures and turns them into a mixeittAe building that is consistent with 5000 France,the most recent 50th& France Edina development.W ° 5 I 0\' At7 BUILDING DESIGN The property is being developed to address the needs of today's residents and iik positioned as a premier retailer location. The developer has utilized design ; °44-r",v ' concepts from the nation's most successful mixed-use developments and has " �_ '.� I Ii -I. z, modeled the facade materials by cataloging existing buildings throughout the 50th -i �- '.��_, ' .m �u til •, ).- & France district. — , The proposed plan incorporates modifications from the sketch plan design that . ' , are reflective of feedback received during extensive discussions with residents, planning commission and businesses. Through this robust design process the ,, project team drew from the following regions as ways of bringing charm and a p• 0! ri timeless aesthetics to the district: h ff/i I j r r r Back Bay, South End and Dudley Square (Boston, MA) p0. ply Vail Village (Vail, CO) �` JO p p' 0� Strasberg,Toulouse, Lille, and Montpellier(France) , ►' Berlin, Hanover, Leipzig Square(Germany) ; 4111.Ta--t1 ,! Vienna (Austria) The configuration of the building elevations and exterior material selection has been . A; oriented toward delivering the appearance of approximately six distinct buildings. ''' 'Qin '. Each design, while separate, is rooted in historical context. The development team l' aimed to accomplish this through the following separate aesthetics: li;J)1 ' 1) Parisian/Edina Mansard Roof d 2) Back Bay Brownstone l 3) Cut Stone Modern L,, i. ,, 4) Prairie Style , By modulating materials and façade setbacks, the development team sought to emulate the organic building assembly found throughout the 50th & France neighborhood. Doing so also helps to facilitate a pedestrian experience that draws residents and visitors through the district. Careful consideration was taken to ensure the retail spaces were 1 designed to accommodate long term success. It was important to _ evaluate the ways in which pedestrians would circulate the site, ensuring each suite opens to the exterior plaza/walkways without » r,11 ; steps,and that storefronts face all parts of the development.The space Il,l�� e,erpk ' y r configuration has been constructed in such a way that suites sizes are ri flexible and the duct work required for restaurants can be �, u accommodated. . �" Building setbacks along 49%2 Street and on the north of the 50`h Street . •-, dual-frontage buildings have been increased to allow for increased -0 pedestrian safety, better flow, additional landscaping, and flexible use of space. 0 ,a��� 101S1 The central building height responds to feedback received at planning commission by modulating height and facade while taking into account the economics required to deliver the public components of the project. In evaluating height, the development team canvased the 50th & France district and determined the highest elevation was in the apartments off 49th Street and very similar at the Lanterns Condominiums. These structures, while less than six-stories, are elevated from the street. The phase 2 project height of 74'seemed to be comparative to these structures considering street setbacks,overall impact to neighbors and after evaluating shadow impacts. To that end, the development team was purposeful in positioning this density away from residential with the majority of the shadows impacting the northern parking retail suites.In an effort to maximize the pedestrian experience,the majority of the project also steps back from the 11t and 2"d levels to create a podium.This approach is consistent with other residential projects found throughout Edina. Parking The project accommodates for passenger vehicles in residential and retail and provides 439 new public parking spaces and 143 new spaces for Housing.It also takes into account the requirements for temporary delivery vehicle parking. The total parking configuration is summarized as follows: Existing Parking Proposed Parking Code Calculation Retail Parking Housing Retail New Public Parking Housing Parking Existing Parking Parking Calculation 3930 15,600 5,000 132 Exist Parking Count to Remain 562 Parking for new retail 18,662 5 per 1,000 94 North Ramp 0 262 75 262 Parking for Housing 44 units 1 per 44 3944 4,000 5,352 104 66 units 1.5 per over 1,500sf 99 Subtotal req'd for new project 237 Center&Surface 0 300 110 units 27,910 128 143 Total Required 799 Subtotal 19,600 562 38,262 439 143 262 Total Provided 844 Total 844 Surplus Public Parking 45 The parking structure to the north will be expanded by 311 stalls in one contiguous parking structure. In connection with these improvements,the existing ramp will be extended to both the east and west.These improvements will include the addition of a new stair tower and elevator located along the far eastern property line. Ground level retail will be accommodated in each of the new wings and access parking directly from those spaces. The central parking structure will be removed to accommodate a 268 stall new underground parking structure.This will service both the residences and retailers above grade.The lowest level of parking will have secure access for residences and the upper level open to the public. Each level of the parking structure will be serviced by three stairwells strategically located across the central parcel to ensure easy retail access, as well as a central elevator that provides immediate plaza access. Commercial loading and unloading will be provided through a combination of a one-way woonerf,existing ally (between current central ramp and spalon) and street loading. This system was designed to be as close to existing conditions as possible, recognizing that this feature is important to existing and new retailers. During construction the project team requests city support in utilizing the two existing curb cuts along 50th for existing retail businesses. Visitor pick up and drop off is provided through a combination of dedicated 15-min undergroiarking stalls and three parallel parking stalls located along the woonerf.This amenity is providO 4 ?esponse to multiple neighbor meetings and aimed at accommodating a variety of retailers thrwifbut the distri 0 Wage Page �� � BICYCLE PARKING The proposed project incorporates the City of Edina's Comprehensive Bicycle Transportation Plan recommendations. The project improves safety by � �� providing well defined crosswalks for navigation across the district, _ incorporates bike storage and repair stations that emphasize bicycling as a base � / for communityhealth and a means of useful transportation in Edina.The plan w -,T accommodates a total of 175 bicycle parking stalls distributed throughout the '7:,, r'd .`1 . site. Additionally, a bike repair station is anticipated on the western corner of the property for public use. Storm water Management The preliminary storm water management facilities have been designed to comply with the City of Edina and Minnehaha Watershed Management Commission rules. Overall, the development will decrease the amount of impervious surface by 10%through the use of green initiatives and pervious surfaces. EXISTING DRAINAGE CONDITIONS South of 49 %2 Street exists a surface parking lot and a parking structure (the 'Middle Ramp') with associated sidewalks, alleys, and a small amount of raised planter beds immediately south of the parking structure. Stormwater runoff is collected in a series of catch basins and runs directly to the City's MS4 in 49 1/2 Street. North of 49 % Street exists the former Hooten Cleaner building, a parking structure (the 'North Ramp') and a vacant parcel which was formerly the Edina Realty Site.Stormwater runoff is collected in a series of catch basins and runs directly to the City's MS4 in 49 1/2 Street. There is soil and groundwater contamination onsite due to past dry cleaner uses on the Hooten Cleaner parcel and the former Edina Realty parcel. PROPOSED DRAINAGE CHANGES The project will utilize pervious pavers in public gathering spaces and alleys. Decorative concrete will be intermittently used for wayfinding, design aesthetics,or where truck movements are required.Additional stormwater mitigation will be provided through the use of green roofing material as part of the sustainability initiatives. Screening The project purposefully incorporates parapet screening of any rooftop mechanical units and barriers within the north parking ramp to shield surrounding residents from any vehicle lights.All parapets will be compatible with the exterior building materials and green areas strategically placed throughout the property to ensure adequate screening. Trash receptacles will be provided within the buildings and parking ramps,shielded from public view. Signage The proposed plan requires re-using existing wayfinding signs and supplementing with additional building :ct signs as proposed below: BUILDING IDENTIFICATION The proposed development requests signage similar to the Mixed Development District zoning designation,which allows one wall sign not to exceed six square feet for each building.This will be utilized to note the main residential entrance. ACCESSORY RETAIL Accessory retail signs are proposed above storefronts as wall mounted signs or flag signs resembling those found throughout the 50th & France district. The current PCD-2 zoning designation provides for 15% of wall area, one per building, or 80 SF max of signage. This development anticipates multiple retailers of varying sizes. The development team is requesting the PUD accommodate one sign per storefront configured as no more than 100 SF for the first sign and 50 SF for each additional sign. This language is consistent with PCD-3 zoning designation and would allow for successful "four-sided" retail storefront. Lighting for each sign is intended to be through illumination from the adjacent walls or through internal illumination. INTRA-AREA DIRECTORIES s„10, .t The development plans reflect three monument signs that would ;�,;. benefit the entire district. The existing conditions provide : ri -: v:'47:' � - fir► ,•; � i monument signs at the south entrance of the center ramp. Based onAI ;R" - the emphasis of pedestrian experience,our plan anticipates utilizing \ °`;'"' re similar signage throughout the project. As is the case for mixed development districts, the proposed project anticipates one k c !• N directory per major entry from a public street. , 1 "% ,: r. 3 PUBLICLY OWNED FACILITIES , _ - i Mr" 311 There are currently three parking signs(two wall mounted flags and one monument) installed on the proposed development land. The proposed project anticipates re-installing/replacing these to ., accommodate the new parking structure wayfinding. These will ll /./ continue to carry forward the same architectural language and size. TEMPORARY SIGNAGE The developer is requesting a temporary signage variance from the city to accommodate existing businesses in the block between 50th and 49.5 Street during construction. Given the re-routing of pedestrian traffic at various points during the construction cycle the developer is requesting the ability to create banner signs along fencing that would encompass the site. This would be for the benefit of the existing retailers and provide any exterior façade renderings. Lighting The development will provide site lighting through a mix of building mounted fixtures, ." overhead decorative lighting and parking lot lighting throughout all ramps. Building mounted ,, lighting will include decorative wall-mounted sconces located at tenant entrances as well as cornices and architectural features found on the building. Overhead decorative lighting will illuminate walkways as well as extend over 49 1/2 Street, 1 serving as a secondary light source (code compliance coming from other fixtures) that will ` enhance the vibrancy and charm of the district.This lighting will be provided through th , �' of café lights affixed to metal cables, as is found in other areas of the district. 1 1 P� `� &- ®`Nps. hay Parking lot lighting will be provided through the use of motion sensor LED lights, similar to the way existing ramps are illuminated. The developer intends on re-using as many of the existing fixtures as possible and will supplement with new fixtures as needed.In response P'1 to neighborhood discussions north of the Property the development team has determined that code compliance illumination will be . _r r, ¢'`=' obtained on the Northern Ramp by installing lower poles to limit glare. —= -- r t' � This will require more lights than are currently in operation, but will help in limiting impact to the neighbors north of the ramp. Landscaping Plan The development provides for substantial landscaping and streetscape improvements c throughout the project area. We have strived to integrate sustainable design principles into our landscape design. This practice includes utilizing diverse plant species, disease and • " • drought resistant native and naturalized plant material, along with the reduction of stormwater run-off through the use of a water efficient irrigation and reduced impervious /rr'� 4f surface. The property is currently comprised of predominantly impervious parking surface, with planting beds found throughout the central portion of the property. The current walkways are constructed of paver material, bordered by concrete. We have submitted a plan that maximizes the pedestrian experience through the implementation of *...+ w, i, extensive planting beds and extended paver and stamped concrete • f °'i" walkways. :- Due to the limited size of the site and the developers desire to introduce - .',� • :" additional plant material to the district, the project also utilizes green wall ,< applications in multiple areas. These green walls are found predominantly along the southern wall of the north parking ramp.The development team envisions installing a lattice system across sections of the existing and new structure to accommodate vertical plant growth. This system is similar to what has been installed in other areas of the Twin Cities.The lattice system .;a. a : along the North facade, will be made of an aesthetically appealing 1F ,.� 41'x _ punched metal pattern which will serve as a beautification from the E existing conditions in all seasons. , l M • hY t • 7.^ Improvements to the north side of the northern parking structure will also include tree preservation of 30-40' overstory trees, cleaning up undergrowth and installation of shade tolerant plant material. Planting areas will be mulched with a double shredded hardwood bark. Sodded areas will receive soil conditioning prior to sod that loosens the dirt ensuring for water infiltration. ta„.0 \.do 10I . ., ���o Plaza One of the most unique aspects of this project is how it emphasizes the public experience. The development team met with multiple stakeholders and residents to determine the best approach toward activating public realm. The current plan provides approximately 34,000 SF of public plazas and walkways.These areas have been planned to accommodate the expansion of our cultural events, such as Edina Art Fair, 4th of July Parade, Tree Lighting Ceremony, PumpkinFest, and other events. The current design creates a natural amphitheater that works with existing grade changes. This allows for plentiful public seating and lends itself to a variety of uses.The plaza will be equipped with a water feature and have appropriate power for events that aren't currently offered at 50th& France. The development team envisions this space accommodating a Winter Holiday Market, Movie in the Park, Farmers Market and others.Similar to the way current cultural events are planned at 50th&France,added activity is anticipated to be managed through the 50th & France Business Association. This ensures that retailers aren't negatively impacted by road closures and creates some cohesiveness across program communication. In connection with these efforts the developer is also committed to facilitating association membership by tenants and the apartment management company. Public Art z `+ The project provides six rotating art walls and four rotating sculpture , ` ' locations. These locations will be permanent fixtures within the project k ,.1. *4`�iy ),di " I`,.,. and are intended to be activated through the Arts and Culture ,a Commission of Edina. These additional locations represent an , , k fi ,f;l+ approximate 40% increase in the art locations throughout the city. j,.,-41. . ` .k r - ,m "' As part of that process,each of the new base and canvas would be subject 11"`,_` I s`_ to a call for public art in January. This is typically managed through the Edina Art Center and Public Art Edina. Selections would be made in March, similar to the way they currently are managed, and installments would happen in May. 4 � • gypti ,..,..w-• • ' . dii"4• y r� ., `err /'J a ni 1- il 4.111 T w-i I 0 }•' _ J V .:111E r The development team has proposed that they would fund 10 years of artist stipends for each of locations. While it is the development team's vision that one canvas would be reserved for cobOunity %Ct created art, done through the Edina School system,the decision and implementation of this would be in 6'0.�' the hands of the Arts and Culture Commission. 11I , - , _ 0'''Ci tlia3 Sustainability Sustainability is an important element of projects of this scale.The development team has analyzed how to best implement sustainable design while balancing long term payback. Through this evaluation, there are three areas of focus: Design,Transportation, and Materials. DESIGN The project is designed to maximize access to natural lighting, providing the use of passive solar design that reduces energy costs.This has been accomplished through the placement of windows, awnings and balconies. It will be coupled with strategic orientation of oversized walkways and public plazas expand greenspace within the district. By introducing these elements to the ism swam ��w project, the development reduces the overall impervious surface by rits 7-. 10%,which assists in limiting impacts to the watershed and surrounding ', properties. Greenspace has been extended both vertically and _ horizontally throughout the project with the use of green walls for a . parking screening and rooftop gardens for further reduction in runoff. ti Added green space will aid in improvements to air quality and aesthetics. TRANSPORTATION The building emphasizes multi-modal transportation with the public plaza areas accommodating bicycle, pedestrian and vehicle traffic. To ensure the project is long lasting and reflective of the ways transportation is changing,the project has been built so that parking additions to the north of 491/2 Street could be converted to office uses.Parking facilities will be equipped with electric vehicle charging stations. Perhaps most notably, the project limits materials headed to the landfill, by reusing and expanding the north parking structure. The project design took into account how it can be a catalyst for reduced vehicle use by emphasizing walkability and extending wayfinding to bus locations. With two major bus lines located less than a block from the site,the redesigned pedestrian ways will allow for ease of use and aim to reduce the number of vehicle trips. MATERIALS&PRODUCT SELECTION The project will re-use existing ramp LED fixtures and supplement with similar fixtures for all additions. The exterior materials are comprised of brick, stone, stucco finish, glass and steel. These materials were selected based on the timeless character and as a way of limiting the use of materials that require ongoing maintenance. Programmable thermostats in units,occupancy sensors in the parking ramps and common areas, and high efficiency plumbing fixtures will be used throughout the development. With over 1,000 apartment units under management, the development team has experienced up to 30% reductions in water where sub-metering was introduced. This practice will be accommodated across both the residential and retail portions of the development. To further drive down the building impact, common areas will accommodate a mix of waterless and low flow fixtures. PROJECT USES Retails Throughout this process the development team has received many questions about the typfs:kfretail that would be drawn to the area.This project,while transformational considering existing co itions,o9c..;$i.,. delivers an additional 4%of retail space to the district. It is anticipated that the total rentable area rtft be )- 12 divided into six to nine suites ranging in size from 2,000 SF to 9,000 SF. Early in the RFP process the development team engaged CBRE to assist in designing the spaces.This resulted in the configurations you see today, which take advantage of walkways navigating through the district and improve street life by extending patios throughout. While no retailers have been identified, the development team =_ r anticipates the following concepts will fill in the space: - 6,000—10,000 SF: anchor tenant or shared workplace - 8,000 — 10,000 SF: Two restaurants comprising approximately417 6 5,000 SF, possibly in the following categories p o Seafood ,; , - o Jazzes 04 o Chef Driven "'N. - 10,000-13,000 SF: boutiques, possibly comprised as follows o 2,000 SF coffee shop - o 5,000 SF home goods/lifestyle/fashion , 114 o 3,000 SF boutique The demographics of this area and the unique suite sizes will drive retailer traffic. Based on our market evaluation the proposed retail '' _ 4, footprint is very leasable. - < .?- " Housing ` e The project delivers 110 apartment units into the core of 50th & France. This was reduced from the 131 units that was reflected in the RFP response and represents approximately 37 units/acre. The new apartment units are larger than a typical new construction urban project. Averaging over 1,180 square feet, the new apartments will provide a housing option that does not exist near the 50th and France business district. The apartments will be designed with condo-quality finishes and open efficient floorplans. They will range in size including 1 bedroom, 2 bedroom, 2 bedroom plus den, and 3 bedroom apartments. We believe that these larger units will be attractive to homeowners in the area that desire walkability and amenities of 50th & France but would like the maintenance-free lifestyle that comes with renting. Finishes in the apartments will include wood floors, tile bathrooms, quartz countertops, upgraded appliances, and 10' ceilings. The building has been designed so that each apartment has access to outdoor space as well as large window openings to provide natural lighting. Through public engagement during the sketch plan process and various smaller focus groups it has become clear that common gathering areas are critical _ for residents. Many of the housing options throughout 'II% PI '4,110.the area do not provide public gathering space or have a ' tr single large club room.The project has been designed to ',' amigo ensure there are a multitude of options for community eisr R3/44' gathering with locations on the 6th, 2nd and 15t floors. " Careful consideration was put toward the location of r these amenities to ensure that they did not overtake the --_ 4 i 4=1"fa public realm and instead complimented those spaces "44 �• 't + r' p with resident activity. �� �` `r;17 _'1 L 13I ? = k\ �` Our proposal includes 11 affordable apartments that will be restricted to 50%of area median income. SOUTHDALE AREA DESIGN PRINCIPLES This project provides a unique opportunity to extend the attractive elements of 50th & France into 49 1/2 Street. In doing so, this portion of Edina's downtown can be transformed from a supporting role into a complimentary component of the district that builds a retail synergy with existing uses, improves pedestrian experience and access to the core of 50th and France and brings new residents to the district. The same core principles that have made 50th& France successful are infused into this development and the testing ground for the design elements has been whether they stand up to Southdale Area Design Principles. In fact, it's these elements that look beyond baseline utilitarian functions of a single site and allow this project to operate as a mutually supportive infrastructure that can sustain the entire district. DISTRICT FUNCTION The project improves the walkway system that exists at 50th & France by extending widened walkways throughout the district and incorporating the charming intrigue that comes with a pedestrian focused experience. The walkways were designed to carry forward the architectural language and scale found throughout the 50th&France district,opening to gathering areas and art.By introducing a central walkway that extends from the north to the south, pedestrian wayfinding throughout the entire district is poised to improve.Centralizing parking and expanding capacity will benefit existing retailers and allow visitors to find parking more readily. PLAN&PROCESS The project explored many options throughout the RFP process. It started with an evaluation of the Edina Realty site alone whereby we would deliver ground level retail with parking above. After consulting with CBRE we determined that this would not provide for sustainable retail development since it stood as an island apart from all other retail. It also didn't allow for very efficient parking since parking ramp elevations were inconsistent with retailer deck-to-deck preferences.As a result we determined it was best to extend a ramp over the existing northern parking structure and connect to a western extension on the Hooten site. In doing so, we were able to deliver additional parking to the district, but 49 %2 Street was still challenged by a lack of pedestrian traffic.This moved our design across the street to see if we could simply modify the central parking structure to allow for additional retail. During this process it became clear that the 1975 vintage parking structure could not be upgraded for code compliance without substantial costly repairs. By uncovering these facts early in the process, the development team was able to start with a clean slate and think about how the central portion of 50th & France could provide a pedestrian infrastructure for the entire district. While these aren't new elements to the area, they provide comprehensive connections that aren't currently in place. COMPREHENSIVE CONNECTIONS The central heartbeat of the project is the plaza with the wernoof providing connections through and out �� of the projection. By doing this, the development allows for pedestrian flow to public transportation a bicycle parking.This project is located two blocks from a primary or secondary bicycle thoroughfarted in the 2008 comprehensive plan). By extending the walkway systems through the site and acodating \1 district wide bicycle parking, the project allows residents, visitors and retailers an opp _ nity to make ti healthy transportation decisions. Widened,well defined, sidewalks and crosswalks introduce safe v'er �. along 491/2 Street. * \� 14 I g e CSP . SITE DESIGN& TRANSITIONS The project has been designed as a six-story structure. While this is two-stories above the existing zoning designation, the design team went to great lengths to determine how the project fit into the neighborhood, acknowledging that all of the uses within the central development(retail and residential) are complimentary to the surrounding retail district. The design evaluated views from all areas of the district to determine a height that would fit contextually with the existing district.This can be seen in the following graphic. 49TH ST 49 1/2 ST 50TH ST 51 ST By positioning density in the center(southern) portion of the property,the impact of shadows is confined to the northern public parking structure and its ground level retail. After completing sketch plan review and evaluating the streetscape from a pedestrian view it became apparent modulating height on the far western edge of the residential would make for a more inviting development. The current design accommodates an endcap that reduces façade height, incorporates a 2"d level step back and purposefully includes multiple balconies.These efforts were made to soften the approach to the property. By carrying the retail façade and building detail vertically on the north, the pedestrian experience provides a more measured building articulation. Based on a 3D elevation view along 49th Street, the project is shielded from residents to the north of the project. •<.K ma.<� �.X R#- 9 r v4 11j• si - F14a..-..ter...-.,..i ....»-.. -a I� rYA } View from 49th Street with new building addition Pc °o` 15 I • gY 2 . fa7 1 Element Working Principle Health Advance human and envfronmental nenith as the public and priva'f rea'lm s evolve.. a. Health and wellness is promoted by the creation of a live, work, shop environment that emphasizes multi-modal transportation. b. Parking structures are equipped with bicycle parking locations and electric vehicle charging stations. c. Extended walkway system makes accessing public transportation easier and more logical with improved wayfinding. d. Improved safety for pedestrians and vehicles with better defined walkways/crosswalks and reduced curb cuts. Cultural Preferences Advance quality through thoughtful and artful design of buildings and publicly accessible spaces, highlighted human activity and enhanced economic vibrancy. a. The proposed development is a multi-use and multi-access development. The design is intended to maximize the pedestrian experience while improving parking accessibility. This is achieved by extending widened walkways through and surrounding the development. b. The buildings incorporate public art throughout. These features are aimed at enhancing community interaction, bringing human scale to streetscape and extending Edina's rich art culture into building facades.This is done through the use of six rotating canvas' found on along the northern parking structure and four rotating sculpture locations throughout the overall development. c. The project façade has been broken up into multiple buildings to allow for the feeling of an organic assembly of structures.This also allowed for the implementation of many timeless designs found throughout the district and other successful plazas found throughout the US and Europe. d. Extending walkways with city easements allows for a naming convention that emphasizes the benefits for retailers locating with doors facing the pedestrian walkway system. This is not currently in place,and doing so will enhance the economic vibrancy for all retailers located along the walkway system. e. The plaza has been sized to allow for multi-generational gatherings. The plaza is purposefully flexible in uses.The development team drew on the programming that occurs at places like Lake Harriett Band shell (Minneapolis), Klyde Warren Park(Dallas), and others to ensure this is a space that will be cherished by the community for decades to come. Embrace purposeful innovation aimed at identified and antited ,,"r--ns., ,�,."0' a. The design implements flexibility for loading and eafiding with multiple locations that result in ease of use for le parties\A Q 16 I 0 b. The northern parking structure has been designed to allow for conversion to other uses should driverless cars reduce the need for vehicle parking in the future. c. The plaza has been configured and equipped with multiple uses in mind, eliminating the permanent ice rink that would have precluded Holiday Markets, Tree Lighting or other cultural events that would benefit from added space. d. Re-use and expansion of existing north ramp reduces cost & waste while achieving the objectives set forth by the 2011 parking study and as expressed in the City's RFP. Promote well-balanced aggregations of"come to"and "stay at"places focused a n A,n and linked to an engaging public realm. a. The project extends a central pedestrian walkway through the development to promote pedestrian flow through the entire 50th & France business district. b. Widened sidewalks, reduced curb cuts and better defined cross walks promote human activity along 49 %z Street and through the central plaza. c. Central plaza is equipped with a water feature, permanent and temporary seating that creates a "landing pad" for visitors and residents. The activation of these areas with programming creates year-round interest that leverages current cultural events. ,..ti,''„^' _ ,1 =..,., ....? . u.`.._ „�:s't,?: tf.: a. The project incorporated the feedback from retail experts throughout the initial design and all subsequent renditions.This resulted in "four- sided" architecture and careful selection of grades. b. The retail for the project has been configured so that it promotes diverse retailer expansion,from a small boutique or coffee shop,to a larger restaurant or home goods store. c. Representing only a 4% increase in the retail stock, this project can provide a beneficial supplement to existing retailers. By adding public plazas and extending walkways, the proposed project emphasizes what has made 50th & France a desirable retail node. MAINTENANCE The project will contribute to the 50th & France business district operating and management funds. In connection with improvements to the north parking structure the developer will commit to maintaining landscaping for a period of two years.Any additional maintenance is anticipated to be the duty of the 50th & France business association. TIMING AND PHASING ^®�er Project construction is expected to start in fall/winter 2017, pending city r., .vals. TilOroject is anticipated to be completed in two phases.The north parking structure an4411 central%trMcCure. Phase 1 will include the addition of temporary parking to either side of the north ramp.The demolition of the center ramp and construction of new underground parking, retail and housing and is expected to take approximately 18 months to complete. Phase 2 provides adds parking stalls to each side and the top of the "North" parking ramp. Construction is expected to take approximately 9 months to complete. We are meeting with neighbors and businesses to determine the best approach for which phase commences first, recognizing the need for continued pedestrian access and retailer parking. PUBLIC BENEFIT This project serves as a catalyst for increased tax base,expanded housing diversity and additional cultural gatherings in Edina's downtown. The proposed project would help achieve the goals and objectives as stated within the city's request for proposals. Project Deviations The Edina Collaborative,as currently proposed,will require site flexibility as allowed by the city ordinance: Zoning District PDC-2(Planned Commercial District) PUD Deviation Maximum FAR 0.18 3.07 1.5 1.73 overall (Sec.36-617(a)) Maximum Height (Sec.36-617(c)) 54' 6 stories 4 stories or 48 feet (+6'for the (+2 story deviation) elevator/stair core) Required Setbacks Front:No deviation (Sec.36-617(b)) needed,improving adjacent/existing setbacks. Front:to match adjacent setbacks Front:No deviation Existing:6.3'-10',8.2'avg Side:not applicable needed, matching Proposed Ground Floor: Rear:25 feet or building height existing setback 8'-21',14.7'avg Proposed Upper Levels: 8'-31',18.7'avg Side:not applicable n/a n/a Rear: Varies(17'-42'), Rear: Match treated as another front existing 13-16' setback for dual frontage Rear:25'or building height ramp structure buildings;does match and setback improve upon adjacent setbacks Housing Density 30 units per acre 39.5 Buhl Investors and Saturday Properties believe these requests are consistent with the RFP subrr al and take into consideration feedback received from a variety of stakeholders. e i . 18IPage h30 �'�. Project Benefits Market Street Edina LLC submits that the following "public benefits" far outweigh the requested deviations. The Collaborative Edina creates the flexibility required to meet today's market demand, generating the following benefits: IMPROVED SAFETY Reduced curb cuts along 49%z Street and better defined crosswalks will improve safety for both cars and pedestrians. By positioning the entrances to ramps across from each other and consolidating the majority of parking in the north ramp,traffic impacts are mitigated. EXPANDED COMMERCE By coupling additional retail space with attractive public areas that offer a unique pedestrian experience, the project is poised to accommodate extended shopping hours. Customers will stay in the business district longer which will allow for additional sales. This project provides a parking surplus that can be used to accommodate future retail expansion. DIVERSE AND IMPROVED HOUSING The project delivers 110 apartment units to the district.There is currently very little for-rent housing stock in this walkable area. By providing additional options for those who want to downsize from larger homes and take advantage of proximity to multiple amenities this project facilitates a recycling of housing stock. It also delivers 11 units of affordable housing, demonstrating the city commitment to mixed income housing stock. INCREASED TAX BASE Adding walkable amenities to the area assists in driving residential demand and values. The current proposal adds approximately 34,000 SF of public area that will appeal to surrounding residents. By completing this project, the tax base is anticipated to increase from $0 to approximately $950,000 per year. NEW PUBLIC PARKING FACILITIES This property delivers new public parking structures without requiring taxes from adjacent parcels or assessing current 50th& France businesses.The proposed plan provides 439 stalls,of which 128 stalls will be underground tempered parking. Not only does this provide diverse parking options for difficult weather days, it takes non-handicap accessible stalls and makes stalls available to all visitors. Our Team is interested in developing the site and getting spaces filled with new tenants that will become valuable business members of the community. The proposed plan mitigates impacts to the neighbors, expands public amenities and is positioned to capture existing retailer demand. We look forward to working together to add value to the City of Edina. SKETCH PLAN RESPONSE Element Sketch Plan PUD Submittal Separate building facade The building looks a bit The current plan is reduced into six distinct building forms to too monolithic, it reduce scale and blend into the district.The architectural.. would be preferred to language is pulled down to grade to ensure that the he ` see more façade pedestrian shopping experience is consistent ac� articulation. district and carries forward neighborhood$A. � ti%C\ Element Sketch Plan PUD Submittal Bicycle Parking and Access How are you The project responds to these comments by introducing a accommodating bike bike fix-it station along the western property line, accessible parking and to the public.Additionally,the development will install up to circulation? 175 bicycle parking spots spread throughout the property. These elements, when coupled with the expanded walkway system, allow for better access to the primary bike routes found on France Avenue and public transportation. Construction Impact Where will workers The development team is in discussions to rent existing park during parking lots in the surrounding 3 mile radius.These locations construction? will provide parking during construction and be serviced by a shuttle service paid for by the development.The development team anticipates that during certain times in the construction schedule off-duty police will be hired to help manage traffic.Subject to continued retailer and city communication, retailer drop off and delivery during construction is anticipated to occur along both 49 1/2 Street and the two existing curb cuts on 50th Street.The 50th & France Business Association will be included in all emails and invited in as part of the construction task force that will have access to construction scheduling on a bi-monthly basis. Green Wall Application Please elaborate on the The development team worked with the neighbors to plant material you evaluate plant material and façade treatments along the anticipate will grow on north parking wall.Through this process it was determined this wall and how will it that a combination of decorative metal screening, Boston ivy be maintained. along a lattice system, upright yews and cleaning of underbrush was most sustainable.The metal screening provides beautification from existing cinder blocks and louvers. Maintaining and preserving the 30-40'overstory trees ensures that existing screening remains and cleaning undergrowth will provide further beautification. �QPg 0'C\ zoI _ �O A ,�3� Signage vs Public Art How can we ensure that the public art The development team met with the Edina Art Center and shown on the plan talked through the process for public art. It is anticipated does not become that since these components of the building will be public, billboards? the easements governing the use will be reflective of perpetual art installments. Element Sketch Plan PUD Submittal Modulate Height We are not opposed to The building facade has been modified to incorporate a 6-10' height but I'm not sure setback surrounding the exterior façade at the 2nd floor. It is 6 stories across the further articulated with a combination of projecting and entire site is inset balconies along with multiple building step backs. appropriate. Podium Through an evaluation of building heights,the project height articulation modified sections of the buildings to be three,four,five and would be beneficial. six stories in height (includes northern parking parcels).The current plan balances height and the revenue that comes with the cost of creating public improvements.The project would not be able to provide as much public amenities if the height were not modulated as it currently is since the property is contributing to the expenses of the public infrastructure. Green Design Elements What type of green Sustainable considerations that are included in project elements have you design are: (1) 175 bike parking stalls, (2) electric vehicle introduced? charging stations, (3) selection of sustainable building materials, (4) inclusion of energy efficient mechanical and water efficient plumbing, (5) submetering of all fixtures with occupancy sensors to reduce energy footprint, (6) LED lighting, (7) native drought tolerant landscaping and reduction in impervious area Mechanical Units We've had issues with This design includes self-contained heating and cooling units the location of for the apartments which minimizes the mechanical mechanical units and equipment on the roof. Elevator over runs and stair towers noise.What measures were strategically positioned within the center corridors to are being taken to minimize any façade impact make sure this development doesn't result in further complaints? CtC �QPg 1(5 21i . ,, /c33 Explore Management of It would be useful to The development team has had four meetings with the 50th public space have additional detail & France Business Association and anticipates that as part of around green wall its involvement with the organization the cost of maintaining maintenance. public right of way will be reduced for other participants. Light Study It appears that the A light study was completed and the residential building buildling will cast a casts shadows on the northern parking structure.The shadow on the development team thought this was the most desirable northern buildings, can based on th limited impact to residences along 49th Street. you please comment As an additional measure to increase light penetration,the on how this will be five-story glass walkway adjacent to the plaza was reduced managed? to a single decorative skyway P4' 22IPage 6‘ 1 �3� otc, !II . 4" �a.. .,." B U H L LAGE!LE! Kimle >>>Ho DF/ *-wa'gdY`,z INVESTORS Ana.no n" 23IPage �� osick SUMMARY EDINA COLLABORATIVE lio- BY THE NUMBERS 04441‘liZigs"IN41'n COMMUNITY ENGAGEMENT r` , >;; ;y,- 1 "#11 �"� 141 STAKEHOLDERS TIMES G.'3 • 1".. -- (residents,business owners and City officials) I -. n ,r who have had In-person meetings with the 41 40 Coliaborative team S • PLAN ITERATIONS i THE PLAN ""' / r> �� to-date,fueled by feed back 4N 'lie from residents,City Council • 1 ACREOrand the Planning Commission so Public space for gathering and events As • 30,000 SQUARE FEET THE TEAM Available new retail space. — about equal to the size 4,1# ,« > of the local Lund&8 Bye rigs r•- '141. . ,,, owl n new • PARKING O ` a . -., : x.. increased public , !k >r —.7".. -- 11 parking spots COIIabOfatlYil 0 .� , �u"'' ._ toam members .`_ • FOUR - !r� "^^'�*' -...-.7,.....,.... that live within rotating public art walls ` -'r' —^ :4--rte;"1f'''. . •- .I �� I I mile of 50th&France ria i'- • FOUR public art ` THE PERKS — • 33 doslgn moatings .. ; sculpture locations to determine scope • Approx.300 now parking spaces of project • Public splash pad for kids to enjoy in the summer • 7,500 Units of housing 1 _ W _ • Stroller and wheelchair-friendly developed and managed ll sidewalks and parkirg ramps •®�II • Safe,open gathering spaces for tree 7.35 dopemillion square rout s� developed or under lighting ceremony.Edina Art Fair ..11gitinii ,— • FOUR - by the team and Pumpkin Fejt 2years Same Edina charm with a more In the past la vibrant feel 414 Q lk edijnacollaborative.ccrn • �� 24IPage &R3) C; \' PHOTOS OF INITIAL PUBLIC MEETINGS THE COLLABORATIVE HOSTED NEIGHBORHOOD MEETINGS ON JANUARY 9&10 AT MOZZA MIA TO SHARE PROJECT INFORMATION AND FIELD QUESTIONS FROM NEARBY RESIDENTS.THE NOTIFICATION FOR THESE WENT TO RESIDENTS& OWNERS WITHIN 1,000 FEET OF THE PROJECT. BUHL/SATURDAY HAND DELIVERED FLIERS TO TENANTS TO ENSURE THEY WERE NOTIFIED.WHILE NOT A REQUIREMENT BY ORDINANCE,IT WAS OUR WAY OF BEING COLLABORATIVE. ADDITIONAL MEETINGS WILL OCCUR IN CONNECTION WITH THE REZONING SUBMITTAL PER CITY ORDINANCE. .; ", ` '' :,, ,F-: , 1'.'" W r :4 x I1` f e 't4% ftA k or \ I ..' 1,, _wi i F- -a , 251 Page AA 1 ' (1... 0* ` . WEBSITE IN JANUARY,WE LAUNCHED THE WEBSITE EDINACOLLABORATIVE.COM WITH THE GOAL OF PROVIDING A LANDING PAGE FOR PEOPLE INTERESTED IN THE PROJECT TO LEARN MORE,SUBMIT FEEDBACK AND SIGN UP FOR REGULAR EMAIL UPDATES. ed �o�oa,:a.tom r Ilk is - .• :90 NE S - C . • 1;:.I �: � ' Jt 14.Yy >41t y i b r,. r y lei, •5 y , • �' =,gin , ,,,,, �._ THE WEBSITE LINK WAS PROVIDED AT EACH COMMUNITY GATHERING AND WITHIN THE STAR TRIBUNE ONLINE ARTICLE. EMAIL OUTREACH EVERY 1-2 WEEKS,THE COLLABORATIVE SENDS EMAIL NEWSLETTERS TO ITS MAILING LIST WHICH INCLUDE STATUS UPDATES AND REGULARLY FEATURE QUESTIONS AND FEEDBACK FROM THE COMMUNITY. Developer Outreach Publication Date Project Website is live Website 12/20/2016 Mail notification to owners in 1,000ft of project Mailer 12/21/2016 Email Update#1-Intro Email 1/17/2017 Email Update#2-Plaza Activation Email 1/28/2017 Email Update#3-Public comment Email 2/6/2017 Email Update#4 Public Places Email 2/15/2017 Email Update#5 Outreach Infographic Email 3/6/2017 wA°' av- 261 Pig A3R- 3RD PARTY PUBLICATION THE PROJECT HAS GARNERED SIGNIFICANT ATTENTION SINCE IT WENT PUBLIC IN FALL 2016. BELOW ISA LIST OF PUBLISHED SOURCES INDUCING TRADITIONAL NEWS MEDIA,THE CITY OF EDINA(SOCIAL MEDIA,EMAIL AND PUBLIC FORUMS)AS WELL AS NEXTDOOR AND SPEAK UP! EDINA CONVERSATION. 3rd Party Publication Publication Date Request for Proposals is public Edina Website 8/17/2016 Edina Seeks Developer Finance&Commerce 8/18/2016 Request for Proposal Q&A updated Edina Website 9/21/2016 Edina Selects Developer Finance&Commerce 12/21/2016 Proposal to Add Parking Minneapolis Business Journal 12/21/2016 Next Door Publication Next Door 12/22/2016 Daily Digest Featured Post Email Next Door 12/22/2016 Daily Digest Featured Post Email Next Door 12/23/2016 Daily Digest Featured Post Email Next Door 12/24/2016 Friday Report Noting Developer Conversation City of Edina 12/23/2016 Email Notification(top Story) Finance&Commerce email list se 12/24/2016 Proposal for Parking Star Tribune Online 12/29/2016 Edina Downtown Makover Star Tribune Regional front page 12/20/2016 Plaza Article(63 likes) Star Tribune Facebook 12/29/2016 Scott Neal Retweeted Strib article Twitter 12/29/2016 Next Door Publication-repost of Strib Article Next Door 12/29/2016 Daily Digest Featured Post Email Next Door 12/30/2017 Daily Digest Featured Post Email Next Door 1/2/2017 Daily Digest Featured Post Email Next Door 1/4/2017 Scott Neal Friday Report Email Email 1/6/2017 Daily Digest Featured Post Email Next Door 1/7/2017 Developers in their home court article Finance&Commerce 1/12/2017 Scott Neal Friday Report Email City of Edina 1/13/2017 Speak up Edina is posted City of Edina 1/14/2017 Edina TV video Facebook-City of Edina 1/13/2017 Channel 5 publication KSTP 1/17/2017 Scott Neal Notification of Evening Council Meeting Twitter 1/18/2017 City Council Public Re-run(15 times between Jan 21 to Feb 5) Public Television 2/5/2017 Planning Commission Re-run(10 times between Jan 12 to Jan 21) Public Television 1/21/2017 Agenda:Edina Video(54 times between Jan 15 to Feb 1) Public Television 2/1/2017 Friday Report Noting Developer Conversation City of Edina 1/27/2017 Speak up Edina Next Door post Next Door 2/2/2017 Thursday Press release City of Edina 2/2/2017 City of Edina tweets about 49.5 Street Twitter 2/3/2017 Scott Neal Friday Report Email-49.5 name change City of Edina 2/4/2017 Next door City of Edina Publication Next Door 2/15/2017 State of the community(hoveland at Chamber) Edina Website 2/22/2017 Speak up Edina Project Post Closes Edina Website 43/2017 Scott Neal Friday Report Email City of Edina , `3/3/2017 e ,,,.. e ,k, „ , „4,0 27IPage A'3 TA . DEVELOPER ONE-ON-ONE MEETINGS SIGNIFICANT ATTENTION HAS BEEN GIVEN TO MAJOR STAKEHOLDERS FOR THIS IMPORTANT PROJECT IN ORDER TO APPROPRIATELY LISTEN AND RESPOND.TO DATE,THE COLLABORATIVE TEAM HAS MET WITH MORE THAN 140 RESIDENTS, SOT"&FRANCE BUSINESS OWNERS,AND OTHERS. Developer Meetings/Presentations Venue Date Meeting with 50th&France Landlord 0 Corporate Office 12/1/2017 HRA Meeting Presentations City Hall Meeting with Competing Bidders Pinehurst Building&EGO Holding 12/16/2016 HRA and City Council Resolution Public Meeting City Hall 12/20/2016 Hand delivered notifications to businesses Mailer 12/28/2016 Meeting with owner of mulitiple 49th Street homes in Person 12/29/2016 Meeting with neighbor on Maple in Person 1/3/2017 Meeting with renter on 49th Street in Person 1/3/2017 Meeting with resident on 49th Street in Person 1/4/2017 Meeting with morningside resident in Person 1/4/2017 50th&France Board Meeting 50th&France 1/4/2017 Meeting with business owner of 50th&France A in Person 1/6/2017 Neighborhood Meeting Mozza Mia 1/9/2017 Meeting with business manager of adjacent tenant B in Person 1/9/2017 Meeting Edina 5.0 tenant C in Person 1/9/2017 Neighborhood Meeting Mozza Mia 1/10/2017 Sketch Plan Planning Commission Meeting City Hall 1/11/2017 50th&France Business Association Meeting 50th&France 1/12/2017 Meeting state representative in Person 1/13/2017 Meeting Country Club resident in Person 1/13/2017 Meeting Arden Park resident in Person 1/13/2017 Meeting with longtime Edina Business owner D in Person 1/16/2017 Meeting with Cornelia neighborhood resident in Person 1/16/2017 Meeting with owner of multiple 50th&France buildings E in Person 1/19/2017 Email outreach to adjacent building owner F Email 1/17/2017 Meeting with 50th&France business manager G in Person 1/17/2017 Sketch Plan City Council Meeting City Hall 1/18/2017 Meeting minneapolis business owner in Person 1/19/2017 Meeting with owner of multiple 50th&France buildings E in Person 1/24/2016 Outreach 50th business owner H Call 1/25/2017 Email dialogue with multiple 50th&France buildings E Email 1/27/20107 Meeting with 50th&France Business owner I in Person 1/30/2017 Impromptu Meeting-50th&France business owners and landlords in Person 1/30/2017 Meeting with 5000 France resident in Person 2/3/2017 Meeting with 5000 France resident#2 in Person 2/10/2017 Meeting with Edina Art Representatives in Person 2/10/2017 HRA Update Meeting City Hall 2/22/2017 Neighborhood Meeting with 49th Residents in Person 2/1/2017 Meeting with 50th&France Business owner) City Hall 2/17/2017 Meeting with adjacent property owner K in Person 2/16/2017 �4, Meeting with Tenant and landlord L in Person 2/22/2017 Meeting with 50th&France business owner M in Person 2/23 QQl Meeting with 50th&France Business Member and Mpls Owner N in Person 017 Meeting with 50th and France Board in Person \C\ /1/2017 �0'\� Meeting with resident on 49th Street in Person 3/14/21'x Meeting with 50th&France Business ownerJ in Person 3/?‘,(1•Q ��� Meeting with 50th&France Landlord 0 in Person 2017 6� Meeting with 50th&France General Members in Person 3/8/2017 C 28 I P g e A3ce COMMUNITY LETTERS BELOW ISA SAMPLING OF LETTERS OF SUPPORT FOR THE PROJECT FROM EDINA NEIGHBORS. This is an exciting project that fits the fabric of the neighborhood and allows for an improved shopping experience. It wasn't long ago that 50th and France was home to Arby's fast food, Sinclair gas station and the Brown Derby bar.The project builds on the recent improvements and adds charming space for additional retail that will compliment my business.— Bryan M. (50'h& France business owner) rJI've known these' guys for quite a while.They've always displayed excellent character and I firmly believe hey have the city of Edina's best interest in mind moving forward.They've done great things in other cities and bring a great balance of development skills and deep local roots. I support the project.—Brett , (Edina restaurant owner) My daughter danced at the Tree lighting ceremony this past December. It's remarkable to see how this project can improve cultural experiences like those by creating better spaces to gather. I love the architecture and underground parking. With such a family friendly space I envision frequently coming to new plaza and shops in all seasons—Kate K. (Edina resident) I lived in the apartments behind the north parking lot for number of years.This plan is exactly what I would have wanted to see-keeping the parking on the north helps to maintain the quiet backyard while creating charming and appropriately scaled development to the South of 49%2 Street. I now live south of 50th and France by a few blocks and 1 look forward to visiting the new extension of 50th1 —Kristen O. (Arden Park resident) } I appreciate that the developers have done extensive outreach so far and have seemed to respect residents'opinion. I believe this group is committed to deliver what's best for the neighborhood and I feel comfortable that my voice is being heard. Generally, I believe additional parking is beneficial in sustaining business and I'm fine with the height so long as it is not monolithic.— ludy D. (White oaks homeowner) Our family is very excited about this project! We are at 50th and France all the time, but 49 1/2 is iseverely underutilized and not a very appealing place right now. A new and active area, more intimate than the rest of the 50th & France without the traffic on 50th, would really add something to the neighborhood and be a great amenity for our family. I'd prefer to leave the central plaza flexible in the winter rather than another ice rink but the kids would love the splash pad! - Dan V. (Creek Knoll resident) I love the scale and public areas.As a parent of two kids and longtime Edina resident,this fits the neighborhood well. We live a few blocks away and attend Pumpkin Fest and Edina Art Fair annually. like that there'll be stroller friendly sidewalks,gathering areas for my boys to run around and additional shops. If the new parking is well tit I don't see the need to tweak it much,in fact I think having two parking hubs should help with traffic— Meghan H. (Arden Park resident) (G CC f' I've known each of the developers for many years and trust that they will do what is ri!,•'''or us as neighbors.Just from the first images it's clear that the project has focused on maxi 'ng the estrian experience,which I appreciate. I recognize the balance they have to deal with,;; awing densi�t allows for expanded public improvements. I'm excited about the plan.—Nate P. (G: Terraceent) t\ \ 29I Page A0 A35'f' C> COMMUNITY FEEDBACK OUR TEAM HAS BEEN CLOSELY TRACKING THE RESPONSE FROM BUSINESS OWNERS AND RESIDENTS ON A NUMBER OF PLATFORMS, INCLUDING OUR WEBSITE SUBMISSION PAGE,SPEAK UP! EDINA, NEXTDOOR AND IN-PERSON MEETINGS. Public Forum Feedback 1) Are there any businesses already interested in the retail space? 2) Will there be more restaurants? 3) Will any of the apartments be rented out like air bnb? 4) Please create a rendering of 6 story building from W 49th St neighborhood 5) I love the central plaza 6) I'm not sure I like the modern prairie architecture 7) Who will be responsible for maintaining the "greenery" on the parking ramp. May look good for only a short time 8) What plants will be used on side of parking? 9) 6 stories feels too tall 10) It seems like you're adding quite a number of retail spots. I'm concerned that 300 additional spots is not enough 11) Will there be affordable housing-this seems critical 12) "lighting" issues for residents to north -restrictions? "blocking"? 13) Boutique hotel? 14) What are you doing to provide a buffer to the residents to the north of 49th? 15) Neighborhood traffic issues are a concern 16) Do you think a YMCA satellite office should be put in the retail? 17) We live in an area where bricks and mortar retail is dying. How about a small live theater, a branch library, arts organizations and other ideas beyond expensive shops 18) Would you be willing to help the folks living on 49th "lobby"the city for traffic control issues? 19) I am concerned about increasing traffic on 50th-esp during"rush hour" in the morning(west bound) and evening(east bound). I am looking forward to the results of the traffic study. 20) Thank you for taking the time to show us the plans 21) Was a scientific study done on parking needs? If not,your claims on parking needs is anecdotal 22) Suggestion for the foliage on north side of north ramp-please ensure foliage will survive facing north -Jan Monson 23) I like the change.We've been residents here for 25 years and this seems to capture the charm 24) too dense,too tall, it looks like a Mall -there will be a loss of old Edina 25) I like the plan and would love to see a bar without kids 26) the planned community gathering space is uninspiring. It looks like something you see at Mall of America 27) Landscape does not work well with density develop.As a master gardener, I think you need to be more educated on this issue �Q4g` O 30 d AlC Cr. NextDoor Feedback 28) Development and enhancement of 50th and France should be just that:enhancement....first and foremost for residents who live, shop,and dine there every day.When we lose sight of that priority and develop to a point that our town is less livable for ourselves,then we are on a misguided path that serves no one. 29) Were residents given opportunities to weigh in before an architectural firm or consultant was hired to draw the plans? I feel it is inappropriate that major decisions that alter our City- its character, its livability, its value;which we pay for-should not be made by literally a handful of residents. 30) The only way to deal with this efficiently is to create one way traffic (two lanes) in a circular fashion or creating a semi-circle to get people where they need to go. Ideally the traffic would turn right to enter the encircling roadway. 31) or better yet is to create more of a circle by eminent domain taking the two homes on the west side of Ewing and continue with a new street up north on Ewing going slightly northeast towards AgraCulture and thus 50th.This would create a walkway on France between 51st street and 50th, again another nice walkway opens up on a now busy stretch of road.This would be two lane as well with people thus going east on 50th bypassing the busy part of 50th between Halifax and France. 32) Eminent domain for private use is abuse.seizing property to build roads for the sole purpose of accommodating and encouraging larger private development in an area that is not suitable to accommodate it without, is a lawsuit waiting to happen.The east side of France is also Minneapolis, not Edina. NextDoor: What would make it better? 33) A bubble tea shop 34) More of everything there is along with better parking. 35) Shops that sell affordable items, not just the pricey ones 36) Flower Child Restaurant 37) And no more condos!That area is congested enough already 38) A small farmers market 39) Ask yourself if you'd want to live in this neighborhood given its lack of space for those who already live and work there.Ask yourself if anyone needs what is offered there already. 40) Trees, lovely flowers, outdoor cafes, ease of walking, and above all clean streets and displays. Look at downtown Wayzata-it looks put together, is warm and has charm. Warmer surfaces. 41) keep the parking garages bright and CLEAN 42) This should never be a TIF district. Under no basis would this qualify for TIF.The excuse the city used for using TIF in Grandview was to encourage larger development, which is the exact opposite of what residents want here. Has the city completely lost their mind??Are they not listening to the resident concerns at all?? 43) Improve the seats in the movie theatre.They are falling apart and tacky. 44) The streets need more greenery and festive strung lights. 45) Make this festive,warm and tasteful. c41/4 ( 46) I am also concerned about the continued movement towards building"vertic-4,,' in what should be a more residential-friendly area. 'c4G` ���'� 47) On a personal note, as a business owner for 27 yrs in the 50th/Franceda, previo s experience with construction in the area results in multiple days of electrical ou kgs and cO parking shortages,which translates to lost business for multiple owners 4 � 0 31 ( Page �� 48) I am not against redevelopment as I think it keeps the area "current" and relevant, but does the redevelopment need to be of this magnitude?And with all the apartment/condo construction in Edina currently, is there a need for more condos? 49) Please make outdoor/sidewalk dining a condition for all new restaurants; add as many trees and greenery as you can possibly fit in, and make everything pet-friendly. 50) Parking and traffic needs to be addressed 49th Street Neighborhood Meeting Notes 51) Lighting on the addition should be lower level and obscure the source of the light from view from the neighborhood 52) Long term maintenance of the buffer should be resolved. The existing buffer has not been maintained and many dead materials are left standing—it feels like forgotten space from the owner 53) A parking study should be developed to justify the number of parking spaces in the district and validate the additional spaces that require adding an additional floor to the north ramp 54) Community prefers the ramp be reconstructed and put as much underground as possible 55) Community prefers height of ramp as is 56) Move ramp to Lunds/US Banks parking lot west of the district and north of 50tH 57) Traffic Study should provide recommendations to resolve cut through issues of traffic avoiding 50th and going through the neighborhood 58) Make sure of architecture of ramp jogs or has some ins and outs to avoid one long monolithic structure 59) Neighborhood prefers a combination of removing dead underbrush, saving the mature scrub trees, architectural metal,trellis and vines and evergreen planting 60) Have you considered CEE sound proofing of houses adjacent to new sections of ramp? This was done when original north ramp was constructed. 61) Neighborhood hears snow plows and car alarms today 62) Please raise grade along north west corner of ramp similar to what was done previously— potentially allow people's back yards to (appear)to extend all the way to the ramp similar to what was done on NW corner previously. 63) Arborvitaes planted on north side of ramp are green on top but have thinned out on the lower branches. These were planted 15 years ago. Would City periodically replace the vegetation if it thins out over time? re' 0// CSS 32I Page t a w r – ,..,, a Z i / S fr, .. 6. ., ... . ,, ' , ,,,,-"y''''''',.:::,:l; • / , .r '' t.Tw 1\1\ s' •''11. 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"' d11!ill°19�M@111Ii 111`3111! 1€91.1 �i3 t1i '`u 5 I.in I.1'Ii 1 Ili 4.i.€b'il'l€1l1 i9 i /r4(rZi Il9 of •® MIER 4. DATE: March 31, 2017 TO: 49`h 1/2 St - Owner and Development Team CC: Cary Teague—Community Development Director FROM: Chad Millner, P.E. — Director of Engineering Charlie Gerk—Graduate Engineer RE: The Collaborative Development 49`h 1/2 Street— Development Review The Engineering Department has reviewed the subject property for street and utility connections, grading, and storm water. Plans reviewed were; Civil drawings dated 03/03/2017 and Architectural drawings undated. Details I. A developer's agreement will be required. Survey 2. Consider re-plat of parcels to establish ownership boundaries. 3. Consider vacating and establishing easements for utility, sidewalk, and roadway purposes. Noted easement locations and requests shown below. a. Existing easements i. Storm at 3944 ii. Sidewalk at 3944 iii. Sidewalk at 3940 iv. Utility 3930 v. Sidewalk at 3930 vi. Various reciprocal and driveway easements on south parcels b. New easements for the corner of Halifax and 49`h '/2 Street for roadway purposes. c. Provide easements for public utilities as determined. Living Streets 4. Maintain sidewalk access during construction. 5. Design sidewalks to meet ADA requirements. 6. Clearly denote private paths or sidewalk. Maintenance for non-public sidewalks to be responsibility of property owner or maintenance district. 7. Pedestrian access plans will be required. 8. Ensure at minimum 6-ft spacing between sidewalk planters and building face for snow removal operations. 9. Add continental crosswalk markings per city standard plate#716. a. 2 on 49th '/2 Street and I on Halifax b. Install RRFB's at the crosswalks on 49th '/2 Street. 10. Consider improvements or additions to area lighting for pedestrian safety or special events. ENGINEERING DEPARTMENT 7450 Metro Boulevard•Edina,Minnesota 55439 www.EdinaMN.gov•952-826-0371•Fax 952-826-0392 /477 �,a�` ow�I��,1 HBO ® � o, ,�/� Traffic and Street I I. Construction staging and traffic control plans will be required. 12. Consider providing gaps in sidewalk planters for snow storage/ removal. 13. Apply for curb cut permit for entrances. 18" bituminous patch required. 14. Due to the number of utility digs, curb cut relocations and replacement of the curb, mill and overly the entire width of the 49th %Z Street from Halifax Avenue to east property line after other work is completed. 15. Ensure adequate space for garbage collection vehicles. a. The trash areas needs to be as big as they currently are and increased in size to accommodate the new retail spaces that are being built on the south side of Market Street. Consideration should be given to provide a trash area on the north side of Market Street otherwise, they will be required to cross the busy street with their trash bins during the day numerous times. It should also be sized to accommodate organic pickup which is more similar in size to the area in the South ramp. The 50th and France association handles ALL of the commercial and retail trash removal from the district and will continue to in the future. 16. Ensure alley light fixtures are higher than the anticipated trucks using the alley to reduce risk of damage. 17. Snow chute detail has been provided to the development team. 18. Ensure parking ramp entrance elevations meet ADA requirements for a handicap van. 19. Match size and style of existing concrete curb and gutter. 20. Recent Parking Ramp Improvements— Match Specifications c. Reuse or replace parking ramp way finding signage. d. Ensure vehicle counting system in middle and north ramps are operational after improvements. e. Reuse LED lighting fixtures if changes to lighting are required. Sanitary and Water Utilities 21. Abandoned sanitary services to be removed to the sanitary sewer main. 22. Abandoned water services to be removed to corporation stop at water main. 23. Verify fire demand and hydrant locations. 24. Clearly indicate private vs public utilities. 25. Domestic water shall be sized by the developer's engineer. 26. Domestic sanitary shall be sized by the developer's engineer. 27. Provide geotechnical report with soil borings. 28. Apply for a sewer and water connection permit. Water connections most likely need to occur at night. Wet taps only allowed with prior approval from engineering and public works. 29. SAC and WAC charges will be paid per phase, prior to each phase having a building permit issued. 30. Review whether or not treated water is necessary for water feature in the plaza. Work with Edina's Public Health Administrator. 31. Provide sprinkler system calculations at 30% plan review to allow time to consider separate or combined domestic and fire suppression systems water service(s). 32. Preliminary fire flows are 2000-3000 gpm with a peak pressure of 60-70 psi. 33. Other fire related comments were provided directly by the fire department. ENGINEERING DEPARTMENT 7450 Metro Boulevard•Edina,Minnesota 55439 www.EdinaMN.gov•952-826-0371•Fax 952-826-0392 A 7 /-- 11r Le?Ca.161)v1; •.),, y Storm Water Utility 34. Abandoned lines to be removed to nearest structure. 35. Provide hydraulic and hydrologic report. 36. Does building I have any connections to the storm sewer? 37. CC City Engineering Staff on correspondence with watershed district. 38. Evidence of watershed district permit and copies of private maintenance agreement in favor of watershed is required for building permit. Grading Erosion, Sediment Control and Landscaping 39. A SWPPP consistent with the state general construction site permit is required. 40. Provide 10-ft access path behind north ramp for landscaping maintenance access. 41. Consider meeting tree replacement requirements by planting trees on private property north of north ramp to screen north ramp. 42. Extend irrigation systems to planters, trees, and parking ramp green walls. Sustainability 43. The city is committed to reducing greenhouse gas emissions 30% by 2025 and 80% by 2050. Businesses in Edina can take steps to reduce greenhouse gas emissions by: a. Building external trash enclosure/screen that make enough room for an organics dumpster along with the trash and recycling. Business communities are finding separating organic waste, reduces their waste management expenses and their greenhouse gas emissions. b. Building facilities that meet Energy Star or SB 2030 Energy Standard which use less energy, have lower utility bills, and generate fewer greenhouse gas emissions than an average building. Efficient buildings will be the cornerstone for Edina to be seen as a sustainability leader. c. Contacting Xcel Energy for Energy Design assistance. This Xcel Conservation program provides design assistance and generous rebate funding above individual rebates. The creation and commission of new buildings, lighting, and heating and cooling systems are the best time to reduce future energy costs. d. 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 e. Installing green roofs can lower energy costs, less frequent roof replacement due to greater durability, reduced stormwater management costs, support pollinators, and creation of job opportunities. Potential savings can be calculated via Green Roof Calculator. Other Agency Coordination 44. Minnehaha Creek Watershed permit is required. 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SRF No.01710340 To: Cary Teague,AICP, Community Development Director City of Edina From: Matt Pacyna,PE,Senior Associate Tom Sachi,PE, Senior Engineer Date: March 31,2017 Subject: Edina Collaborative Development Transportation Study,Edina,MN Introduction As requested,SRF has completed a transportation study to evaluate the proposed Edina Collaborative development along 49th-1/2 Street in the City of Edina,MN (shown in Figure 1).The main objectives of this study are to review existing operations within the study area, evaluate transportation impacts to the adjacent network based on the proposed development, and recommend any necessary improvements to provide safe and efficient operations for all modes of transportation.The following information provides the assumptions,analysis, and study findings offered for consideration. Existing Conditions Existing conditions were reviewed to establish a baseline to identify future impacts associated with the proposed development. The evaluation of existing conditions includes peak hour intersection turning movement counts, field observations, and an intersection capacity analysis. Turning movement counts were collected by SRF Consulting Group the week of January 16, 2017 (prior to the US Highway 169 closure) at the following intersections. • 50th Street and France Avenue • Maple Road and 49th Avenue* • 50th Street and Halifax Avenue • France Avenue and 49th Avenue* • 50th Street and Maple Road* • France Avenue and 48th Avenue* *Indicates a 30-minute pulse count was collected and modified to reflect peak hour conditions. Turning movement counts previously collected at the following locations the week of December 12, 2016 were updated to reflect the re-opening of the southbound MN Highway 100 ramp to 50th Street. • 50th Street and Wooddale Avenue • France Avenue and 51st Street • France Avenue and 49th-1/2 Street • 50th Street and Chowen Avenue ONE CARLSON PARKWAY,SUITE 150 I MINNEAPOLIS,MN 55447 I 763.475.0010 I WWW.SRFCONSULTING.COM 11, ` ..,' 'r'r''‘'' '"' ' :kft ' - J ' - ,.. , ,- ... ...._ .- y ) En r . ; , ._ � e. 1 ..I � �� < ' � � ' 11 ¢r k,-. _. t. -.a+ . anuany uamo43 1 ,. . - p.! ,-411,iy--- - •rem y� ,ry •1' 1 iw ,p,. r i .3 04,4 . ' - 41 "* =r r-. ' ' s 1 { j "'!� r71 '.r/ may{ y .-2-.L'..--„ «a �! rww 7. ,i 44-;s ' 'P +•!” "7 %* y P'163. r f :r$:". f`r S' t i y,-P..+-�t.'0-,-,,,-/z-0.,'-- x R' • �. 4' '# r.ws ,..__L_---....,:- as a4 t t ,�t i ' '. r" "" t47 1",i''''14' rlootiler- ..,„. -1,"!!..- ri ;11t-', 4-7...1"."21 -t, -,,I'L- , r..... 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I r$' N ',,• C�.� V ..., lir d W 0 __ , $ /1,4,, anuany ajeppooM ;\ ic �p 1•;.,ij. t� 4i tg `. i .• f • �:�' "' i .. 1;�_ "iii 5. �.. . i'� • • *1 --.----, u o 2 ipa•uogeoo1;oefatd LO6id\seJn6id\Sl\ObEOI\o0oolo\stoafoJd\'•H Cary Teague,City of Edina March 31,2017 Edina Collaborative Development Transportation Study Page 3 Field observations were completed to confirm roadway geometry and traffic controls. Study area roadways are primarily two-lane undivided facilities with select turn-lanes. All study roadways have a posted speed limit of 30 miles per hour (mph). France Avenue and 50th Street are both functionally classified as minor arterial roadways. The 50th Street/Maple Road, France Avenue/49th Street, and France Avenue/48th Street intersections are side-street stop controlled, while the Maple Road/ 49th Street intersection is all-way stop controlled. The remaining intersections are controlled by a traffic signal. Existing a.m. and p.m. peak hour turning movements, pedestrian volumes, geometry, and traffic controls are shown in Figure 2. Existing Intersection Capacity Analysis An existing intersection capacity analysis was completed for the weekday a.m.and p.m.peak hours to establish a baseline condition to which future traffic operations can be compared. The study intersections were analyzed using Synchro/SimTraffic (Version 9). Capacity analysis results identify a Level of Service (LOS),which indicates the quality of traffic flow through an intersection. Intersections are given a ranking from LOS A through LOS F. The LOS results are based on average delay per vehicle,which correspond to the delay threshold values shown in Table 1. LOS A indicates the best traffic operation, with vehicles experiencing minimal delays. LOS F indicates an intersection where demand exceeds capacity, or a breakdown of traffic flow. Overall intersection LOS A through LOS D is generally considered acceptable on MnDOT roadways in the Twin Cities Metro Area. Table 1 Level of Service Criteria for Signalized and Unsignalized Intersections LOS Designation Signalized Intersection Unsignalized Intersection Average Delay/Vehicle(seconds) Average Delay/Vehicle(seconds) A <_10 <_10 g > 10-20 > 10-15 >20-35 > 15-25 D >35-55 >25-35 E >55-80 >35-50 F >80 >50 For side-street stop controlled intersections,special emphasis is given to providing an estimate for the level of service of the side-street approach. Traffic operations at an unsignalized intersection with side-street stop control can be described in two ways. First, consideration is given to the overall intersection level of service. This takes into account the total number of vehicles entering the intersection and the capability of the intersection to support these volumes. 4 4'- r S - SJ_. %.i -j-. .e_.a -4 -y'" - ` 41 N < ,r',,,a 6 �f. ..l+4 < 1 ... t . � - :.. 1.. 1L,1- - F_ ` S'':' ^N m +69(6e) i -- *4.)+ 6 (Lt) - ._. ,- aL 1:v. ). `�, , $ (69)29 I F c .. (SO 6E - v Aq .. 1e.1 o4..-1-.- -x 1.L X11 •_—.:-I_ - Ea•67 h -S1.L F c: -- a,-, e- . 4 _ . �-` - (Ors t."rI ' r4 • a • H (sH I,...b. lL_, zL (az) f * eL (sI ,' " II `� .� « y- to((SLS) r az boa) , L SZ(0L) r.a ♦ s (m) ,L r LE (ss) .'t-[. 1-' m m� f-Lzz Use) N - " 0I (so) 9Z e.,...,+0 �I (2) L, ..r.au.a♦ (ta. I (ZLL) 62 ,}��° I� .1---i (620)969-�♦s �► I . (40£)609 -�� - (zze)zee -7'.nyuu • - ' Cs) 9z •_t - ((440921))60009z �= m r - (oz) u E - " m_ p 3,... (S)S 4-i,_ . • i (0)0 _ (per E~ _ gg • a #*tom ' • / a , a 1 1,� thl k�'�. 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FIF , zLW C . o a4_0 coo U / 0—U .a Oft cM+ EO(Lz) t' >• pp li . •\-:. co.KZHUH-.)'' t' O'op ',;. , -,:-.. ,1, . • s ((eS))`i _ <1,&.. l� � 'aril `�- r lv - Ai rgl � 51,4ei 4p0'su0,,6pu00 6w,1sIog ZO6UdlsarnBWS1109E0L10000L04 PO)0d1H Cary Teague,City of Edina March 31,2017 Edina Collaborative Development Transportation Study Page 5 Second,it is important to consider the delay on the minor approach.Since the mainline does not have to stop, the majority of delay is attributed to the side-street approaches. Intersections with higher mainline traffic volumes typically experience high levels of delay (i.e. poor levels of service) on the side-street approaches,but an acceptable overall intersection level of service during the peak hours. Results of the existing intersection capacity analysis shown in Table 2 indicate that all study intersections currently operate at an acceptable overall LOS C or better during the a.m.and p.m.peak hours.Eastbound queues along 50th Street from France Avenue extend approximately 450 feet during the p.m.peak hour.These queues extend through the western mid-block pedestrian crossing between France Avenue and Halifax Avenue approximately 10 to 15 percent of the p.m. peak hour.No other significant side-street delay or queuing issues were observed in the field or traffic simulation. Table 2.Existing Intersection Capacity Analysis A.M.Peak Hour P.M.Peak Hour Intersection LOS Delay LOS Delay 50th Street and Wooddale Avenue B 18 sec. C 21 sec 50th Street and Maple Road(1) A/C 20 sec. A/A 9 sec. 50th Street and Halifax Avenue C 23 sec. B 17 sec. Maple Road and 49th Street(2) A 7 sec A 7 sec. France Avenue and 48th Street(1) A/C 20 sec. A/C 19 sec. France Avenue and 49th Street(1) A/C 20 sec. A/D 29 sec. France Avenue and 49th-1/2 Street B 11 sec. B 13 sec. France Avenue and 50th Street B 16 sec. C 27 sec. France Avenue and 51st Street B 19 sec. B 17 sec. 50th Street and Chowen Avenue B 15 sec. B 11 sec. (1) Indicates an unsignalized intersection with side-street stop control,where the overall LOS is shown followed by the worst approach LOS.The delay shown represents the worst side-street approach delay. (2) Indicates an all-way stop control. Proposed Development The proposed development, shown in Figure 3, includes 110 apartment units and approximately 38,000 square feet of retail and restaurant space. The development is located on both the north and south side of 49th-1/2 Street between Halifax Avenue and France Avenue. Construction is expected to be completed by year 2019.As part of the development,the Center parking ramp for the 50th and France area is expected to be removed.The North parking ramp is expected to be expanded to offset the eliminated spaces. Further discussion of area parking is provided later in this document. Access to the proposed development is planned along both the north and south sides of 49th-1/2 Street via the existing and proposed parking ramps. The proposed development south of 49th-1/2 Street is expected to have an underground parking garage. Truck access is planned along a woonerf for delivers. Al 7 z d M Ju Et 2 's • . a Z cz lex j - - z, i m' o zI 3>1'I� > z' CD a .z-E 2 1. z3i( ' I ' o a LL w R.' 0 'tSt _r m 1 i aIv, J 1 i w� i ixs 1 a t Ili. z ► ill�ali 1 —— 4 ',- I I, ti I_ .-.'•_. � I [. , I II I 11 ( x; �K > 9 I S, ' PI ' fa 11 — I fi ii n i n f� Il ' 41 g eL a zz i4 N r -jrk 4 ; II e 4a? a z I 1. 9R q', 'f ccs ,i; o I I .hi ; I Q, , : I— T' Illf I iii 1. Ili ;, E e ,,_. _ e t w tt E 1 _ - o (� . t1 i,,p al 1 t` �0iii ti!II !,-�t Al i,g > Ggi 114.SiC 1 f p ! 4 4 1 c ,,,Ig t o a C) w Tom` nor a •I; A N c,-F, C 8 u° o2 Jp0•ue!d a;!S £O6!d\seJn6!d\Sl\Ob£OL\OOOOL01s}aa10Jd\:H Cary Teague,City of Edina March 31,2017 Edina Collaborative Development Transportation Study Page 7 Traffic Forecasts Traffic forecasts were developed for year 2020 conditions (one year after opening).An annual growth rate of one-half percent was applied to the existing peak hour volumes to develop year 2020 background traffic forecasts. This growth rate is consistent with historical growth in the study area since year 2000 (based on MnDOT annual average daily traffic volumes) and the City of Edina's Transportation Plan. To account for traffic impacts associated with the proposed development, trip generation estimates for the a.m. and p.m. peak hours and on a daily basis were developed using the ITE Trip Generation Manual,Ninth Edition and shown in Table 3. Table 3.Trip Generation Estimates A.M.Peak P.M. Peak Land Use Type(ITE Code) Size Hour Trips Hour Trips Daily Trips In Out In Out Apartment(220) 110 Dwelling Units 11 45 44 24 732 Shopping Center(820) 28,000 Square Feet 17 10 50 55 1,206 High-Turnover Restaurant(932) 10,000 Square Feet 59 49 59 39 1,272 Subtotal 87 104 153 118 3,210 Transit Reduction(5%) (4) (5) (8) (6) (160) Multi-Use(Walk/Bike)Reduction(20%) (17) (21) (31) (24) (642) Vehicular Trips 66 78 115 88 2,408 The proposed development is expected to generate 144 a.m. peak hour, 203 p.m. peak hour, and 2,408 daily vehicular trips. Reductions were taken into account for transit,walking/biking,and multi- use within the entire shopping district, which were developed using a combination of local data collected at other similar sites,assessing other land uses within walking/biking distance (Walk Score), and comparing the level of transit options available. These trips were distributed throughout the area based on existing travel patterns and engineering judgment as shown in Figure 4. The resultant year 2020 peak hour traffic forecasts,which take into account the background growth and traffic generated by the proposed development,are included in Figure 5. Year 2020 Conditions Year 2020 Intersection Capacity Analysis The year 2020 traffic forecasts were analyzed, assuming two different 49th-1/2 Street lane configurations to help understand how 49th-1/2 Street could be reconfigured to better serve all modes of transportation. The first lane configuration is consistent with the existing roadway network (i.e.49th-1/2 Street as a three lane roadway).The second configuration is with 49th-1/2 Street reduced to a two-lane roadway with no turn lanes. This configuration could allow for pedestrian crossing enhancements such as a raised center median to allow for a two-lane stage pedestrian crossing or a reduced roadway cross section. 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I ����...._ rpm - ,! r\ - os loll in i - *' •• I7I 60 (on)S4(04) ...„,,,, 1 L i ay ��~ �set(szt) - m L{ • 1w ( -,, j! �� (041 04 tl•I•••••••I•• 6 0 l 1 L F- 4 i,;d. i F e Vim_ ao I( 1 °a,' .�� 4 ); v d 4 ( i - "1 "0 1 ? 5 Vii 19 = 4_ m '• 0 l'Ll 00 La 11 � , ' o 0 0 U N U w All. _1.. 1 W 81. m y b x N v L` I 1 , 0-0..7,3 m g_ . y J ¢a:w rna o- 'n$ (06)0zi I I , . . Z (mtlszZ ;j ( u f,. Iy'I� X000 I 3 \r\ Nis ' .606001!Puo0 P1109 0Z0Z+69A 505.41600 \ 6!]\51\0400(\0000(09190(0,n:H Cary Teague,City of Edina March 31,2017 Edina Collaborative Development Transportation Study Page 10 Results of the intersection capacity analysis shown in Table 4 indicate that all study intersections are expected to operate at an acceptable overall LOS C or better during the a.m. and p.m. peak hours under both a two-lane and three-lane 49th-1/2 Street configuration. The eastbound queue along 50th Street from France Avenue is expected to extend between 500 and 550 feet during the p.m.peak hour.Additionally,the westbound queue along 50th Street from France Avenue is expected to extend over 400 feet during the p.m.peak hour.This westbound queue would extend through the 50th Street/ Ewing Avenue intersection approximately 25 percent of the p.m.peak hour.No other side-street delay or queuing issues are expected. Therefore based on this analysis, the area transportation network is expected to be able to accommodate the proposed development without any geometric or traffic control changes. Table 4.Year 2020 Intersection Capacity Analysis A.M.Peak Hour P.M.Peak Hour Intersection Three-Lane Two-Lane Three-Lane Two-Lane LOS(Delay) LOS(Delay) LOS(Delay) LOS(Delay) 50th Street and Wooddale Avenue B(19 sec) B(19 sec) C(25 sec) C(25 sec) 50th Street and Maple Roadsl> A/C(22 sec) A/C(22 sec) A/A(8 sec) A/A(8 sec) 50th Street and Halifax Avenue C(26 sec) C(26 sec) B(19 sec) B(19 sec) Maple Road and 49th Streets2> A(7 sec) A(7 sec) A(7 sec) A(7 sec) France Avenue and 48th Streetsl> A/C(21 sec) A/C(21 sec) A/C(20 sec) A/C(20 sec) France Avenue and 49th Streetsl> A/C(21 sec) A/C(21 sec) A/D(32 sec) A/D(32 sec) France Avenue and 49th-1/2 Street B(12 sec) B(12 sec) B(13 sec) B(13 sec) France Avenue and 50th Street B(17 sec) B(17 sec) C(34 sec) C(34 sec) France Avenue and 51st Street B(19 sec) B(19 sec) B(18 sec) B(18 sec) 50th Street and Chowen Avenue B(14 sec) B(14 sec) B(12 sec) B(12 sec) 49th-1/2 Street and North Ramp A/B(11 sec) A/B(11 sec) A/B(14 sec) A/B(14 sec) 49th 1/2 Street and Site Access A/B(13 sec) A/B(13 sec) A/B(14 sec) A/B(14 sec) (1) Indicates an unsignalized intersection with side-street stop control,where the overall LOS is shown followed by the worst approach LOS.The delay shown represents the worst side-street approach delay. (2) Indicates an all-way stop control.. A review of the 95th percentile queues indicates that if 49th-1/2 Street was reconfigured as a two-lane facility(i.e.no turn lanes into the parking ramps), queues along 49th-1/2 Street would range between approximately 25 and 75 feet during the peak hours.These queues are not expected to impact/extend to the proposed pedestrian crosswalks.Therefore,given the minimal change in intersection operations and queuing impacts between the two roadway configurations reviewed, reallocating the roadway space to improve pedestrian crossings should be considered. The eastbound left-turn lane along 49th-1/2 Street should remain and be a minimum of 175 feet in length to reduce queuing impacts and maintain operations at France Avenue. Cary Teague,City of Edina March 31,2017 Edina Collaborative Development Transportation Study Page 11 Parking Review As noted previously, the parking ramp on the south side of 49th-1/2 Street will be redeveloped as part of proposed development. The existing North parking ramp is planned to be expanded to accommodate the impacted parking. Therefore, parking was reviewed throughout the area to understand the existing and future parking supply/demand, as well as to identify any improvements to consider as part of the proposed development. Existing Parking Review A supply/demand parking review for the three City owned ramps within the 50th and France area from October and December 2016 was completed and summarized in Table 5. Table 5.Existing Parking Demand Demand Ramps Supply October October December December Weekday Saturday Weekday Saturday North Ramp 269 51% 29% 59% 36% Center Ramp 271 91% 85% 98% 90% South Ramp 329 95% 95% 113% 103% Total 869- 80% 72% 92% 78% The October parking data indicates that on a typical weekday, the North Ramp on 49th-1/2 Street is approximately 50 percent occupied. The Center Ramp on the south side of 49th-1/2 Street and the South Ramp on 51st Street are approximately 90 to 95 percent occupied. The peak parking demand typically occurs between 12:00 p.m. and 2:00 p.m. during both weekday and Saturday conditions.The North Ramp demand drops to approximately 30 percent on Saturdays,likely in part due to the office- related jobs within the immediate vicinity. Parking demand on Sunday was lower than weekday and Saturday conditions and therefore was not analyzed.Overall,peak parking demand in October for the 50th and France area is approximately 70 to 80 percent of the current supply. The December parking data (i.e. holiday shopping season) indicates that weekday parking demand in the Center and South Ramps is near 100 percent (the over 100 percent demand indicates a high number of circulating vehicles inside the ramp) during weekday and Saturday conditions.The North Ramp demand is approximately 60 percent during the weekday and drops to approximately 35 percent on Saturday.Overall,peak parking demand in December for the 50th and France area is approximately 80 to 95 percent of the current supply. The hourly parking utilization for a December weekday is shown in Figure 6. x'13 Cary Teague,City of Edina March 31,2017 Edina Collaborative Development Transportation Study Page 12 Figure 6. December Weekday Parking Utilization 120% n. a1/4 ) ?_bE4,.„ ---4,:---...........Center Ramp ami 80% QV North Ramp N f \ I —C,, -South Ramp Y - i. Total(All Ramps) c 0 s` U l0 .3 r L g N. n. t.40% i "®o Utilization higher I i . than 100%indicates 20% .^; a )11 the ramp is fully `W. )4 occuiped and �-„—,� c ,` li',. " additional vehicles 222222222222222222222222 are circulating Q < < < < Q < < < < Q Q a a n. a n. O n. 0. O 0. a 0- 8 o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Time N ,Li N M 4 u'1 iO I-: W 6 O c-i N t-i N m 4 ill iO 1,-: CO 6 O ,Li .-1 r1 c-1 .-i ci ,-i Future Parking Demand To determine if the proposed parking supply will meet the demand for 50th and France shopping district,a detailed parking review was completed using both the Edina City Code and the ITE Parking Generation Manual,4th Edition. The minimum parking requirement based on Edina City Code(Chapter 36,Section 36-1312) states that for a shopping center development,the minimum number of parking spaces required is one (1) space per 200 square feet of gross floor area. For housing, a minimum of one(1) space per dwelling unit or 1.5 spaces per dwelling unit over 1,500 square feet is required.There are 44 units under 1,500 square feet and 66 units over 1,500 square feet planned. Therefore,the City Code requires a minimum of 334 new spaces,which does not account for shared parking. The following information in Table 6 summarizes the future parking demand for the proposed development based on the ITE approach for the 12 p.m. to 2 p.m. peak time-period in the area. The apartment demand includes a 65 and 30 percent reduction to account for reduced demand during the weekday and Saturday 12 p.m. to 2 p.m. peak periods (i.e. residents at work/away from home). Table 6. ITE Parking Generation Estimates(12 p.m.to 2 p.m.) 85th Percentile Rate 85th Percentile Demand Land Use Type(ITE Code) Size Weekday Saturday Weekday Saturday Apartment(220) 110 Dwelling Units 1.61 1.14 62 88 Shopping Center(820) 28,000 Square Feet 3.16 3.40 89 96 High-Turnover Restaurant(932) 10,000 Square Feet 17.4 20.6 174 206 Subtotal 325 390 Transit(5%)and Walk/Bike(20%) Reductions 81 98 ITE Estimated Parking Demand 244 292 Cary Teague,City of Edina March 31,2017 Edina Collaborative Development Transportation Study Page 13 Based on the ITh parking demand estimate, which accounts for shared parking, approximately to accommodate the proposed development under typical Saturday 292 news aces are necessaryp p p P conditions. However,during the December shopping peak period,approximately 53 additional spaces (345 total spaces) may be needed to accommodate the increased demand for the proposed development. A summary of the future parking demand is illustrated in Table 7,which indicates the peak parking demand is expected to range between approximately 978 and 1,119 spaces, depending on the time of the year. It should be noted that this does not include any additional parking spaces to account for vehicular circulation or the perception of inadequate parking,which can typically range between five(5) and fifteen percent beyond the demand shown in Table 7. This also does not include any surface parking lots other than those that are being considered for redevelopment at this time. Table 7.Future Parking Demand Summary(12 p.m.to 2 p.m.) Demand Location October December Weekday Saturday Weekday Saturday Existing North Ramp 137 78 159 97 Existing Center Ramp 246 230 266 244 Existing Center Surface Lot 38 38 38 38 Existing South Ramp 313 313 372 339 Existing Demand Total 734 659 835 718 Proposed Development(South of 49th-1/2) 220 266 245 300 Proposed Development(North of 49th-1/2) 24 26 39 45 Future Demand Total(Full Build) 978 951 1,119 1,063 Construction Parking Considerations Given that construction of the proposed development will impact available parking within the 50th and France area, a construction phasing parking review was conducted to quantify any impacts. The parking assessment assumes the proposed development would be constructed in two phases and reviews the order in which construction would be completed. In other words, the following information identifies the parking impacts if the development south of 49th-1/2 Street is constructed before the north area or vice versa. It should be noted that this assessment assumes full-occupancy of the proposed development to provide a conservative approach (i.e. worst-case condition). This assessment also does not include intermediate construction staging conditions,where additional parking could be provided or certain times of the year could be avoided from a construction perspective. In other words,there are potential opportunities to reduce or limit area parking impacts throughout construction,which would need to be determined through the development process. MC Cary Teague,City of Edina March 31,2017 Edina Collaborative Development Transportation Study Page 14 Results of the construction phasing parking supply/demand assessment in Table 8 indicates that if the proposed development south of 49th-1/2 Street is constructed first (see Scenario 1), there would be a parking deficit between 45 and 146 spaces immediately upon construction/closure of the Center Ramp/surface lot and between a 3-space surplus and a 123-space deficit once the south construction was completed.This includes the assumption that up to 91 temporary spaces would be constructed in the north surface lots. The deficit would be significantly increased once the north ramp construction began (see Scenario 1 - Phase 2 Construction), where the area would be approximately 225 to 350 spaces short due to new demand,depending on the time of the year. This does not include any shared parking agreements that could be incorporated with the new Center Ramp, which would further reduce the demand during phase 2 construction. Table 8.Estimated Construction Phasing Parking Supply and Demand(12 p.m.to 2 p.m.) Supply Ramps Phase 1 Phase 1 Phase 2 Phase 2 Existing Construction Complete Construction Complete Scenario 1-South Construction is Phase 1 South Parking Ramp 329 329 329 329 329 Center Parking Ramp/Surface Lot 309 --- 268 268 268 North Parking Ramp/Surface Lots 269 360* 360* 135** 573 Total Supply 907 689 957 732 1,170 October Peak Demand 734 734 954 954 978 October Surplus/(Deficit) +173 (-45) +3 (-222) +192 December Peak Demand 835 835 1,080 1,080 1,119 December Surplus/(Deficit) +72 (-146) (-123) (-348) +51 Scenario 2-South Construction is Phase 2 South Parking Ramp 329 329 329 329 329 Center Parking Ramp/Surface Lot 309 309 309 -- 268 North Parking Ramp/Surface Lots 269 135** 573 573 573 Total Supply 907 773 1,211 902 1,170 October Peak Demand 734 734 758 758 978 October Surplus/(Deficit) +173 +39 +453 +144 +192 December Peak Demand 835 835 874 874 1,119 December Surplus/(Deficit) +72 (-62) +337 +28 +51 * Includes an estimated 91 spaces that could be temporarily constructed on the adjacent surface lots at the North Ramp. **Assumes 50 percent of the north ramp will be able to be utilized during expansion of the North Ramp. Under Scenario 2, where the North Ramp is expanded first, there is expected to be between a 39- space surplus and a 62-space deficit during phase 1 construction. This assumes that approximately 50 percent of the North Ramp would be able to be utilized during expansion. Once the North Ramp is expanded,there is not expected to be any further parking deficits during the remaining construction phases. Upon construction completion, regardless of the phasing, the proposed parking supply is expected to provide adequate parking to meet the demand for the area and proposed development. I Cary Teague,City of Edina March 31,2017 Edina Collaborative Development Transportation Study Page 15 Site Plan Review A review of the proposed site plan was completed to identify any issues and recommend potential improvements with regard to site access,circulation,and pedestrian facilities.The following items are offered for consideration and illustrated in Figure 7. 1) Limit any sight distance impacts from future structures,landscaping,and signing. 2) Consider reconfiguring 49th-1/2 Street as a two-lane roadway to provide enhanced pedestrian crossing opportunities. a. This could be accomplished through converting the existing center left-turn lane to a raised median or by reducing the roadway width in favor of an increased sidewalk area. b. The eastbound left-and right-turn lanes at the France Avenue and 49th-1/2 Street intersection should remain. 3) Install crosswalk warning signs (MUTCD W11-2) 4) Consider push button activated rectangular rapid flashing beacons (RRFBs) at both of the proposed 49th-1/2 Street crossings. a. The installation would be consistent with the RRFBs installed along 50th Street. b. If installed, the RRFBs should be located at both crossings to provide consistency and minimize driver confusion. 5) Consider traffic signal modifications to include flashing yellow arrow left-turn phasing. This type of phasing would help operations, particularly during off-peak periods. The eastbound/ westbound left-turn lanes at 50th Street and Halifax Avenue are considered good candidate locations. ir-i - o g f ti a. II 0 C E a) as a) E - . L ^C^`` C O \ W C LON CU C coL C — OL.!- 1 .( o -o--, CO X1,4 r - ( '+I s 21i I - q _ N I s'I ; 1 ,11,11111 � . 1 � ,,, N lil.4___. _• . , ,,,, ,3) CD I. Ii p�p P, >, c O 8 T' � � I r � � 's o ii ; 1 1! _ to co o ,a) :�_, I ( o CA c E L 1 0 -a E L a ii t`,5-L: :a ai 0- 0 'ill 5 .--. (..1'.., i ' IL , r 1 lirc -- al uio �' � � I. aid, " Th I � a L L C °� =`tf W C6 C C6 N - C O L- "r: > a) o •+-• !n w b u) c u, a) o as Q Ins .i U 0o �,N N i..,.. O L (D N J o g Jpo'sauawanadwl ueld al!S L06!C\saJnB!d\S110b£01.\00001•01saoafadVH Cary Teague,City of Edina March 31,2017 Edina Collaborative Development Transportation Study Page 17 Conclusions and Recommendations The following study conclusions and recommendations are offered for your consideration: 1) Study intersections currently operate at an acceptable overall LOS C or better during the a.m. and p.m. peak hours. Eastbound queues along 50th Street from France Avenue extend approximately 475 feet during the p.m. peak hour, which impact the western mid-block pedestrian crossing between France Avenue and Halifax Avenue approximately 15 percent of the p.m. peak hour. 2) The proposed land use includes 110 apartment units,approximately 28,000 square feet of retail space, and approximately 10,000 square feet of restaurant space. Once constructed, the proposed development is expected to generate 144 a.m. peak hour, 203 p.m. peak hour, and 2,408 daily trips. 3) An annual growth rate of one-half percent was applied to the existing peak hour volumes to develop year 2020 background traffic forecasts. 4) Results of the year 2020 build intersection capacity analysis indicate that all study intersections are expected to continue to operate at an acceptable overall LOS C or better during the a.m.and p.m.peak hours under both a two-lane and three-lane 49th-1/2 Street configuration. 5) If 49th-1/2 Street was reconfigured as a two-lane facility (i.e. no turn lanes into the parking ramps),queues along 49th-1/2 Street would range between approximately 25 and 75 feet during the peak hours and would not impact/extend to the proposed pedestrian crosswalks. 6) Given the minimal change in intersection operations and queuing impacts between the two 49th-1/2 Street roadway configurations, reallocating the roadway space to improve pedestrian crossings should be considered. 7) The eastbound left-turn lane along 49th-1/2 Street should remain and be a minimum of 175 feet in length to reduce queuing impacts and maintain operations at France Avenue. 8) Eastbound queues along 50th Street from France Avenue are expected to extend between 500 and 550 feet during the p.m. peak hour, an increase of approximately 25 to 75 feet from existing conditions. 9) Westbound queues along 50th Street from France Avenue are expected to extend over 400 feet during the p.m. peak hour, which extend through the 50th Street/Ewing Avenue intersection approximately 25 percent of the p.m.peak hour. 10) Overall peak parking demand in October for the 50th and France area is approximately 70 to 80 percent of the current supply,while the overall peak parking demand in December for the 50th and France area is approximately 80 to 95 percent of the current supply. 11) Based on the ITE parking demand estimate, approximately 292 new spaces are necessary to accommodate the proposed development under typical Saturday conditions. An additional 53 spaces (345 total spaces) may be needed to accommodate the increased demand for the proposed development during the holiday peak. Cary Teague,City of Edina March 31,2017 Edina Collaborative Development Transportation Study Page 18 12) The peak parking demand for the parking ramps is expected to range between approximately 978 and 1,119 spaces, depending on the time of the year, once the proposed development is fully constructed and occupied. 13) With the proposed development, there will be a total of approximately 1,170 spaces within the parking ramps (North, Center, and South),which equates to a parking surplus between 51 and 192 spaces, depending on the time of the year. The proposed parking upon completion is expected to be adequate. 14) If the proposed development south of 49th-1/2 Street is constructed first, there would be a parking deficit between 45 and 146 spaces immediately upon construction/closure of the Center Ramp/surface lot and between a 3-space surplus and a 123-space deficit once the south construction was completed. a) The deficit would be significantly increased once the north ramp construction began (see Scenario 1 - Phase 2 Construction), where the area would be approximately 220 and 350 spaces short due to new demand of the proposed development depending on the time of the year. 15) If the North Ramp is expanded first, there is expected to be between a 39-space surplus and a 62-space deficit during phase 1 construction.This assumes that approximately 50 percent of the North Ramp would be able to be utilized during expansion. a) Once the North Ramp is expanded,there is not expected to be any further parking deficits during the remaining construction phases. 16) Consider construction phasing with estimated peak parking demands to avoid significant area parking impacts during construction. 17) Limit any sight distance impacts from future structures, landscaping, and signing. 18) Consider reconfiguring 49th-1/2 Street as a two-lane roadway to provide enhanced pedestrian crossing opportunities either through converting the existing center left-turn lane to a raised median/pedestrian refuge or by reducing the roadway width in favor of an increased sidewalk area. 19) Install crosswalk warning signs (MUTCD W11-2) and consider push button activated rectangular rapid flashing beacons (RRFBs) at both of the proposed 49th-1/2 Street crossings. 20) Consider traffic signal modifications to include flashing yellow arrow left-turn phasing, particularly for the eastbound and westbound left-turn movements at 50th Street and Halifax Avenue. H:\Projects\10000\10340\TS\Report\10340_Fina!EdinaCollaboratireTranStndy_170331.dacx Mob Jackie Hoogenakker From: David Wirth Sent: Wednesday, March 29, 2017 5:10 AM To: Jackie Hoogenakker Subject: 49 1/2 Street Redevelopment - Case File 2017.002 g Jackie, Good I do not support this project if traffic through the White Oaks neighborhood increases during or after construction. My concern is that traffic flow through 49 1/2 will become a larger bottleneck, which will encourage increased numbers of commuters to use 48th/49th street to Maple Road as a bypass. These are typically the drivers who are in a hurry and often drive much faster than the streets are intended while blowing through stop signs. What are the developers doing to address traffic flow through 49 1/2 street? Sincerely, Dave Wirth 4908 Maple Road Sent from my iPhone Jackie Hoogenakker From: Carmelle Sent: Saturday, March 25, 2017 11:32 AM To: Jackie Hoogenakker Subject: Case file 2017.02 To Whom it may concern, I am writing this out of concern and objection to the proposed building going in with 910 public parking stalls, 110 apartments, 38,000 ft.2 of retail space, and 20,000 ft.2 of new public space.The reason for my objection is this, at first glance and with limited information provided in the city of Edina's noticed dated March 24, 2017, it appears to be overwhelming for that space and with little consideration given to preserving the charm and culture of the 50th and France area. Being so close to the historic country club area of Edina, it would only make sense that any construction going on that site would have to go through ALL the appropriateness applications and approvals that the rest of us have had to go through for own homes located less than 1000 feet from this proposed building. I do object to this and would and hope that the city takes a step back to consider not only the size but the appropriateness of this building, and hold the proposal to the same high standards in place by the city for actual residents within 1000 feet of this space. I'm not at all opposed to improving businesses and business opportunities in the area, but I feel the lack of good, sustainable and fun restaurants is hurting this area more than the need for more retail space and apartment buildings. Sincerely, Carmelle Eickhoff 4625 Arden Ave Edina, MN 55425 Sent from my iPhone From: Jim Stromberg To: Edina Mail Subject: Redevelopment of 49 1/2 Street Date: Friday,January 13,2017 1:04:37 PM TO: Planning Commissioners Copy: City Council Members FM: Jim Stromberg and Linda Caddy 3930 W. 49th St. Commissioners and Council Members: After attending the Planning Commission meeting on Wednesday, where the Sketch Plan was unveiled for the redevelopment of 49 1/2 street, we thought we would send this short note to you. Let's start by stating that we are in favor of the 'plan', with some comments that need your consideration: 1. The 6-story height of the plan should be looked at carefully. With the present 4-story limit in place, it would need a change in the 'zone' in order to accommodate this. Our recommendation would be to keep the present 4-story limit. We would invite each of you to come to our home on 49th street and look to the south to see what would be lost. One can easily see the buildings on the south side of 50th street, which is four stories, and can easily visualize a building two more stories in height a block to the north, which is what the project calls for. The present Center Ramp already creates a large 'shadow' area from November to March - creating a 6-story building will make it a dark zone difficult to comprehend. Please feel free to contact us, and pay a visit to our street - we're guessing the shadow of the complex will stretch to the homes on our street. We'd also add that the graphic designed by the 'team' seems to try and diminish that extra two stories. The point has been made that one would hardly notice the height when standing on 50th street. We find that hard to believe. We also notice that the graphic has the sun mostly directly overhead, giving the illusion that 'shadowing' will not be an issue. 2. The North Ramp is to be re-configured and added to, with an additional 1-story height to what is presently there. The developers are planning on adding landscaping on both the north and south side of the ramp - noting especially that they wish to help with the site-lines for the neighbors on 49th street. This is much appreciated! Our only question is who will take responsibility for maintaining the ramp and landscaping? I'm assuming the City? Are you keeping this in mind as well? An additional concern is lighting 'spill'. The City has already tried to address the lighting issue on the North Ramp, and has helped the neighbors to the north with this, We worry that an additional level to the ramp will again (with this additional height) create lighting issues into our residential area. 3. Finally, and perhaps this should have been listed first, instead of third on our list, is the whole issue of 'traffic'. We, and others on our street, have asked the City for help on this before. Over a year ago, the City Engineering department sent a letter to the neighborhood, asking for some feedback on traffic issues for 49th and Maple streets. I know there was response from at least some of us at that time. However, nothing ever came of that inquiry. Not long ago, our neighborhood talked amongst ourselves about this again, and we pretty much agreed that we had 'issues' - and this was BEFORE the redevelopment plan was revealed. We shudder to think of what traffic we'll experience with the addition of 131 housing units on the next street, since folks already use 49th and Maple as a convenient 'detour' around 50th and France. The Sketch Plan notes that additional total parking for the area will be increased, but doesn't address the issue of 'moving' those vehicles around the total area of 50th and France. We know the City is going to do a traffic 'study', but we worry about getting lost in the process. Thank you for taking the time to consider these points. We have met with the developers, and they certainly seem to want what is best for our city. We are NOT opposed to the project, and think it can be a great addition to the 'downtown' of Edina. But these three items listed above need your attention so as to make sure that the surrounding neighborhood isn't abandoned in the process. And, again, please feel free to come and visit with us, and see the project from our vantage point. Jim Stromberg Linda Caddy CITY OF EDINA MEMO City Hall Phone 952-927-8861. o� e Fax 952-826-0389•www.CityofEdina.com ' y O • tcuAy(�LiA��9• 880 Date: April 5, 2017 To: Planning Commission From: Kris Aaker, Assistant City Planner Re: 44th and France Small Area Plan Task Force appointments. 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' d a 111111111111111 1.11111,1" 41 1 A rs -�'� �}' " - • `-4= }}� LA ti '''t:f2;—:'f:' ''''* . i 4..�, . .i rn -t.i ;'Y A, •des wrt --I . $ ''.7M" f"� C w Tflt O "' '''.1t..,''''..';gyp,.meg; o- •s rn t r . . ,,Ilt 1,1,7 . . le A ...., . . ,it, j. ,z.„ ,,„....„,,,ft,.... , , . , fl. „ ."1.1 i it, 1 " m ,'. t *.•0-3,111,01k , - —rt rt,f ,'. . i ,,: , ,..ti:, ,-..„-, m 0 zle,-,--„,�. 1, re —. .-,, ,Ait,,, , . . , . Zr— - ....f-", '. ,, , 4 .. .. . x „F... , ,,„ 4 , ;. i. -a . ,. H . , . . ,..„,,,,,,...,wv..4. , , -,..........:. i. :. . tor,. „ i > . , „.....,..., c:, m , .1.4-; .0,, s ........- A , �T • *' I 14 tint ,-. a : w • . •. rJ •.. •. �56} ��J IwC) .Q +ti '` ° .. :,..V0, 10 , : CITY OF EDINA MEMO City Hall A Phone 952-927-8861 4,9/"11.4,, 0 )11 Fax 952-826-0389•www.CityofEdina.com y:z Y120 V � Date: April 5, 2017 To: Planning Commission From: Kris Aaker,Assistant City Planner Re: 44th and France Small Area Plan Task Force appointments. Background The following are the suggested appointments to the 44th and France Small Area Plan Task Force as recommended for appointment by Shelia Berube and Jimmy Bennett, Planning Commission members of the Task Force; Members: Eric Olson Ted Carlson Rebecca Sorensen Mike Platteter Katie Ayotte Alternates: Lisa Fagan Harvey Ronald Berg City of Edina • 4801 W.50th St. • Edina, MN 55424 ro U) U .0 .Y E co .0 _ a Ci"..' E E E Y U ro W E E E c o o .,O O O O O 0 O ~ O * J cc c O t` M M a m '8 O O O O O OO W OOOr r r r r r r CU u (1) cNUN 0 9 fl O U .. Q U m CU r4 a) (0 E O O U U .O 0 - E a) C • L 3 O a) c a) Q CU 6 til z O O '2 O 0 CO O UD 40 0 w N w -a Cl) N 4' of°+ a c C r!j C' C Q _ E 2 co co CO CO CD CO CO U) CO .7 CO C O O O O 0 > ~ ✓ a E E E E a) .(' O i O a) C O YL CU Owawaa U y CC a) O N N a) N y U 'D a -O -0 a C E as c U C CC C C 0ro 7 7 7 7 7 c Q _.. 'p ra - - - - - .a 3 .... 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Y w N CU O 0 O C .07 a) C — CU e Z > c E ° O m Q) c N O IX N " Cn 0 a) N CU O. tip CU Q c H C�7 -C c . 0 I- a a) Y a) -o C n O 4-; c c 0 H 'v; Cr) 2 O 7a 2 y v C v c rn c - NJ c a) -0 vi O Z @ (0 L a) .,-,6 N C ' o E E n 7 7 U 22 co m 2 0 aJ v ro r y, v a`) O > ro 0 0) .5 0 CCU n > I 0 J O� S H N Z m Y J CL CC - CC U CO Q) REVISED AGENDA REGULAR MEETING OF THE PLANNING COMMISSION CITY OF EDINA, MINNESOTA EDINA CITY HALL COUNCIL CHAMBERS 4801 WEST 50TH STREET April 5, 2017,7:00 P.M. I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MEETING AGENDA IV. APPROVAL OF MEETING MINUTES Minutes: Planning Commission, March 22, 2017 V. SPECIAL RECOGNITIONS AND PRESENTATIONS Mike Fischer VI. COMMUNITY COMMENT VII. PUBLIC HEARING A. Public Hearing-6125 Beard Avenue. Variance (B-17-05) B. Public Hearing- 5809 South Drive. Variance (B-17-06) C. Public Hearing- Rezoning& Comprehensive Plan Amendment- Edina Collaborative. 49 1/2 Street Redevelopment VIII. REPORTS AND RECOMMENDATIONS A. 44th and France SAP Appointments IX. CORRESPONDENCE AND PETITIONS A. Attendance and Council Report X. CHAIR AND COMMISSION COMMENTS XI. STAFF COMMENT XII. 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 -.0- (c'' Y3 i --- -----=-=-_----________ .ct 0 4)--- ._.. v---,, f.4. ....c (1‘ ------------ V t 1!.‘ i--- a „y 2. 2 a .c,kt- k . 41. LU x. D-,It j \ 1° 2C.- w -m: 0.....,,, g g \'' 42 M. 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