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2017 08-30 Planning Commission Meeting Packet
Agenda Planning Commission City Of Edina, Minnesota Edina City Hall 4801 West 50th Street Edina, MN 55424 Wednesday, August 30, 2017 7:00 PM I. Call To Order II. Roll Call Ill. Approval Of Meeting Agenda IV. Approval Of Meeting Minutes A. Minutes -August 16, 2017 V. Public Hearings A. Public Hearing: Variance Request, 4505 Nancy Lane B. Public Hearing: Variance Request, 7710 Marth Court VI. Community Comment During"Community Comment,"the Board/Commission will invite residents to share relevant issues or concerns. Individuals must limit their comments to three minutes. The Chair may limit the number of speakers on the same issue in the interest of time and topic. Generally speaking, items that are elsewhere on tonight's agenda may not be addressed during Community Comment. Individuals should not expect the Chair or Board/Commission Members to respond to their comments tonight. Instead,the Board/Commission might refer the matter to staff for consideration at a future meeting. VII. Reports/Recommendations A. Sketch Plan Review- Shake Shack (NW Corner of Southdale) B. Sketch Plan Review- Crossroads(7200 & 7250 France Avenue) VIII. Correspondence And Petitions IX. Chair And Member Comments X. Staff Comments XI. Adjournment The City of Edina wants all residents to be comfortable being part of the public process. If you need assistance in the way of hearing amplification, an interpreter, large-print documents or something else, please call 952-927-8861 72 hours in advance of the meeting. Draft Minutes Approved Minutes Approved Date:Click here to enter a date. ,g)v ;,?j Minutes o� e `t City Of Edina, Minnesota cn Planning Commission % n.. 'y Edina City Hall Council Chambers '4,,,,,i,,;‘,4,.., August 16, 2017, 7:00 P.M. I. Call To Order Chair Olsen called the meeting to order at 7:05 P.M. II. Roll Call Answering the roll were: Commissioners Hobbs, Lee, Thorsen, Strauss, Nemerov, Hamilton, Bennett, Berube, Bennett, Chair Olsen. Student Members,Jones. Staff, City Planner, Teague, Assistant Planner, Aaker Support Staff, Hoogenakker Absent from roll: Peter Kivimaki III. Approval Of Meeting Agenda A motion was made by Commissioner Strauss to approve the August 16, 2017, meeting agenda. The motion was seconded by Commissioner Lee. All voted aye. The motion carried. IV. Approval Of Meeting Minutes A motion was made by Commissioner Nemerov to approve the minutes of the June 28, 2017, meeting, Commissioner Strauss seconded the motion. All voted aye. The motion carried. V. Public Hearings A. Variance. 4536 France Avenue South, Edina, MN. Setback Variance Staff Presentation Planner Aaker reported that the subject property is located at 4536 France Ave. So., on the west side of France Ave., south of Sunnyside Road consisting of a converted single dwelling unit with a detached garage. The property was converted many years ago into an office building. The property was rezoned from a single dwelling unit to an office use, causing most aspects of the property to be nonconforming Page 1 of 8 Draft Minutes© Approved Minutes❑ Approved Date:Click here to enter a date. Motion Commissioner Hamilton moved to recommend approval of the Ordinance Amendment and changes to the south elevation based on staff findings. Commissioner Nemerov seconded the motion. All voted aye. The motion carried. A discussion ensued with the Commission requesting if changes are made to the exterior of developments that the Commission would like to see those changes. Planner Teague said he was comfortable presenting exterior changes to the Commission as well as Council. VI. Community Comment No one spoke at community comment. Commissioner Thorsen moved to close Community Comment. Commissioner Lee seconded the motion. All voted aye. The motion carried. VII. Reports/Recommendations A. 70th and Cahill Small Area Working Group Planner Aaker briefed the Commission on the Working Group Greenprint for the 70th and Cahill Small Area Plan. Aaker reported that Commissioners Lee and Strauss would be Commission liaisons for this Small Area Plan. Planner Aaker presented the following timeframe for the 70th and Cahill Small Area Plan. • PC approve the "greenprint" • August 13-23 write press release, social media, city extra, etc. would like this completed by August 23rd. • September 8th, application deadline • September I I — review applications • September 27—approve working group members • September 28th—notify applicants • October— 1st working group meeting • January 2018—SAP complete A discussion ensued on if the timeline to complete the small area plans was too short. It was pointed out that the consultant team may become overwhelmed with keeping up with multiple small area plans overlapping; especially tying them to the Comprehensive Plan. Commissioners Berube and Bennett were asked if they felt confident with their timeline. Berube and Bennett responded that although it appears that there will be more meetings then originally scheduled Page 6 of 8 Draft Minutes® Approved Minutes❑ Approved Date:Click here to enter a date. they feel confident with the timeline; noting that having a timeline does help to focus the group. It was further noted that it would be difficult at this time to "pin down" when the writing of the conclusion would be completed; however, it appears there is flexibility with the end date. Commissioners Strauss and Lee noted that in viewing the 70th & Cahill area it appears that area could be expanded to include some of the industrial areas. Lee said she wondered if the time to complete the small area plan was adequate and could a "study" or a "report" be drafted and not tied to the Comprehensive Plan. Planner Teague noted that if any changes are made to the contract those "changes" would need to be brought forward to the Council to amend the contract. Teague said the consultant contract also indicates the small area plans are a big portion of the contract, adding the consultants have expressed that they are looking forward to starting on the 70th and Cahill Plan. Chair Olsen said she agrees that she does not want to see any of the small area plans "rushed", adding the City wants to see quality work done; however, the Commission should stay on schedule to the best of its ability. She pointed out that 70th and Cahill was "put on the back burner" during the last Comprehensive Plan process and should proceed. Commissioner Lee informed the Commission that for the majority of October she would not be available to chair/co-chair the small area plan group. She explained if the 1st meeting was moved up in October, there is the possibility that she could attend that first group meeting. A lengthy discussion occurred on the time line, greenprint and small area plans in general. The Commission suggested the following changes to the Working Group Greenprint for 70th and Cahill. Under Key Dates: 1. The planning process for the working group will take place over approximately four (4) months. Change the greenprint to six (6) months. 2. It is anticipated that the Small Area Plan Work Group will meet at least six (6) times. Change to bi-weekly. Under Duration of the Group: 1. Change approximately four (4) months to six (6) months. Under Membership &time Commitment: 1. Time commitment will be attendance at six (6) orientation/planning meetings (approximately 1.5 hours each). Change to (approximately 2-hours each), three workshops for approximately two hours each (add period) Delete and approximately 4-8 hours over the study period for additional outreach. Under Public Notice & Member Recruitment 1. Change date from September 28, 2017 to September 27th. Page 7 of 8 Draft Minutes(] Approved Minutes❑ Approved Date: Click here to enter a date. 2. Date for working group's first meeting: to be determined per Susan Lee. Planner Teague said he can understand the stress that comes with revising the Comprehensive Plan and the extra work; however, the consultants are aware of the commitment to small area plans. Teague further indicated the City will be reasonable with the consultants and if needed can discuss their fee. Commissioners agreed that the small area plans should proceed as indicated. Motion Commissioner Thorsen moved to approve the greenprint for the 70th & Cahill Small Area Plan with the aforementioned changes. Commissioner Bennett seconded the motion. All voted aye. The motion carried. VIII.Correspondence And Petitions Chair Olsen acknowledged back of packet materials. IX. Chair And Member Comments Commissioner Strauss told the Commission he enjoyed his public works tour, adding it was very informative. X. Staff Comments Planner Teague reported that the "Villa's" on West 49th Street received final approval from the Council. Commissioner Bennett said when that project proceeds the City should maybe look at cleaning up the intersections. Xl. Adjournment Commissioner Thorsen moved adjournment of the Planning Commission Meeting at 9:00 PM. Commissioner Hobbs seconded the motion. All voted aye. The motion carried. Jaolae/UocReAewackex Respectfully submitted Page 8 of 8 REPORT / RECOMMENDATION w CA )t=k •1'1,'co/wow:VP � Date: August 30, 2017 To: PLANNING COMMISSION From: Kris Aaker Assistant Planner Subject: A 20.2 foot pond setback variance for a deck addition at 4505 Nancy Lane. Action Requested: Approve a 20.2 foot setback variance from a pond for the construction of a deck in the rear yard Information / Background: The subject property is located on the south side of Nancy Lane cul-de-sac consisting of a two story home with an attached two car garage. The property backs up to a ponding area. The property was converted in 2015 from a rambler to a two story home. The property is nonconforming regarding setback and required variances to convert the existing rambler into a two story home, (see attached highlighted survey). The footprint of the home is larger than the buildable area given the required setbacks for the property. The most impinging setback on the property is the 50 foot setback required form the water body. The water body setback is within the footprint area, so no improvements into the rear yard can be accomplished without a variance. The homeowner would like to construct a deck from of the main floor of the home with stairs down to access the rear yard. The deck will be 281 square feet and will be located behind the garage, which is the farthest part of the home from the pond area. Given the maximum allowable lot coverage requirements, some of the existing patio area will be remove in order to accomplish the proposed deck. The homeowner had originally submitted plans for a larger deck however; it was scaled back given the maximum coverage limits.The property will be at the maximum allowable lot coverage with the proposed deck. No additional improvements may be accomplished on-site given coverage requirements. City of Edina•4801 W.50th St. • Edina, MN 55424 i ' Hennepin County Property Map Date: 8/23/2017 r i "1iff *'' 5 -2.,',,,,:y:;' >. "+M? e • irti- y b f d h , Fr4. 4. .4%,- '� 1 e , t;44,4� 10 x ,.i 1,., MI, 4 e N ,tl yb $ .. 4 I 'IN. ,c F I $'t r r .. I., ' vi,,,,, r . ,,.1,- , ,- ... . . ... . , ,„ „,,,,, ....,,,,. ,,,,... ,i, , . , ,-r-- .-,: . ,.._ . - 33 , . �re i o E♦y1 . _1k1,, a-. a ', , Y _.... , . .. ,iiv If • rli� ”4y , �`�' ...,,. '" '1F.IA ,M 0. ,E 7- .ice "' * e •' ,,,,';',7:2:: *ilk 1 inch = 200 feet PARCEL ID: Comments: OWNER NAME PARCEL ADDRESS: 4505 Nancy La, Edina MN 55424 PARCEL AREA: 0.34 acres, 14,838 sq ft SALE PRICE: SALE DATA: SALE CODE: Excluded From Ratio Studies This data Nis 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: F 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: Residential unnnuCTGAn• 7 Hennepin County Property Map Date: 8/23/2017 .� �•_ tea^. '',,A . li . 't ~ . 'Mi � ALd i ? i , � r F. .k s+^`0 4 dI/ r• iiL"di . t y g .. +gyp'. t s. � t kcY , . , t., ot.„ .. p i -. i.., -..:, ,, , . • - r ; 6 f'" rf c a�4e , x rz� 3+ r} l4i: :;:„. ,.. ,.-.. . .. . ., ,. ,..:,:i,,,,,,.,..,,,,,..,..:::.,, i„::„..,:, :,,,,,..,.. ::::::,,:......v...,,,..„...i...:.., . .. i.., s y. P s qp it �,,,,..,..2„... � i . s S .:::,,, . , . �� ,,,;,4„.......,:„.,,..,,,..: k r � � >•ti �� x��` -ray -.....„4„4„,,,,,,,4,...„..,;,?-4,..,,,c . , i . ....,.. „..,.....„.5::.,.. 1'. L,F'. 1 inch = 50 feet PARCEL ID: : Comments: OWNER NAME: PARCEL ADDRESS:4505 Nancy La, Edina MN 55424 PARCEL AREA: 0.34 acres, 14,838 sq ft SALE PRICE: SALE DATA: SALE CODF 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: Hennepin County shall not be liable for a ny MARKET VALUE damage,injury or loss resulting from this data. TAX TOTAL: COPYRIGHT©HENNEPIN ASSESSED 2017, PAYABLE 2018 COUNTY 2017 PROPERTY TYPE: Residential HOMESTEAD, MARKET VALUE • II I.x'02–lt6–ZS6 3NV7 .:(ONVN' cock ---- ON'0 3y13NV 00 T1 NNVtl1 t7tCSS NW'3RJId1d N303 • j� 'tl1053NNIW 30 1 3H1 j(7�'`fi�3H1�i130Nn 3AI210 0(1030 ONU,33 Otit�9 HOOS3NN11.1 40 313H Al .tl Wtl 11tlH1 Jo(anung arjaaap zap 3ju2 z� 30N3O%S��l 7 73H,�1/W Jo) OalVd3dcl SVMSA3AMIISS sII-11 1V70 H1 Ajl�a 0 AAe3a31A8 puoi j OH lf3S 'a31VM 01 VOW- /Olin 2 3 I CJns 1// I N3d SNOISIn321 \'/F'0 '/ �/�/ i4OZ'SZ AON 'F V-Nl a 7/n�7 39tld 31tl0 CSJJ 0009 'ON 133r0Od 0 PT-ST-ZT 'nall Q O W w z 4 \t' ONS LIJ r � — z ¢ a 0. N N ' QOO oO I- 0 z cO 0 w 0 W oN N. N Z d- J Z.1– F– U W > w 0 2 J j z> L iw� D� �� J� O' 0 Uo 1- S\- w w u� w > o-' o (il QN t UO LL 00 c- W ' F ¢ > w �w 000p h w0 z Cl)noF 1—z O 0- Ir o o 0 CCzz O I CO C In II =! 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In \ �w r `� \.� co w CO ; o �.o r o / rix o- I-s, z V� d- - ,_ _f h '4�_ a if N W 0, ` J • W` 1 SlZ /�. ... r '1,:i_,`2 �� ti°/ OI j____/ F,. II ;7,5 t \C P / I1�1 c. Tcj_Amoo-, `s- /o "V s'az �i/ �¢ r m4 I / cd, / 1 , w (� ,^ 41 � \�0,1 1. S2 / Z • W 7 _> Itli �IlOo , . o n I ; r, \ % f`}�+ / , _ _S — ,. '�\ \ \ \ ` / • // • • Z., . X 2 w REPORT / RECOMMENDATION 2111.� o 4(ta 6A Ty •I1coap0sso'p• 1888 Date: August 30, 2017 To: PLANNING COMMISSION From: Kris Aaker Assistant Planner Subject: A 20.2 foot pond setback variance for a deck addition at 4505 Nancy Lane. Action Requested: Approve a 20.2 foot setback variance from a pond for the construction of a deck in the rear yard Information / Background: The subject property is located on the south side of Nancy Lane cul-de-sac consisting of a two story home with an attached two car garage. The property backs up to a ponding area. The property was converted in 2015 from a rambler to a two story home. The property is nonconforming regarding setback and required variances to convert the existing rambler into a two story home, (see attached highlighted survey). The footprint of the home is larger than the buildable area given the required setbacks for the property. The most impinging setback on the property is the 50 foot setback required form the water body. The water body setback is within the footprint area, so no improvements into the rear yard can be accomplished without a variance. The homeowner would like to construct a deck from of the main floor of the home with stairs down to access the rear yard. The deck will be 28 I square feet and will be located behind the garage, which is the farthest part of the home from the pond area. Given the maximum allowable lot coverage requirements, some of the existing patio area will be remove in order to accomplish the proposed deck. The homeowner had originally submitted plans for a larger deck however; it was scaled back given the maximum coverage limits. The property will be at the maximum allowable lot coverage with the proposed deck. No additional improvements may be accomplished on-site given coverage requirements. City of Edina•4801 W.50th St. • Edina, MN 55424 REPORT/ RECOMMENDATION Page 2 Minnesota Statues and Section 36-98 of the Edina Zoning Ordinance require that the following conditions must be satisfied affirmatively. The proposed variance will: I.) 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 deck is a reasonable use of the property. The deck will occupy rear yard space that is the farthest from the pond and will be farther from the pond than the existing southwest corner of the home. The deck will not be the closest encroachment into the 50 foot water body setback. 2.) There are circumstances that are unique to the property, not common to every similarly zoned property, and that are not self-created? The unique circumstance is that the property originally was built under different ordinance requirements and conformed at the time of construction. Required setbacks from water bodies were 25 feet prior to 1990, with the home conforming at the time. The proposed deck would not have required a variance prior to 1990 given the proposed setback to the pond of 29.8 feet. Will the variance be in harmony with the general purposes and intent of the ordinance? Yes.The deck area will be farther from the pond than the back corner of the existing home. The location is the farthest it can be ram the water body. 3.) Will the variance alter the essential character of the neighborhood? No. The proposed deck expansion is a reasonable deck in the least impactful location given the limitations of the lot. REPORT/ RECOMMENDATION Page 3 Staff Recommendation Approve the requested variance based on the following findings: 1. The proposed location of the deck is reasonable given the limitations of the site. It would be located farther from the pond than the existing home. 2. The property received variances in 2015 to convert a rambler into a two story home given the setbacks required and existing nonconforming conditions. Conditions and setbacks remain the same with no opportunity to add anything into the rear yard, (where typically a home owner would expect to be able to add onto a property). 3. The practical difficulty for the property is restrictive setbacks and nonconforming nature of the structure. 4. The proposed deck will not alter the essential character of the neighborhood. The proposed deck expansion will be above grade and will maintain a greater setback from the pond than the back corner of the house. Approval shall be subject to the following: Plans and survey dated stamped: August 1, 2017. Deadline for a City Decision: October I, 2017. r7 ?( nt Property Map County p y te: B/23/2017 k,, _ti,,,,:vir a*,,,:1;:b.:::......,1,.., -' - .. 'fi ''-'t:. I: ' -1-*..-77.ig,,,,,' r Da 1,',46-. yq4 fkl ,.r.# .. 1 ° F �. �� 331 ¢6 FFF Y ( VI 4.�' ,k. 1, 1rW.R97� , tit 1, t it T .,,, • Mfr ` i �, _ ,- ., -.g. ' kms + r. u y1/. ,! r . ;- 1r- -.n '--- ' . 4 k , , . .ie,...- le -`,..?:, •,' , _. ~i , 4..- te. 1, , .r t t „, I r.: : i r .� a t . - k '",Prrl 4i1 4, r- • - ,.. lin+ , .., ." -,,,,,dthat,,,„r ,, ,, roo T ' -014110411#P11 , ''''''''''''...-1.e k A`—` 1 inch = 200 feet PARCEL ID: Comments: OWNER NAME PARCEL ADDRESS: 4505 Nancy La, Edina MN 55424 PARCEL AREA: 0.34 acres, 14,838 sq ft SALE PRICE: SALE DATA: SALE CODE: Excluded From Ratio Studies 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: F Hennepin County shall not be liable for any MARKET VALUE . damage,injury or loss resulting from this data. 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HI I . . . . . • . . 1.:0.F.14 irlaa'fiX I 1 . )t / • • ....... - , I I Ill I . . • Deck layout diagram VIII fff®..,i...11l��� / w. f7 '4 7 I I' - 111140111 _-,t ,..,- „i!..t.- .--.. 14:::,-.1.- ..=3„:„.,--.;,..z...,- (,-, b `' , .. . < ., -,� rd's 'ts4 Top view without planks Bottom view with planks 4 j5.fr'' II 1101 hi -----' tt 14-W y 1 1l 11(1.1_ -11111 17 e Top view with planks Notes: 1. Material color not accurate in this representation 2. Railing and balusters may not be accurate. May elect to use horizontal cables instead of vertical balusters 3. Door to house not shown in this picture 4. Small bumpout on side will abut against house( design software tool would not allow). See drawing and survey. 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', "3' .. a• f c i f �i s % - e. ..,,..'.t.,..',,,4-44....,,,,„t' ,,':.,..!';`,':.A.1.- Z. t v- 5 te.4 3', '"P'Gt`°* f t,s,f 1`7 Y,4 ,h � d C' kik '..L ,e`T. rati�n"0"M xa"�0-rt,`" i`4t3tAk` -V-4,- '5*�" ivfl afia+drw>so- ,.0.1 ..%,,,?',a' a+�-"<!'fi+ s3'!+ �' k^ .+t.",' .:. .k-„ •''L' a,..t',sj�*;. https://mail.google.com/mail/u/U/#inbox/15c879e8f8f39998?projector—I 1/1 I REPORT / RECOMMENDATION 4"91NA=Atli w GI ,‘,,,'',, 1-4•1 t..,‘1, 12 Ey. 0 1898 August 30, 2017 Date: PLANNING COMMISSION To: Kris Aaker Assistant Planner From: Table a Variance request for a 23 foot pond setback for a proposed in-ground swimming pool. Subject: Action Requested: Table a 23 foot setback variance for an in-ground pool at 7710 Marth Court. Applicant' surveyor/engineer needs to satisfy City Engineer's requirements given flood plain within the rear yard . Staff requests the item be tabled to the September 13, 2017, Planning Commission meeting. City of Edina • 4801 W.50th St. • Edina, MN 55424 w9tr. CITY OF EDINA to 4801 West 50th Street oC 15)1'4• ay Edina,MN 55424 www.edinamn.gov Date: August 30,2017 Agenda Item#:V.B. To: Planning Commission Item Type: Report and Recommendation From: Kris Aaker,Assistant City Planner Item Activity: Subject: Public Hearing B-17-15 Variance Request Action ACTION REQUESTED: Continue this item to September 13,2017. There are floodplain issues that still need to be resolved. INTRODUCTION: A 23 foot pond setback variance for an in-ground swimming pool in the rear yard of 7710 Marth Court. CITY OF EDINA MEMO City Hall• Phone 952-927-8861 Fax 952-826-0389•www.CityofEdina.com 04 ,f \v •�Ybnnno K9• Date: August 30, 2017 To: Planning Commission From: Cary Teague, Community Development Director Re: Sketch Plan Review — Shake Shack (South East Corner of France Avenue & 66th Street) The Planning Commission is asked to consider a sketch plan proposal to develop the south east corner of France Avenue & 66th Street, at Southdale. This is the last of the four corners of the Southdale site to be developed. The site is currently a paved overflow parking for the mall and Macy's. (See site location on pages Al-A5.) Simon Properties is proposing to construct a 5,000 square foot Shake Shack stand-alone restaurant. No drive-through is proposed. The store would have a pedestrian entrance off France Avenue, and from the parking lot facing east. (See the applicant plans and narrative on pages A6-A21.) The site is zoned PCD-3, Planned Commercial District. The proposed use is permitted on the site. The applicant would only be requesting a site plan review with a parking stall variance. These variances have been standard 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. (See the pyramid of discretion on page A5a.) The applicant is still however, requesting Sketch Plan feedback on their plans prior to submittal of a formal application. The Greater Southdale Area Vision Plan has been shared with the property owner, Simon Properties; and they have responded to the Greater Southdale Area Principles. (See pages A6- A15.) The applicant has revised their original plans to better engage France and 66`h, by moving the loading area from the north side of the building to the south; locating the patio on the front of the building facing 66th, and creating a front door entry facing France. (See original plans on page A21.) The south surface lot does not meet the Vision Plan goal of a 50-foot green space setback from France, as 35 feet is proposed. City of Edina • 4801 W.50th St. • Edina, MN 55424 CITY OF EDINA MEMO 491/'\lam O4(0 •�,:- tr1 m .2y The following compliance table demonstrates how the proposed new building would comply with the PCD-3 Zoning Ordinance standards. Please note that only the parking standards are not met. Compliance Table City Standard (PCD-3) Proposed Building Setbacks Front— France Avenue 35 feet 46 feet Front—66th Street 35 feet 4 I-64 feet Parking Lot Setbacks Front— France Avenue 20 feet 25 feet Front—66th Street 20 feet 40 feet Building Height 12 stories I story Maximum Floor Area Ratio 1.0 of the tract .48 of the tract (FAR) Tract size = 80.4 acres or 3,499,610 Gross s.f. = 1,691,135 s.f. (total— s.f. existing and proposed) 5,000 s.f. (proposed) Parking Stalls 7,197 spaces (based on 1,252,731 6,159 stalls* square feet of retail,1,957 seats of restaurant, 3,447 seats of theater, 232 units of apartments, and a 146 room hotel Drive Aisle Width 24 feet 24 feet *Variance Required TRAFFIC A traffic study would be required to determine the impacts on adjacent roadways. The study should include an analysis of intersections, the ring road and access to the site. 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Hennep dr- ,'N'dtrOGJVI"MSB&Associates 2013, HN Aerial 2015 ,x ..-1-' .-1- 1 in= 1,505 ft „., Zoning r::•:::'l PRD-4 l i POD-1 D PSR-4 R-1 I 1 MDD-4 )1W1 P RD-5 '11 P 0 D-2 _ • VT-Cr ( IN R-2 .__ 111 PCD-1 n RMD Ej M D D-5 N ..._ •EDIN ...,, A is PRO-1 Fl PCD-2 id PID 1,:.-'.."1 MDD-6 w -/--- --1\-- E - E3, PRD-2 Li PP00-3IIII, PUD S I'5 August 4, 201' I-, 1 P R D-3 -.....:.:, orsn n 1' 1 Arm Map Powered bv Da ta Link P i bfic LAscretiorni in the Land Useccess Bldg Permit Q Site Plan Review 414 S C.U.P. / I.U.P. cb / Variance Plats / Subdivisions ZoningAmendment Comprehensive Plans Roger N. Knutson Campbell Knutson, P.A. 317 Eagandale Office Center 1380 Corporate Center Curve Eagan, Minnesota 55121 APPLI Southdale Center—Shake Shack Development SUMMARY OF THE PROPOSED PROJECT: The project consists of a 5,000± square foot restaurant and associated off-site improvements at the northwest corner of Southdale Center. The parcel is located at the southeast corner of the intersection of France Avenue South and West 66th Street. The current development plan includes removal of the existing bituminous parking lot, reconstruction of surface parking, new sidewalk connections from the public right of way to the mall, reconfiguration of the nearby intersections along with the mall ring road and utilities to serve the restaurant. Pedestrian connections will be enhanced with an exterior patio at the corner to accentuate the space and invite pedestrians to access the mall area. Southdale Center will be improved by transforming a vacant parking lot into a restaurant development that will better engage and enhance the community. This redevelopment will address the objectives of the Southdale Area District and benefit the residents and visitors to Edina, adjacent property owners and tenants. Allow latitude to gain tangible and intangible outcomes aligned with the district principles. 1. How does the proposal contribute to the realization of the principles for the district? Response: The repurposing of the existing parking lot at the northwest corner of the Southdale Center will bring the first standalone Shake Shack to the to the Twin Cities area. This vibrant and new concept will have many additional benefits to not only the shopping center itself, but also will have a positive impact to the vitality of the France Avenue Southdale District. 2. How can the proposal move beyond the principles for the district? Response: The Shake Shack proposal will help guide other developments in the district by providing strong pedestrian connections to the France Avenue-West 66th Street corner and adjacent uses. This will help stimulate foot traffic in the area and will provide a vibrant social gathering space for residents to use while in the South dale area. 3. What tangible and intangible outcomes might be offered by the proposal, but cannot be achieved by the project on its own? Response: The proposal builds upon existing public elements already in place. Through implementation of these principles on future development, adjacent properties and users will create a greater over-arching pedestrian walkable network within the area. rl{'b City of Edina Planning and Zoning Southdale Center—Shake Shack Page 2 4. What does the proposal offer as a way of balancing those outcomes provided by others? Response: The proposal provides tangible connections to neighboring property developments with increased pedestrian and vehicular connectivity. The goal is to create a uniform community connectivity all within a human scale environment. The project will complement the developments on adjacent blocks including the Point of France and the Fairview areas. 5. What alternatives were explored to arrive at a proposal that is best aligned with the principles and opportunities of the district? Response: Several alternatives were explored prior to ending up at the current proposal, these included exploring alternatives for building placement, parking density and circulation. Alternatives were considered that placed the proposed use interior to the mall and the possibility of combining the proposed use with other uses to create more density and height to the corner. Considering the relatively small parcel size, restrictions on building height from agreements that govern this corner and Shake Shack's requirement for a standalone building, we are confident that the current proposal is the highest and best use of the comer. Advance quality through thoughtful and artful design of buildings and publicly accessible spaces, highlighted human activity, and enhanced economic vibrancy. 1. Discuss the materials and construction techniques intended for the building and the site with attention directed to ensuring and enduring quality is achieved, especially considering whether the proposal is a background or foreground element in the district. Response: The proposal includes a high quality contemporary building that has large expanses of glazing combined with warm materials and muted colors to soften the look. The building is intended to be the foreground centerpiece of this corner. 2. What qualities of the proposal will be most valued by the community in 50 years? Response: The focus on providing a strong pedestrian flow into and through the property will assist in the future development of the community and be admired for 50 years plus. 3. Describe the ways in which the proposal highlights human activity in the building and on the site, especially when viewed from adjacent or nearby public ways? if7 City of Edina Planning and Zoning Southdale Center—Shake Shack Page 3 Response: Shake Shack has a unique approach to their indoor and outdoor spaces. The patio space can incorporate items such as ping pong tables and foosball tables to create a sense of gathering and fun. A pedestrian plaza is proposed for the corner along the pedestrian connection from the public right of way to the building. In addition, the sidewalk adjacent to the roadways will be highlighted with improved landscape creating an inviting experience for the pedestrians. 4. In what ways does the proposal enhance the economic vibrancy of the district? Response: The development repurposes a vacant surface parking lot into a strong business model with a significant "fan"base and loyal following. By bringing more people to the mall property this unique destination will generate customers and sales to neighboring businesses. 5. How does the proposal adapt itself to changing economic opportunities of the community and the district? Response: Malls are constantly changing to accommodate the desires of the public. Current trends are heading towards malls being not just retail destinations but also dining and entertainment centers. For years, Simon has marketed this corner for potential development, and there is demand fora stand-alone fast casual restaurant at this location due to its'great visibility and ease of access. This current proposal has the advantage of a small building footprint located directly adjacent to the corner of the site, this provides for maximum developable area between the building and mall to accommodate further densification of the mall property should it occur. Look beyond baseline utilitarian functions of a single site to created mutually supportive and forward-looking infrastructure sustaining the district. 1. Describe the ways in which the proposal is self-supporting related to on- and off-site infrastructure and resources. Response: The project will rely upon access to the existing Southdale Center"ring road." Parking necessary for the land use will be configured on the property, with the ability to share parking off-site with the mall if necessary. The project will incorporate on-site detention of stormwater to achieve a level of self-reliance for stormwater management. 2. What impacts does the proposal pose on existing on- and off-site infrastructure? Response: Demand on sanitary sewer utilities and water main infrastructure will increase minimally to serve the project. Additionally, the proposal will provide a reduction in the rate Al City of Edina Planning and Zoning Southdale Center—Shake Shack Page 4 of runoff and due to the infiltration, a significant reduction in runoff volume as well. This will reduce the amount of flooding seen along the 66th street corridor. 3. What elements of the proposal support infrastructure needs of adjacent or nearby sites? Response: Demand on storm sewer and reliance on downstream stormwater management facilities will be reduced, because the project will incorporate detention of stormwater on- site. 4. Describe the infrastructure features of the proposal that are truly extraordinary by relating to the performance of those features of current standards, requirements, or best practices. Response: The degree of stormwater management that will be constructed on-site will exceed the Minnesota Pollution Control Agency's requirements as defined in the construction general permit. By adhering to the Nine Mile Creek Watershed District's standards, the project will provide an extraordinary reduction in the concentration of stormwater pollutants that are discharged from the property. 5. How does the proposal rely on infrastructure of the district for baseline performance? Response: The project will rely upon the available capacity for utility connections including sanitary sewer, storm sewer, and water. Existing transportation infrastructure for both pedestrians and vehicles will be relied upon to provide an efficient means of bringing customers to the proposed retail building. Foster a logical, safe, inviting and expansive public realm facilitating movement of people within and to the district. 1. What features and amenities does the proposal lend to the public realm of the district? Response: The proposal provides a 50 foot setback from the curb on France Avenue. The right of way will be lined with trees and other landscape elements. The building itself will contribute to the visual interest of the property in lieu of the existing surface lot currently occupying the property. The proposal will also improve the safety and navigability of the adjacent intersections along France and 66th and eliminate a section of very confusing one way ring road. City of Edina Planning and Zoning Southdale Center—Shake Shack Page 5 2. What features and amenities does the proposal introduce to extend the sense of an expansive and engaging public realm to its site? Response: The project excavates into an existing berm to extend the sense of public realm and continuation of the pedestrian connectivity. Additionally, the proposal opens the corner to the intersection and provides a means of direct pedestrian access thru the corner, engaging not only the Shake Shack building but also the Mall with the public Right-of-way. 3. Demonstrate the ways in which the proposal supports pedestrian and bicyclists movement and identify those nearby district features that are important destinations. Response: Bicycle parking will be provided on-site. Due to the significant grade changes between the existing public sidewalk and this property, it is not currently possible for a bicycle to access the property without climbing a berm. This development will provide a gently sloped walkway for a bicyclist to access the corner, then continue on to Southdale Center. 4. What features does the proposal employ to ensure a safe and inviting pedestrian experience on the site? Response:An accessible walkway connects the building to the corner, and a plaza mid-length provides a resting area with seating to invite a pedestrian to pursue this route. Walkways are designed to be safe and inviting. Encourage parcel-appropriate intensities promoting harmonious and interactive relationship without "leftover" spaces on sites. 1. How does the proposal relate in terms of scale to its neighbors? Response: This development is less intense than adjacent uses. 2. How does the proposal make full use of the available site, especially those portions of the site not occupied by parking and building? Response: Currently the property is occupied by a parking lot that extends within the setbacks. The proposal maximizes the balance between green space and parking while positioning the building at the setback. 3. How does the proposal interact with its neighbors? 41O City of Edina Planning and Zoning Southdale Center—Shake Shack Page 6 Response: The pedestrian sidewalk that lines the property line along France and 66th will connect to the current neighboring property walks and crossings. The proposal has vehicular connections to the Southdale Center ring road, and the planned off-site improvements will improve access to neighboring properties as well. 4. Describe the zones of activity created by the proposal and compare those areas to zones of activity on adjacent and nearby sites. Response: The proposal creates a vibrant corner use which is anticipated to attract consumers from both locally and capture customers from outside the area as they travel the France Avenue Corridor. We anticipate 4 zones of activity onsite: 1. The Public Front/Entrance zone located in the front of the building (between the mall and building). This zone will be designed to provide areas for pedestrians, bikes and vehicles to access and park. This area will be designed to be consistent will the adjacent mall areas. 2. Internal building area—business purchases and consumer areas. Similar to other casual dining uses in the area, however this one will have the Shack Shake twist. 3. Semi Public Zone—This zone is the patio, this zone is a recreational/relaxing area not just reserved for eating, but has additional activities. We are not aware of any nearby sites that have something like this. 4. Public Zone— located along the Right-of-way. This area will serve to connect the proposed use with the public space, providing access for both bikes and pedestrians and screening and landscaping. Advance human and environmental health as the public and private realms evolves. 1. How does the proposal enhance key elements of environmental health (air, water, noise, and habitat)? Response: The proposal increases the green space on the property, primarily focused around the public way. The use is consistent with the area and will not contribute negatively to environmental health. 2. How does the proposal mitigate any negative impacts on environmental health on its own site? Response: The reduction in surface parking and increases in green space in the proposal will mitigate negative impacts on environmental health. City of Edina Planning and Zoning Southdale Center—Shake Shack Page 7 3. How does proposal provide for a healthful environment beyond the current condition? Response: Increased pedestrian and bicycle connectivity will promote a healthier, more walkable environment. 4. Describe ways in which human health needs are advanced by the proposal. Response: The proposal contributes to the City's plans to create a pedestrian friendly, walk-able France Avenue and 66h Street Corridors. Embrace purposeful innovation aimed at identified and anticipated problems. 1. Identify the problems posed by the proposal or the district requiring innovative solutions and describe the ways in which the proposal responds? Response: Additional loading on the public infrastructure is anticipated. Projected traffic loading to the corner is expected to increase. To prevent unacceptable conditions, the ring road and nearby intersections are to be reconfigured to accommodate this increase. Additionally the additional vehicles bring with them additional pollutants to the stormwater runoff. The proposal includes runoff collection and infiltration systems which will significantly reduce these negative impacts to stormwater quality. 2. Describe the metrics to be used to compare the innovations posed by the proposal. Response: The water quality and detention devices proposed with this project will meet or exceed the district watershed requirements. The traffic and parking improvements will meet the requirements of both the City of Edina and Hennepin County. 3. For those solutions posed by the proposal as innovative, describe how they might become "best practices"for the district. Response: Given that each corner of Southdale Center is adjacent to public infrastructure, and that anticipated development will require watershed permitting, the best management practices used on this project can be used at other locations of development at Southdale Center as they develop. At a minimum the water quality will be improved, but there may also be opportunities to improve the level of service being provided for storm sewer in adjacent public infrastructure. Discussions have been held with the Watershed District on not only the best way to meet their requirements but potentially exceed them in a joint effort to provide a more regional benefit. 19 City of Edina Planning and Zoning Southdale Center—Shake Shack Page 8 4. Describe innovations in systems and aesthetics and the ways in which systems and aesthetics for integrated solutions. Response: The storm water management systems in the proposal are underground, which removes the possibility of wet low areas that typically collect debris and are difficult to properly maintain. These types of systems also reduce the possibility of vector issues that sometimes are a problem with above ground systems. 5. Describe other projects where innovations similar to those included in the proposal have been employed. Response: Recent improvements to the Mall food court and residential tower have included similar underground detention systems. These systems are functioning well. Two recently approved projects on the northeast and southwest corners of the mall property propose to use similar systems. Promote well-balanced aggregations of "come to" and "stay at" places focused on human activity and linked to an engaging public realm. 1. How does the proposal complement the mix of uses in the district? Response: The addition of an easily accessible, fast casual dining option to the district will provide a new and exciting lunchtime option for the nearby office buildings and a unique option for Mall and Movie patrons for a quick dinner. 2. Describe the proposal in terms of"come to" and/or"stay at" places. Response: The Shake Shack brand is unique to the area, as there are no other standalone locations in the Twin Cities area. Due to the proposal's unique configuration and ease of access, this location is expected to draw customers from not just locally but throughout the Region. 3. What adjacent or nearby "come to" or"stay at" places does the proposal rely on for vitality? Response: Southdale Center is a destination in and of itself. Additionally, other retail, hotel and food establishments assist in providing an attractive destination for customers. 4. Demonstrate the flows of activity generated by the site during a typical weekday and weekend day. A(3 City of Edina Planning and Zoning Southdale Center—Shake Shack Page 9 Response: Due to the ease of access provided by this standalone proposal combined with the nearby office/medical uses, it is anticipated that this proposal will drive a strong pedestrian lunchtime crowd during the week who will be fitting in a visit over their lunch hour. On the weekends and evenings, patrons of the mall and nearby movie theater are anticipated to visit for a casual dinner at a unique location. 5. In what ways does the proposal interact with surrounding sites to encourage an engaging public realm? Response: The notable interactions from the proposal with the surrounding area are as follows: 1. This proposal provides a service needed by nearby offices users. 2. This proposal creates a vibrant and upscale use on a prominent corner in the City. 3. This proposal enhances pedestrian and bike connectivity. 4. This proposal promotes safety with the ring road and intersection improvements. Ensure every component contributes to the sustained economic vitality of the district and the community. 1. Describe the proposal in terms of its economic contributions to the district. Response: Aside from adding a unique and vibrant dining option to the area, Shake Shack plans to employ roughly 45 team members at this location. Additionally Shake Shack's pay is well above the industry average with the minimum anticipated to be roughly 12$/hr. 2. How does the proposal enhance development on adjacent or nearby sites? Response: Off-site improvements to France Avenue and 66th Street will improve access to adjacent sites. Additionally, pedestrian connections provided thru the site will promote safer access to the mall and the public right-of-way. 3. What features of the site or district limit the potential of the proposal from being fully realized? Response: There site constraints such as significant grade differential which create a design challenge, with approximately eight feet of grade change to accommodate at the corner. Additionally the site is served only by the mall ring road as entrances and exits that close to a major intersection are not feasible, therefore the potential for access to the site is limited. City of Edina Planning and Zoning Southdale Center—Shake Shack Page 10 Additionally there are agreements in place with existing mall tenants/partners which limit the height of density of any development on that corner. 4. Why is the proposal best situated on its proposed site from the perspective of economic vitality? Response: The proposed land use facilitates future development by not restricting sight lines to Southdale Center and potential uses between the corner and the Center. 5. How does the proposal make the district and the community a better place? Response: The development replaces an existing surface parking lot with a vibrant and unique dining option available in this configuration nowhere else in the Twin Cities. 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(See property location on pages Al-A4.) As proposed, at full build out, the site would include: ➢ 266-334 new housing units (51-64 units per acre); 3-6 stories at 7200 France and 14 stories at 7250 France. Phase I = 121-164 units (rental apartments); Phase 2= 145- 170 units (owner occupied condos or rental apartments.) ➢ 53,000 square feet of new retail/commercial uses; ➢ A bike and pedestrian trail is proposed through the site including a launch/landing pad for a bike/pedestrian connection over France Avenue. The applicant does NOT propose to build the bridge over France. This could be a part of the Three Rivers Park Regional Trail. The plans have been sent to Three Rivers Park for comment. (See their response on pages A89-A90.) The District has found that the plans would not meet their specifications for the Regional Trail. ➢ The applicant is proposing to comply with the City's Affordable Housing Policy including providing 20% of the total units within the project. (Up to 67 units.) Primary vehicle access points would be off France Avenue and Gallagher Drive. No vehicle access is proposed off 72nd Street. The Southdale Area Development Principles were shared with the applicant. The applicant has responded on pages A6-A13. City of Edina • 4801 W.50th St. • Edina,MN 55424 STAFF REPORT Page 2 To accommodate the request the following is required: ➢ Comprehensive Plan Amendments to increase the height maximum from four stories and 48 feet to 14 stories and 180 feet; and increase the density in the OR, Office Residential District from 30 units per acre to 64 units per acre; and increase in FAR from 1.5 to 1.6; and ➢ A Rezoning from POD-I, to PUD, Planned Unit Development. As with all sketch plan reviews; the Planning Commission is asked to provide non-binding comments and direction on a potential future development request. Areas of focus should be on the proposed land use, the appropriateness of the proposed development on this site, with a focus on the proposed density and building height. COMPLIANCE TABLE While the applicant is proposing to rezone the site to PUD, the following table demonstrates compliance with the underlying zoning: City Standard (POD-I) Proposed Building Setbacks Front— France 60-160 feet (based on height) 50 feet* Front—72nd 75 feet (based on height) 20 feet* Front- Gallagher 30-160 feet 30 feet* Drive 40 feet based on height 50 feet Side—West Two times the height from R-I for 6 story 250 feet building = 150 (based on 75 feet) Six times the height of the building from R-I property = 960 feet 650 feet* (Based on 160-foot building height) Building Height Four stories and 48 feet 6-14 stories and 160 feet* Maximum Floor 1.00% 1.6%* Area Ratio (FAR) Parking Stalls 334 enclosed (residential) 678 enclosed total* 85 surface spaces Council may require surface stalls if deemed necessary. 265 (retail) = 684 Total Parking Stall Size 8.5' x 18' 8.5 x 18' *Not code compliant • • STAFF REPORT Page 3 The proposed uses would be a significant upgrade to the current buildings on the sites. The proposed density (I.6 FAR and 64 units per acre) is a little high for recent development in this area of France. It is similar to the densities that have been approved closer to Southdale in the CAC District. (See page A4.) The proposed height is a significant increase. The trade-off in allowing more height is a more creative site plan with improved site circulation and public space; the very high quality development; additional public space; underground parking; improved pedestrian and vehicle access and connections; and significant contribution to the City's affordable housing stock. The pedestrian and bicycle oriented design would include bike and pedestrian paths through and around the entire site, and a potential future bridge of France. As a comparison of density; the following table represents densities in other Edina multi- family residential developments: High Density Development in Edina (Red-Indicates recent projects) 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 Edinborough Condos 76xx York 392 36 South Haven 3400 Parklawn 100 42 Crossroads 7200& 7250 France 334 64 6500 France-Senior Housing 6500 France 188 80 Lennar - Onyx 6725 York 240 52 5000 France 5000 France 23 29 The Collaborative Market Street 131 46 Gateway Point (Envi Edina) 66th &York 191 96 The Millennium 66th &York 372 60 STAFF REPORT Page 4 Example Residential Density Ranges in Surrounding City's Comprehensive Plans City Range— Per Acre Bloomington 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-I3I Richfield High Density Residential Minimum of 24 High Density Res./Office Minimum of 24 Mixed Use 50+ St. Louis Park 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+ STAFF REPORT Page 5 Higher density would seem reasonable for mixed uses in the in the OR, Office Residential Zone which is located primarily in the Southdale area. See below: Legend + -....______.-- -_-. w assn si conn•..o.n.n..++,n.u.no,-o ox, -me.c",,,,..-.,.,. °tt' 1 ao j t rTy -f +lir A -.- a .M` e -t-•#3�j. lay -�' f "1• - 1 r l tt 1 �,,y,! ,, J 4. ialff t 1,4 . 't115, ,t h.. ,�'.+-1-441:-'1,j.-'., --c 1 r'< ,° rte 4,khvc •c_ j P6 ' Viff- L „_.4-1,::•::;4474.11;1, 2 ,„::41,:_;;-: ' 14 ::5„,,-,,,,,,,,,,,,....„,„-,.„,,_,,,,,,,„.... - .,,,,,,,„,„4...A,.,, . _- f l R�^ * ; 1frS ` a T t J , t — , - ` �,r-,5 Ni .taaiI r a� f,r ' rr�� (=t�7�c 3 $k,r, v .. x" L I :.-:,,, ,,,,,,,f ty ri).;144,4g., r. �' #? ' E € ' it� lAOR . t - I P1: litu 'qr IDR- - -* 111e Cr461110 �„` h rya ,-06.1 r - E, ,, 1,11411.' r 1-i N (,� 'T ,=11,,,,.#14.`: - �- HDR' s es 9i e t' Ii i -. IT c v rn..Y s ti o L-a h51 tr ! 7t'k' . NC Irl -.;Ew. �t"'1 r, .`lc. I i �v �_ti, * '-FMS e `_ u Y.1. 111)� 6 „-4 1 Ig 1� r - -lir, r cu r .j, __ chi ti G/��� .,3CL$.—`°Wain'ii L NO Tf)R ,N.t-i3.V r -:--.4:••�. t._r S 3• R— I... tYP-l•'ifp1 t—1 1.. . IDR m _ ,,,,.4 . s ionntinew C�■. �1�� � i ��ltMltfl�r =nom"��� • C oriAum - - - J ram sr _i__-1 + !l1 m y. a Figure 4.3 (ea4--,„,..-'74,, °i' Cit of Edina �ea'/, ,� y Future Land Use Plan 2008 Comprehensive Plan Update Data Source:URS 0 0 Ob Miles The prosed FAR for this project is 1.6. 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 (220,000 square feet of development), the amount of traffic generated from that size of a development would be greater than the 220,000 square foot development proposed consisting of primarily housing with only 20,000 square feet of retail. Therefore, staff believes that a residential density of 50 units an acre is appropriate in the OR District. The following provides an example of the comprehensive plan amendment required: STAFF REPORT Page 6 Legend UDR-Low Dense/Reodential OR-Office RealdentUl 1111 RAI-Regional Meolcal LDAR-Low OensItcr Attached Residential 1111 0-omee 11111 OSP Op.Space and Parks MDR•Medium Deceits Residential Ell WC-Mixed Use Center rw PSP.Pubic/Serra Public ECR.RjghDOnSlyRedaOer*IU CAO. Um 00 IN PC Neighbortood r Commercial 1111 I-Inalerlal 2.00000Ali , I HD. 9 Iv 1 _ -ii• . 8 = .i. 2 _12 ' 3-5 (\Z. 01 C'AC' 11111 _. INNEN Om W 69111 Gt 2 - Fril 3 ti 1 10 ir r •— I 1.... W 700 SC II F._ .. , Eve•0 - 14* itaec:4 .1111111,4DR36_ :4 ":11) Height Limits ___ ____ 2 Stories:24' ov, • 3 Stories:36' 4 Stories:48' E5 Stories:60' ._ i 8 Stories:96 2 2 ' .,.> 9 Stories:108' ..,'! 10 Stories:120' : 1 12 Stories:144' — ithR 2 Standard Haight . Podium Height 1DR ,%_ w nth St 'C7 I t, - 011 OR ( ki. • I g \ W 771 h St OR— –=ritdels„. — v I, I Future Land Use Plan with 49s"4 4'4: Building Heights kpalligi) City of Edina Southeast Quadrant '.7: , 2008 Comprehensive Plan Update Figure 4.6B Data Source:URS 0 I 1---'1'; Height may be increased to 14 stories subject t "review and approval of City Council. ,...;:,.;• .:. - —,74 ..... /\ in°.,.1..,•..;;;-•.,--4-. ...• '-'. ' ' A ''''''',••ir'cric,''r :'..;1 ic.reci'-i:cr'i"4.at ,. —.- .....c— - STAFF REPORT Page 7 OR Transitional areas along major Upgrade existing streetscape 12-3-0 64 residential thoroughfares or between and building appearance, dwelling units/acre Office- higher-intensity districts and improve pedestrian and Ratio- residentialResidential districts. Many transit environment. Floor to Area Per current Zoning existing highway-oriented No current Encourage structured parking Code: maximum of examples in City. commercial areas are anticipated p y to transition to this more mixed- and open space linkages 0.5 to 1.5* Potential examples where feasible; emphasize the include Pentagon use character. g enhancement of the Park area and Primary uses are offices, attached pedestrian environment. other 1-494 *increases may be or multifamily housing. approved as part of a corridor locations Secondary uses: Limited retail PUD subject to city and service uses (not including council approval. "big box" retail), limited industrial (fully enclosed), institutional uses, parks and open space. Vertical mixed use should be encouraged, and may be required on larger sites. TRAFFIC A traffic study would be required to determine the impacts on adjacent roadways. The study should include an analysis of the housing density increase, which would in most cases replace allowed retail space. AFFORDABLE HOUSING The applicant is proposing 20% of the units to be for affordable housing and meet the city's policy. SUSTAINABLE DESIGN The applicant has indicated sustainable design principles on pages A62. As part of any formal application substantial sustainable design must be included. SHADOW STUDY A shadow study would be required to determine the impact of shadows cast by the 6 and 14 story buildings. WATERSHED DISTRICT & THREE RIVERS PARK DISTRICT The proposed plans would be subject to review and approval of the Nine Mile Creek Watershed District for stormwater, grading and drainage. The Three Rivers Park District has been provided the proposed plans and submitted comments. (See page A89-A90.) • STAFF REPORT Page 8 Three Rivers has several concerns about the proposed plans, including the proposal would not meet their trail standards. BUILDING HEIGHT The most significant issue with this project is the proposed height of the south residential building, at 14 stories and 160 feet. The tallest buildings in Edina are in the Southdale area include the Park Plaza and Westin at I 8-stories; Edina Towers at I 7-stories and the Durham Apartment and Point of France at 13 stories. (See a map and pictures of the tallest buildings in the Southdale area on pages A7I-A88.) A primary consideration of the sketch plan discussion should be the acceptability of a 14- story building in this location and up to 64 units per acre west of France Avenue. The general perameters of the Southdale Area Vision Plan has been 80 units per acre over the entirety of the Southdale District. With more dense development occurring between France and York, closer to Southdale and lesser density on the edges west of France and East of York. PUD The purpose and intent of a PUD is to include most or all of the following: a. provide for the establishment of PUD (planned unit development) zoning districts in appropriate settings and situations to create or maintain a development pattern that is consistent with the City's Comprehensive Plan; b. promote a more creative and efficient approach to land use within the City, while at the same time protecting and promoting the health, safety, comfort, aesthetics, economic viability, and general welfare of the City; c. provide for variations to the strict application of the land use regulations in order to improve site design and operation, while at the same time incorporate design elements that exceed the City's standards to offset the effect of any variations. Desired design elements may include: sustainable design, greater utilization of new technologies in building design, special construction materials, landscaping, lighting, stormwater management, pedestrian oriented design, and podium height at a street or transition to residential neighborhoods, parks or other sensitive uses; d. ensure high quality of design and design compatible with surrounding land uses, including both existing and planned; e. maintain or improve the efficiency of public streets and utilities; STAFF REPORT Page 9 f. preserve and enhance site characteristics including natural features, wetland protection, trees, open space, scenic views, and screening; g. allow for mixing of land uses within a development; h. encourage a variety of housing types including affordable housing; and ensure the establishment of appropriate transitions between differing land uses. The proposed project would incorporate most of the items noted above. Elements that are included would be high quality building design, creative approach to land use, mixed use, increase in public/open space, improved streets, and pedestrian oriented design with the inclusion of bike and pedestrian paths through and around the entire site. Site Location . *o 54d ce 158 Zi • cc •C 31 561 17 . .7. . . U1 N.1;:tg t • . Sfith St W Rl...v... ‘.. ' .. , vt .4 Rpoton Ave . 75 , .90 e,"' • 13 .‘,4 a1.-:•;e0 6/ori o G -158 Par: • 0 • PxVIV...1 x 60th St W l- Park/ 0 , . I . 62nd St W *... b i . 63rd St W 64Ih St W 32 . • •?[ Nia'.10/ 0 , Paok. 66th St W 53 i Lake Come4,1 Valley View Rd , cc E 6Sth St l..7 i-- . a • . I 1 : 70th S1 W 0 ,c) - 47,,on ' co •vr V•d• t 8 < .... I m i t Hil,,,,,40 IA azetonCa • 31 Leos — ! Tee Si Dewey Hill Rd is / Ti B,aerra,P,vk u `2*1(14,11/Ave (Coatney \-ka heitt.; ( i ..? . . 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The CITY of Z R-2 M PCD-1 0 RMD .51 MDD-5 N ,.'4-4: • )4,1 ( 4r••, ',rr..-„r'2.•”•, ETrly.. , EDINA a PRD-1 71 PCD-2 PID rm MDD-6 v -+ E PRD-2 0S [7271 PCD-3PUD II ti-R• August 23,20 CITY OF EDINA MEMO '&(MS 0 AL Legend WR-Low Density Residential OR-Office Residential -RM-Regional Medical LDAR-Low Density Attached Residential M 0.Office -OSP-Open Space and Parks MDR-Medium Density Residential _MXC-Meted Use Center PSP-Public/Semi-Public j HDR High Density ResklerOlal CAC-CommuntyAclivty Center f I LAH-LlmltedAccess Highway 3y' ME NC-Neighborhood Commercial II-I Industrialit": l2Ell Y _.,,. -, W 64th Sl 4 , HDR 10 2 --- < Y 65th St s. _-12 I !( 1 61h S1 3-5 ..._. ii . 8 i - ii. \-44,---_,..- 2 I 1 i L _I R AC 5 illikT OC'w69thSt 2 10 `h 3 : Is— __J AtI Wlorn St .._. 8 $ ....) f¢, - 2 k -t-' $ Height Limits 4 i 4 Li— __'',. ` 0 2 .a -, 2 Stories:24' 3 Stories:36' 1AMo a 4 Stories:48' 5 Stories:60' S 4 8 Stories:96' 012 - 9 Stories:108' o _ I__._ 2 w10 Stories:120' Parhlawn Ave „_ .... `I HDR 4, j 4 jt -- 12 Stories:144' 2 Standard Height HDR -} — 9 2 Podium Height 4 II\IDR ` i W 764 1i SI ' i ' C.; ._.. ..,.,. 1. icOR zc -,, `.,O wrath St OR V. i 1Minnesota Cr _ C1R . E I,..d ,C.) Ill incgtori Future Land Use Plan with rtilnBuilding Heights City of Edina , °' Southeast Quadrant -.,,,.-'' 2008 Comprehensive Plan Update Figure 4.6B Data Source:URS 0 o 0.5 Miles *Height may be increased to six stories&75 feet if * podium height is utilized on York and Xerxes subject to review and approval of the City Council. City of Edina • 4801 W.50th St. • Edina, MN 55424 /I / PL.1CFI A ` [d DJR ARCHITECTURE,INC. 333 Washington Avenue North,Suite 210,Union Plaza.Minneapolis,MN 55401 T: 612.676.2700 F:612.676.2796 www.djr-inc.corn August 9, 2017 RE: Project Narrative Crossroads Project 7200 & 7250 France Avenue South Edina, MN 55435 The Crossroads masterplan includes two parcels on the west side of France Avenue at Gallagher, in the mid-point between Highway 62 and Interstate 494 in the core of Edina's Greater Southdale Area. The first parcel (7200 France Avenue) is 3.51 acres (152,751 SF). This site is currently occupied by a small office building and a large area of surface parking to the west which will be demolished. The proposed improvements include a 3 to 6 story, approximately 121 to 161-unit, residential structure with a two-level, approximately 40,000 SF, Wellness Center(commercial uses). The second parcel (7250 France Avenue) is 1.68 acres (73,079 SF). The site is currently occupied by a small office building and a two level parking structure to the west which will be demolished. The proposed improvements include a 14-story building with residential over retail of approximately 145 to 170 units plus 13,587 SF of retail. A key feature of the project is a bike/ pedestrian bridge over France Avenue connecting the subject site to the East of France Avenue. The project delivers a coordinated launch / landing for this future public infrastructure that would serve as the missing link to complete the Nine Mile Creek Bike trail and provide a critical connection for important Edina community nodes. The Nine Mile Creek Bike trail is a signature element of the Three Rivers Park District which connects Edina to over 27,000 acres of parks and trails across the western suburban Minneapolis/St. Paul metro area. ✓` l DJR ARCHITECTURE,INC. 333 Washington Avenue North,Suite 210.Union Plaza.Minneapolis,MN 55401 T. 612 676 2700 F:612.676 2796 www.djr-inc corn August 10, 2017 RE: France Avenue Southdale Area Working Principles and Supporting Question Responses Crossroads Project 7200 & 7250 France Avenue South Edina, MN 55435 Allow latitude to gain tangible and intangible outcomes aligned with the district principles. (1) How does the proposal contribute to the realization of the principles for the district? Response: The proposed development's (Crossroads) main contributions to the district are: (A) a distinct identity to the vicinity and public realm which is created by providing a critical mass of uses in a highly amenitized mixed-use project and (B) provides a coordinated launch/landing for a new public bike/pedestrian bridge that links other important nodes and infrastructure systems. The proposal achieves this identity through the strategic arrangement of massing, uses and proposed infrastructure which was formed with the highest level of sensitivity to the surrounding properties. This innovative proposal can provide a basis which will allow adjacent properties to achieve intangible outcomes in the future through the proposed density and connectivity of the Crossroads proposal. (2) How can the proposal move beyond the principles for the district? Response: With the proposed increase in density, mix-of-uses and connective link across France Avenue the proposal aims at not just improving connectivity in the Southdale vicinity but also improving connectivity across the greater metropolitan region. (3) What tangible and intangible outcomes might be offered by the proposal but cannot be achieved by the project on its own? Response: The bike bridge across France Avenue cannot be achieved by the project on its own. The bike/pedestrian bridge component of the project includes a broader range of stakeholders who should and need to be part of the development process. The bridge is proposed to be part of the Nine Mile Creek Regional Trail which is part of the Three Rivers Park system. In addition, France Avenue is a County Road and not a City road. All of these aspects are factors that demand more involvement from outside the project development team to ensure the best possible outcome for this component of the project. (4) What does the proposal offer as a way of balancing those outcomes provided by others? Response: In order to build a bike/pedestian bridge across France Avenue, long ramps are needed at a 3% to 5% slope. The proposal offers the land for this to take place on either side of France Avenue for the bike/pedestrian bridge to drastically reduce impacts to the public way and surrounding properties. Currently there is no public way that exists on the East side of France Avenue for the bridge ramp, and there is very limited public way on the West side of France Avenue for the bridge ramp. The proposal views integrating this public piece of infrastructure with private development as an advantage to the vicinity and the Greater Southdale Area. (5) What alternatives were explored to arrive at a proposal that is best aligned with the principles and the opportunities of the district? Response: Different massing alternatives where explored that focused on where to strategically and appropriately locate increased density. The proposal arrived at the current massing as a result of many factors which include:A)massing that was seen as the most sensitive to surrounding properties B) phasing that is achievable and minimally impacts the neighborhood during construction, and C) massing that displayed the appropriate scale and identity for the parcels. Advance quality through thoughtful and artful design of buildings and publicly accessible spaces, highlighted human activity,and enhanced economic vibrancy. (1) Discuss the materials and construction techniques intended for the building and the site with attention directed to ensuring an enduring quality is achieved, especially considering whether the proposal is a background or foreground element of the district. Response: The proposal is currently in the Sketch Plan process that is aimed at inclusivity of input about materials and construction techniques. However, the materials palette will include stone at the podium level which is mandated by Edina Zoning code(36-579.3). The materials above the podium are foreseen as upgraded materials but not necessarily stone due to the height of where those materials would be applied. The structure is proposed at a height above 75' requires the structure to be Type I construction, which would be either steel or concrete for the portions above 75' by MN IBC Fire Code. (2) What qualities of the proposal will be most valued by the community in 50 years? Response: We hope this project will be looked upon in 50 years as providing an important physical crossroads between key geographic nodes in Edina and improving access, safety, enjoyment and healthy mobility to the community. Also as an important psychological crossroads from an era of largely auto-centric patterns of development to a modern multi-modal perspective that fosters mixed-use suburban and highly amenitized environments better matched to the live,work, play preferences of existing and future Edina residents. (3) Describe the ways in which the proposal highlights human activity in the building and on the site, especially when viewed from adjacent or nearby public ways? Response: The proposed project emphasizes human activity and a vibrant mixed-use environment in many ways: (A)the bike/pedestrian walkway is literally woven into the architectural massing, allowing those passing through to see all major facades of the project,the significant landscaped areas and dramatic view corridors to the project and from the project, (B)the passage of bicyclists and pedestrians across the bridge over France Avenue emphasizes human activity and adds vibrancy over an extended day and throughout the year, (C)the enhanced setbacks and wide pedestrian sidewalks mix residents,workers, visitors and passers-by in a safe, attractive and welcoming environment. Finally,the site lines to the bridge,from the bridge and approach ramps significantly enhance the public's view of the natural beauty of the area. (4) In what ways does the proposal enhance the economic vibrancy of the district? Response: Currently the Southdale District is an economically vibrant district with a diverse amount of uses which make it stand out as a retail hub, regional medical center and thriving financial center. However, these uses are also currently segregated by parcel and do not connect or work with other properties fluidly. The Southdale Re-Visioning Plan Draft aims to change this with proposing to break down superblocks into a more walkable community. The Crossroads proposal aims at diversifying uses within particular parcels and allowing them to be connected fluidly to promote economic vibrancy. Multi-modal connectivity is the most significant contribution to make the vicinity not just economically vibrant but economically sustainable for the future. (5) How does the proposal adapt itself to changing economic opportunities of the community and the district? Response: The proposal lends itself to changing economic opportunities in the district in a couple of different ways. One is that retail has been placed in a limited proportion, and placed in certain spaces that could possibly covert to other uses in the future if the market demands. Second, the residential tower component of the project have been clearly sectioned off, so when that future phase gets built there is stronger demand to be a different use or have a portion be a different use, they may adjust to what Edina's market demands become. The existing office buildings on the site were designed solely to be office space and can only be office space. The Crossroads has flexible massing that has the potential to be more than residential on the upper floors if needed. Look beyond baseline utilitarian functions of a single site to create mutually supportive and forward- looking infrastructure sustaining the district. (1) Describe the ways in which the proposal is self-supporting related to on-and off-site infrastructure and resources. Response: Crossroads is an inherently connected, democratic and inter-dependent project that connects to and leverages the amenities, public investments and natural beauty of the area. It is the opposite of a self- contained, exclusive and private single-use project prevalent over past decades. (2) What impacts does the proposal pose on existing on-and off-site infrastructure? Response: The proposal displays interior streets for interior circulation that are intended to function efficiently and minimize added congestion to the adjacent streets. The bike/pedestrian bridge also plays a role in reduction of congestion to the surrounding infrastructure by providing a way to cross France Avenue safely without a car, using healthy and more environmentally sustainable modes. Finally, the dense mixed-use format enhances internal walking mobility among common uses, thus minimizing the need for auto trips elsewhere. (3) What elements of the proposal support infrastructure needs of adjacent or nearby sites? Response: The bike/pedestrian bridge is a key element of the proposal responding to needs of the nearby sites. The bike/pedestrian bridge provides an easy way to branch the residential neighborhood to the West of France Avenue to the Centennial Lakes development and the Edina Promenade. Currently, France Avenue is a barrier that is not easily crossed and divides a district. This connection fosters public safety, healthier modes of mobility, and more enjoyable pathways for individual and family leisure time. In addition, the scale of the project allows for more cost effective and environmentally sustainable solutions to groundwater drainage problems in the area. (4) Describe the infrastructure features of the proposal that are truly extraordinary by relating the performance of those features to current standards, requirements, or best practices. Response: The bike/pedestrian bridge weaving through the large endcap buildings provide an opportunity for connectivity as well as an element of innovation for the structuring of the public realm. Often bike and pedestrian amenities are requested for proposals similar to the Crossroads, however finding spaces for these amenities that are visible and identifiable to the public is not easy and amenities like bike shops, bike storage and bike lockers/showers are often put underground away from the public view. By making a bike bridge at the second level of the buildings, this creates a unique opportunity to have the types of amenities at the second level in an identifiable location directly in the view of the public realm and directly adjacent to the people who use them. (5) How the proposal relies on infrastructure of the district for baseline performance? Response: The proposal relies on two vehicular access points to the development. One access along Gallagher Drive which is existing and one access along France Avenue which would be right in, right out. Foster a logical, safe, inviting and expansive public realm facilitating movement of people within and to the district. (1) What features and amenities does the proposal lend to the public realm of the district? Response: The features and amenities that lend to the public realm are; increased setbacks off of the surrounding public ways; bike/pedestrian bridge; added greenspace on site 2; and the inclusion of a wellness center factor to the development which is intended to improve the quality of life for the resident on and off the site in the vicinity. (2) What features and amenities does the proposal introduce to extend the sense of an expansive and engaging public realm to its site? Response: The proposal has a number of features intended to enhance the public realm: 1. Bike bridge connection across France Avenue. 2. Addition of public space (linear plaza) along the West side of France Avenue. 3. Addition of smaller scale public spaces along Gallagher Drive and 72nd on the West side of France Avenue that help transition to the residential neighborhood to the West. Currently, most of the site in the proposal is surface parking or sunken green space that is not functionally usable to the public. (3) Demonstrate the ways in which the proposal supports pedestrians and bicyclists movement and identify those nearby district features that are important destinations. Response: The bike/pedestrian bridge proposed is not only for the benefit of this site alone. The bike/pedestrian bridge proposed would be part of the Nine Mile Creek Regional Trail that connects the whole Three Rivers Park system which covers 5 counties as well as connections to other trail and transit stops. (4) What features does the proposal employ to ensure a safe and inviting pedestrian experience on the site? Response: The bike/pedestrian bridge is a direct response to the safety of bicyclist and pedestrians that attempt to cross France Avenue. Interior circulation has also been organized through locations of parking entries to ensure pedestrian safety and friendliness within the site. Encourage parcel-appropriate intensities promoting harmonious and interactive relationships without "leftover" spaces on sites. (1) How does the proposal relate in terms of scale to it neighbors? Response: The the massing has been delicately arranged to provide density and height at the most appropriate location in the Southeast portion of the site and step down considerably to three floors toward the residential neighborhood to the west in order to provide a true transition of zoning in the vicinity. (2) How does the proposal make full use of the available site, especially those portions of the site not occupied by parking and buildings? /19 Response: The proposal utilizes the portions of the site that are not buildings or parking for public use. Open space along France Avenue has been utilized for activities such as outdoor dining or art displays to take place and smaller scale open space along Gallagher and 72nd has been utilized too for smaller scale activities and green space. Also, in order to preserve the existing tree grove that exists today and to provide a buffer to help the transition of zones there is a seventy-foot wide space between the proposed building and the adjacent residential neighborhood. (3) How does the proposal interact with its neighbors? Response: Along the northwest border of the proposed development there is a seventy-foot wide tree grove buffer. On the southwest border the development has an interior street that faces a surface parking lot on the adjacent property to the West. (4) Describe the zones of activity created by the proposal and compare those areas to zones of activity on adjacent and nearby sites. Response: There are multiple zones of activity in the proposal. The largest public zone of activity is a linear plaza along France Avenue which is created by a 50 foot setback from France. This linear plaza expands wider on the south end adjacent to the proposed 14-story tower. From the South end the linear plaza is connected across France visually and functionally by the bike bridge. In addition to this, there is a private interior courtyard that is an active area which is secluded from the adjacent properties by the proposed building that surround it. Off-site the Centennial Lakes Park and Edina Promenade are the only nearby zones of activity which the development proposes to connect and fluidly link together by the proposed bike bridge. Advance human and environmental health as the public and private realms evolves. (1) How does this proposal enhance key elements of environmental health (air, water, noise, habitat)? Response: We will be carbon footprinting this project and focusing on areas where we can reduce the carbon impact of both the construction and ongoing operations of the building below what is standard practice in the market today. This will be accomplished through collaborating with groups doing work with better building materials (which will also improve indoor air quality for those inhabiting the building), as well as pursuing a comprehensive approach to reduce energy and potable water consumption through investing in higher quality building systems and renewable energy sources. The proposal will also take a holistic approach to the existing storm water problem that integrates both green infrastructure with traditional grey infrastructure in order to improve water quality that flows back into Edina's wetlands. Placing more density along France Avenue will help shield noise to existing residential neighborhoods and the project's own interior courtyard. The tree grove on the west side of Site 1 will be preserved in order to provide a buffer between the development and the existing neighborhood and maintain that natural feature. At the same time, we will be adding greenspace to the overall site and will focus on selecting native species and create several pollinator habitats in order to shift this previously developed site back to more permeable surfaces and adding new habitat space. (2) How does proposal mitigate any negative impacts on environmental health on its own site? Response: The largest negative environmental impact to the site is France Avenue, which is 7-8 lanes in this portion and access to the site is essentially car-oriented. The proposal mitigates this impact in a number of different ways. One is by providing a greater setback along France Avenue of 50 feet. This wider space will be partially used to provide more greenery and street trees along France to create a better environment. Then the proposal seeks to increase density and height along France Avenue with the ground floor on France used for a Wellness Center and Retail so no residential space is on the ground level and only a small amount on A10 the second level, further separating residents from the car traffic. The enhancements to the public greenspace and the major pedestrian/bike connection over France will catalyze a shift away from the car-only access that existed on the site previously by encouraging more local trips by foot/bike and greater physical activity. (3) How does proposal provide for a healthful environment beyond the current condition? Response: The majority of the existing site is parking. The proposal seeks to move this parking underground so that the site can be used for a greener, more human-centric public realm.At the same time,we are using the principles of Well Design, LEED and Active Design Guidelines to create new buildings that challenge the status quo in terms of their environmental performance and positive impact on human health. By focusing on this from Day 1 of the project we hope to set a higher bar for projects to come that will continue to accelerate the advancement of Edina towards an ever-healthier place to live. (4) Describe ways in which human health needs are advanced by the proposal. Response: One innovative contribution this proposal makes to human health is providing a 40,000 SF Wellness Center within the development. Many developments focus on recreational amenities for residents, however this proposal suggests wellness is bigger than just access to recreational facilities. This is partially possible because the Southdale area is recognized as a medical hub and an asset to the surrounding communities. The proposal also seeks to utilize best practices regarding Red List building materials (ie: materials with components known to be harmful to human health), indoor air quality standards and reduce energy and water consumption below the baseline of comparable buildings, contributing to a healthier overall environment. In addition, as mentioned above, the Active Design Guidelines will be influencing the overall project design to encourage more physical activity by those that interact with the proposed project. Embrace purposeful innovation aimed at identified and anticipated problems. (1) Identify the problems posed by the proposal or the district requiring innovative solutions and describe the ways in which the proposal responds? Response: The most significant problem of the District is the nearly unmanageable barrier and boundary created by France Avenue. The sociological issue that barriers present is that one side often becomes good and the other side becomes bad by default through time. The proposal of a bike bridge attempts to solve this sociological issue while providing other innovative solutions that benefit the overall vicinity. Besides the connective quality of this component, the bike bridge proposedwill be fully integrated with the architecture to provide opportunities that may not be possible without it. One example of this is second floor active uses. Currently, second floor retail often doesn't have a place in the suburban market. However, with a bike bridge at a second level the opportunity could exist not just for retail but amenities that directly serve the people that use it while allowing these spaces to be highly visible to the public. (2) Describe the metrics to be used to compare the innovations posed by the proposal. Response: With the proposed innovative bike bridge, metric can be defined in many different realms. One would be the success of retail within the site and outside the site which the bridge connects.Another metric would be ridership and pedestrian use of the bridge which may not easily be measured directly, but would be reflected in full occupancy of the project or a future demand to build more upon the proposed bike infrastructure.The Wellness Center is another innovative component of the project that may be measured by the demographic that decides to live in the development. (3) For those solutions posed by the proposal as innovative, describe how they might become "best practices"for the district. Response: This proposal provides an innovative solution of providing a Wellness factor to a large scale residential development in order to improve quality of life. In the future, inclusion of wellness in a It development may be a "best practice". However, this could branch to include more that contribute to quality of life. Beyond wellness other factors could include things such as educational elements that would be a necessity to a successful largescale development. (4) Describe innovations in systems and aesthetics and the ways in which systems and aesthetics for integrated solutions. Response: As stated previously, the bike bridge is the most innovative solution of the proposal. Aesthetically the bridge was intended to be fully integrated with the architecture at areas of the development that have the highest density and height for the purpose of creating real identity to the vicinity and district. A negative outcome of the proposal would be if the bridge was built and is not identifiable or is underutilized because nobody knows it exists. The basic massing for this sketch plan proposal aims at planning the site properly to achieve the best position for the bike bridge to be aesthetically pleasing and highly recognizable to the district and the overall metropolitan region. (5) Describe other projects where innovations similar to those included in the proposal have been employed. Response: Of research done to date there has not been a bike bridge that has been fully integrated with the architecture which travels through the building (in the state, country or world). This may be the first of its kind, to provide bike circulation within a building. Promote well-balanced aggregations of"come to" and "stay at" places focused on human activity and linked to an engaging public realm. (1) How does the proposal complement the mix of uses in the district? Response: This vicinity of the Southdale Area has traditionally been strong from a retail stand point. Providing more density in the vicinity will complement the existing retail uses. Other than retail Edina has developed the Promenade as a significant public space. The added density to the vicinity of the Edina Promenade and Centennial Lakes will also compliment this component of the Edina Southdale neighborhood. Lastly, the existing transit stops along France Avenue will be enhanced by the added density, which will also increase ridership of the present transit lines. (2) Describe the proposal in terms of"come to"and/or"stay at"places. Response: Come to live. Come to shop. Come to be healed. Stay to shop. Stay to eat and drink. Stay to walk. Stay to ride. (3) What adjacent or nearby"come to"or"stay at"places does the proposal rely on for vitality? Response: The other"come to"or"stay at" places that the proposal relies on are the Edina Promenade, Centennial Lakes Park and the nearby Grocery store as well as other retail in the vicinity. (4) Demonstrate the flows of activity generated by the site during a typical weekday and weekend day. Response: Weekday—Work/Shop/Drink/Dine/Walk/Stay/Heal/Ride Weekend—Shop/Drink/Dine/Walk/Stay/Ride (5) In what ways does the proposal interact with surrounding sites to encourage an engaging public realm? �4(oZ Response: The proposal encourages engagement of the public realm through connectivity of public realm elements in the district and increased usable greenspace and open space on the parcels by significantly reducing surface parking. Ensure every component contributes to the sustained economic vitality of the district and the community. (1) Describe the proposal in terms of its economic contributions to the district. Response: The major economic contribution that the proposal makes to the district is connectivity and added density. Places of business cannot be economically stable if people can't get there or live there. (2) How does the proposal enhance development on adjacent or nearby sites? Response: This proposal along with the Southdale Re-Visioning plan set up a framework that other nearby sites, such as the Macy's site can build from and take advantage of. The current state of many of the surrounding sites along France Avenue are underutilized. (3) What features of the site or district limit the potential of the proposal from being fully realized? Response: There are no features in the district that limit the potential of this proposal. This proposal aims at solving issues with those obstacles and not letting them limit the potential of the development, even in terms of affordable housing which will be included. (4) Why is the proposal best situated on its proposed site from the perspective of economic vitality? Response: The proposal is best situated because of the natural advantages already set up in the vicinity which are; proximity to transit, proximity to retail and services, proximity to public spaces, proximity to the Nine Mile Creek Regional Trail and being located within a sought-after school district. (5) How does the proposal make the district and the community a better place? Response: The proposal is only a small portion of the overall Southdale Area. However, this proposal seeks to provide a basic foundation of identity, density and connectivity that will have everlasting positive effects on the district and community that can spur positive nearby development and progress of Edina. A13 N. 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