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HomeMy WebLinkAbout2018 03-28 Planning Commission Meeting Packet Agenda Planning Commission City Of Edina, Minnesota City Hall, Council Chambers Wednesday, March 28, 2018 7:00 PM I. Call To Order II. Roll Call III. Approval Of Meeting Agenda IV. Approval Of Meeting Minutes A. Minutes: Planning Commission March 14, 2018 V. Special Recognitions And Presentations A. Election of Officers B. Planning Commission By-Laws VI. Public Hearings A. Parking Variance at Southdale Center for Untiet's Garden Market B. PUBLIC HEARING: Comprehensive Plan Amendment for Height & Density and Preliminary Rezoning, 3650 Hazelton Road C. Rear and Side Yard Setback Variances at 3220 Southdale Circle for McDonalds VII. 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. VIII. Reports/Recommendations IX. Correspondence And Petitions X. Chair And Member Comments XI. Staff Comments XII. Adjournment The City of Edina wants all residents to be comfortable being part of the public process. If you need assistance in the way of hearing amplification, an interpreter, large-print documents or something else, please call 952-927-8861 72 hours in advance of the meeting. L Draft Minutes® Approved Minutes❑ Approved Date: Minutes � i City Of Edina, Minnesota ,, Planning Commission �. �� Edina City Hall Council Chambers w . , March 14, 2018 I. Call To Order Chair Olsen called the meeting to order at 7:05 P.M. II. Roll Call Answering the roll were: Commissioners Miranda, Lee, Thorsen, Strauss, Nemerov, Hamilton, Bennett, Berube, Chair Olsen. Student Members, Mittal and Jones. Staff, City Planner, Teague, Assistant Planners, Aaker, Bodeker, Sr. Communications Coord., Eidsness, Support Staff, Hoogenakker III. Approval Of Meeting Agenda A motion was made by Commissioner Thorsen to approve the March 14, 2018, meeting agenda. The motion was seconded by Commissioner Strauss. All voted aye. The motion carried. IV. Approval Of Meeting Minutes A motion was made by Commissioner Thorsen to approve the minutes of the February 28, 2018 meeting minutes to include the comments from Commissioner Lee. Commissioner Berube seconded the motion. All voted aye. The motion carried. V. Public Hearings A. Variance for first floor heightlnew home. 6237 Knoll Drive, Edina, MN. Planner Presentation on 2 feet Planner Aaker reported that the applicant is requesting toto onst construct a new homerease the first floor lalt 62307 Knoll higher than the current home's first floor elevation in order Drive This property is located in the Parkwood Knolls neighborhood and a 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 requirement for increased height in basement elevation impacts the ability for the project to conform to the maximum first floor height requirement of I foot. Page 1 of 16 Draft Minutes® Approved Minutes Approved Date: �,�.. d,t . Aaker noted that the property is located south of Knoll Drive and backs up to a pond. The existing rambler on the property was built in 1955 prior to the FEMA floodplain study conducted in 1979 to determine flood risk areas. The lowest level of the home is at 917.72, which is approximately I foot lower than the minimum flood protection elevation of 916.2. The existing basement is lower than the minimum 2 foot required by ordinance. It is a City and Watershed District goal to elevate and remove homes out of the flood hazard areas when the opportunity presents itself. Continuing, Aaker explained that a variance is requested 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 6237 Knoll Drive has a first floor elevation of 925.7 feet above sea level. The established floodplain elevation is 916.2. 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 918.2 feet. The proposed I" floor is to be at 928.72, which after discounting floor trusses, spacers, subfloor, etc. provides a basement ceiling height of between 8.5-9 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: I. The site must be developed and maintained in conformance with the following plans: • Survey date stamped February 14, 2018. • Building plans and elevations date stamped February 14, 2018. 2. Compliance with the conditions and comments listed in the Environmental Engineer's memo dated March 7, 2018. Appearing for the Applicant Scott Busyn, Great Neighborhood Homes Discussion/Comments/Questions Planner Aaker was asked to clarify lot coverage. Aaker explained that the subject lot is a large lot with a lot coverage requirement of 25%. Aaker noted that driveways, sidewalks, pool with required 4-foot decking are not included in lot coverage calculations. A 150-square foot one-time credit is given for deck and/or patio. Aaker further added the subject site was below the 25% lot coverage requirement. Applicant Presentation Mr. Busyn stood for questions and explained to Commissioners ceiling heights and the relationship of the abutting houses to the subject site. Page 2 of 16 Draft MinutesX Approved Minutes❑ Approved Date Public Hearing Chair Olsen opened the public hearing. None. Commissioner Berube moved to close the public hearing. Commissioner Bennett seconded the motion. All voted aye. The motion carried. Motion Commissioner Thorsen moved to approve the requested variance based on staff findings in addition, subject to staff conditions. Commissioner Hamilton seconded the motion. All voted Aye. The motion carried. B. Rezoning with Variances. 5000 Vernon Avenue, Edina, MN for Caribou Coffee and Einstein Bagel Staff Presentation Planner Teague reported that Ted Carlson on behalf of Caribou Coffee and Einstein Bagels is proposing to tear down the existing 5,000 square foot structure at 5000 Vernon Avenue and construct a new 2,748 square foot Caribou Coffee and Einstein Bagel Shop and drive-through. Per the Grandview Transportation Study, the applicant is proposing to provide a 5-foot easement on both Interlachen and Vernon to provide for future roadway improvements; and is proposing to bury all above ground utility wires/poles. The request requires the following: Rezoning from Planned Commercial District 4, (PCD-4) to Planned Commercial District 2, (PCD-2) Setback Variances as follows: I. Building Front Yard Setback (Vernon) from 35 to 25 feet 2. Parking/Drive Aisle Setback (Interlachen) from 20 feet to 5 feet (Existing condition) 3. Parking/Drive Aisle Setback (Vernon) from 20 feet to 4 feet (Existing condition) 4. Parking/Drive Aisle Setback (Rear) from I0 feet to 8 feet (Existing condition) Teague explained that the proposed uses would be allowed in the surrounding PCD-2 Zoning Districts and allowed in the MXC-Mixed Use Center designation of the Comprehensive Plan. Teague noted that the applicant has responded to the previous Planning Commission comments and the Traffic Impact Study done by Spack Consulting. The revisions include: reduced the width Page 3 of 16 Draft MinutesN Approved MinutesE Approved Date: of the drive-through and bypass lane; expanded patio size, added pervious pavers, would add signage to control traffic; designated employee parking spaces that would be blocked by the stacking lane; would have traffic guards to control stacking, would install "do not block intersection signs," revised the plans to incorporate future road improvements, and added pedestrian connections across the drive-aisle from the sidewalks along Vernon and Interlachen. As this is a request for a Rezoning with Variances, the City has discretion as to approving or denying this request. Staff is providing the Planning Commission and City Council alternative actions to be considered: Recommend that the City Council approve the requested Rezoning from PCD-4 to PCD-2 with the required Variances. Approval is subject to the following findings: I. The proposed uses are allowed in the PCD-2 Zoning District. 2. The proposed development would be an improvement over the existing use and buildings on the site. 3. The City would receive needed right-of-way along Vernon and Interlachen for future roadway improvements. 4. The existing utility poles and overhead wires would be removed and buried. 5. The proposed variances are reasonable. The practical difficulties for this site include the small lot size, the triangular shape and being a corner lot located on arterial roadways. 6. The existing building and parking areas are considered legal existing non-conforming uses. The proposed development would be more in conformance than existing conditions. 7. Spack consulting has concluded that the existing roadways can support the proposed use, and with proper on site management of the drive-through, including constructing a double drive-through lane, the drive-through stacking should not extend on to public roadways. Approval is subject to the following conditions: 1. The Plans must be consistent with the Development Plans dated January 30, 2018, and the revised plans and materials board as presented to the Planning Commission. 2. The Final Landscape Plan must meet all minimum landscaping requirements per Chapter 36 of the Zoning Ordinance. A performance bond, letter-of-credit, or cash deposit must be submitted for one and one-half times the cost amount for completing the required landscaping, screening, or erosion control measures at the time of any building permit. The property owner is responsible for replacing any required landscaping that dies after the project is built. 3. Compliance with all of the conditions outlined in the city engineer's memo dated March 7, 2018. 4. Provision of code compliant bike racks near the building entrances. 5. Submit a copy of the Nine Mile Creek Watershed District permit. The City may require revisions to the approved plans to meet the district's requirements. 6. Roof-top mechanical equipment shall be screened from adjacent residential property, per Section 36-1459 of the City Code. 7. Final Lighting Plan must meet all minimum lighting requirements per Chapter 36 of the Zoning Ordinance. Lighting shall be down lit. Page 4 of 16 Draft Minutes® Approved Minutes❑ Approved Date: 8. Compliance with the recommendations in the Space Traffic Impact Study, including the reconfiguration of the drive-through to be dual lane. Teague stated if the Commission decides to recommend that the City Council deny the request for a Rezoning with Variances. Denial is based on the following findings: I. The proposal is inconsistent with the Grandview District Transportation Plan and Grandview District Development Framework vision of creating a more pedestrian friendly district. A Goal of the Grandview Framework is to create a separate pathway for destination automobile traffic. The following goals are highlighted: "Completely rethink and reorganize the District's transportation infrastructure to: r Make the District accessible and inviting to pedestrians and cyclists; r Create connections between the different parts of the District; r Maintain automobile-friendly access to convenience retail; r Create separate pathways for "pass-through" and "destination" automobile traffic; and r Preserve future transit opportunities provided by the rail corridor in a way that ensures that the kinds of opportunities pursued in the future are consistent with the character we envision for the District and provide benefit to the surrounding neighborhood." The proposed automobile oriented use promotes customers to never leave their vehicle is in contrast with the above. Pedestrians would be in conflict with the drive-through and parking areas when accessing the proposed new store. 2. The sidewalk design lacks boulevard separation from the driving and parking areas, which decreases pedestrian comfort. The Grandview Transportation Study recognizes buffers as a key component to improved walkability. 3. The proposal could have negative impacts on adjacent roadways. The Spack Consulting Traffic Impact Study identified the following issues: Southbound queues on Interlachen could block the drive entrance into the site, even with the construction of an additional southbound turn lane, which is also recommended. r Drive-through circulation will routinely block six parking stalls during peak periods and cause general conflicts. r Studies of other coffee shop drive-thru stacking suggest an 85th percentile maximum queue length of 13.5 vehicles. The proposed site plan shows storage for 12 vehicles. One or two additional vehicles, matching the study of other sites, would impact site circulation, the access intersection with Interlachen Boulevard, and potential the Interlachen Boulevard/Vernon Avenue intersection during peak periods. r The sidewalk design lacks boulevard separation from the driving and parking areas, which decreases pedestrian comfort. The Grandview Transportation Study recognizes buffers as a key component to improved walkability. Page 5 of 16 Draft Minutes® Approved Minutes Approved Date: 4. Drive-through circulation would block required parking. 5. If there were no drive-through on the site there could be room on the site to locate sidewalks further away from Interlachen and Vernon and a safer and more convenient sidewalk connection to proposed uses on the site. 6. The proposal does not meet the Variance Criteria. The building could be located on the site to meet the required setback. The parking stalls are extended into the required setback due to the need for a drive-through. Cars stacking from the drive-through interfere with parking stalls and could extend into Interlachen. That condition exists in this neighborhood on Arcadia with the Starbuck drive-through, which causes an unsafe condition. Given the current traffic conditions at the Interlachen/Vernon Intersection, a coffee and food drive-through may not be an appropriate use for the site. 7. Reasonable use exists on the site with the existing 5,000 square of retail space. The proposed pedestrian walkways are not adequate due to the large drive-through and parking lot areas. Appearing for the Applicant Ted Carlson, Orion Investments and Ed Farr, Edward Farr Architects Inc. Discussion/Comments/Questions Planner Teague was asked if the City has an enforcement tool if vehicles overflow onto Interlachen Boulevard as they wait for their coffee-bagel. Planner Teague responded he does not know how this would be handled by the Edina PD. Teague acknowledged that this was a concern. It was suggested that sometime in the future the City reevaluate drive-through criteria. Teague agreed. Teague was asked regardless of the outcome of this proposal would the proposed road improvements be implemented. Teague responded in the affirmative. Applicant Presentation Mr. Farr delivered a power point presentation highlighting the proposed Caribou Coffee & Einstein Bagel shop as follows: • The proposal now incorporates the future road improvements planned by the City along Vernon and Interlachen. The plan provides the requested easements needed for the sidewalk encroachments. • Pedestrian connectivity from both Vernon Avenue and Interlachen Boulevard was enhanced with three new points of access. • 14-vehicle stack capability to include site signage to help with vehicle circulation, egress/ingress. • A designated pick-up waiting stall would be located beyond the pick-up window for orders that take longer to fill. Page 6 of 16 Draft Minutes® Approved Minutes❑ Approved Date: C" . �.• • Employee parking is now located along the drive-through lane thereby not inconveniencing any customers if stacking occurs. • Relocation of the trash enclosure making it less visible from the public way. • Art wall. • Customer patio has been enlarged. • Bike Stations have been added. • Agreement if stacking becomes an issue that traffic guards would be hired to control the traffic. • The developer will pay for the removal of the wood power poles along Interlachen Boulevard. Concluding, Farr said with regard to the variances that he believes because of the shape and size of the lot variances can be supported. Paul Bader, Caribou Coffee addressed the Commission and explained the history of Caribou Coffee in Edina. He said the proposed Caribou/Einstein Bagel if approved would be the 10th location in Edina, adding the Caribou on 44th and France was the first. Badera stressed to the Commission that the drive- through is very critical for the success of the business. He told the Commission Caribou/Einstein would be leasing the space from Orion. With regard to traffic, Badera explained that he was presented with this location one year ago; adding he spent many hours on site monitoring traffic movements. Padera concluded that he believes when construction was completed (if approved) he does not anticipate any changes in the traffic flow, adding he believes the proposed use would capture the present traffic not add more to it.. He stated their goal was to be part of the community and to enhance the area. Ted Carlson addressed the Commission and stressed that their goal is to become part of the community and to be a good neighborhood. Carlson said he was very invested in the community and the area. Continuing, Carlson acknowledged the difficulty of the site and the concerns expressed over traffic flow. He noted the difficulty of the site, topography, traffic, intersections, etc. and explained the proposed development can help solve some of the already existing site and traffic problems; however cannot solve all of the existing issues in the area. Carlson said what he wants to accomplish is a family and community space that works well for pedestrians, bike users and those who want to use the drive-through. Carlson said he believes that introducing Caribou Coffee/Einstein would alleviate some of the stress found on Arcadia from the Starbucks. He told the Commission he also believes the project would capture what is already there, stressing their goal is to be successful and they would address any problems that arose; if there is a stacking problem they will solve it, if there is a pick-up wait problem they will solve it. Concluding, Carlson reiterated the uniqueness of the site and the difficulty in finding what would work on this site. Mike Spack, traffic consultant said he agrees with everything said about the difficulty of this triangular site that adjoins two very busy streets/intersections. He stated he does not know what the right project is for the site; however, there are concerns (especially in the am) that stacking overflow could become a problem by spilling onto Interlachen Boulevard. Spack addressed the specific details of the traffic study and acknowledged he cannot give the City specific times or the length of time when problems could arise. He said he envisions that the majority of problems would arise before 11:00 am. He stressed again that this is a tough site, adding the City will need to decide on what they are comfortable with. Page 7 of 16 Draft Minutes® Approved Minutes❑ Approved Date: The discussion ensued on the traffic study, observations by the applicant and the impact the proposed use as a restaurant coffee shop with drive through would have on the area. Again, Commissioners stressed that what is proposed looks much better than what is there; however, traffic and safety are a huge issue. Discussion/Comments/Questions Mr. Spack was asked if he could get comfortable with the 14-vehicle stack capacity. Spack reiterated that he could not provide the City with times overflow stacking could become an issue. He said he knows it would overflow at some point, adding the decision on the use of the site is the City's. Public Hearing Chair Olsen opened the public hearing. The following residents spoke in opposition to the proposal. Noting their main concern was with traffic and safety. T. Sipprell, 5117 48th Street West, Edina, MN. Albert Walla, Vandervork Avenue, Edina, MN. Karen Erickson, 6016 William Avenue, Edina, MN. Chair Olsen asked if anyone else would like to speak to the issue; being none Commissioner Thorsen moved to close the public hearing. Commissioner Strauss seconded the motion. All voted aye. The motion carried. Discussion/Comment/Questions Commissioners shared the following: • An opinion was expressed that the project as presented is a good project and is an improvement to the site and that traffic could be managed is a safe manner. • An opinion was expressed that while the proposal is an improvement to the site it feels like the project favors the vehicle. There are too many challenges creating a safe site especially if the drive-through window remains. • An opinion was expressed that the applicants did a great job.The question was raised "if not this than what" with the belief that the market would address many of the stacking concerns. • An opinion was expressed that the site as it stands today does not feel safe and if redeveloped as proposed that concern is still present. • An opinion was expressed that there was much to like about the proposal; however, what is proposed may be the wrong use for this corner. The future goals of the City focus less on the vehicle and more on creating connectivity for both pedestrians and bikers. Page 8 of 16 Draft Minutes® Approved Minutes❑ Approved Date: • An opinion was expressed that the proposal was to car centered and the intensity added by the drive-through window may just be too much for this corner. More could be done to create a more pedestrian and bike friendly place. • Good job; but no drive-through. • An opinion was expressed that if this proposal was presented a few years ago comments may have been more favorable; however, at this time the City has embraced connectivity and in the future if approved one could look back on this decision and wonder "what was that Commission thinking". There are negative aspects of the site, vehicle exhaust etc. that may be viewed differently in the future • Remove the drive-through. • The am traffic is the issue along with the drive-through. Motion Commissioner Nemerov moved to recommend that the City Council deny the rezoning request based on staff findings. Commissioner Thorsen seconded the motion. It was noted that it was clear that the drive-through was a stumbling block. Ayes; Miranda, Lee Thorsen, Nemerov, Hamilton, Bennett, Berube, Olsen. Nay; Strauss. Motion to deny carried 8-1. C. Variance Request for 6008 Concord Avenue, Edina, MN Staff Presentation Planner Bodeker informed the Commission the subject property is approximately 9,451 square foot in area. The home is a one-story rambler built in 1953. The applicant is proposing to remodel the existing first floor, add a 6 foot by 41.71-foot building addition onto the rear of the home, and add a second story to the existing structure. The existing structure does not meet the required 10-foot side yard setback on the north side or south side of the property. A variance was approved in 2008 for the south setback for a garage expansion, which sits 3-4.3 feet from the south property line. The current 5.5-6.4 foot setback on the north side of the lot is currently non- conforming. The proposed second floor will match the existing setback but requires a variance. Bodeker explained that the existing 9,45 I square foot lot is located on the west side of Concord Avenue, north of Valley View Road and South of 60th Street West. The existing first floor of the house will remain and be remodeled.The new proposed second floor will match the exterior walls of the existing first floor on the north and east sides. The existing setback on the north side of the property is 5.5-6.4 feet. The existing setback on the south side of the house is 9.1 feet and 3-4.3 feet to the garage. The garage addition received a variance for the south side yard setback. The setback to the house on the south lot line is currently non-conforming. The proposed project is not adding to the non-conforming setback therefore does not need a variance. Approve a 4.5-foot side yard setback variance for the north property line at 6008 Concord Avenue. Bodeker 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: Page 9 of 16 Draft Minutes® Approved Minutes❑ Approved Date: • Survey date stamped February I, 2018 (applicant will update the lot coverage to include the existing shed &will still be under hardcover requirements) • Elevations and building plans date stamped February I, 2018 • Compliance with the conditions and comments listed in the Environmental Engineer's memo. Appearing for the Applicant Mr. and Mrs. Hasan Applicant Presentation Maura Hasan addressed the Commission and reported that they spoke with as many neighbors as possible, adding their neighbors indicated their support for the project. Public Hearing Chair Olsen opened the public hearing. No one spoke. Commissioner Thorsen moved to close the public hearing. Commissioner Strauss seconded the motion. All voted aye. The motion carried. Comments/Discussion/Questions Commissioners were in agreement that the applicant submitted good materials and their outreach to the neighbors was appreciated. Commissioners indicated the request was minimal and they could support the request as submitted. Motion Commissioner Bennett moved to approve the variance request based on staff findings and subject to staff conditions. Commissioner Thorsen seconded the motion. All voted aye. The motion carried. D. 44th and France Small Area Plan Staff Presentation Planner Teague introduced to the Commission Lou Miranda who would be presenting the final draft of the plan. Mr. Miranda is a current member of the Planning Commission and member of the 44th and France Small Area Plan. Page 10 of 16 Draft Minutes® Approved Minutes Approved Date: �- Mr. Miranda presented the 44th and France Avenue Small Area Neighborhood Node Plan to the Commission highlighting the following for a Small Area Plan: • Constitutes iterative, negotiated neighborhood consensus • Is incorporated into the city's Comprehensive Plan • The Plan is approved by the Met Council • Provides guidance to the Planning Commission and City Council • Creates a plan before changes occur with guiding principles goals and policies • Guiding Principles include: I. Safe and Inviting 2. Community Gathering 3. Circulation and Connections 4. Neighborhood-Oriented Business Mix 5. Housing 6. Height and Size of Buildings 7. Parking 8. Streets and Sidewalks 9. Sustainability and Resiliency 10. Visual and Aesthetics in the Public Realm I I. High Quality Design, High Quality Materials, Respect for Existing Aesthetics, and Innovations to ensure Sustainability in the Private Realm • Goals: I. Encourage property owners to meet to explore shared interests. 2. Explore the city's interest and capacity to participate in property acquisition and assembly. 3. Explore potential for employing a Business Improvement District or other mechanisms to support maintenance of shared parking and other public realm improvements. • Policies I. The City will support redevelopment of obsolete properties. 2. The City will use redevelopment tools to create public realm improvements including streetscape improvements, pedestrian and bicycle safety and amenities, public parking, utility and transportation improvements, storm water management and park, plaza or green spaces. 3. The City will maintain flexibility in deciding which redevelopment tools to use. In conclusion, Miranda thanked everyone to include staff and residents that worked hard on drafting the Plan. Miranda stated the Plan tries to achieve through the guiding principles a reflection of what occurred during all those many meetings. The end goal was to create a usable and realistic document. Planner Teague presented information to the Planning Commission on building height regulations; how height is included in the current 2008 Comprehensive Plan and as a result, height maximums were established into the City's Zoning Ordinance in 2009. Teague then mentioned the alternative flexibility language that the Planning Commission had requested staff to draft for its consideration about height within the 44th and France Small Area Plan. This alternative language was drafted as a result of a Planning Commission request made at the February 28, 2018 Work Session on the 44th and France Plan. The alternative language would allow consideration of Page 11 of 16 Draft Minutes® Approved Minutes❑ Approved Date:r: ` r building heights above four stories in the Small Area Plan for 44th and France. Using this as guidance would not eliminate the four-story recommendation, but would allow the Planning Commission and City Council to consider proposals over it; it would not entitle any developer to exceed four stories. Two-stories remain the current height limitation for the district. The revision language is in "red." Stricken Language is removed. 44th & France Guiding Principle 6: Height and Size of Buildings (Page vii) Building heights should be guided by the zoning ordinance. However, additional height (up to four Building heights are regulated by the Zoning Ordinance. Building heights above the two-story limit detailed in the existing Zoning Ordinance may be considered for approval if a developer agrees to implement study-area-wide and project-specific improvements that are detailed in this small area plan. Building heights up to four stories at approximately 15 feet per story may be considered, depending on building location and its relationship to other buildings near them. Additionally, for consideration of building heights above four stories, developers would have to provide improvements above and beyond those listed in the recommended "give-to-get" investment commitment categories. A. Building Height Limits Plan (Page 43) This plan - ... .. ... -- -- provides guidance for building height for the Neighborhood Node, shown on Figure 6. Generally: • Height Limits along France Avenue, Sunnyside Road, and 44th Street. Buildings that front on France Avenue may be allowed up to four stories high, not to exceed 60 feet. Buildings on Sunnyside Road and 44th Street may be allowed up to three stories high, not to exceed 45 feet. For consideration of building heights above four stories, developers would have to provide improvements above and beyond those listed in the recommended "give-to-get" investment commitments categories. • Graceful Transitions to Surrounding Neighborhood. The transitions in height from a four-story or greater maximum height along France Avenue must result in a max-im+w height that is no more than two stories, not to exceed 30 feet, on the portion of the development site adjacent to the residential neighborhood. Likewise there must be a transition in height from a three-story maximum, along Sunnyside Road and/or along 44th Street, to a maximum height of two stories, not to exceed 30 feet, on the portion of the development site adjacent to the residential neighborhood. An exception to the graceful transition to a maximum of two stories along Sunnyside Road and 44th Street will be considered where the topography of a development site would place the height of a new three story building beneath the height of an adjacent residential home in the neighborhood to the west. whichever is less." This new guidance supersedes that previous designation. Page 12 of 16 Draft Minutes® Approved Minutes❑ Approved Date: A lengthy discussion ensued on the introduction of the flexible language as received by Planner Teague. Commissioners Berube and Bennett expressed their discomfort that this language was added so late in the process. Commissioners Bennett and Berube said the Working Group worked very hard on the 44th and France Neighborhood Node and indicated that adding the flexibility in language on building height should be a City Council decision. They do not support it. Some confusion was expressed over the language on building height in the 44th and France Neighborhood Node, the proposed flexible language for the Neighborhood Node presented by Teague, and the zoning ordinance with the building height overlay map with a 2-story cap. Teague clarified if a developer requests a change in building height from the zoning ordinance a variance would be needed. If a firm cap was placed in the 44th and France Neighborhood Node at 4-stories deviating from that cap would require an amendment to the Comprehensive Plan. The proposed flexible language provides for the "give to get" which would allow a change without amending the Neighborhood Node/ Comprehensive Plan. Teague stressed in all instances the Commission and Council would hear any redevelopment changes. Public Hearing Chair Olsen opened the Public Hearing. The following residents spoke: • Jane Lonnquist, 4510 Drexel Avenue, Edina MN asked that the Commission to respect the historical buildings in the 44th and France Area and maintain the height limits as presented in the Plan. • M. Nasser, 3930 44th Street West, Edina, MN asked that the Commission not support the modified language on building height. • A resident of 4360 France noted that noise could become an issue through redevelopments. Planner Teague responded that the City does have a Noise Ordinance, adding if there are problems to contact the City. • Sara Lathrop, 4008 Sunnyside Road, asked the Commission to adopt the language as written, not as amendment by staff. • Steve Young property owner of Brueggers stated he was disappointed the Small Area Plan Working Group did reach out to all commercial stakeholders. Better outreach was needed. The area has existing parking problems that need to be addressed. He suggested that parking be permitted along the west side of France Avenue south of Sunnyside Road. • Richard Cook, 4360 France recommended that the Commission vote to keep language as written. Change is accepted; however, consider livability, parking and noise. • Tony Rimarcik, Convention Grill, stated more input should have been made by commercial property owners and managers. • K. Myre, 4000 Sunnyside Road, Edina, MN noted that the dry cleaners is set for redevelopment and suggested two stories on Sunnyside Road and four stories along France Avenue. He also noted parking is a problem in this area. Stay with language as written. • Casey Carl, 4217 Lynn Avenue, Edina, MN asked the Commission and Council to revisit parking in the neighborhood. • Katherine Winston, 4634 France, Edina, MN suggested that building heights be kept low. • R. Kearney, 4226 Grimes Avenue, Edina, MN asked the Commission to stay firm on height limits. Page 13 of 16 Draft Minutes® Approved Minutes❑ Approved Date: - � • Peter Deanovic, 4209 Grimes, Edina, MN, indicated that he thought the draft plan was very good, adding he appreciated the input of the community and the balance that needed to be established on height and density. Chair Olsen asked if anyone else would like to speak to the issue; being none, Commissioner Thorsen moved to close the public hearing. Commissioner Miranda seconded the motion. All voted aye; the motion carried. Comments/Discussion/Questions Commissioners expressed the following: • An opinion was expressed that the plan as presented was very good noting there has been much discussion with this plan on building height. Staff recommended alternative language; however, supports the Plan as written. • An opinion was expressed that it appears in Edina building height will always be the issue; however, Edina has a responsibility to provide people with a place to "be". The price of land within the City is high; people need a place to live and height is one way one can achieve affordable housing opportunities. • It was noted that the process is paramount and the addition of flexible language at this point in the process was unsettling; however, staff was asked to draft alternative language. Flaws in editing were also noted. • Appreciation was expressed for the executive summary, suggesting that it be reviewed to make it more user friendly. • It was noted that the 44th and France Neighborhood Node Plan is part of the Comprehensive Plan pointing out the Met Council looks at the big picture, adding the suggested flexible language does not really change anything. • It was pointed out that if the flexible language was approved changes in the 44th and France Neighborhood Node could be made on a 3-2 vote. If language stays as drafted a 4-I approval vote is required. A 4-1 vote keeps the review process tighter. • Document of compromise and consensus. • Correct Plan Kojetin Park was left out of the draft. • An opinion was expressed that government does work pointing out that the result of the 44th and France Neighborhood Node indicates that careful and at times difficult work can be accomplished between City Staff, residents and commercial property owners. • Suggest one more pass with consultants before final draft with the editing changes. Planner Teague reported that the 44th and France Draft Plan goes before the City Council on April 3rd, noting there is still time to do minor edits with no material changes. The City Council would approve the Draft Plan at their meeting and the 44th and France Neighborhood Node Plan would become part of the larger Comprehensive Plan, which would be forwarded to the Met Council for their review and approval. The final draft plan of the entire Comprehensive Plan including Neighborhood Nodes would also be presented to the Commission prior to Council review and final approval. Motion Commissioner Nemerov moved to recommend that the City Council approve the content of the original draft version of the 44th and France Neighborhood Node Small Area Plan acknowledging Page 14 of 16 Draft Minutes® Approved Minutes❑ Approved Date: there will be additional final edits prior to Council review. Commissioner Nemerov seconded the motion. Commissioner Thorsen offered an amendment stating I) on page 44 on table 5 adding language under neighborhood node add height guidelines per building height overlay districts up to 4 stories based on give to get 2) transition from high intensity uses toward single family uses per building height overlay district. Commissioner Nemerov expressed concern over the amendment. Commissioner Thorsen withdrew his amendment. Ayes; Lee, Thorsen, Strauss, Nemerov, Hamilton, Bennett, Berube, Olsen. Nay; Miranda. Motion carried 8-I. VI. Community Comment No Comment Commissioner Thorsen moved to close public comment. Commissioner Bennett seconded the motion. All voted aye. The motion carried. VII. Reports/Recommendations None VIII.Correspondence And Petitions Chair Olsen acknowledged back of packet materials IX. Chair And Member Comments/Comprehensive Plan Liaison Comments Commissioner Lee reported that the 70th and Cahill Small Area Plan Working Group is moving forward on drafting the Neighborhood Node Plan for 70th and Cahill. X. Staff Comments Teague noted that they are working on a time for midpoint check-in with the Comprehensive Plan. He said that date they are considering is May 3rd; however, that has not been established "in stone" and when that date is firm Commissioners would be informed. Xl. Adjournment Page 15 of 16 Draft Minutes® Approved Minutes CI Approved Date:Chck here to enter a date. Commissioner Thorsen moved to adjourn the meeting of the Edina Planning Commission at I I:20 PM. Commissioner Miranda seconded the motion. All voted aye. The motion carried. Ja c1cAe' crogonakkor Respectfully submitted Page 16 of 16 STAFF REPORT _ �y •`��RPOku`K�9 1886 Date: March 28, 2018 To: Planning Commission From: Emily Bodeker,Assistant City Planner Subject: Parking Variance for Untiedt's Garden Market on the north side of Southdale Center Information I Background: Untiedt's Vegetable Farm, Inc., the applicant, is requesting a parking variance at Southdale Center. The proposed parking variance request would accommodate for a seasonal produce stand/garden center located on the north side of the mall, within an existing parking area. The proposed seasonal produce stand/garden center would be open May-October and includes roughly 14,400 square feet of display area. Produce stands are a permitted use in the PCD-3, Planned Commercial District per Section 36-613 of the Zoning Ordinance. As require for other recent developments at Southdale, a parking variance for the entire Southdale Site is required. Parking stall variances have been relatively routine with development 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, the RH site at the north east corner of France Avenue & 69th Street and the Shake Shack on the south east corner of France Avenue & 66th 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. 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. City of Edina • 4801 W.50th St. • Edina,MN 55424 STAFF REPORT Page 2 Westerly: Southdale Site; zoned PCD-3, Planned Commercial District and guided CAC, Community Activity Center. Existing Site Features The subject site is currently a paved parking lot for Southdale. Planning GuidePlan designation: CAC, Community Activity Center PCD-3, Planned Commercial District Zoning: Parking Study WSB conducted a parking study that concludes that Southdale would have adequate parking, despite the parking stalls being removed to provide for the seasonal development. 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 7,068 stalls. The site plan demonstrates 5,798 parking stalls. A variance of 1,270 stalls is requested. Based on information from the (ITE) hat the Institute of Traffic Engineers Trip Generation t Southdale. heSeforef' there wouldic study lbe andes texcess 5,587 parking spaces are adequate to pp of 211 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 stalls was approved with the Homewood Suites Hotel project. A variance of 929 stalls was granted for RH. The recent Shake Shack site plan approval also included a parking variance. A total parking variance of 1,270 spaces is required to be obtained for the maximum required spaces needed for the ultimate Southdale Center site build out. The City Code parking stall shortage at Southdale has not been a problem over the past 10+ years. The existing parking stalls have suited Souhale tastructured ll over the parking rampars. lcouldthe salwayg e bef parking were ever to be a problem at Southdale added. Retail Stand Materials No permanent buildings are proposed with the proposed Garden center. According to the applicant the site would take about a day to construct. Perimeter fencing is proposed to be constructed out of cinder block and timber. The greenhouse shown on the site plan would be weighed down with cinderblocks and covered with a fire resistant plastic. The applicant proposes to use racking and temporary pallet locations. attached l (s for See displays. enincludes wooden gazebos to be used as checkout applicant to demonstrate what the facility would look like.) STAFF REPORT Page 3 Compliance Table City Standard (PCD-3) Proposed Parking Stalls Based on the uses and square 5,587* footage of all the buildings on the 80 acre Southdale Tract 7,068 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: 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. Based on information from the (ITE) Institute of Traffic Engineers Trip Generation Manual, the WSB traffic study concludes that 5,587 parking spaces are adequate to support Southdale. Therefore, there would be an excess of 211 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. Parking variances were also granted for the RH and Shake STAFF REPORT Page 4 Shack projects. The Parking Study reflects all of the approved parking variances at Southdale. The parking stall shortage at Southdale has not been a problem over the past 10+ years. The existing parking stalls havewell structured parking ramp rahe shortage of mp co ld always be parking were ever to be a problem at Southdale, a 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. 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. 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: I. 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 SB rstudyffic concludes that g7 eparking spaces are adequate to support SoutdaeTheeforehere be an exso2 stalls at Southdale. 3. In 2001, a variance was granted to Southdale without for athe shortage re of red stalls.59 pallsOver the past 10+ years, Southdale has operated very well g. 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. STAFF REPORT Page 5 6. A 929 stall parking variance was granted with the proposal to build a Restoration Hardware on the northeast corner of France Avenue & 69th Street. 7. A I,137-space parking variance wasr France with Athe opnd &al tlto Street.uilda Shake Shack restaurant at the south east corner 8. The City of Edina does not wish to require unnecessary paving or parking structures for parking stalls that are not needed. 9. 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. 10. The alternative to the variance would be to require the applicant to construct a structured parking ramp. I I. The parking spaces utilized by the applicant would be during the summer months, when parking demand is not as high. Staff Recommendation Approve a 1270 parking stall variance for Southdale Center to allow Untiedt's Seasonal Produce Stand. Approval is based on the following findings: 1. The findings for a variance 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 study concludes ds587 parking spaces are adequate to support SouthdaeThereorehere be an excess of 21 stalls at Southdale. 59 3. In 2001, a variance was granted vtery Swell w thoot the Gortage of ode required parks.ing. Over the past 10+ years, Southdale has operatedry 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 & 69th Street. I Page 6 STAFF REPORT 7. A I,137-space parking variance was granted with the proposal to build a Shake Shack restaurant at the south east corner of France Avenue and & 66th Street. 8. The City of Edina does not wish to require unnecessary paving or parking structures for parking stalls that are not needed. 9. 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. 10. The alternative to the variance would be to require the applicant to construct a structured parking ramp. I. The parking spaces utilized by the applicant would be during the summer months, when parking demand is not as high. Deadline for a city decision: April 14, 2018 Untiedt's Garden Market r . . ...„,- * . ,., t, - , ...... 9411Prorrt' t, ' .•*"...t 1 3 e" ....._. .,e ,mss.. ^ • rt r IK t w. ., rla a • K4 «a. F' i• t F e 1CO ? / : 11� w q ti< 4 1 r, f y +t g � , E ? 4Y 1 17-1,:t kr- �r w r • 'tea' ...y. « 4." • * self' ,.. e 1 � T �' I ' r . +i y�e Sl ' y 1 1)', 1 xhaC` • 0 ** '.: 4, V 4 t r Z 'I •? , r ft i " ttCillikallt 'a , rii--_ -, , „. -.....,,,- . , , ! msti.,iA/III a i Fyyy yy +� I w 1 t �.. e a i �. u " 31 " , rr �_ � ... . 'R k" '�• IM`a"sr-"IRM�r >r « a />�,,,e..T 1 �«. .. ` — t .$e [=din,,I Iennepin.hletro0,1S I WSR&,Asso(,idle',201 i.I IN AeneI 2(110 1 in=360 ft A '/ • heCITYof -' EDINA W+E March 21,2018 Map Powered by DataLink from WSB&Associates Larkin Larkin Hoffman • HoAn ani1��TToaNevs 8300 Norman Center Drive est. 1958 Suite 1000 Minneapolis,Minnesota 55437-1060 GENERAL: 952-835-3800 fAx 952-896-3333 wrs: wwwiarkinhofl'maacom February 7,2018 Mr. Cary Teague Community Development Director City of Edina 4801 W. 50th St. Edina, MN 55424 Re: Parking Variance for Untiedt's Garden Market at Southdale Center Dear Mr.Teague, Attached,please find the application of Untiedt's Garden Market,Inc. ("Untiedt's")for a parking variance at Southdale Center. Untiedt's is a family-farm enterprise located near Waverly, Minnesota which is seeking to operate a seasonal application outdoor seeks at 7lostalale varianeter in the e at Southdale y of Edina,Minnesota(the"City"). The attached Center to accommodate the parking stalls seasonally displaced as a result of the market operations. Untiedt's will sell annuals, fruits,vegetables and fall decorative varieties,ie. pumpkins, at its proposed Garden Market. The market will operate each year from May through October; Untiedt's, in consultation with Southdale Center,is targeting a portion of the parking lot that is underutilized throughout the year,with tits market,the affected parking stat he exception of the busiest holiay lawill be ys During the months when Untiedt's is not operatingreinstated for their use during the winter holiday season. See the attached Site Plan depicting the designated parking field and market overlay. Reqaired Findings The Edina City Code states that"the board of appeals and adjustments shall not grant a petition eneral for a variance unless it finds that: (1 The The variance would be consistent with the comprehensive purposes and intent of this chapter; (2) plan; and(3)There are practical difficulties in complying with this chapter." Cr Code Sec. .36- 98. This letter addresses those three criteria in order and outlines the manner in which the Untiedt's proposal satisfies each. c es First,the installation of a seasonal market in the Southdale Center parking lotuld be harmony with the general purposes and intent of the City Code. Southdalf$t e nters ze Planned Commercial District 3 ("PCD-3) and a food vendor,such as a seasonal produce market, is a permitted use in the PCD-3 District. Mr. Cary Teague February 7, 2018 Page 2 Second, installation of a seasonal market in the Southdale Center parking lot is consistent with the Edina Comprehensive Plan("Comp Plan"). Southdale Center, and the surrounding commercial area known as the"Greater Southdale Area",is designated Community Activity Center("CAC") in the Comp Plan. The Comp Plan describes the Greater Southdale Area as a "regional retail and activity center"with a"wide variety of low-rise to high-rise single-use buildings." The Comp Plan also notes the size, diversity, and regional role of the Greater Southdale Area. Untiedt's is a well-known and well respected seasonal produce vendor;it expects many of its customers to walk to the produce market from surrounding residences and office locations. As such,Untiedt's fits well with the City's vision for a diverse and attractive commercial center in the Greater Southdale Area. Finally,there are practical difficulties with the installation of a seasonal market in the Southdale Center parking lot. The Edina City Code defines "practical difficulties" to include the following: (1)The property owner proposes to use the property in a reasonable manner not permitted by this chapter; (2)The plight of the landowner is due to circumstances unique to the property not created by the landowner;and (3)The variance, if granted,will not alter the essential character of the locality. In this situation,the use of the Southdale Center parking lot for a seasonal market is entirely reasonable. As noted above,a seasonal produce market is a permitted use in the PCD-3 District. Untiedt's is proposing to site its market in an underutilized area of Southdale Center for the months of May through October. Similarly,the inability of Untiedt's to install a seasonal market in the Southdale Center parking lot stems from a number of circumstances unique to Southdale Center that are entirely outside the control of Untiedt's. The parking for Southdale Center,with its approximately 5,800 parking spaces,is managed by Southdale Center, subject to agreements with its many tenants. Untiedt's does not have the ability to alter or affect those agreements. Southdale Center has confirmed that the Untiedt's Site Plan can be safely accommodated without disrupting the parking needs of its tenants. In addition,the unique nature of the Greater Southdale Area distinguishes this site from others throughout Edina. Finally, not only will the seasonal market fit perfectly with the diverse retail offerings of the Greater Southdale Area,but the 71-space variance will have virtually no adverse impact on the character of the area or access to parking at Southdale Center. Arguably, Untiedt's propo d will inject some needed vitality and pedestrian activity to an area of the City market j� transitioning from vehicle dominated traffic. C��Q Mr. Cary Teague February 7, 2018 Page 3 We respectfully request City support for the enclosed application by Untiedt's Garden Market for a parking variance at Southdale Center. We are available to discuss this request at your convenience. ce ely Peter J. Coy , for Larkin Hoffman cc: Untiedt's Vegetable Farms Southdale Center Enclosure 4831-9231-3691,v.1 41-110° 0 E 1 1 1 im..411.111111111 r` s t a 14-11 I [pg ; i i i I ,.,zi . .,./ tit JF+ t a " a) i J. i t i ! k . ,_ _ .. , .. . „. , . , It \ 1 ,,L 4 (011U 't } j 2 : , L ,_ , . 0 I 1 C I".'*17:i �� s ago Y'' '� 'V , ._ 1.; ._,.' :z7'A/I I'-/ V' ,. �'" 1 o4 1. • a) a) w J-- 1 9i�-� E. 'I, �_-Or .+ . , �� T �.11."(:3 ' giu z 0:1,5 ir) I Q f (.....9 ... , t , ., ,. . . _ , , .... , ,...„ 1 1..,, 17 / F\ CL D:-:-. I 1 I I 1 V ' ' 1 i 1 I I " Ull c.n w . , 4. .. wr 73 4 ' (I) ' et i: C /k, ' *' A ,, r'a +, ,} 1/ r` s s •, I . .,11, .. . ... , • ,, _ • I 1-1 ,..3 •'•• ii.„ 14. _ , . , , ' ',.4... :1 , c,- . ... 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Minneapolis,MN 55416 Tel: 763 541-4800 Fax: 763 541-1700 Memorandum To: Mr. Cary Teague, Community Development Director City of Edina FROM: Charles Rickart,P.E.,PTOE,Project Manager WSB&Associates,Inc. DATE: March 19,2018 RE: Untiedt's Garden Market,Southdale Center-Parking Study City of Edina,MN WSB Project No. 11664-00 Background The purpose of this study is to determine the potential parking impacts the proposed addition of Untiedt's Garden Market at Southdale Center would have on the current and future parking conditions. The site is proposed to be located in the parking lot adjacent to the Macy's store on the north side of Southdale Center. The project location is shown on Figure 1 in the Appendix. Southdale Center has been completing improvements to the site over the past several years that have or will have parking impacts 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 2018. • 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 2018. Untiedt's Garden Center,Southdale Center-Parking Study City of Edina March 19,2018 Page 2 of 6 • Southdale Shake Shack—The proposed plan was approved by the City in November of 2017 for a 3,830sf"High Turnover Sit Down"restaurant(Shake Shack) in the northwest corner of the Southdale Center parking lot. The following sections of this report document the analysis and anticipated impacts the proposed development has on the site parking conditions assuming the previous development approvals. Existing Conditions The existing Southdale Center includes a mix of retail anchor stores, small shops, restaurants and movie theater. The developed or approved outlots include: Southdale Residential development; Hotel development; Restoration Hardware development, and;the Shake Shack development. Table 1 shows the existing parking conditions assuming all approved development and redevelopment has been completed. Table 1—Existing Parking Conditions Parking Location Spaces Surface Parking 4,484 Elevated Deck Parking 917 Total Center Parking 5,401 Southdale Residential Parking 342 Hotel Parking 129 Total Southdale Site Parking 5,872 The Southdale Center site currently has an approved parking variance of 1138 spaces.The variance was granted with the approvals of the Southdale Shake Shack development, located in the northwest corner of the site. Proposed Improvement Simon Property Group is now proposing changes to the site for the development of the Untiedt's Garden Market located on the north side of the Southdale Center in the parking lot adjacent to the Macy's department store. The site is anticipated to include approximately 14,400 sf of display area.The proposed site plan is shown on Figure 2 in the Appendix. The proposed development will be placed in the parking lot removing three (3)rows of parking totaling 74 spaces.No new parking is proposed. A copy of the Southdale Center Site Plan showing the location of the proposed development is included on Figure 3 in the Appendix. Untiedt's Garden Center,Southdale Center-Parking Study City of Edina March 19,2018 Page 3 of 6 Parking Demand Analysis The parking impacts associated with the addition of the proposed Southdale Untiedt's Garden Market development on the existing Southdale Shopping Center site was analyzed. The analysis is based on the proposed changes in uses on the Southdale Center site including removing the existing parking for the development. In November of 2017 the City approved the development of the Southdale Shake Shack project. With that approval, a Parking Study was completed. Based on the analysis 5872 total parking spaces would be provided. This included: 5,401 spaces on the Southdale Center site; 342 spaces on the Southdale One residential site, and; 129 spaces on the Southdale Hotel site. Based on City Code the site needed 7,010 total spaces requiring a variance for 1,138 spaces, which was granted with the Southdale Shake Shack project approval. The approved parking conditions from the November 2017 Parking Study was assumed as the base for the analysis of the proposed Southdale Untiedt's Garden Market development project. Table 2 below shows a summary of the approved conditions from the November 2017 Parking Study, parking required based on City Code with the proposed Southdale Untiedt's Garden Market development and,the estimated parking needs based on accepted parking generation studies. Table 2—Site Parking Summary Approved Shake Shack Parking Study Parking Parking Parking Use from City Demand Development Parkin from Approved Provided Code from ITE Size City Code Parking Southdale Retail 1,202,674 sf 6063 6063 4814(1) Southdale Theater 3447 Seats 345 345 5401 5401 Restoration Hardware 62,000 sf 155 155 233 Shake Shack 3,830 sf 55 55 63 Apartment 232 units 232 342 342 232 299 Development Hotel Development 160 Rooms 160 129 129 160 129 Untiedt;s Garden 14,400 sf NA NA -74 58 49 Market Total Parking 7010 5872 7068 5587 Spaces Total Parking 5872 5798 5798 5798 Spaces Provided 1270 Not Parking Variance 1138 Required (1)-Includes mall restaurants and theater. Untiedt's Garden Center,Southdale Center-Parking Study City of Edina March 19,2018 Page 4 of 6 As indicated in Table 2 the proposed Southdale Untiedt's Garden Market development a total of 74 existing spaces will be removed leaving a total of 5798 spaces. Based on City Code the development would require the addition of 1 space/ 1000sf or 49 spaces for a total of 7068 spaces required on the Southdale site. The addition of the development on the site would then require a parking variance for 1270 spaces, a 132-space increase from the current variance. In addition,the anticipated parking demand for the site was determined. The parking generation rates used to estimate the parking demand was based on surveys of the parking generation for other similar land uses as documented in the Institute of Transportation Engineers Parking Generation Manual, 4th Edition. Table 2 also shows the results of the parking demand analysis. It should be noted that the parking generation rates used for the Southdale Center was based on a shopping center use which includes the restaurant and theater uses within the mall.The rates used were based on: • Shopping Center—Peak weekend(Friday or Saturday) in December • Restoration Hardware—Peak weekend(Friday or Saturday) in December • Apartment Development— 100%occupied • Hotel Development— 100 %occupied • Shake Shack Development—Peak weekend(Friday and Saturday) in December • Untiedt's Garden Market Development—Peak weekend(Friday and Saturday) These rates represent a worst-case condition for parking demand.Based on this analysis, 5587 parking spaces would be needed on the Southdale Center site, which would not require a parking variance. Conclusions/Recommendation Conclusions Based on the analysis documented in this study, WSB has concluded the following: • Simon Property Group is currently proposing improvements to the existing Southdale Center site with the addition of a 14,400 sf Untiedt's Garden Market. • The existing Southdale Center site approvals currently includes 5401 parking spaces for the shopping center, 342 spaces with the Southdale residential site and 129 spaces with the hotel site for a total of 5872 total spaces on the Southdale Center Site • The existing or proposed available parking does not or will not meet the City's Code. A 1,138-space parking variance is currently in place based current and proposed changes to the Southdale Center site identified in November 2017.The variance was granted with the approvals of the Southdale Shake Shack development, located in the northwest corner of the site. Untiedt's Garden Center,Southdale Center-Parking Study City of Edina March 19,2018 Page 5 of 6 • With the addition of the Southdale Untiedt's Garden Market development a total of 74 existing spaces will be removed with 49 spaces required by City Code. With no new added spaces on the site,this leaves a total of 5798 spaces.Assuming 5872 spaced from the approved November 2017 Parking Study a new parking variance of 1270 spaces would be required. • Based on ITE parking generation estimates the total parking required for the Southdale Center site including the proposed Untiedt's Garden Market development is 5587 spaces. With this estimate, no parking variance would be required. Recommendations Based on the Parking Demand analysis included in this report and the conclusions outlined above,the following is recommended: 1. No additional parking is required. 2. A parking variance of 1,270 spaces be obtained for the maximum required spaces needed with prior to the ultimate Southdale Center site build out. Untiedt's Garden Center,Southdale Center-Parking Study City of Edina March 19,2018 Page 6 of 6 Appendix IA yy:"; a �R VIEW CH OWEN� aqa n� RD \� CU RVE Q�2nd � W.< ..,, 62 nd ST. m A 3_J ii 62 nd ST. CII) �� J x \ aZ (A. j SON w w >L j / w • ST.S 35� i,36 <q Q a= Q CO _ o 700 ft 1400 ft i,illi a o o w �� lr Li Li 35. U w w o a S �_ m Li. a ST. L...1 w 6`4 th IST.\a��4tMINNesaTA 64 t`��p�� J Q W, r 64th `_ \ o Y w a a a a \ 62 w J� 6 u 0 0 a W. ? 0 65 th ST. a �` --...L5-,th ST. u J ti Z CC Z s ) w Project w w �� w •a r ¢ a - o w �� ire Lake J Location X m h ST. -'_ ,=i, a \ z W. 66th ST. a Lila a oo_, 1 u IS i S� I G� Cornelia souT10� 1O a o y //u� 2-' � ftMINNESOTA �,‘i ,T� LaOU� , 68 �� 0 pF c ,ROYCA --, - Southdale 0 p 1 0 0� m BALFANZ o tiQ w E�PR� YJON UPPER /RD: ��� �P Center a P w-�TER. 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Produce stand means a temporary seasonal structure or area, at which products such as vegetables, fruit, herbs, cut flowers and plants are sold. Sec. 36-613. - Accessory uses in PCD-1 subdistrict. The following are the accessory uses in the PCD-1 subdistrict: (1) Off-street parking facilities. (2) Buildings for the storage of merchandise to be retailed by the related principal use. (3) Not more than two amusement devices. (4) Drive-through facilities, except those accessory to financial institutions. A restaurant may have a drive-through facility subject to the requirements in section 36-1264(f). (5) Produce stands pursuant to a permit issued by the manager. (Code 1970; Code 1992, § 850.16(7)) Sec. 36-615. - Accessory uses in PCD-3. The following are the accessory uses permitted in the PCD-3 subdistrict: (1) All accessory uses permitted in PCD-1 and PCD-2 subdistricts. (2) Automobile or boat and marine stores or agencies selling used automobiles or boats, if: a. Such a use is accessory to and on the same lot as a related principal use selling new automobiles or boats; and b. The total floor area and lot area devoted to the accessory use does not exceed that of the principal use. (3) Repair garages for servicing motor vehicles, if such a use is on the same lot as an automobile agency. (4) Offices accessory to an allowed principal use. (Code 1970; Code 1992, § 850.16(9)) +.$F t „, n, j 1 n ,, , e, ,�,`, 1ii•-•i -*t ,=t N63„ 4 '"`` d SSM }'"4 k�. ,' J ' ;Y 7 yfr: E�. Ftk Ei€4r., ',#e,,`rYi l y t,','d "'t Y' � ,, Fri (---'---_- ASTAFF R� ;� °� 7 ` ft w 101 'IA . ,(„1/4 �y ACORPORA��9 LBBB Date: March 28, 2018 To: Planning Commission From: Cary Teague, Community Development Director Subject: Comprehensive Plan Amendment, Preliminary Rezoning, & Preliminary Development Plan for Hazelton Apartments, 3650 Hazelton Road. Information / Background: The applicant, 3650 Hazelton, LLC is requesting a redevelopment of the 1.25 acre parcel at 3650 . Hazelton Road. As proposed, the existing Guitar Center would be torn down and a I 9-story, 186 unit luxury apartment with underground parking would be constructed. Features of the development include: ➢ A Podium structure provided at ground level, with the units opening outward to access directly toward the Promenade. > Enclosed and underground parking that is not visible from the Promenade or Hazelton Road. > Public plaza and pedestrian connections to the Promenade and Hazelton Road. ➢ The applicant is proposing to meet the City's Affordable Housing Policy by providing a dedication of$1.86 million to provide affordable housing within the City. Additionally the applicant is proposing small I-bedroom and Studio/Micro units. These smaller and very efficient units will provide a new housing option to the Edina marketplace. These micro units would generally range in size from 412 - 446 square feet and would be ideal for a college graduate, young professional, young couple returning home and looking for a new home, corporate transfers interested in Edina, single empty nesters and retired persons. > Sustainability. LEED or Green Globe designation would be pursued. • ➢ Amenity terrace including a pool. City of Edina • 4801 W.50th St. • Edina,MN 55424 STAFF REPORT Page 2 To accommodate the request the following is required: • ➢ A Comprehensive Plan Amendment to increase the height maximum from 8 stories and 96 feet to 19 stores and 218 feet; and increase the density in the MXC, Mixed Use Center from 100 units per acre to 150 units per acre; and ➢ A Rezoning from PCD-3, Planned Commercial District-3 to PUD-I4, Planned Unit Development. ➢ Staff is further recommending that flexibility language be included in the Comprehensive Plan to allow the City the flexibility to approve projects that would exceed the Comprehensive Plan height requirements through rezoning or variance in the Greater Southdale Area and the MXC, Mixed Use Center. After June 30, 2018, the Metropolitan Council will no longer consider amendments to any 2008 Comprehensive Plan. That in effect, could put the City of Edina in a moratorium on development for a minimum of one year. Over the past 10 years in Edina, most re-development proposals in the Greater Southdale Area or in areas guided MXC, Mixed Use Center (50th & France and Grandview) have exceeded the Comprehensive Guide Plan designations for height, and have required a Comprehensive Plan Amendment. If the current 2018 Comprehensive Planning process remains on schedule (concluding in December of 2018), the earliest the Met Council would approve Edina's Plan would be June of 2019. The Met Council requires a 6-month review process for themselves and adjacent cities. In adopting this amendment, the City would not lose its regulatory controls in these areas as the City amended the Zoning Ordinance regarding height so that the Zoning Ordinance matched the Comprehensive Plan. Building height is typically a function of Zoning regulations and not a Comprehensive Plan. These changes would not impact the recent Small Area Plans at 44th and France, Valley View and Wooddale or 70th and Cahill. The Southdale Area Working Principles were shared with the applicant. (See the attached applicant responses to the Working Principles.) The City's consultant for the Greater Southdale Area Plan, Mic Johnson has provided a review of the proposed project; the review is based on the Greater Southdale Area Work Group principles. (See attached.) The applicant has since gone through the Sketch Plan process before the Planning Commission and City Council. (See attached sketch plans and minutes.) Based on feedback from the Planning Commission, the City Council, and the review from Mic Johnson, the applicant has: ➢ Revised the configuration of the sidewalk on Hazelton Road to be curved. ➢ Enhanced the landscaping on all side. ➢ Height has increased from 17 to 19 stories (8 feet). (This includes the rooftop mechanical equipment.) ➢ Unit increase from 170 to 186 units. ➢ Would meet the City's Affordable Housing Policy. ➢ Provided Public Art. ➢ Added a green roof. ➢ Modified the west facade. STAFF REPORT Page 3 • Attached is the city attorney's "pyramid of discretion." This project is within the "green" zone, meaning this is a legislative decision in which the City has complete discretion when reviewing this application. SUPPORTING INFORMATION Surrounding Land Uses Northerly: Brandon Square retail shops; zoned PCD-3, Planned Commercial District and guided MXC, Mixed Use Center. Easterly: Super Target; zoned PCD-3, Planned Commercial District and guided MXC, Mixed Use Center. Southerly: Think Bank; zoned PUD, Planned Unit Development District and guided MXC, Mixed Use Center. Westerly: Retail Shops; zoned PCD-3, Planned Commercial District and guided MXC, Mixed Use Center. Existing Site Features The subject property is 1.25 acres in size, is relatively flat with a retail use and surface parking Planning Guide Plan designation: MXC, Mixed Use Center. Zoning: PCD-3, Planned Commercial District Parking Based on the City Code requirement, Section 36-131 I, 1.25 fully enclosed spaces and .75 surface spaces are required per dwelling unit. (2 spaces per unit.) Therefore, the 186 unit apartment would require 372 parking spaces. The applicant is proposing 298 enclosed parking spaces or 1.6 spaces per unit. Spack Consulting conducted a parking study and determined that 1.6 spaces per unit would be adequate. (See attached study.) Site Circulation/Access/Traffic Access to the proposed development would be off Hazelton Road, into the enclosed and underground parking. Spack Consulting also conducted a traffic study. The study concludes that the existing roadways can be supported by the project. The proposed development would generate more traffic than the existing use on the site, but would general less traffic than a code • compliant medical office building. STAFF REPORT Page 4 Landscaping •Based on the perimeter of the site, 22 overstorywould trees be required. The proposed plans show that 32 trees would be planted. A full complement of understory shrubs and bushes are also proposed. A portion of the landscaping proposed is located on the Promenade. Plans for these areas are conceptual and subject to review and approval of the Parks Department. Final plans would be determined at the time of Final Rezoning. Grading/Drainage/Utilities The city engineer has reviewed the proposed plans and found them to be acceptable subject to the comments and conditions outlined in the attached memo. A site improvement plan agreement would be required for the construction/repair of sidewalks and utilities and connections to the Promenade. Any approvals of this project would be subject to review and approval of the Nine Mile Creek Watershed District, as they are the City's review authority over the grading of the site. Building/Building Material The building materials would be a combination of brick, stone, and glass, with metal panel accents. The applicant will have a materials board for review at the Planning Commission meeting. Mechanical Equipment • Any rooftop and/or ground level equipment would have to be screened if visible from adjacent property lines. Loading Dock/Trash Enclosures Loading area would be on the west side of the building west of the entrance. Trucks would pull in forward and would enter the building through the parking garage. Trucks could back out within the project before entering Hazelton Road. Shadow Study As requested at sketch plan, the applicant completed a shadow study to determine impacts the height of the buildings might have. As demonstrated, the biggest impact would be in the winter months. Living Streets/Multi-Modal Consideration Sec. 36-1274. - Sidewalks, trails and bicycle facilities. (a) In order to promote and provide safe and effective sidewalks and trails in the City and encourage the use of bicycles for recreation and transportation, the following • improvements are required, as a condition of approval, on developments requiring the STAFF REPORT Page 5 approval of a final development 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) Nonresidential developments having an off-street automobile parking requirement of 20 or more spaces must provide off-street bicycle parking spaces where bicycles may be parked and secured from theft by their owners. The minimum number of bicycle parking spaces required shall be five percent of the automobile parking space requirement. The design and placement of bicycle parking spaces and bicycle racks used to secure bicycles shall be subject to the approval of the city engineer. Whenever possible, bicycle parking spaces shall be located within 50 feet of a public entrance to a principal building. (b) The expense of the improvements set forth in subsection (a) of this section shall be borne by the applicant. The proposal to add 168 units of housing on the Promenade would increase and enhance pedestrian movement in the area. Direct connections to the Promenade would be made from individual units and from the apartment. There would be dedicated bike storage and a bike maintenance area. i STAFF REPORT Page 6 COMPLIANCE TABLE •While the applicant is proposing to rezone the site to PUD, the following table demonstrates compliance with the underlying zoning: City Standard (PCD-3) Proposed Building Setbacks Podium Tower Front—Hazelton Road 218 feet (based on height) 5 I feet 70 feet* Side - East 218 feet (based on height) 12 feet* 30 feet* Side—West 218 feet (based on height) 20 feet* 70 feet* Rear— North 218 feet (based on height) 10 feet* 10 feet* Building Height Eight stories and 96 feet Nineteen stories and 218 feet* Maximum Floor Area Ratio(FAR) 1.00% 6.5%* Parking Stalls 340 enclosed (residential) 298 enclosed* Parking Stall Size 8.5'x 18' 8.5 x 18' Drive Aisle Width 24 feet 24 feet *Variance Required 1111 Comprehensive Guide Plan Amendment— Density/Height To accommodate the request, the following Comprehensive Plan amendments are requested: ➢ A Comprehensive Plan Amendment to increase the density in the MXC, Mixed Use Center from 100 units per acre to 150 units per acre; and ➢ Regarding height, staff is recommending that flexibility language be included in the Comprehensive Plan to allow the City the flexibility to approve projects that would exceed the Comprehensive Plan height requirements in the Greater Southdale Area and the MXC, Mixed Use Center District through rezoning or variance. As mentioned, after June 30, 2018, the Metropolitan Council will no longer consider amendments to any 2008 Comprehensive Plan. That in effect, could put the City of Edina in a moratorium on development for a minimum of one year. Over the past 10 years in Edina, most re-development proposals in the Greater Southdale Area or in areas guided MXC, Mixed Use Center (50th & France and Grandview) have exceeded the Comprehensive Guide Plan designations for height, and have required a Comprehensive Plan Amendment. If the current 2018 . Comprehensive Planning process remains on schedule (concluding in December of A Page 7 STAFF REPORT • 2018), the earliest the Met Council would approve Edina's Plan would be June of 2019. The Met Council requires a 6-month review process for themselves and adjacent cities. Therefore, staff recommends the following amendment regarding height. Please note that all of the height requirements shown in Figures 4.6A, 4.6B and 4.6C have been put into law in the City's Zoning Ordinance. (See the attached Building Height Overlay Districts.) Additionally, this recommendation does not impact the 44th & France, 70th and Cahill, or Valley View/VVooddale Small Area Plans. The following are the recommended changes to the Comprehensive Plan regarding Height: The revision language is in "red." Plain text—existing language in the 2008 Plan Stricken Language is rcmovcd. 10. Building Heights. The question of building height is particularly significant in a largely developed community, where any new building has the potential to block views or cast shadows on established neighborhoods and land uses. The design guidelines above, as well as the recommended building heights in Figures 4.6A, 4.6B, and 4.6C, (Figures are shown on the following pages) provide general guidance for buildings that exceed the typical residential height of 2.5 stories. The City Council may consider individual projects that exceed the height recommendations in 4.6B and in the MXC, Mixed Use Center through a rezoning to PUD or Variance. Consideration for exceeding these height limits shall include but not be limited to: ➢ Addressing the City's Working Principles for Development ➢ Meeting and exceeding goals and policies outlined within the Comprehensive Plan ➢ Providing exceptional building quality, use of podium or liner buildings ➢ Sustainability measures within the development ➢ Pedestrian oriented development ➢ Providing significant publicly-accessible space, public realm and green space, enhancing the experience in the area where development is proposed ➢ Utilizing underground parking ➢ Providing affordable housing ➢ Proximity to low density uses ➢ Utility capacity; level of transit service available; and provisions to reduce negative impact on adjacent roads ➢ Meeting Variance and/or PUD Criteria STAFF REPORT Page 8 Legend • IDR-Low Density Residential OR-Office Residential -RM-Reglgnal Medical LDAR-Low Densty Attached Residential=0-Office -OSP-Open Space and Parks e MDR-Medium Density Residential MXC-Mixed Use Center PSP-PubiclSeml-Public pp/ HDR-High Density Resdentld CAC-(.Unman ActSI Center C_]LAM-UnHallway hw W Mbt �, _,T—NC-Neighborhood Commercial -I-Industrial 1g 0 e J11I1 , I t 1" IIS.Ltit .j"r! ri r _J 'J _ rr1 • r a r li �` c.l ` 11 1 E I u ��^ foo ,` 2 77 I Ili _....:. os y NEW a �� c ,.. - C.o too II 5 - r- N . Nut i ` I ��. a 1� r_ ; ll sun se T_'-�_..OM.S(h 6l mi mreri • x en n 7® ! 1 (\ l'5-mhvlew L• L ``Nc ik — / Ili IIII1 ZI ' ij • • W See __..__.....a si —K.- Bouton Ave _—`_, — 2 a 1 I Height Limits 1 T M iIdl D 2 Stories:24' o `- 07; 3 Stories:36' -1 ._- f- '6 y a 4 Stories:48' " = 6 Stories:72' ....__ e Standard Height NC Podium Height iI 01 ce link 11) w sun St 401,.......k..„ Future Land Use Plan with ( j City of Edina Building Heights ;".-,--' ��� Northeast Quadrant 2008 Comprehensive Plan Update Figure 4.6A Data Source:URS 0 0.5 Miles S STAFF REPORT Page 9 • Legend IDR•Low Density Reddeneel OR-Office Residential -154•Regional Medicali__ LDAR-Low Denary Attached Residential fffl♦0-011111 -y; OSP-Open Space ara Parks — MCR-Medium Density Residential -MX0-Mixed Use Center r',7,`rd PSP-Pubin/Send-Public _ - " +; IoR-High Density Resldertlal fl.CAC-Community Ac hely Center I I LAN-LlmdedAccess MgtevaY re.,- , -NC-Neighborhood Commercial 111111111,I-Industdal I . } Ii ,/ Hw 14th St I[DIt. — __ ' 66[11 SI � tel`- A `t y/ 2 4 —J ORit tai' CAC' 4 `ir IN egin St 2 y 1. I ms. -' W/aihSt .. _ _ CCS krr rn ria. 1 a i': i O f La_ Height Limits 4 g�. 0, : 2 f � • o 2 Stories:24' 1111W n m 5t , 3 Stories:3G 4 Stories:48' 4 5 Stories:60' o 2 2 8 Stories:96' �- 9 Stories:108' 1 Qnil ,2 ,1 Lu ,,, 10 Stories:120' -- - 4 =1 -- 12 Stories:144' ' 2 OD . Standard Height — r 1 Height I 0 oi 12 � OR Z ,....,,N w utast —0R-1 mix I ' � e Si i I .. - B1,1p ninciton ( ;_______,. Future Land Use Plan with 40 Building Heights ``(,WI° City ®f Edina Southeast Quadrant +��• .4. 'e _.. 2008 Comprehensive Plan Update Figure 4.6B Data Source:URS 0 0 0.5 Miles 1 • STAFF REPORT Page 10 Legend IDR-Low Density Residential OR-Office Residential -RM-Regional Medcal • MAR-Low DensyAttached Residential 0-Office -OSP-Open Space and Parks III IN MDR,Medium Densly Residential -MXC-Mixed Use Center IR':'•A PSP-PubkiSerri-Pubtic v c 1.-. 1 HDR-High DeneRy ResdertlY 1111 CAC•Cenrunly Ace,*Conte,ElLAN-UngtedAccess F00.4 --,Benton Avec 1 a-_ , 11.1 NC-Neighborhood Commercial I-Industrial � . •-- __ ---ems t x (, i ""'-o„ ,.40 , . _____ _ c o I1IDR I } i, `4 tea.` a\g..__-'---_ >A` +Fe Al_Seth St \ 4..... i ei S I AT:, : NC ( E al • 1 1y ------ '-- 1a� - 0 I- 'IDR a t co Al o e It j • di 1LI 8 t--_____________-7 — 3 1 MDR Ii ;IDR Height Limits 1. t i 4 D -- 3 Stories:36' t 8 Stories:96' 1 S :•�. ie .= r..l--- t ze I o Standard Height - . - rt `1 ...,.., .....„....., e f- -----.---77- ,_, �• �` Podium Height -/ --�T. o J fFl CL'. U J \\ 3 ,` r , ..._ `\ , �, 3d+� ( - Future Land Use Plan with T) City of Edina Building Heights °•-. Southwest Quadrant 2008 Comprehensive Plan Update Figure 4.6C Data Source:URS 0.5 Miles Density. The proposed uses would be an upgrade to the current building on the site. The proposed density (6.5 FAR and 150 units per acre) is very high. (See the tables on the following pages.) The trade-off in allowing more height is the higher quality building/development with connections to • the promenade, public space, hidden parking, and a contribution to the City's affordable housing. Greater height and density has been contemplated in between France and York as part of the 1 Page I I STAFF REPORT • Greater Southdale Area Study. As a comparison of density; the following table represents densities in other Edina multi-family residential developments: High Density Development in Edina Development Address Units Units Per Acre Yorktown Continental 7151 York 264 45 The Durham 7201 York 264 46 York Plaza Condos 7200-20 York 260 34 York Plaza Apartments 7240-60 York 260 29 6500 France—Senior Housing 6500 France 188 80 Lennar-Onyx 6725 York 240 52 Hazelton Road Apartments 3650 Hazelton 186 150 Road Bus Garage—Trammel Crow Eden Avenue 165 100 • The Collaborative Market Street 13 I 46 Gateway Point 66th&York 19 I 96 The Millennium 66th&York 372 60 Lincoln Residences 5901 Lincoln Drive 250 30 Red—Indicates recent projects Example Residential Density Ranges in Surrounding City's Comprehensive Plans City Range— Per Acre Bloomington High Density Residential No limit Commercial 0-83 (Community& Regional) High Intense mix use 0-60 0 Airport South mix use 30-131 Richfield STAFF REPORT Page 12 High Density Residential 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 High Density Residential 12+ Mixed Use No range established (density based on site location and site conditions.) Minneapolis High Density (mixed use) 50-120 Very High Density(mixed use) 120+ The MXC District is one of the higher density areas in Edina. This one is located in between France and York Avenue's which is an area contemplated for higher density and height. The • proposed density is reasonable to activate this area and provide more activity in the adjacent public spaces and retail businesses. It is also consistent with densities allowed in Minneapolis and Bloomington's high density areas. If the adjacent Promenade were included in the overall development calculation the overall density would be 86 units per acre, which is more similar to recent development proposals. MXC Established or emerging Maintain existing,or create Floor to Area Ratio-Per current Zoning Code: Mixed-Use mixed use districts serving new,pedestrian and streetscape 100 units/acre The City Council may approve a project areas larger than one Center neighborhood(and beyond amenities;encourage or require for up to 150 units per acre through a PUD rezoning. city boundaries). structured parking. Buildings Criteria to justify greater density includes:Addressing "step down"in height from the City's Working Principles for Development Building Primary uses: Retail,office, intersections. quality,use of podium or liner buildings,sustainability, service,multifamily residential, institutional pedestrian oriented development,additional public uses,parks and open space. space and public realm,provision of more green space, Vertical mixed use should enhancing the experience in the area where development is proposed underground parking, be encouraged,and may be required on larger sites. affordable housing,proximity to low density uses, utilities capacity,level of transit service available,and impact on adjacent roads. • STAFF REPORT Page 13 • Planned Unit Development (PUD) Per Section 36-253 the following are the regulations for a PUD: I. Purpose and Intent. The purpose of the PUD District is to provide comprehensive procedures and standards intended to allow more creativity and flexibility in site plan design than would be possible under a conventional zoning district. The decision to zone property to PUD is a public policy decision for the City Council to make in its legislative capacity. The purpose and intent of a PUD is to include most or all of the following: a. provide for the establishment of PUD (planned unit development) zoning districts in appropriate settings and situations to create or maintain a development pattern that is consistent with the City's Comprehensive Plan; b. promote a more creative and efficient approach to land use within the City, while at the same time protecting and promoting the health, safety, comfort, aesthetics, economic viability, and general welfare of the City; c. provide for variations to the strict application of the land use regulations in order to improve site design and operation, while at the same time incorporate design elements that exceed the City's standards to offset the • effect of any variations. Desired design elements may include: sustainable design, greater utilization of new technologies in building design, special construction materials, landscaping, lighting, stormwater management, pedestrian oriented design, and podium height at a street or transition to residential neighborhoods, parks or other sensitive uses; d. ensure high quality of design and design compatible with surrounding land uses, including both existing and planned; e. maintain or improve the efficiency of public streets and utilities; f. preserve and enhance site characteristics including natural features, wetland protection, trees, open space, scenic views, and screening; g. allow for mixing of land uses within a development; h. encourage a variety of housing types including affordable housing; and i. ensure the establishment of appropriate transitions between differing land uses. The proposal would meet the purpose and intent of the PUD, as most all of the above criteria would be met. The site is guided in the Comprehensive Plan for "Mixed Use Center" which allows for retail and housing. The proposal is a high quality residential development that would enhance the surrounding area, taking advantage of the adjacent STAFF REPORT Page 14 Promenade and commercial area. The proposed buildings would be a high quality brick, stone and glass. They are designed to mix and blend with the existing buildings in the area. The proposal would meet the City's affordable housing policy to help provide additional affordable housing within the City. 2. Applicability/Criteria a. Uses. All permitted uses, permitted accessory uses, conditional uses, and uses allowed by administrative permit contained in the various zoning districts defined in this Chapter shall be treated as potentially allowable uses within a PUD district, provided they would be allowable on the site under the Comprehensive Plan. The proposed uses are all consistent with the Comprehensive Plan. As mentioned, the site is designated as MXC, Mixed Use Center. Uses contemplated within MXC include: ➢ Established or emerging mixed use districts serving areas larger than one neighborhood(and beyond city boundaries). ➢ Primary uses: Retail, office, service, multifamily residential, institutional uses, parks and open space. ➢ Vertical mixed use should be encouraged, and may be required on larger sites. ➢ Maintain existing, or create new, pedestrian and streetscape amenities; encourage or require structured parking. Buildings "step down"in height from intersections. • b. Eligibility Standards. To be eligible for a PUD district, all development should be in compliance with the following: i. where the site of a proposed PUD is designated for more than one (I) land use in the Comprehensive Plan, the City may require that the PUD include all the land uses so designated or such combination of the designated uses as the City Council shall deem appropriate to achieve the purposes of this ordinance and the Comprehensive Plan; It would be difficult to put retail into this project given the small lot size and lack of area for parking. Given the close proximity to retail use on all sides, the small lot size, a location on the Promenade, it is reasonable for this site to be a stand alone multi-family development. ii. any PUD which involves a single land use type or housing type may be permitted provided that it is otherwise consistent with the objectives of this ordinance and the Comprehensive Plan; As mentioned, a single land use is reasonable for this site given the small lot size and proximity to retail uses and public space. STAFF REPORT Page 15 • iii. permitted densities may be specifically stated in the appropriate planned development designation and shall be in general conformance with the Comprehensive Plan; and As mentioned, the uses allowed are consistent with the Comprehensive Plan. The densities allowed would be specifically stated in the PUD Ordinance. The den ity proposed is on the higher end than recent developments. However, given the surrounding open space (Promenade) and the large adjacent surface parking lots, the density would be acceptable. Additionally, the Spack Traffic study concludes that the surrounding roadways could support the use. iv. the setback regulation, building coverage and floor area ratio of the most closely related conventbiu�°na° bedistrict shall considered the presumptively appropriate, y be departed fromto acco purpose and intent described in #1 above. The table on page 6 shows how the proposed new buildings would comply with the PCD-3 Zoning Ordinance Standards and the zoning standard in the new PUD-14 District. Flexibility is requested in regard to building height, setbacks, FAR and parking standard. In relaxing these standards, the purpose and intent, as described in #1 above would be met. The area would be vastly improved by providing multi- family housing on the Promenade with pedestrian connections. The use will bring • more vibrancy to the area. The building is high quality stone, brick, metal and glass. The applicant is providing a significant contribution to affordable housing, $1.86 million. Additionally the applicant is proposing some small 1-bedroom and Studio/Micro units. These smaller and very efficient units will provide a new housing y option to the Edina marketpla� would marketplace. be ideal for a college graduamicro units would lt range you g sizee from 412 - 446 square feet an professional, young couple returning home and looking for a new home, corporate transfers interested in Edina, single empty nesters and retired persons. PRIMARY ISSUES/STAFF RECOMMENDATION Primary Issues • Is the Comprehensive Plan Amendment regarding height reasonable for this site, the Greater Southdale Area and the MXC, District? Yes. Staff believes the proposed amendment is reasonable for the following reasons: I. The City Code requirement for setbacks of buildings over nine-stories in height from property zoned R-I, Single Dwelling Unit District would be met for this project. Within the • underlying PCD-3 zoning district, the Edina City Code requires that buildings nine-stories tall be setback six times the height of the building from the property line of single family homes. The building height is 218 feet; therefore a I,308-foot setback is required. The distance as proposed would be 1,450 feet, therefore is code compliant. STAFF REPORT Page 16 2. Building height is typically a function of Zoning and not a Comprehensive Plan requirement. • 3. The City's Zoning Ordinance was amended to reflect all heights recommended in the 2008 Comprehensive Plan. 4. After June 30, 2018, the Metropolitan Council will no longer consider amendments to any 2008 Comprehensive Plan. That in effect, could put the City of Edina in a moratorium on development for a minimum of one year. Over the past 10 years in Edina, most re-development proposals in the Greater Southdale Area or in areas guided MXC, Mixed Use Center (50th & France and Grandview) have exceeded the Comprehensive Guide Plan designations for height, and have required a Comprehensive Plan Amendment. If the current 2018 Comprehensive Planning process remains on schedule (concluding in December of 2018), the earliest the Met Council would approve Edina's Plan would be June of 2019. The Met Council requires a 6-month review process for themselves and adjacent cities. 5. In adopting this amendment for height, the City would not lose its regulatory controls in these areas as the City amended the Zoning Ordinance regarding height so that the Zoning Ordinance matches the Comprehensive Plan. 6. These changes would not impact the recent Small Area Plans at 44th and France, Valley View and Wooddale or 70th and Cahill. • Is the Comprehensive Plan Amendment regarding density reasonable for this site? Yes. Staff believes the proposed height is reasonable for the following reasons: I. Higher density would seem reasonable in the Greater Southdale area given the proximity to arterial roadways, France Avenue. The floor area ratio (FAR) allowed in this area is 1.5. The prosed FAR for this project is 6.5. FAR is not necessarily a good indicator of residential density; rather a more appropriate measure is units per acre. If you compare a retail or medical office development at an FAR of 1.5 (81,000 square feet of development), the amount of traffic generated from that size of a development would be greater than the housing project proposed. Therefore, staff believes that a residential density of 150 units an acre is appropriate in the MXC District. 2. If the adjacent Promenade were included in the overall development calculation the overall density would be 86 units per acre. 3. Density proposed is similar or less than density for mixed use areas for surrounding communities including Minnetonka, Minneapolis, Bloomington, Richfield, and St. Louis Park. (See page 10 of this report.) STAFF REPORT Page 17 4. The existing roadways and parking would support the project. Spack Consulting conducted a traffic impact study, and concluded that the proposed development could be supported by the existing roads and proposed parking. • Is the proposal reasonable to justify the PUD rezoning of the site? Yes. Staff believes the PUD is justified for the following reasons: I. Addresses the Development Principles established in the Greater Southdale Area Planning Framework Vision. The following principles are included: ➢ Division of the property into smaller blocks (existing small lot); ➢ Improved pedestrian connections to move people through and around the site. This includes an improved sidewalk along Hazelton, and would provide a future connection to the Promenade along the north lot line. ➢ Provides additional public space adjacent to the Promenade. ➢ High quality buildings and design; ➢ Public art; ➢ Enhances the pedestrian experience along Hazelton Road and the Promenade. ➢ Affordable housing; 2. The proposed project would meet the following goals and policies of the Comprehensive • Plan: a. Movement Patterns. • Provide sidewalks along primary streets and connections to adjacent neighborhoods along secondary streets or walkways. • Provide pedestrian amenities, such as wide sidewalks, street trees, pedestrian- scale lighting, and street furnishings (benches, trash receptacles, etc.) • A Pedestrian-Friendly Environment. Improving the auto-oriented design pattern discussed above under "Issues" will call for guidelines that change the relationship between parking, pedestrian movement and building placement. b. Encourage infill/redevelopment opportunities that optimize use of City infrastructure and that complement area, neighborhood, and/or corridor context and character. c. Support and enhance commercial areas that serve the neighborhoods, the City, and the larger region. d. Increase mixed-use development where supported by adequate infrastructure to minimize traffic congestion, support transit, and diversify the tax base. e. Increase pedestrian and bicycling opportunities and connections between • neighborhoods, and with other communities, to improve transportation infrastructure and reduce dependence on the car. STAFF REPORT Page 18 f. Buildings should be placed in appropriate proximity to streets creating pedestrian scale. Buildings "step down" at boundaries with lower-density districts and upper stories "step back" from street. g. Building Placement and Design. Where appropriate, building facades should form a consistent street wall that helps to define the street and enhance the pedestrian environment. On existing auto-oriented development sites, encourage placement of liner buildings close to the street to encourage pedestrian movement. i. Locate prominent buildings to visually define corners and screen parking lots. ii. Locate building entries and storefronts to face the primary street, in addition to any entries oriented towards parking areas. iii. Encourage storefront design of mixed-use buildings at ground floor level, with windows and doors along at least 50% of the front facade. iv. Encourage or require placement of surface parking to the rear or side of buildings, rather than between buildings and the street. 3. The proposal meets the City's criteria for PUD zoning. (See pages 13-15 of this report.) In summary the PUD zoning would: a. Creates a more pedestrian-friendly development with the construction of improved sidewalks and connections to the Promenade. The project would bring vibrancy to the area. b. The building would be of high quality stone, brick, metal and glass. c. Ensure that the buildings proposed would be the only buildings built on the site, unless an amendment to the PUD is approved by City Council. d. Project would contribute to the City's Affordable Housing. Additionally, micro units would provide housing for a college graduate, young professional, young couple returning home and looking for a new home, corporate transfers interested in Edina, single empty nesters and retired persons. e. Provide for a more creative site design, consistent with goals and policies in the Comprehensive Plan. f. Enhance green space and landscaping and utilize sustainable concepts. 4. The existing roadways and parking would support the project. Spack Consulting conducted a traffic impact study, and concluded that the proposed development could be supported by the existing roads and proposed parking. • STAFF REPORT Page 19 • Staff Recommendation Comprehensive Plan Amendment Recommend that the City Council approve the requests for Comprehensive Plan Amendments as follows: ➢ A Comprehensive Plan Amendment to increase the density in the MXC, Mixed Use Center from 100 units per acre to 150 units per acre; and ➢ Flexibility language to be included in the Comprehensive Plan to allow the City Council the flexibility to approve projects that would exceed the Comprehensive Plan height requirements in the Greater Southdale Area (Figure 4.6B) and the MXC, Mixed Use Center District through rezoning or variance. Approval is subject to the following findings: I. The City's Zoning Ordinance was amended to reflect all heights recommended in the 2008 Comprehensive Plan; therefore the City would not lose its regulatory control over height. 2. Building height is typically a function of Zoning regulations and not a Comprehensive Plan. • 3. The City Code requirement for setbacks of buildings over nine-stories in height from property zoned R-I, Single Dwelling Unit District would be met for this project. Within the underlying PCD-3 zoning district, the Edina City Code requires that buildings nine-stories tall be setback six times the height of the building from the property line of single family homes. The building height is 218 feet; therefore a 1,308-foot setback is required. The distance as proposed would be 1,450 feet, therefore is code compliant. 4. These changes would not impact the recent Small Area Plans at 44th and France, Valley View and Wooddale or 70th and Cahill. 5. Density proposed is similar or less than density for mixed-use areas for surrounding communities including Minnetonka, Minneapolis, Bloomington, Richfield, and St. Louis Park. 6. If the adjacent Promenade were included in the overall development calculation the overall density would be 86 units per acre. Preliminary Rezoning to PUD, & Preliminary Development Plan Recommend that the City Council approve the Preliminary Rezoning from PCD-3, Planned Commercial District to PUD-14, Planned Unit Development District, including Preliminary Development Plan to construct the multi-family housing development at 3650 Hazelton Road. Approval is subject to the following findings: STAFF REPORT Page 20 I. The proposed land use is consistent with the Comprehensive Plan. • 2. The proposed buildings would be a high quality brick, stone and glass. They are designed to mix and blend with the existing buildings in the area. 3. The PUD would ensure that the building proposed would be the only building built on the site, unless an amendment to the PUD is approved by City Council. 4. Addresses the Development Principles established in the Greater Southdale Area Planning Framework Vision. The following principles are included: ➢ Division of the property into smaller blocks (existing small lot); ➢ Improved pedestrian connections to move people through and around the site. This includes an improved sidewalk along Hazelton, and would provide a future connection to the Promenade along the north lot line. ➢ Provides additional public space adjacent to the Promenade. ➢ High quality buildings and design; ➢ Public art; ➢ Enhances the pedestrian experience along Hazelton Road and the Promenade. ➢ Affordable housing; 5. The proposed project would meet the following goals and policies of the Comprehensive Plan: a. Movement Patterns. • • Provide sidewalks along primary streets and connections to adjacent neighborhoods along secondary streets or walkways. • Provide pedestrian amenities, such as wide sidewalks, street trees, pedestrian- scale lighting, and street furnishings (benches, trash receptacles, etc.) • A Pedestrian-Friendly Environment. Improving the auto-oriented design pattern discussed above under "Issues" will call for guidelines that change the relationship between parking, pedestrian movement and building placement. b. Encourage infill/redevelopment opportunities that optimize use of City infrastructure and that complement area, neighborhood, and/or corridor context and character. c. Support and enhance commercial areas that serve the neighborhoods, the City, and the larger region. d. Increase mixed-use development where supported by adequate infrastructure to minimize traffic congestion, support transit, and diversify the tax base. e. Increase pedestrian and bicycling opportunities and connections between neighborhoods, and with other communities, to improve transportation infrastructure and reduce dependence on the car. STAFF REPORT Page 2 I mity streets pedestrian f. Buildings should be placed in appropriate pw th loweor-density districtg and upper scale. Buildings "step down" at boundaries stories "step back" from street. d g. Building Placement and Design. Where dtheP street and enhance the riate, building facades shoupedlepedestrian rm a consistent street wall that helps to define environment. On existing auto-oriented development sites, encourage placement of liner buildings close to the street to encourage pedestrian movement. v. Locate prominent buildings to visually define corners and screen parking lots. vi. Locate building entries and storefronts to face the primary street, in addition to any entries oriented towards parking areas. vii. Encourage storefront design of mixed-use buide gsfa ground floor level, with windows and doors along at least 50% of e. viii.Encourage or require placement of surface parking to the rear or side of buildings, rather than between buildings and the street. 6. The proposal meets the City's criteria for PUD zoning. In summary the PUD zoning would: f a. Creates a more pedestrian-friendly development with teon would ctiion n ob a improvedy te sidewalks and connections to the Promenade. Theproject the area, and enhance the experience in the district. b. The building would be of high quality stone, brick, metal and glass. c. Ensure that the buildings proposed would be the only buildings built on the site, unless an amendment to the PUD is approved by City Council. d. Project would contribute to the City's Affordable Housing. Additionally, micro units ssional, young would provide housing for a college wrhomee ccorporate t, young ransfers interested couple Edina, returning home and looking for a n single empty nesters and retired persons. e. Provide for a more creative site design, consistent with goals and policies in the Comprehensive Plan. f. Enhance green space and landscaping and utilize sustainable concepts. oject. k 7. The existing roadways and parking would °ondsupport the cluded that therproposedcdevelopme Consulting conducted a traffic impact study, an be supported by the existing roads and proposed parking. Approval is subject to the following Conditions: 1. The Final Development Plans must be generally consistent with the Prreliminarthe PlynDevelopment Plans dated February 16, 2018, and the materials board aspresented Commission. 2. The Final Landscape Plan must meet all minimum landscaping or requirementscash deposit er Chaptust beer 36 of the Zoning Ordinance. A performance bond, letter o STAFF REPORT Page 22 submitted for one and one-half times the cost amount for completing the required landscaping, screening, or erosion control measures at the time of any building permit. • 3. Provision of code compliant bike racks for each use near the building entrances. 4. The Final Lighting Plan must meet all minimum requirements per Section 36-1260 of the City Code. 5. Roof-top mechanical equipment shall be screened per Section 36-1459 of the City Code. 6. Submit a copy of the Nine Mile Creek Watershed District permit. The City may require revisions to the approved plans to meet the district's requirements. 7. A Developer's Agreement is required at the time of Final Approval. 8. A cash-in-lieu of affordable housing in the amount of$1.86 million dollars shall be contributed to the City for affordable housing. Payment shall be received prior to certificate of occupancy. 9. Compliance with all of the conditions outlined in the director of engineering's memo dated March 21, 2018. 10. Compliance with the Spack Consulting Traffic & Parking Study recommendations. II. Subject to the Zoning Ordinance Amendment creating the PUD-I4, Planned Unit Development for this site. I 2. Metropolitan Council approval of the Comprehensive Plan Amendment regarding, height and density. Deadline for a city decision: June 5, 20 18 I ORDINANCE NO. 2018- • AN ORDINANCE AMENDING THE ZONING ORDINANCE TO ESTABLISH THE PUD-14, PLANNED UNIT DEVELOPMENT-14 ZONING DISTRICT. The City Of Edina Ordains: Section 1. Chapter 36, Article VIII, Division 4 is hereby amended to add the following: Sec. 36-507 Planned Unit Development District-14 (PUD-14) (a) Legal description: See attached Exhibit A (b) Approved Plans. Incorporated herein by reference are the re-development plans, including the master development plan for the site received by the City on , 2018 except as amended by City Council Resolution No. 2018- on file in the Office of the Planning Department. (c) Principal Uses: All uses allowed in the PCD-3 Zoning District Multi-family Apartments/Condos. (d) Accessory Uses: All accessory uses allowed in the PCD-3 Zoning District. (e) Conditional Uses: All conditional uses allowed in the PCD-3 Zoning District. (f) Development Standards. In addition to the development standards per the PCD- 3 Zoning District, the following shall apply: Required Building Setbacks Podium Tower Front— Hazelton Road 50 feet 70 feet Side - East 10 feet 30 feet Side—West 20 feet 70 feet Rear— North 10 feet 10 feet Building Height 19 stories and 225 feet Maximum Floor Area Ratio (FAR) 7.0% • Parking Stalls 298 stalls enclosed Parking Stall Size 8.5 x 18' Drive Aisle Width 24 feet (g) Signs shall be regulated per the PRD Zoning District. (h) All new development must conform to the city's affordable housing policy as determined by the City Council; prior to occupancy of any structure. Section 2. This ordinance is effective upon approval by the Metropolitan Council of the Comprehensive Plan Amendment. First Reading: Second Reading: Published: ATTEST: Debra A. Mangen, City Clerk James B. Hovland, Mayor 2 • Please publish in the Edina Sun Current on: Send two affidavits of publication. Bill to Edina City Clerk CERTIFICATE OF CITY CLERK I, the undersigned duly appointed and acting City Clerk for the City of Edina do hereby certify that the attached and foregoing Ordinance was duly adopted by the Edina City Council at its Regular Meeting of , 2018, and as recorded in the Minutes of said Regular Meeting. WITNESS my hand and seal of said City this day of , 2018. City Clerk 3 Location Map „.. , LU ' Utid St VW •6:. ..8 a...,..,1.1 ... ., ,.. H,” , R la , 132 g 0.• ,-,, ii a [17, : ,:..• < < Ge 732 -;i. 3r.;1 -1,• ). • 4, 8 - Postaed •••±: .... Ros:aed - . 4 Fart, Ark , ti I Fa:k . . 661h St w • • 53 In Lane -7 'Ts' Wig Comeha G7th SI W •:,, ii, a..-: c2 II . .::.? • .5-• . a i ti5 Battattp,8, , ? 4. N4' A*6' 0 Ia. @ , . e e -„ 63th St W S. r'Gitf.r,rzy t.,-, ''' -.'• LA Duroe0 ,•", c, D 11 'Fa ' . • Arnow a 13. . 75th S tIM Acre5 L ,, P.2,1k '5. Andave,Rd n 70 I 2 St , a. o 71%1$'1W •;,•4 ,). 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S § , � � . � M0 en en , a) \ \ R \ \ . \ 0-4 \ 0 Architecture Field Office • City of Edina To Cary Teague, Community Development Director From Mic Johnson, FAIA Date January 5, 2018 Cary: At your request,we reviewed the Sketch Plan submission for the proposed 3650 Hazelton Road Redevelopment based on our experience working with the Greater Southdale Work Group to craft a physical vision for how their guiding principles may translate to the built environment. We believe many aspects of this plan align with the planning and design ideas set forth in the Greater Southdale District Planning Framework— Phase 2 work effort. In particular, we note the following positive attributes: • Respect for the Promenade and its scale • The integration of outdoor public space. • Use of the roof of parking as an active green roof amenity • Massing of the building fits with general setbacks to create a good pedestrian environment. • Transparency at the street level. • Screening of above grade parking. We do have a few comments related to the details set forth in the plan as they relate to the overall i Southdale District Framework. We have characterized our comments based on the visual information provided by Lund Real Estate Partners, with a corresponding diagram included on the following page. Comments: 1. The setback along the north side of Hazelton Road is intended to become a strong connection between the east and west sides of the district. The nature of the landscaping and the sidewalk location is to create a more natural feel to the pedestrian experience with generous landscaping and pathways located more to the center of the setback. The current proposal shows the sidewalk immediately adjacent to Hazelton Road; we recommend a solution more in keeping with what we have noted in the diagram. 2. The Greater Southdale Plan calls for a grid pattern overlaid across the district with the intent of providing treed streets with pedestrian connections only, and streets that are both vehicular and pedestrian connecting through the super blocks. Making design considerations for potential future streets would be in keeping with the Greater Southdale District plan. In this case a new road on the west side of the proposed building could be designated as a pedestrian with vehicular street access for service and emergency vehicles at the beginning of the street. The proposed building port cochere off of this street for both the main entry and service loading along at the street could be accessed off this new street, reducing the number of driveway access points along Hazelton Road. 3. The north side of the proposed building should also be viewed as a potential connection through the site in the future with a walking path (not just a `sidewalk' as illustrated in the sketch plan) and appropriate landscaping to reinforce the district concept that all sides of a building are important to the public realm experience. • Architecture Field Office • Comments (cont.) 4. The primary goal for all structures in the district plan is to have no back sides of buildings. The intent is to have front facing buildings with active faces on all sides of the building to further support a pedestrian environment and promote safety.The proposed concept does this well on the Hazelton Road and Promenade sides of the building. Taking a similar approach by adding townhomes to the east side would encourage a more active pedestrian and living environment. 5. Street views on Hazelton Road from France and York would be helpful in evaluating a proposed building's fit into its context. As the district develops, a building setback at the first 60 feet will be important to how the proposed building will support the public realm experience. 6. To fully consider a project, it is important that the proposer also provide simple diagrams showing the location of the primary elements of the building plan. Within the context of the evolving Greater Southdale District, it is important to understand the location of functional elements such as loading docks, parking entrances and above grade parking decks as well as lobbies, retail and residential entrances.These are important considerations to understand the broader impact on the development relative to the public realm.As the district redevelops from buildings surrounded by surface parking to inter-related buildings that are forming a pedestrian focused public realm, the location of these elements will inform the design opportunities of subsequent projects and how buildings can work together to create a holistic pedestrian experience. Diagram Notes .1.-.1:' , ',I. ct. , - ,,, ,,-, it , • ,•- { TARGET 7,,et; 3 ',1-' ri. i'( t .: It4t411r ','": ' .4.., ,„.,., **I 444, Iii4 44 'In 't,• ,r, i _tali: " z__!...1'!.. ,.. f onsTmssrro 2 story , { { r'.,_ - 1 townhouses Add f1' Service Ii r: ;sri«nena�e' ` r:'.....*': , Court ,x d. F >[y.: LJ ... . i t °le . ;:: .:. C _ + ,.a ,r ' , bNo ' ' .E 0 -r my .,. °`! t-i<<•a. s Y,_.4.•4 1. - ', 1F.'";, { uC ROAD I N. . . :;,-,-4,==.../.-,------ -, " • ��,r r S `..4 4/ :' i.' � --,-,.....,et,:',,,. * , .1 .• y . J AV t `' 411ji:ai December 20 2017III11:ND [`c HAZELTON ROAD APARTMENTS-EDINA Site Plan 's IMBUE J Architecture Field Office We also have a few comments related to General Considerations for the City as it relates to the Southdale District: 1. Within the superblock concept, buildings of greater height should be located to the center of the block to minimize the scale impact on major pedestrian corridors. 2. The taller a building is on a major corridor, the more it should be set back from the street. 3. Hazelton Road fits into the major EastNVest super block streets which are generally 2 lanes each way with a planted medium, and 30 foot setbacks from the edge of curb. Building podiums generally should not exceed 60 feet in height to create a consistent pedestrian edge along the street. 4. Basic dimensions throughout the sketch plan should be provided to fully understand a proposal. 5. Diagrams of each primary level should be provided to describe how the project will fit in the overall district and how it will promote shared use of streets, and understand existing and future and service locations and access. 6. Primary streets should be identified as well as planned streets—dimensions, public realm characteristics, etc. should be described in more detail. 7. Renderings that are well detailed with materials should also indicate the level of quality of material characteristics(i.e. natural stone vs. cast stone; stone pavers vs. precast concrete pavers vs. stamped concrete). 8. Landscaping over above parking structures or below grade parking needs to be clearly identified. Trees that are flush with the grade above below-grade parking should be described as in a well or planned to be in a planter. 9. Transparency is essential to a continuous and safe public realm. 10. Proposed new streets within the superblock meet the minimum of 60'width. Less that that will compromise the continuity of secondary streets across the district. 11. Recognizing that a healthy and safe public realm is emerging in the Southdale district, continuity of the elements that make up the design is critical in both consistency of materials and lighting. There is room for projects to express their unique characteristics but they must also meet district wide intent. 12. Secondary 60' streets are more traditional in older cities. They carry the pedestrian, parking, vehicular and service loads in many cases or be re-defined as "woonerf"for greater pedestrian focus. 60' pedestrian only streets can have limited access for vehicles that provide access to below grade parking and service. They provide access for emergency vehicles and fire trucks. Their primary use, however, is pedestrian—resulting in more garden- like environment. Thank you for the opportunity to review. Please let me know if you have any questions. Mic EDINA PROMENADE RESIDENCES—PROJECT NARRATIVE 411 The proposed Edina Promenade Residences at 3650 Hazelton Road (Guitar Center site) in Edina will bring the very first "Class A" high-rise apartment project to the suburbs and the best in high-rise living to Edina, providing a much-needed housing option to those looking for upscale living. The site on Hazelton Road has remarkable proximity to restaurants, retail, parks and entertainment. This is a place where a person can walk to everything. Within a short 2-minute walk of the site, residents will have access to Target, The Galleria and Lund's & Byerlys; and just a few steps to the south is renowned Centennial Lakes Park. "Life without a Car" will become a reality for those who will enjoy the immediate proximity to Edina's very best restaurants, shopping, parks and entertainment. The proposed project will provide an entirely unique housing and lifestyle experience to a broad spectrum of residents from young professionals to families to emptynesters to retired persons.The building is 18 stories with 186 dwelling units and 298 parking stalls. The height of the project will be 218 feet, which is approximately 20 feet less than Westin-Galleria. The range of unit sizes will include: small studio / micro units, 1-bedroom, 1 bedroom-den, 2-bedroom and larger 2 bedroom-den. The east side of the project at grade will include six 2- story townhomes fronting the Promenade with individual front yards. Significant landscaping will be added to the areas along the Promenade. All resident and guest parking is concealed in a fully-enclosed, tempered parking garage. Nearly all residences will have outdoor space, either with a balcony or terrace area. The top three floors will be comprised of larger penthouse units. Building amenities will include concierge services, state of the art fitness and yoga studio, clubroom with entertainment area and chef's kitchen for private events. Outside, residents will enjoy a large landscaped outdoor deck with private lounge seating areas, pool, grilling stations and fire pits. The rooftop includes a private clubroom and outdoor terrace. All rooftop mechanical equipment has been carefully screened. The project will be bike-friendly with dedicated bike storage and an area for bike maintenance. Pets will enjoy life here as well with a private pet wash and enclosed outdoors pet area. Stormwater and run-off is currently unmanaged and the property is nearly 100% impervious (pavement or roof). Contaminants on the parking lot (fuel, oil, dirt,trash) are washed off the parking lot, into the public storm sewer in Hazelton, and ultimately conveyed to nearest downstream water body at Centennial Lakes. Current site run- off with no stormwater management reduces the available capacity of the public storm sewer, increases the risk of flooding downstream and adds pollutant load to Centennial Lakes ponds. As part of this redevelopment, stormwater quality improvements will improve appreciably and meet City and Watershed requirements. This proposed project is forward-thinking and can be a catalyst for future high-density development in Edina. The proposed project meets or exceeds many of the goals as set forth in the "Greater Southdale Area Planning Framework Vision" / "Southdale Working Principles", as well as the needs of current and future residents of Edina. The development will bring many benefits to the Southdale - Centennial Lakes District and the City of Edina, as outlined below: • The proposed project introduces an entirely new luxury high-rise apartment housing option that does not exist in Edina or any other suburb. • The project will provide a much-needed place to "age in place". Edina has one of the oldest populations in the metro area. It will also be attractive to young professionals, families and many others who want to experience high-rise living and everything Edina has to offer. • Sustainable energy and environmental practices will be incorporated. We will pursue a nationally O recognized designation, such as LEED or Green Globes. 16.�C'1 • The project will dramatically improve the Public Realm by replacing a mid-1970's 12,000 square foot building with a new 300,000+ square foot high-rise. Particular attention will be paid to architecture, quality materials, lighting, summer/winter landscape materials and signage. • The project will be setback from the Promenade with liner townhomes that will front on the Promenade. This will provide an active setting and significant aesthetic improvement to the experience of pedestrians and bicyclists along the Promenade. The Promenade corridor between Target and the Guitar Center are currently unattractive blank walls. A public art piece and bench seating will be placed at the southeast corner of the site along the Promenade. • The project will provide significant landscaped green space on all sides of the building at grade level. There is virtually no green space currently. Green Roof and pervious elements will also be provided in key locations on the outdoor deck above the parking garage. • As part of this redevelopment, stormwater quality improvements will improve appreciably and meet City and Watershed requirements. • The project will strengthen the connection to adjacent properties by adding sidewalks and a generous eastside setback along the Promenade and Hazelton Road. It will also become a beacon along the Promenade that will draw curious residents and visitors at Centennial Lakes park north towards The Galleria and ultimately Southdale. • The visual impact of cars will be limited; residents can park their car in the fully-enclosed parking garage and walk the neighborhood. • The project will comply with the City of Edina affordable housing policy. • Real Estate Tax revenue will increase significantly by several hundred thousand dollars. The current taxes are $92,010. • Approximately 260 new residents plus numerous full-time employees will bring vibrancy to this quiet location, as well as additional retail spending to local businesses. • The view from Hazelton Road will be improved dramatically. Residents and visitors will experience a is strong "sense of arrival" as they approach from Hazelton Road to the formal porte cochere and elegant lobby entry. • The project will bring diversity in building height to the district and should serve as a catalyst for future quality high-rise development. Our goal is to bring a truly unique "Landmark Development"to Edina that will serve as a significant step towards meeting the goals of the Greater Southdale Area Planning Vision and the City of Edina's objectives. Affordable Housing We recognize the importance of affordable housing to the community of Edina and will conform to the City policy. In accordance with the stated options within the policy and as discussed with staff, we would like to buy- in/invest into the City affordable fund. This will provide significant additional capital for the City to invest at its discretion into affordable project(s) in the City. In addition, we will be providing small 1-bedroom and micro/studio units above the townhomes and in the tower that will significantly broaden affordability within the project to many a broad base of people including but not limited to: recent college graduates, young professionals, young couple returning home looking for a new home, corporate transfers interested in Edina, single empty-nesters/retired individuals, etc. Thank you for consideration of our proposal. FE G`NR • Planning Commission and City Council Sketch Plan Meetings Team responses to commissioner and councilmember feedback Planning Commission Comment Team Response What is your parking ratio? Will this be enough The project provides 298 parkins l so or 186arking dwelling units. At a 1.6:1 ratio, stalls? for both residents and guests. Since the project occupies the entire site,there is no room for guest paring outdoors. Accordingly,one additional level of parking has been added to the project to provide sufficient guest parking. Public amenities. What are the benefits to the The project will dramatically improve the public realm by replacing a mid-1970's 12,000 square foot community? building with a new 300,000+square foot luxury apartment building. The project will strengthen the connection to adjacent properties by adding sidewalks and a generous eastside setback along the Promenade and Hazelton Road. Resident activity on the site will be readily evident, as the townhome units at ground level facing the • Promenade will have walk-up porches. Additionally, the shared outdoor community terrace on the 5th level will allow residents to overlook and engage with the surrounding area. Southern exposure and very generous east and south setbacks provide the opportunity to create an outdoor, public amenity gathering space at the ground level, noticeably improving the site conditions at this intersection of the Promenade and Hazelton Road. A public art piece and bench seating will be placed at the southeast corner of the site along the Promenade,inviting people to enjoy the Promenade and its surroundings. On the north side of the site, a sidewalk with landscaping will be added to connect pedestrians from the Promenade on the east to the shops on the west. • \--%** S* Important to develop all four sides of the building. All sides of the building are activated by dwelling units, common amenity spaces or animated architectural features. The project will provide significant landscaped green space on all sides of the building at grade level. There is virtually no green space currently. Green roof elements will also be provided in key locations on the 5th level above the parking garage. Promenade—focus and attention there. This site is The project will be set back from the Promenade with the gateway to the Promenade.Agree that this liner townhomes that will front on the Promenade. could be a beacon or an icon building. Great This will provide an active setting and significant opportunity to do something spectacular. It's about visual improvement to the experience of the public your site on the Promenade. Want to see a real along the Promenade. Unattractive blank walls active promenade. currently bound the Promenade corridor between Target and Guitar Center. A public art piece and bench seating will be placed at the southeast corner of the site along the Promenade, inviting people to enjoy the Promenade and the surroundings. Abundant landscaping will also be added in front of the Townhomes and along Hazelton Road. The roundabout—interesting situation, as MN The site design allows for safe and easy access from drivers aren't too certain how to use roundabouts. the existing roundabout and curb-cut on Hazelton Road. In the future, if a new road is implemented on the west side of the parcel,the site design will allow for vehicular access into the apartment building from this new road. 41) In exchange for density and height,we want Particular attention has been focused on the excellent design here. Exterior materials—those architecture, quality materials, lighting, should be thought about sooner rather than later. summer/winter landscape materials and signage. Define this building and pay more attention to the This building will become a beacon along the exterior materials. Create a statement with the Promenade that will draw curious residents and building materials, amenities, outdoor deck, etc. visitors at Centennial Lakes park north towards The Create a community. Galleria and ultimately Southdale. The exterior material palette consists of glass, brick, pre-cast and metal panels. A wood expression at various accent points will provide a warmer and comfortable modern expression. Curved sidewalk on Hazelton, makes sense. The site plan design pulls back the sidewalk along Hazelton to allow for a meandering path and a boulevard of plantings to buffer pedestrians from vehicular traffic and invite the public into the front porch. Street level views of the pedestrian experience will Street level views depicting the pedestrian be important. experience are included in this submittal package FES SNP • OF�� • The art piece—can be an installation,flexible; a Embracing the promenade as a art walk, our design draw to the site. has incorporated a focal point art piece placed at the southeast corner of the site and the Promenade.Set on a plinth with adjacent plaza and bench seating, this space becomes an inviting place for people to engage the development and celebrate the Promenade. Abundant landscaping frames access and highlights the development. Commit more on stormwater management. Stormwater and run-off is currently unmanaged and the property is nearly 100%impervious (pavement or roof). Contaminants on the parking lot (fuel, oil, dirt, trash) are washed off the parking lot, into the public storm sewer in Hazelton,and ultimately conveyed to nearest downstream water body at Centennial Lakes. Current site run-off with no stormwater management reduces the available capacity of the public storm sewer,increases the risk of flooding downstream and adds pollutant load to Centennial Lakes ponds. As part of this redevelopment, stormwater quality improvements will improve appreciably and meet City and Watershed requirements.The proposed systems will be a combination of a surface 411 landscape/infiltration area as well as belowground infiltration pipe gallery.The proposed systems will look to provide a 30-40%increase over the minimum Watershed water quality requirements.We will also pursue potential Watershed project funding for public/private stormwater improvements for the surface infiltration area that utilizes a portion of the City promenade. Think seriously about LEED certification. Make this Sustainable energy and environmental practices will project a showcase for"Green". Many clients be incorporated. We will pursue a nationally would be very interested in living in a "Green" recognized designation,such as LEED or Green quality, luxury building. Globes. Keep in mind the suggestions made by Mic The west façade of the building has been modified to Johnson as they relate to the backside of the include metal panels to vary the architectural building and the west side of the building. It was expression on this elevation. The potential for suggested that more windows could be added and townhomes is feasible, depending on the future road the development team should look at the future alignment. Currently,the west side yard is possibility of a road being created which would programmed as a dog area until such time that the create the ability for more townhouses. existing parking lot to the west is altered with a street connection. • t?) act6°) City Council Comments Team Responses • Need to see a traffic study. Optimistic that housing The City hired a traffic consultant and the report has will be a fine use here. been provided to the City. Lighting will be important—not too bright or garish. Exterior building lighting and ground level pedestrian lighting will be incorporated throughout the site. We understand the importance of public safety and the desire to highlight certain building and site elements while being tasteful and respectful to surrounding properties.All site lighting will be a soft LED to eliminate glare and provide sustainable solutions. Need to see a stormwater management plan. See stormwater management comments above. Eco-friendly qualities/design should be considered. Sustainable energy and environmental practices will Use all sustainability innovations that are available, be incorporated. We will pursue a nationally including conservation techniques. recognized designation, such as LEED or Green Globes. Affordable housing is very important. We recognize the importance of affordable housing to the community of Edina and will conform to the City policy. In accordance with the stated options within the policy and as discussed with staff,we would like to buy-in/invest into the City affordable fund.This will provide significant additional capital for the City to invest at its discretion into affordable project(s) in the City. In addition,we will be providing small 1-bedroom and micro/studio units above the townhomes and in the tower that will significantly broaden affordability within the project to many a broad base of people including but not limited to: recent college graduates, young professionals,young couple returning home looking for a new home, corporate transfers interested in Edina, single emptynesters/retired individuals, etc. Deliveries and service—how will that be A loading zone has been provided to allow for choreographed?Make it safe and show auto-turns. delivery and moving trucks to access the site and enter the building through the parking garage. It is confirmed that the Owner will limit delivery truck vehicles to single unit trucks of 45' maximum length (no semis).These trucks will be able to back out within the project site before re-entering the Hazelton roundabout. Trend is for fewer parking stalls. What will you do if The 1.6:1 parking ratio provided fits the demands of you are over-parked? residents today. In the future, if this demand drops significantly,the development team would study viable ways to repurpose the garage. For example, extra stalls could be used by adjacent residential properties. Calhoun Beach Club is a good example, as ���� ��� • it provides parking to the public. Nic on 5th could be another good example. Can non-vehicular surfaces be permeable? We intend to incorporate pervious pavers in the arrival court off Hazelton Road as a part of our sustainable green infrastructure design. Where is cooling tower located? The mechanical equipment for the project will be located on the roof of the building. It will be fully screened within the facade of the building. • fS01% • OOF What this is: A brief questionnaire to help community decision makers understand how this development aligns with key focus area of sustainability that ensures both developers and the community long-term value. • Why?Through the 2014 Visioning process, environmental stewardship is one of seven strategic focus areas. Vision Edina's Environmental Stewardship states: "There is a growing awareness of the impact that the built environment has on the natural environment, and the individual and collective responsibility we all have towards good environmental stewardship. Community residents and stakeholders believe that Edina can take an active and ambitious internal and regional leadership role in promoting more comprehensive recycling,smart building, and energy efficiency practices.These themes couple well with the parallel benefits in smarter urban planning, increased transportation options, and application of technology." Answers Sustainable Design & Energy Have you utilized Xcel Energy's Energy Design Assistance and/or The project will enroll in Centerpoint Energy's Builder and Developer programs for this the EDA program. development? Will the buildings meet SB2030 energy goals and/or will they be Energy TBD. We will pursue a Star certified? If not, please share the steps you are taking to support green rating system, such energy conservation. as LEED or Green Globes. Will you be optimizing the roof by installing a green roof? Yes in some areas Will there be any renewable energy generation on site? TBD Will there be purchase of renewable energy credits (RECs)? TBD Comments: Managing Water What percent of the property is pervious surface before the Pre-redevelopment is redevelopment? 32.9% pervious; Post- What is the percent post development? redevelopment is 35.3% pervious What new services will be pervious? (i.e. Sidewalks, driveways, The main entry drop off overflow parking) area will be pervious paving. Any surface runoff from the drop off area will also be routed through the infiltration pipe gallery located between Hazelton and the building. How will the landscaping support the natural ecosystem? (i.e. Rain We are proposing a gardens, % native plants, %bee friendly pollinator plants) biofiltration area (rain garden) along the eastern side of the development adjacent the Promenade. This are will comprise over 50%of the site planting. Native plant material will Over be used throughout the 0 site. Comments: Managing Tree Canopy Approximately 10%of the What percent of the property is covered by tree canopy before sithas canopy cover. redevelopment? Approximately 20%of the What is the percent post development? site will have canopy cover at maturity. Will you be replanting/replacing trees at least four to five inches in Larger trees will be used in. diameter to positively impact the tree canopy(ordinance requirement along the Ha e s lton,(44w II petty is only 2.5 inches in diameter)? ofthe ordinance.19 additional trees will be planted within the Bioswale along the promenade. Comments: i Managing Waste • Will a recycling service be provided to all businesses on site? No businesses included in Will an organic (i.e.food waste) recycling service be provided to all Yes. the project businesses on site? Comments: Sustainable Transportation _ Will there be bike parking near main entrance for guests? Do you have EV Charging Stations for owners or guests to use? 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' � | ------- '-- --'-- --- - ---' - - / | / �� � — • ; | | �---------------------------------------------1 . . . . .| � —� � �--�----------- — --� ��— | . . _— . | : -�n '�� | . � . ' �8 ' | - " ° 0 ~ L., . I 19 | • | | / it i . r 0 . • .. | _ ,�- | . . . . | L " 0 | ° � ~ | | 0 � -- | | | i � / I. � | | ) / � . . | / ! . � ' / ' | . / . ' ' | — —�----����— —'— --- '—�� ' — —� — / | � �� / 0 41) � | � i i v U _^ F b 1Jd)b a rmi W 6_I I f O �I c 1;11 t ill ! ! I 0v' fir.(, E aa, a I a a W .. m p � _ s t 0 ° E In ` 1 €' ,d3 `o^i a Q i I 2 w.51 �/ `d d _ Ss 3 e I• 0� J U a ,i o s rY ti 6 I! 1 z mill NIIIF � ;I I I 1 • I 1 , I I i , 1 I :.::.......::.:_:_:_:_:...:,.W.._.._:::�: :: 1 , ::: __►_� ) II , i I I , / 1 I / , 1 , 04 0 1 k rg a • ‘)-.1 DATE: March 21, 2018 TO: 3650 Hazelton Road, Owner and Development Team CC: Cary Teague— Community Development Director FROM: Chad Millner PE— Director of Engineering Charlie Gerk PE—Graduate Engineer RE: 3650 Hazelton Road — Development Review The Engineering Department has reviewed the subject property for pedestrian facilities, utility connections, grading, and storm water. Plans reviewed were; Civil, Landscape, and Survey drawings dated 02/23/2018. Review Comment Required For General I. Executed site improvement agreement that outlines public vs private responsibilities and ownership for private improvements Grading/Building Permit on public property. •1 Fulfill any requirements for rights to proceed with work. Grading/Building Permit 1.2 Fulfill all outstanding requirements. Certificate of Occupancy 2. Due to use of City property for storm water management, "Promenade Conceptual Design" landscaping design shown on sheet L1.0 shall be constructed, at developer's expense, at the Grading/Building Permit time of construction. Design to be coordinated with Parks Department. Developer, at their cost, will at the request of the City work with a landscape architect of the City's choice. 3. Proposed designs for private improvements on public property are considered conceptual only at this time. Design to be coordinated with Parks Department. Developer, at their cost, Grading/Building Permit will at the request of the City work with a landscape architect of the City's choice. 4. Deliver as-build records of public and private utility infrastructure Certificate of Occupancy post construction. Survey 5. An existing and proposed site condition survey is required. Grading/Building Permit 5.1 Show all existing and proposed public and private easements. Grading/Building Permit 41111 Clearly denote private sidewalk. Maintenance for non-public Grading/Building Permit sidewalks to be responsibility of property owner. ENGINEERING DEPARTMENT 7450 Metro Boulevard•Edina,Minnesota 55439 www.EdinaMN.gov•952-826-0371•Fax 952-826-0392 /64(cg / '-)ii • 7. Clearly indicate private vs public utilities. Grading/Building Permit Living Streets 8. Design sidewalks to meet ADA requirements. Grading/Building Permit 9. Saw cut concrete sidewalk joints on public sidewalks. Grading/Building Permit 10. Public sidewalk to be minimum 5' in width with 5' planted Grading/Building Permit boulevard. Traffic and Street I I. Review fire access requirements with fire department. Fire truck Grading/Building Permit turning template attached. 12. Provide traffic study and implement city approved Grading/Building Permit recommendations. 3. Curb cut permit required for entrance movement/ Prior to Reconstructing Entrance reconstruction. 14. Road patching shall conform to Edina Standard Plates 540-545. Certificate of Occupancy Sanitary and Water Utilities 15. Verify fire demand and hydrant locations. Grading/Building Permit • 6. Domestic water shall be sized by the developer's engineer. Grading/Building Permit 17. Domestic sanitary shall be sized by the developer's engineer. Grading/Building Permit 8. Apply for a sewer and water connection permit with public Prior to Starting Utility Work works. 18.1 Meter required for building service line and combined lines. No Grading/Building Permit meter required for fire only service line. 18.2 Public works to determine acceptable installation methods. Grading/Building Permit 9. Disconnected sanitary and water services to be capped at main. 20. A SAC determination will be required by the Metropolitan Council. The SAC determination will be used by the city to Grading/Building Permit calculate sewer and water connection charges 21. Fire service should have a PIV or equivalent and the domestic line Grading/Building Permit should have its own gate valve. Storm Water Utility 22. Provide geotechnical report with soil borings. Grading/Building Permit 23. Provide hydraulic and hydrologic report meeting watershed and Grading/Building Permit state construction site permit requirements. • ENGINEERING DEPARTMENT 7450 Metro Boulevard•Edina,Minnesota 55439 www.EdinaMN.gov•952-826-0371•Fax 952-826-0392 q'ca.8)14‘ o \`Ai�iuiti\t 24. Provide more detailed information for retention system. Grading/Building Permit 24.1 Ensure influence zone of infiltration chamber does not impact Grading/Building Permit underground parking. 24.2 Retention system engineer required to verify construction of the Certificate of Occupancy underground retention systems done per plan. 24.3 Confirm retention system is structural designed for Edina's Grading/Building Permit 80,000lb fire truck load and outriggers in parking lot areas. 25. Submit watershed district permit and copies of private Grading/Building Permit maintenance agreement in favor of watershed. Grading Erosion and Sediment Control 26. A SWPPP consistent with the state general construction site Grading/Building Permit stormwater permit is required. Constructability and Safety 27. Construction staging, traffic control, and pedestrian access plans Grading/Building Permit will be required. Other Agency Coordination 08. Hennepin County, MDH, MPCA and MCES permits required as Grading/Building Permit needed. 29. Nine Mile Creek and / or Minnehaha Creek Watershed Districts Grading/Building Permit permit(s) are required. • ENGINEERING DEPARTMENT 7450 Metro Boulevard•Edina,Minnesota 55439 www.EdinaMN.gov•952-826-0371•Fax 952-826-0392 • S • ack CONSULTING ENGINEERING TRAFFIC FORWARD Technical Memorandum To: Cary Teague,Community Development Director—City of Edina From: Bryant Ficek, PE, PTOE Date: March 7,2018 Re: 3650 Hazelton-Parking Review Spack Consulting completed a traffic study for a proposed high-rise apartment development located at 3650 Hazelton Road in Edina, Minnesota in February 2018.This technical memorandum is an addendum to that study, providing a review of parking. The purpose is to determine the adequacy of the proposed off-street parking.To that end,this memorandum documents the proposed supply of off-street parking, examine the City code requirements for parking,and review the expected parking demand for the site. Conclusions The principal findings of this technical memorandum are: • The proposed high-rise apartment development will provide 298 parking stalls based on the February 23, 2018 site plan. • The City of Edina code requires two fully enclosed spaces per dwelling unit or 372 parking spaces. • • Peak parking demand based on the Institute of Transportation Engineers' national data is expected to be 255 occupied stalls during a typical weekday. • Peak parking demand based on Spack Consulting local data for similar residential development is expected to be 147 occupied stalls during a typical weekday, 79 occupied spaces on a typical Saturday, and 62 occupied stalls on a typical Sunday. Based on the above findings, we expect the proposed parking supply to adequately accommodate the parking needs even though it does not satisfy the City's requirements. Site Characteristics The development site is located at the current Guitar Center site on Hazelton Road. The high-rise apartment development is proposed to house 186 dwelling units in 19 levels for approximately 260 new residents.The current planned parking is 298 stalls in a fully-enclosed parking garage,a rate of 1.60 stalls per unit, to accommodate both residents of the building and their guests. The proposed site plan is attached in the Appendix. I One SE Main Street, Suite 204, Minneapolis, MN 55414 • 888.232.5512 • www.SpackConsulting.com Spack Consulting 2 of 2 3650 Hazelton Parking Review Parking Review • City of Edina Code Per Section 36-1311 of the City of Edina Code of Ordinances, the proposed residential development is required to provide two fully enclosed parking spaces per dwelling unit. With 186 dwelling units, the required parking for the proposed development is 372 parking stalls. Based on the current site plan,the proposed development is short of the require spaces by 74 stalls(372 required against 298 provided). Expected Demand A parking generation analysis was performed for the proposed site based on the methods and average rates published in the Institute of Transportation Engineers' (ITE)Parking Generation,4th Edition. The ITE Parking Generation is an informational report of compiled parking studies for existing developments throughout the United States. Using the supplied data for a high-rise apartment building,Table 1 shows the weekday parking generation of the proposed development based on the number of dwelling units. Spack Consulting also collects local data to supplement the national ITE data. Local data better reflects our region's driving habits and can be a more reliable indicator of demand. Table 1 also presented our local parking generation for similar residential developments. Table 1—Weekday Peak Period Parking Demand—High-Rise Apartment Source-Land Development Peak Parking Occupied Stalls Use Code Description(size) Weekday Saturday Sunday 222 High-Rise Apartment 255 N/A N/A (186 Dwelling Units) Locals Apartment(186 147 79 62 • Dwelling Units) 1 Local= Parking generation data collected by Spack Consulting. The national and local data both suggest the peak demand for the proposed residential development will be less than the proposed supply. Thus, we expect the proposed parking supply to accommodate peak parking demand adequately. Appendix A. Site Plan • One SE Main Street, Suite 204, Minneapolis,MN 55414 • 888.232.5512 • www.SpackConsulting.com Appendix A - Site Plan Y m ; a !(s![ylin y��eJ = ° °N W M • -o C J�{:1 Z t d. �J. d' .� Y No < • v , alt i ' i t la V0 Ver C z g a 0 O N N C§ i fa� fill I gg "�, NY yJJ u E '^ 2 3 l' N o d Q <V' 4. 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ID B a 915 B BBB 5158618 B B • - ve u AU I W i 4l • Spack Consulting Al 3650 Hazelton Parking Review Greater Southdale Area Small Area Plan Preliminary Schedule—Annotated with topics for the 14 Meetings/Workshops • 11/30/17 PHASE 1: Learning,Discovering,and Understanding October 17, 2017 Contract approval October 23, 2017 Coordination w City staff Meeting#1 October 29, 2017 Meeting w co-chairs and Biko re Kick-off October 30, 2017 Kick-off meeting with Work Group November 16,2017 Work Group meeting/workshop#1:Small Area Plan Basics November 23-24 Thanksgiving November 30, 2017 Work Group meeting/workshop#2:Goals and Policies December 14,2017 Work Group meeting/workshop#3:Land Uses,Connections,Transitions January 4,2018 Work Group meeting/workshop#4:Public Realm—Building to Building Connections January 5-January 19 Feedback&Coordination Meetings with County,Watershed Districts,Met Council, MN DOT,etc. Team Coordination Meeting#2 • January 18,2018 Work Group Session A January 25,2018 Work Group meeting/workshop#5:Beyond Green-Resiliency February 8,2018 Work Group meeting/workshop#6:Transitions from Existing Context to New Dev't Week of February 11 Team Coordination Meeting#3 Weeks of February 18 and 25 Update#1 to Planning Commission&City Council March 1,2018 Work Group Session B Week of Feb 25 and Mar 4 Feedback&Coordination Meetings with Edina &Richfield School Districts March 8,2018 Work Group meeting/workshop#7: Required/Desired Community Sery and Fac March 29,2018 Work Group meeting/workshop#8:Unique Characteristics—Dev't Parameters PHASE 2: Putting it Together April 12,2018 Work Group meeting/workshop#9:Implement.Strategies for Private Development April 19,2018 Work Group Session C May 3,2018 Work Group meeting/workshop#10:Implement. Strategies for Public Investment Weeks of May 14 and 21 Update#2 to Planning Commission&City Council May 28, 2018 Memorial Day • Week of J une 4 Public Open House#1