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HomeMy WebLinkAbout2017 10-25 Planning Commission Meeting Packet Agenda Planning Commission City Of Edina, Minnesota City Hall, Council Chambers 4801 West 50th Street Edina, MN 55424 Wednesday, October 25, 2017 7:00 PM I. Call To Order II. Roll Call Ill. Approval Of Meeting Agenda IV. Approval Of Meeting Minutes A. Minutes: Planning Commission, October 11, 2017 V. Public Hearings A. Ordinance Amendment - Allowing Small Wireless Facilities and Wireless Support Structures in Public right-of-way. B. Site Plan Review with Parking Variance - Simon Properties C. Subdivision for Market Street - Preliminary Plat 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 VIII. Correspondence And Petitions IX. Chair And Member Comments X. Staff Comments Xl. Adjournment The City of Edina wants all residents to be comfortable being part of the public process. If you need assistance in the way of hearing amplification, an interpreter, large-print documents or something else, please call 952-927-8861 72 hours in advance of the meeting. Draft Minutes® • Approved Minutes❑ Approved Date: Click here to enter a date. Minutes City Of Edina, Minnesota 4Planning Commission Edina City Hall Council Chambers October I I, 2017 I. Call To Order Vice-Chair Nemerov called the meeting to order at 7:05 P.M. II. Roll Call Answering the roll: Commissioners Lee, Thorsen, Strauss, Hamilton, Bennett, Vice-Chair Nemerov. Student Member Mittal. Staff, Assistant Planner, Aaker Sr., Water Resources Coordinator, Wilson, Communications Coord., Eidsness, Support Staff, Hoogenakker. Absent from the roll: Commissioners Hobbs, Olsen,Jones, Berube. III. Approval Of Meeting Agenda A motion was made by Commissioner Thorsen to approve the October I I, 2017, meeting agenda. The motion was seconded by Commissioner Strauss. All voted aye. The motion carried. IV. Approval Of Meeting Minutes A motion was made by Commissioner Thorsen to approve the minutes of the September 27, 2017, Planning Commission Meeting. The motion was seconded by Commissioner Strauss. All voted aye. The motion carried. V. Public Hearings A. Variance. Refined LLC. 5712 Woodland Lane, Edina, MN Staff Presentation Planner Aaker reported that the applicant is requesting to increase the first floor elevation 7.I feet higher than the current home's first floor elevation in order to construct a new home at 5712 Woodland Lane. This property is located in the Minnehaha Woods neighborhood and a large portion of the property is located within the floodplain. The City of Edina's Engineering standards require the basement elevation of the new home to be 2 feet higher than the FEMA base flood elevation. The Page 1 of 6 Draft Minutes® Approved Minutes❑ Approved Date: ack here to enter a date. requirement for increased height in basement elevation affects the ability for the project to conform to the maximum first floor height requirement of I foot. The property is located at the end of Woodland Lane Cul-de-sac and backs up to Minnehaha Creek. The multi-level home was built in 1952 prior to the FEMA floodplain study conducted in 1979 to determine flood risk areas. The lowest level of the home is at 858.3, which is 3.9 feet lower than the minimum flood protection elevation of 862.2. This is a neighborhood prone to flooding with most of the homes built prior to the flood plain study and with many having low floors below the flood protection elevation. It is a City and Watershed District goal to elevate and remove homes out of the flood hazard areas when the opportunity presents itself. Aaker explained that a variance is required to allow the first floor elevation of the new home to exceed the first floor elevation of the existing home by more than one foot. The current home located at 5712 Woodland Lane has a first floor elevation of 865.6 feet above sea level. This neighborhood in Edina is located in a floodplain area, and the established floodplain elevation is 860.2. The minimum basement elevation must be no less than 2 feet above the flood elevation so the minimum basement elevation for the property is at 862.2 feet. Planner Aaker concluded that staff recommends approval of the variance, as requested subject to the findings listed in the staff report above, and subject to the following conditions: 1. The site must be developed and maintained in conformance with the following plans: • Survey date stamped September I I, 2017. • Building plans and elevations date stamped September I I, 2017. 2. Compliance with the conditions and comments listed in the Environmental Engineer's memo dated. Appearing for the Applicant Andy Porter, Refined LLC Comments/Questions Planner Aaker was asked how tall the new house was. Planner Aaker responded that the house as proposed is 39-feet high, adding 40-feet is the maximum height allowed. The ridge height is at 90 I. The discussion continued with some Commissioners questioning the overall building height of the house and how height is measured. Planner Aaker explained that height is measured from the existing grade. She pointed out that the house being torn down is a multilevel house, adding first floor height is measured at the threshold where you enter the front door. She stressed this is not a typical house measurement; reiterating multilevel homes are difficult to work with and are challenging for homeowners and builders. Continuing Aaker further noted the homeowner desires a garage and basement area. Aaker further Page 2 of 6 Draft Minutes® Approved Minutes❑ Approved Date:Click here to enter a date, pointed out that the City of Edina requires houses to have basements. Concluding, Aaker noted the basement ceiling height is proposed at 8'6", which is not an unusual ceiling height in modern American homes. Water Resources Coordinator Wilson explained that the City requires the basement elevation of a new home to be 2-feet higher than the FEMA base flood elevation. She noted the lowest level of the new home is 585.3 which is 3.9-feet lower than the minimum flood protection elevation. Coordinator Wilson also noted that it is the goal of the City and the Watershed District to elevate homes out of flood hazard areas when the opportunity presents itself, such as in this instance. Wilson pointed out that the variance request is the result of a zoning ordinance requirement that limits the first floor elevation of a new home to be no more than I-foot above the existing. Wilson said in instances of floodplain that can be impossible to accomplish; reminding the Commission, they require a minimum raise of 2-feet. Coordinator Wilson was asked to address house placement and fill. Wilson explained that in the rear yard area there would be minimal fill. She pointed out that the house is being positioned closer to the street to lessen impact. Wilson was also asked if part of the review process would include requiring the applicant to include drain titles and gutters when built. Wilson responded those requirements are not part of this process; however, they could be included in the storm water management plan at the time a building permit is applied for. Continuing, Wilson stressed that all runoff would be directed toward the street or to the creek, not onto adjacent properties. Public Hearing Vice-Chair Nemerov opened the public hearing. The following residents spoke to the issue: • DD Drays 5633 Woodcrest Drive, Edina, MN (across creek) • Martin Freeman, 5637 Woodcrest Drive, Edina, MN (across creek) • Kent Oaks, 3936 West 58th Street, Edina, MN • Laurie Grotz, 5513 Park Place, Edina, MN • Tracy Eickhorn-Hickes, 5708 Woodland Lane, Edina, MN A motion was made by Commissioner Thorsen to close the public hearing. The motion was seconded by Commissioner Lee. All voted aye. The motion carried. Discussion/Comments Commissioners shared the following: • It was noted that a variance would be required to build any house on this lot to raise it out of the flood plain. It was also acknowledged that the subject site has unique restraints to include; the Page 3 of 6 Draft Minutes® Approved Minutes: Approved Date:Click here to enter a date. flood plain, required setback from the creek and a sewer line bisecting the site. These restraints reduce the size and location of the building pad. • It was pointed out that this is a low area. It was suggested that there are other options (variance for building without a basement) and other house designs that would reduce the visual impact. A thoughtful design could alleviate concerns expressed by neighboring property owners. In addition, when making a decision on if a variance should be granted it would be beneficial to the Commission to be able to review all drainage plans. It would be very helpful if those plans could also reflect the final as built. It is hard to make a decision when final information is not provided. • It was acknowledged that this is a tough balance. Reiterating the new home must be brought out of the flood plain. What is important to know is where the water is going, the rate of flow and how it is stored. The visual appearance of the house is subjective. Confusion was expressed on the lack of information on drainage and erosion control. Mr. Porter referred to the drainage and erosion control plans found in the packets and highlighted how drainage and erosion control would be managed. With regard to fill, Porter said little fill would be required; except for constructing the new driveway. Mr. Porter was asked if he submitted a permit to the Watershed District and if so were there any conditions to approval. Porter responded that at this time the Watershed District has not formally commented on the permit; however, they are aware of the permit, adding it is a normal review process for them. Porter said the Watershed District indicated to him that they did not see any issues. Porter noted the Watershed District does not comment on permits until after City review. It was pointed out the variance requested is a height variance, adding that indicates height matters. An opinion was shared noting that the house depicted is similar to other new houses being built in Edina, adding that is not a bad thing; however, the variance is about height and the design of the new house is too tall. It was acknowledged that a masterful job was done in getting the house to fit on the site despite the lots many restraints; however, the homes design does not address the height with sensitivity. More could be done. A discussion ensued on the option of tabling the variance request until final storm water management plans are completed and presented to the Commission. Planner Aaker responded that the Commission could ask the applicant if they want to table the issue and see if they were agreeable. It was noted by staff that adequate drainage and erosion control plans were submitted; however, it was acknowledged that the final plans are part of the building permit and engineering review processes. Aaker further explained that whatever decision is reached there is an appeal process. The discussion ensued on water quality and the rate at which runoff would shed from the new driveway. Porter agreed that runoff from the new driveway would be quicker; however, the changes made to the front yard would slow down that rate. Porter said that in reality the driveway and changes to the front yard area would offset each other by slowing down the rate from the front yard and speeding it up from the driveway. The outcome of the storm water management plan would be net neutral. Page 4 of 6 Draft Minutes® Approved Minutes0 Approved Date: Click here to enter a date. Resource Coord. Wilson explained to the Commission that the City does not regulate water quality for any building permit unless they are landlocked pieces; this is not. Water quality is part of the permit process with the watershed district. Motion A motion was made by Commissioner Hamilton to deny the variance as submitted. The motion was seconded by Commissioner Lee. Ayes; Lee, Hamilton. Nays; Thorsen, Strauss, Bennett, Nemerov. Motion to deny failed 2-4. A motion was made by Commissioner Thorsen to approve the variance based on staff findings and subject to staff, conditions with an additional comment that the Building and Engineering Departments are to pay careful attention to drainage and storm water runoff to ensure neighbors are not negatively impacted. The motion was seconded by Commissioner Strauss. Ayes; Thorsen, Strauss, Bennett, Nemerov. Nay; Lee and Hamilton. VI. Community Comment None VII. Correspondence And Petitions Vice-chair Nemerov acknowledged back of packet materials. VIII.Chair And Member Comments Commissioners Strauss and Lee briefed the Commission on the status of the 70th and Cahill Small Area Plan Working Group. The noted they met for the first time on October 5th, adding it went well. Commissioner Bennett shared comments on the 44th and France Avenue Small Area Plan Working Group. IX. Staff Comments None X. Adjournment Commissioner Mittal moved to adjourn the meeting of the Edina Planning Commission at 9:1 0 PM. Commissioner Thorsen seconded the motion. All voted aye. Motion to adjourn carried. Page 5 of 6 Draft Minutes® Approved Minutes❑ Approved Date:Click here to enter a date, • cffe2r,14 Respectfully submitted • Page 6 of 6 STAFF REPORT o t )11E' v • 1coRPO11.X+C' • IBFlB Date: October 25, 2017 To: Planning Commission From: Emily Bodeker, Assistant City Planner & Cary Teague, Community Development Director Subject: Site Plan Review with Parking Variance-Shake Shack - South East Corner of France Avenue and 66th Street) Information / Background: Simon Properties, managing member of Southdale Center, LLC is requesting a Site Plan Review to build a standalone Shake Shack restaurant on the south east corner of France Avenue & 66th Street, at Southdale. (See property location on pages Al-A4.) The site is currently a paved overflow parking for the mall and Macy's. The proposed restaurant project includes a 3,830 square foot interior restaurant area and a I,286 square foot outdoor patio area. The main entrance to the restaurant is located on the east side of the proposed building and parking is located on the east and south side of the proposed building. (See the applicant narrative and plans on pages A5-A35.) The site is zoned PCD-3, Planned Commercial District. The proposed restaurant use is permitted on the site. The following is required for this request: ➢ Site Plan Review; and ➢ A parking stall variance for the entire Southdale Site. Parking stall variances have been relatively routine with developmentment that has occurred on the Southdale property. The most recent variances were done as part of the Homewood Suites Hotel approvals on the northeast corner and the RH site at the north east corner of France Avenue & 69th Street. The basis for the variances has been parking studies that have been done in association with each new project looking at the Southdale site as a whole. Additionally, parking could always be added to the site with structured parking should parking ever become an issue. 414 City of Edina • 4801 W.50th St. • Edina,MN 55424 STAFF REPORT Page 2 The applicant went through a sketch plan review for the proposed project. (See sketch plans on pages A l 6-A l 7.) Simon Properties and Shake Shack responded to the Greater Southdale Area Principles during the sketch plan review. Their responses are attached on pages A6-A15.) The applicant made some changes based on issues raised during the sketch plan review. The parking adjacent to France Avenue and the building itself was moved back to meet or get closer to the Greater Southdale Area Vision Plan goal of a 50-foot green space setback from France. Additionally, 960 feet of sidewalk has been added since Sketch Plan. This includes a new sidewalk wrapping the ring road from the France Avenue access through two 66th Street accesses to Drew Avenue. These connections provide for four pedestrian routes from the mall to Shake Shack, France Avenue, and the West 66th corridor. (See page A27b.) Surrounding Land Uses Northerly: Southdale Medical Center; zoned Regional Medical District and guided Regional Medical. Easterly: Southdale Site; zoned PCD-3, Planned Commercial District and guided CAC, Community Activity Center. Southerly: Southdale Site; zoned PCD-3, Planned Commercial District and guided CAC, Community Activity Center. Westerly: Southdale Office Center; zoned Planned Unit Development (PUD), and guided OR, Office Residential. Existing Site Features The subject site is currently a paved overflow parking lot for Southdale. Planning Guide Plan designation: CAC, Community Activity Center Zoning: PCD-3, Planned Commercial District Grading/Drainage/Utilities The city engineer has reviewed the proposed utilities and grading and drainage plans and found them to be acceptable. (See the city engineer's comments on pages A36—A37.) A condition of approval should include meeting all of the conditions outlined in the city engineer's memo. A permit would also be required from the Nine Mile Creek Watershed District. Site Access & Traffic Study There would be no change in access to the site. WSB and Associates conducted a traffic study. (See the attached study on pages A38—A7 I.) The study includes all change in uses that have STAFF REPORT Page 3 been occurring and anticipated on the site, including the tear down of JCPenney and rebuild of Lifetime Fitness, and the RH furniture store and restaurant that will soon be under construction. The study concludes that the proposed development could be supported by the existing roadways. No additional roadway improvements would be required to accommodate the proposed site development at this time. The County may require the first right in off 66th to be closed if it begins to interfere with the 66th and France Avenue intersection. Sidewalk Connections & Bike Facilities The following are the City Code standards for requiring sidewalks, trails and bicycle facilities: Sec. 36-1274. Sidewalks, trails and bicycle facilities. (a) In order to promote and provide safe and effective sidewalks and trails in the city and encourage the use of bicycles for recreation and transportation, the following improvements are required, as a condition of approval, on developments requiring the approval of a site plan or the issuance of a conditional use permit pursuant to article V of this chapter: (I) It is the policy of the city to require the construction of sidewalks and trails wherever feasible so as to encourage pedestrian and bicycle connectivity throughout the city. Therefore, developments shall provide sidewalks and trails which adjoin the applicant's property: a. In locations shown on the city's sidewalk and trail plan; and b. In other locations where the council finds that the provision of such sidewalks and trails enhance public access to mass transit facilities or connections to other existing or planned sidewalks, trails or public facilities. (2) Developments shall provide sidewalks between building entrances and sidewalks or trails which exist or which will be constructed pursuant to this section. (3) Developments shall provide direct sidewalk and trail connections with adjoining properties where appropriate. (4) Developments must provide direct sidewalk and trail connections to transit stations or transit stops adjoining the property. (5) Design standards for sidewalks and trails shall be prescribed by the engineer. (6) Non-residential developments having an off-street automobile parking requirement of 20 or more spaces must provide off-street bicycle parking spaces where bicycles may be parked and secured from theft by their owners. The minimum number of bicycle parking spaces required shall be five percent of the automobile parking space requirement. The design and placement of bicycle parking spaces and bicycle racks used to secure bicycles shall be subject to the approval of the city engineer. Whenever possible, bicycle parking spaces shall be located within 50 feet of a public entrance to a principal building. STAFF REPORT Page 4 (b) The expense of the improvements set forth in subsection (a) of this section shall be borne by the applicant. The applicant is proposing to provide multiple sidewalk connections to the site. (See pages A27-A27b.) One sidewalk connection is shown at the corner of France Avenue and 66th Street. Two additional sidewalk connections are shown on France Avenue. The southernmost sidewalk connection shown on France Avenue will run parallel to the Southdale ring road and connect to existing sidewalk along 66th Street. There are multiple sidewalk connections shown on the south east side of the site that will provide internal connections to the site and Southdale Center. Parking WSB conducted a parking study that concludes that Southdale would have adequate parking, despite the parking stalls being removed to provide for the development. (See page A38—A7 I.) The required number of parking stalls is based on the uses and square footage of all the buildings on the 80 acre Southdale Tract; therefore the City Code requires 7,010 stalls. The site plan demonstrates 5,872 parking stalls. A variance of 1,138 stalls is requested. Based on information from the (ITE) Institute of Traffic Engineers Trip Generation Manual, the WSB traffic study concludes that 5,538 parking spaces are adequate to support Southdale. Therefore, there would be an excess of 334 stalls at Southdale. Previously a 759 stall variance was granted to Southdale in 2001, when the restaurants were added on to Southdale. A 305 parking stall variance was granted to Southdale in 2012, when Southdale One apartments were built. A variance of 610 stall was approved with the Homewood Suites Hotel project. A variance of 929 stall was granted for RH in 2017. The City Code parking stall shortage at Southdale has not been a problem over the past 10+ years. The existing parking stalls have suited Southdale well over the years. If the shortage of parking were ever to be a problem at Southdale, a structured parking ramp could always be added. Landscaping Based on the perimeter of the site, 31 over-story trees would be required. The applicant is proposing 46 new over-story trees to be planted on the site, and hundreds of under-story plantings are proposed. (See pages A26-A27.) Building Design The new building would be constructed with EIFS, corrugated metal panels, and wood paneling. (See building elevations on pages A19-A24.) STAFF REPORT Page 5 Signage Proposed signage is shown on the exterior elevations submitted with the site plan. The subject property is zoned PCD-3. Wall signage in the PCD-3 district is allowed to be up to 15% of the wall area of the wall the sign is located on. Based on those requirements, the wall signage shown is within the requirements of the code. Signage is shown for reference only. Final signage design and allowances will be reviewed with future sign permits. (See page A34.) Compliance Table City Standard (PCD-3) Proposed Building Setbacks Front— France Avenue 35 feet 45 feet Front—66th Street 35 feet 40 feet Parking Lot Setbacks Front— France Avenue 20 feet 35 feet Front—66th Street 20 feet 50 feet Building Height 12 stories I story Max. FAR 1.0 of the tract .48 of the tract Tract size = 80.4 acres or 3,499,610 s.f. Parking Stalls Based on the uses and square 5,872* footage of all the buildings on the 80 acre Southdale Tract 7,010 stalls Required Drive Aisle Width 24 feet 24 feet *Variance Required Variance — Parking Stalls Per the Zoning Ordinance, a variance should not be granted unless it is found that the enforcement of the ordinance would cause practical difficulties in complying with the Zoning Ordinance and that the use is reasonable. As demonstrated below, staff believes the proposal does meet the variance standards, when applying the three conditions: STAFF REPORT Page 6 Minnesota Statues and Edina Ordinances require that the following conditions must be satisfied affirmatively. The Proposed Variance will: • 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 parking stall variance is reasonable. As mentioned previously, WSB conducted a parking study that concludes that Southdale would have adequate parking, despite the parking stalls being removed to provide for the development. (See page A58—A59.) Based on information from the (ITE) Institute of Traffic Engineers Trip Generation Manual, the WSB traffic study concludes that 5,538 parking spaces are adequate to support Southdale. Therefore, there would be an excess of 334 stalls at Southdale. Previously a 759 stall variance was granted to Southdale in 2001, when the restaurants were added on to Southdale. A 305 parking stall variance was granted to Southdale in 2012, when Southdale One apartments were built. A variance of 610 stall was approved with the Homewood Suites Hotel project. A variance of 929 stall was granted for RH in 2017. The parking stall shortage at Southdale has not been a problem over the past I 0+ years. The existing parking stalls have suited Southdale well over the years. If the shortage of parking were ever to be a problem at Southdale, a structured parking ramp could always be added. 2) There are circumstances that are unique to the property, not common to every similarly zoned property, and that are not self-created? Yes. The Southdale site is unique in the PCD-3 zoning district. It is the only regional shopping mall in Edina. There are no other 80 acre sites held in common ownership and zoned the same within the City. Again, the City would rather see green space and development rather than large parking lots that are not needed. 3) Will the variance alter the essential character of the neighborhood? No. The alternative to the variance would be to require the applicant to construct a structured parking ramp. Based on the parking study done by WSB, this parking would not be needed STAFF REPORT Page 7 PRIMARY ISSUE/STAFF RECOMMENDATION Primary Issue • Is the proposed parking space variance reasonable? Yes. Staff believes the proposed parking space variance is reasonable for the following reasons: 1. As highlighted above, the variance criteria are met. 2. The parking study done by WSB concludes that the City Code required parking for Southdale is not necessary. Based on information from the (ITE) Institute of Traffic Engineers Trip Generation Manual, the WSB traffic study concludes that 5,538 parking spaces are adequate to support Southdale. Therefore, there would be an excess of 334 stalls at Southdale. 3. In 2001, a variance was granted to Southdale for a shortage of 759 stalls. Over the past 10+ years, Southdale has operated very well without the code required parking. 4. A 305 stall parking variance was also granted to Southdale in 2012, when Southdale One apartments were built. 5. A 610 stall parking variance was granted with the proposal to build a Hotel on the northeast corner of Southdale. 6. A 929 stall parking variance was granted with the proposal to build a Restoration Hardware on the northeast corner of France Avenue & 69`h Street. 7. The City of Edina does not wish to require unnecessary paving or parking structures for parking stalls that are not needed. The City would rather have additional green space and building if applicable. This proposed project would add both. 8. The Southdale site is unique in the PCD-3 zoning district. It is the only regional shopping mall in Edina. There are no other 80 acre sites held in common ownership and zoned the same within the City. 9. The alternative to the variance would be to require the applicant to construct a structured parking ramp. Staff Recommendation Site Plan with Variances Recommend that the City Council approve the site plan review and a parking stall variance of I,138 stalls for the entire Southdale site. STAFF REPORT Page 8 Approval is based on the following findings: The proposal would meet the required standards and ordinances for a Site Plan with the exception of the parking space variance. 2. The findings for a variance are met. 3. The Southdale site is unique in the PCD-3 zoning district. It is the only regional shopping mall in Edina. There are no other 80 acre sites held in common ownership and zoned the same within the City. 4. WSB conducted a parking study that concludes that Southdale would have adequate parking, despite the parking stalls being removed to provide for the development. Based on information from the (ITE) Institute of Traffic Engineers Trip Generation Manual, the WSB traffic study concludes that 5,538 parking spaces are adequate to support Southdale. Therefore, there would be an excess of 334 stalls at Southdale. 5. In 2001, a variance was granted to Southdale for a shortage of 759 stalls. Over the past I 0+ years, Southdale has operated very well without the code required parking. 6. A 305 stall parking variance was also granted to Southdale in 2012, when Southdale One apartments were built. 7. A 610 stall parking variance was granted with the proposal to build a Hotel on the northeast corner of Southdale. 8. A 929 stall parking variance was granted with the proposal to build a Restoration Hardware on the northeast corner of France Avenue & 696 Street. 9. The City of Edina does not wish to require unnecessary paving or parking structures for parking stalls that are not needed. The City would rather have additional green space and building if applicable. This proposed project would add both. 10. The alternative to the variance would be to require the applicant to construct a structured parking ramp. Approval of the Site Plan is subject to the following conditions: 1. Subject to staff approval, the site must be developed and maintained in substantial conformance with the following plans, unless modified by the conditions below: • Site plan date stamped September 25, 2017. • Grading plan date stamped September 25, 2017. • Landscaping plan date stamped September 25, 2017. • Building elevations date stamped September 25, 2017. STAFF REPORT Page 9 2. Prior the issuance of a building permit, a final landscape plan must be submitted, subject to staff approval. Landscape plan must meet all minimum Zoning Ordinance requirements. Additionally, a performance bond, letter-of-credit, or cash deposit must be submitted for one and one-half times the cost amount for completing the required landscaping, screening, or erosion control measures. 3. The property owner is responsible for replacing any required landscaping that dies. 4. Mechanical equipment and trash areas must be screened from all public right-of-way. 5. 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Wt.'.' sle7.$3: -.Etc i:..-t .7 /101 lli'L,n'' • • . iv it ttli1.7 1.„ •••'4,' ,/r:41 A.A.,•- 1' olirti.,:;;Tpib.,:',, j,,,.;_,.r.,;,.. ..,,,,,,,,i1,‘,trettit,,,,,,i0,,,,,;/71..,•;:st., ,it,ir,,iifjr.i)krjp.i,tmo 4...„,. 4.1: F,24 :,::,7:,,.,i, ,4,:,e . in litait*" r,,,I0i,r."),.VSB&Associates 2013,Ht\lAel, 0 ri5a1 250:: 1 in •Ar.• t* .'''' l'''': ' -- Zoning Ej PRD-4 0 POD-1 L.1 PSR-4 MDD-4 r, R-1POD-2 I, I igi PRD-5 0 - -,-- II MDD-5 N ,,„ C-s•‘-"-----"'I.r. . 1110 CITY of Vi, R-2 W-41t"---E cY 12 iri):::i''• ,-,DINA rs.,.:.ki m DD-6 is PRD-1 eD 2 kiln PpcpPCD-1 !Iiii PRIMDD s c\\M aky , „..., „its, PUD Aq- August 4,201' PRD-2 LI PCD-3 MAsIlkrAered by liai.alnl. -13 PRD-3 rt,1 PGD-4 I 1 APD eig-r/V6 SIMON September 21,2017 City of Edina,MN 4801 W. 50th St. Edina,MN 55424 To whom it may concern, Simon is a global leader in the ownership of premier shopping, dining, entertainment,mixed-use destinations and an S&P 100 company(Simon Property Group,NYSE:SPG). Our properties across North America, Europe, and Asia provide community gathering places for millions of people every day and generate billions of dollars in annual sales. Simon, as a managing member of Southdale Center LLC., is thrilled to be involved in the redevelopment of a prominent corner on the Southdale Mall Property. As the last corner of the mall property to be the subject of recent redevelopment initiatives, we are excited to welcome a modern and stylish dining option with a "cult-like" following to the Southdale Center. As a standalone building,this Shake Shack will be unique to the Twin Cities. Furthermore,we anticipate it to be a destination that draws customers to both the mall and to the City of Edina. We request approval of our plans, as this proposal will be an improvement that will redefine the currently underused parking lot site and turn it into a dynamic and exciting destination. We look forward to our upcoming discussions and feedback on our proposal. Sincerely, /, PLANNING DEPARTMENT Clif Poynter Senior Civil Engineer SEP 2 5 2017 CITY OF EDINA SIMON" 225 West Washington Street Indianapolis,IN 46204-3438 USA O-317-263-7994 M-317-225-7312 clif.poynter@simon.com 225 West Washington Street Indianapolis,IN 46204-3438 T 317 636 1600 F 317 685 7222 SIM0N.COM 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 comer 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 Southdale 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. 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 altematives 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 corner. 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? A-i 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 for a 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 storm water 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 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 storm water 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. I` 1 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? 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 66''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. 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 stormwater 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. 1417 City of Edina Planning and Zoning Southdaie 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? 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F. . , . . . . . . . .4 .-, ., ., pl , 04 e4 04• e4 • 0 • i , r, • . .( /\\/.2 \.\\ * ,...,„4 ' e' 4." 4-''— .. . • 0 . , , • 0 , , , , , • , ,4\ \ I : A - , (, , i r . i z , ; \ 10------ . , ' ) g \, I ,,.3 ' \, '" • . - .r------\ 1 , , ,.,,v, .. , . 1 1 / . I , , . _._ \ -"'"*"."- 1";; si • ,.. % ............................... .,, 1 " IIIINIMMIIIM i 6:' ) 6 6. . 4(ta.gy; Of DATE: October 19, 2017 TO: NW Corner, Owner and Development Team Simon Properties / Shake Shack CC: Cary Teague— Community Development Director FROM: Chad Millner, PE - Director of Engineering Charlie Gerk, PE— Engineering Technician RE: Shake Shack, Unaddressed, NW Corner of Southdale Mall Property— Development Review, The Engineering Department has reviewed the subject property for pedestrian facilities, utility connections, grading, and storm water. Plans reviewed were; Civil and Landscape drawings dated 9/25/2017. Details 1. A Developer's Agreement or Site Improvement Performance Agreement will be required for construction of public sidewalk and utilities. a. Deliver as-build records of public infrastructure post construction. b. Plat public easements or transfer fee ownership of dedicated public right of way. Survey 2. A proposed site survey is required. a. Show all easements, public and private. 3. Apply for vacation of existing easements if needed. 4. Describe easements or transfer dedicated outlets for public sidewalk along 66`h Street and any public utilities. Living Streets 5. Design sidewalks to meet ADA requirements. 6. Sawcut concrete sidewalk joints on public sidewalks. Traffic and Street 7. Maintain sidewalk access or provide sidewalk detour during construction as approved by the City. 8. Clearly denote private sidewalk. Maintenance for non-public sidewalks to be responsibility of property owner. 9. Construction staging, traffic control, and pedestrian access plans will be required. 10. Review fire access requirements with fire department. Fire truck turning template attached. Consider truck overhang when proposing plantings. I I. Work in France Avenue or 66th Street ROW will require a Hennepin County Permit. 12. Hennepin County has concerns about the right in from 66th Street. If operations at this access point significantly affect operations at 66th Street and France Avenue, the county may require closure of that access and improvements be made to the 66th Street and Drew Avenue intersection. This would require more of ring road to be a two-way facility. ENGINEERING DEPARTMENT 7450 Metro Boulevard•Edina,Minnesota 55439 www.EdinaMN.gov•952-826-0371•Fax 952-826-0392 /8(10 l H •E ° Sanitary and Water Utilities 13. Verify fire demand and hydrant locations. 14. Clearly indicate private vs public utilities. 15. Domestic water shall be sized by the developer's engineer. 16. Domestic sanitary shall be sized by the developer's engineer. 17. Provide geotechnical report with soil borings. 18. Apply for a sewer and water connection permit with public works. a. Separate meters for fire and domestic services will be required. 19. A SAC and WAC determination will be required and Met Council and City REC fees will be calculated from the determination. 20. Construct the start of a looping public watermain on the Southdale Mall Property.Options for this include across 66th Street at the NE corner of the project or across France Avenue at the SW corner of the project. In either case, provide a new fire hydrant and ability to continue public watermain for future development. Water service from either stub will be private. 21. Sanitary sewer connection at 66th Street and France Avenue will be a private service connection and the responsibility of the property owner. Storm Water Utility 22. Provide hydraulic and hydrologic report. 23. Provide more detailed information for retention system. 24. Evidence of watershed district permit and copies of private maintenance agreement in favor of watershed is required for building permit. 25. Retention system engineer required to verify construction of the underground retention systems done per plan. 26. Confirm retention system is structural designed for Edina's 80,000lb fire truck load and outriggers in parking lot areas. Grading Erosion and Sediment Control 27. A SWPPP consistent with the state general construction site permit is required. Other Agency Coordination 28. Nine Mile Creek Watershed permit is required. Hennepin County, MDH, MPCA and MCES permits required as needed. ENGINEERING DEPARTMENT 7450 Metro Boulevard•Edina,Minnesota 55439 www.EdinaMN.gov•952-826-0371 •Fax 952-826-0392 ,(3 7 Southdale Center Shake Shack Traffic and Parking Study For: O 4(0.11)tc,) ---, we) 1NNN, City of Edina 4801 W. 50th Street Edina, MN 55024 October 13, 2017 Prepared By: A WSB &ASSOcrate,c Inc. WSB &Associates, Inc. 701 Xenia Avenue South Minneapolis, MN 55416 /134/ CERTIFICATION I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly registered professional engineer under the laws of the State of Minnesota. 6/20"fr‘. / 4""r"*"4‘..) Charles T. Rickart, P.E., P.T.O.E. Date: October 13,2017 Reg. No. 26082 SOUTHDALE CENTER-SHAKE SHACK 10/13/2017 CITY OF EDINA WSB PROJECT NO. 10948-00 GG PAGE 2 �� 1 TABLE OF CONTENTS CERTIFICATION 2 TABLE OF CONTENTS 3 LIST of FIGURES/TABLES 3 INTRODUCTION/BACKGROUND 4 ROADWAY and TRAFFIC CHARACTERISTICS 7 TRAFFIC PROJECTIONS 10 TRAFFIC IMPACT ANALYSIS 14 MULTI MODAL REVIEW/ANALYSIS 19 PARKING DEMAND ANALYSIS 21 CONCLUSIONS/RECOMMENDATIONS 23 APPENDIX 25 LIST of FIGURES / TABLES Figure 1 - Location Map 6 Figure 2 -Proposed Site Plan Appendix Figure 3 -Existing Roadway Conditions Appendix Figure 4- Existing Condition Internal Site Appendix Figure 5 - 2018 No-Build Roadway Conditions Appendix Figure 6 - 2018 No-Build Conditions Internal Site Appendix Figure 7 - 2018 Build Roadway Conditions Appendix Figure 8 - 2018 Build Conditions Internal Site Appendix Figure 9 - 2040 Build Roadway Conditions Appendix Figure 10- 2040 Build Conditions Internal Site Appendix Figure 11-Level of Service Ranges 15 Table 1 -Additional Background Trip Generation 11 Table 2 - Development Site Trip Generation 12 Table 3 - Existing Level of Service Summary 16 Table 4-Forecasted 2018 No-Build Level of Service Summary 17 Table 5 -Forecasted Build Level of Service Summary 18 Table 6-Site Parking Summary 21 SOUTHDALE CENTER-SHAKE SHACK 10/13/2017 CITY OF EDINA WSB PROJECT NO. 10948-00 j r PAGE 3 INTRODUCTION / BACKGROUND The purpose of this study is to determine the potential traffic and parking impacts the proposed addition of a Shake Shack expansion in the Southdale Center would have on the existing traffic operations,parking,site circulation and the adjacent roadway system.The proposed site is proposed in the southeast quadrant of France Avenue and 66th Street in the Southdale Center parking lot.The project location is shown on Figure 1. Southdale Center has been completing improvements to the site over the past several years including: • Southdale Residential-The City approved the addition of 232 apartment units with 342 parking spaces located in the southeast corner of the Southdale Center site.The site was opened in 2014. • Southdale Homewood Suites Hotel-The proposed plan was approved by the City in 2016 and includes the addition of a 146 room,4 story suites hotel with 129 parking spaces in the northeast corner of the existing Southdale Center parking lot.The site is currently under construction and is anticipated to be open in 2017. • Restoration Hardware-The proposed plan was approved by the City in June of 2017 for a 62,000sf building in the southwest corner of Southdale Center. It is currently under construction with an opening in 2018. • J.C.Penney Redevelopment-This redevelopment includes removing the existing 247,902 sf building and replacing it with a 120,000 sf Fitness Center, 49,157sf of new retail space, 27,354 sf of new office space and 5,187 sf of restaurant space.The redevelopment is planned to begin in the spring of 2018. Simon Property Group is now proposing changes to the site for the Shake Shack development.The proposed plan is anticipated to include: • Addition of a 3,830sf"High Turnover Sit Down" restaurant(Shake Shack) in the northwest corner of the Southdale Center with 100 parking spaces. • Modification to the ring road circulation adjacent to the proposed site, converting it from one-way to two-way between the Southdale west right in access on 66th Street to the Southdale Exit on France Avenue including modification to the internal intersections at: the Southdale west right-in from 66th Street to the Ring Road,and; the Ring Road approach to France Avenue at the Southdale Exit. The proposed site plan is shown on the attached Figure 2 in the Appendix. SOUTHDALE CENTER-SHAKE SHACK 10/13/2017 CITY OF EDINA WSB PROJECT NO. 10948-00 �f PACE 4 The traffic impacts of the existing and proposed Southdale Center,Shake Shack site were evaluated at the following locations. External Roadway Intersections • France Ave at 69th St • 66th St at Southdale Exit • France Ave at Southdale Entrance • 66th St at Barrie Rd/Firestone • France Ave at Southdale Exit Right-in Access • France Ave at 66th St • 66th St at Firestone Right-in/Right- • 66th St at Southdale West Right-in out Access • 66th St at Drew Ave/Southdale • 66th St at York Ave Entrance Internal Site Intersections • Ring Road at North Southdale Exit to France Avenue • Ring Road at Macy's Parking Ramp Access • Ring Road at West Southdale Right-In from 66th Street • Ring Road at Southdale Entrance at from 66th Street • Ring Road at Southdale Exit to 66th Street The following sections of this report document the analysis and anticipated impacts of the proposed redevelopment. SOUTHDALE CENTER-SHAKE SHACK 10/13/2017 CITY OF EDINA WSB PROJECT NO. 10948-00 Adm\ PAGE 5 Figure 1 - Projection Location �. a z SONWoJ ) m —\�_ o_ c� 3c''s------t--:pgRl W n �q Q a a a> La o W = 35. 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Existing External Roadway Conditions The existing lane configurations and traffic control for the impacted external roadways adjacent to Southdale Center include: France Avenue (CSAH 31) is a Hennepin County north/south a 2-lane undivided Minor Arterial roadway. Primary access on France Avenue is from local streets and driveways directly onto France Avenue. The posted speed limit in the vicinity of the site is 40 mph. 66th Street(CSAH 53) is a Hennepin County east/west 4-lane divided Minor Arterial roadway. Street access and access to adjacent developments are provided from this roadway.The speed limit posted on 66th Street is 35 mph. The lane configurations and traffic control at each of the study area driveway and intersection are as follows: France Avenue at 69th Street-Traffic Signal NB France Avenue-one right,three through, one left SB France Avenue-one free right,three through, one left EB 69th Street-one right,two through, one left WB 69th Street-one right,two through, one left France Avenue at Southdale Entrance/Development Access-Traffic Signal NB France Avenue-one right,three through, one left SB France Avenue-one right/through,two through,two left EB Development Access-one right/through, one left France Avenue at Southdale Exit/Development Access-Traffic Signal NB France Avenue-three through,two through,one left SB France Avenue-one right/through,two through EB Development Access-one free right,one left WB Southdale Site Entrance-one right/through,one left France Avenue at 66th Street-Traffic Signal NB France Avenue-one right,three through,one left SB France Avenue-one right/through,two through, one left EB 66th Street- one right,bike lane,two through,one left WB 66th Street-one right,bike lane,two through,two left 66th Street at Southdale West Right-in-No Control EB 66th Street- one right,two through 66th Street at Drew Avenue/Southdale Center Entrance -Traffic Signal SB Drew Avenue-one right,one through/left EB 66th Street-one right,two through,one left WB 66th Street-one right/through,two through, one left SOUTHDALE CENTER-SHAKE SHACK 10/13/2017 CITY OF EDINA r' WSB PROJECT NO. 10948-00 �4 PAGE 7 66th Street at Southdale Center Exit-Traffic Signal NB Southdale Center Exit-one right,two left EB 66th Street-two through WB 66th Street-three through 66th St at Barrie Rd/Southdale Center/Firestone Right-in Access-Side Street Stop SB Barrie Road-one right EB 66th Street-one right,two through, one left WB 66th Street-one right/through,two through 66th Street at Southdale Center/Firestone Right-out Access-Side Street Stop NB Southdale Center/Firestone Access-one right EB 66th Street-two through WB 66th Street-three through 66th Street at York Avenue-Traffic Signal NB York Avenue-one free right,two through,two left SB York Avenue-one free right,two through,one left EB 66th Street-one free right,two through,two left WB 66th Street-one free right,two through,two left Figure 3 in the Appendix shows the existing intersection and driveway geometrics and traffic control along each corridor that was analyzed as part of this traffic study. B. Internal Site Roadway Characteristics The existing Southdale Center site circulation and roadway system consists of a circulation roadway(ring road) on the outer edge of the site.The roadway provides both one-way and two-way circulation.With the proposed site redevelopment of Outlot A modifications to the existing access and circulation system is proposed include: • Modification of the ring road on the west side of the Southdale Center from one-way to two-way between the north Southdale Exit to France Avenue and west right-in from 66th Street. • Modifications to the internal intersection at the ring road and the Southdale west right-in from 66th Street to accommodate two-way traffic. • Modifications to the internal intersection at the ring road and the Southdale exit to France Avenue to accommodate two-way traffic. Figure 4 in the Appendix shows the existing internal circulation system and traffic control on the west side of the Southdale Center. SOUTHDALE CENTER-SHAKE SHACK 10/13/2017 CITY OF EDINA WSB PROJECT NO. 10948-00 N PAGE 8 C. Existing Traffic Volumes Peak hour turning movement counts were provided by: Hennepin County for selected intersections on 66th Street,and; the Avenue on France Redevelopment Traffic Study for intersections on France Avenue.These counts were supplemented by counts conducted by WSB and Associates for intersections on 69th Street and the internal Ring Road. These counts were used as the existing baseline conditions for the area. Figure 3 and Figure 4 in the Appendix shows the existing PM peak hour traffic volumes. SOUTHDALE CENTER-SHAKE SHACK 10/13/2017 CITY OF EDINA WSB PROJECT NO. 10948-00 PAGE 9 TRAFFIC PROJECTIONS In order to analyze the lane configuration and traffic control needs projected traffic volumes were determined for the area.Traffic forecasts were prepared for the year 2018 which is the year after the proposed site is anticipated to be fully developed and; for the 2040 conditions which represents the City's Comprehensive Plan development time frame. The following sections outline the traffic generation,as well as the traffic distribution and projected traffic volumes. A. Background(Non-Development) Traffic Growth Traffic growth in the vicinity of the Southdale Center site will occur between existing conditions and any given future year due to other development within the region.This background growth must be accounted for and included in future year traffic forecasts. Reviewing the historical traffic counts in the area,traffic has stayed somewhat constant or dropped in the past few years. However,in order to account for some background growth a 1%/year growth on France Avenue and a 2%/year growth on 66th Street,was used. In addition to the regional background traffic, other specific new development related traffic was determined and included with the overall background traffic for the 2018 traffic conditions. 6725 York Avenue (Wicks Site)—The City approved the redevelopment of the Wickes Furniture site at 6725 York Avenue including 242 multifamily residential units and 13,980 sf of retail uses.The site is located on the west side of York Avenue between 66th Street and 69th Street across from Southdale Center.The analysis assumes the site will be developed by 2018. The Gateway Pointe (Best Buy Site) —The City approved the redevelopment of the former Best Buy site located south of 66th Street between York Avenue and Xerxes Avenue.The proposed site redevelopment included 210 multifamily residential units and a 1,760sf coffee shop.The analysis assumes the site will be developed by 2018. Southdale Hotel-The proposed plan was approved by the City in 2016 and includes the addition of a 146 room,4 story suites hotel with 129 parking spaces in the northeast corner of the existing Southdale Center parking lot.The site is currently under construction and is anticipated to be open in 2018. DLC Residential Redevelopment—The City approved the redevelopment of the northwest quadrant of York Avenue and 66th Street.The site redevelopment is proposed to be completed in two phases.The first phase will include 227 multifamily residential units and is planned to be completed in 2017.The second phase will include an additional 145 units and be completed in 5 to 10 years. The analysis assumes only the phase 1 portion of the development will be completed by 2018. SOUTHDALE CENTER-SHAKE SHACK 10/13/2017 CITY OF EDINA WSB PROJECT NO. 10948-00 d (L1 PAGE 10 Avenue on France Redevelopment-The City approved the proposed redevelopment of the Southdale Office Centre located within the bounds of 66th Street,Valley View Road,69th Street and France Avenue. It is proposed to include a bank,retail,apartments, a hotel,general office space and medical office space.Much of the existing office space and the existing restaurant will remain. It is assumed that full build-out and occupancy of the site will be by 2026. Southdale Center(Restoration Hardware and JC Penney Redevelopment) -The City approved the redevelopment of the Southdale Center to include: development of a 62,000sf Restoration Hardware building located in the southwest corner of to be completed in 2018,and; the redevelopment of the JC Penney,removing the existing 247,902 sf building and replacing it with a 120,000 sf Fitness Center,49,157sf of new retail space, 27,354 sf of new office space and 5,187 sf of restaurant space.As indicated the existing JC Penney anchor building will be demolished.The traffic generated from this existing site is significantly higher than that generated from the proposed future new uses.Therefore, it was assumed that no additional trips would be included from the new building that replaced the JC Penney anchor.The redevelopment is not yet planned but is anticipated to be completed in the next several years. The estimated trip generation for the additional background traffic is shown below in Table 1.The trip generation rates used to estimate the additional site traffic are based on the trip-generation rates for other similar land uses as documented in the Institute of Transportation Engineers Trip Generation Manual, 9th Edition. The table shows the PM peak hour peak hour trip generation for the approved uses. Table 1 -Additional Background Trip Generation PM Peak Hour Use Size Total In Out 6725 York Avenue Development (Former Wicks Site) 242 units / 13,980 sf 220 129 91 The Gateway Pointe (Best Buy Site Development) 210 units/ 1,760 sf 205 122 83 Southdale Hotel 146 rooms 80 34 46 DLC Residential Development Phase 1: 227 units 145 95 50 Southdale Restoration Hardware 62,000 sf 240 112 128 Avenue on France Mix of Retail, Office Redevelopment and Residential 813 281 532 Total New Trips 1,703 773 930 Source:Development Traffic Studies The 2040 traffic conditions were developed based on the Met Councils projections for households,population and employment within the City and specifically the Traffic Analysis Zones in the Southdale Center area. SOUTHDALE CENTER-SHAKE SHACK 10/13/2017 CITY OF EDINA WSB PROJECT NO. 10948-00 A PAGE 11 B. Development Site Trip Generation The estimated trip generation from the proposed Southdale Center Shake Shack development is shown below in Table 2.The trip generation used to estimate the proposed site traffic is also based on rates for other similar land uses as documented in the Institute of Transportation Engineers Trip Generation Manual, 9th Edition.The table shows the Daily and PM peak hour trip generation for the proposed development. II, In addition,an internal trip reduction factor was assumed. Internal trips are those generated by a mixed-use development that both begin and end within the development without using the external road system. Based on ITE guidelines for this type of development a 20%internal trip reduction was assumed. Table 2-Development Site Tri Generation PM Peak Hour Use Size ADT Total In Out High Turn Over Site Down Restaurant-Shake Shack 3,830 sf 487 38 23 15 Internal Trip Reduction 20% 97 8 5 3 Total New Trips 390 30 18 12 Source:Institute of Transportation Engineers Trip Generation Manual,9th Edition C. Traffic Distribution Background non-site and site-generated trips were distributed to the adjacent roadway system based on several factors including: • Previous traffic and transportation studies in the area. • Anticipated origins and destinations for specific land use (i.e. location of commercial uses in relationship to residential). • Existing travel patterns. • City's current Transportation Plan model. The generated trips for the proposed Southdale Center Shake Shack development were assumed to arrive or exit the site using access to France Avenue and 66th Street via modified Southdale ring road system. Based on these parameters the following general traffic distribution was used to distribute the projected traffic volumes from the anticipated uses: • 25%to/from the north • 35%to/from the south • 25%to/from the west • 15%to/from the east SOUTHDALE CENTER-SHAKE SHACK 10/13/2017 CITY OF EDINA WSB PROJECT NO. 10948-00 PAGE 12