Loading...
HomeMy WebLinkAbout2018 05-23 Planning Commission Packet Agenda Planning Commission City Of Edina, Minnesota City Hall, Council Chambers Wednesday, May 23, 2018 7:00 PM I. Call To Order II. Roll Call Ill. Approval Of Meeting Agenda IV. Approval Of Meeting Minutes V. Public Hearings A. Variance request for a 10.2 side street setback variance for a 2nd story addition to 6101 Oaklawn VI. Community Comment During"Community Comment,"the Board/Commission will invite residents to share relevant issues or concerns. Individuals must limit their comments to three minutes. The Chair may limit the number of speakers on the same issue in the interest of time and topic. Generally speaking,items that are elsewhere on tonight's agenda may not be addressed during Community Comment. Individuals should not expect the Chair or Board/Commission Members to respond to their comments tonight. Instead,the Board/Commission might refer the matter to staff for consideration at a future meeting. VII. Reports/Recommendations A. Appointments to the 50th and France Small Area Plan Work Group B. Sketch Plan Review -4532 France Avenue VIII. Correspondence And Petitions IX. Chair And Member Comments X. Staff Comments XI. Adjournment The City of Edina wants all residents to be comfortable being part of the public process. If you need assistance in the way of hearing amplification, an interpreter, large-print documents or something else, please call 952-927-8861 72 hours in advance of the meeting. STAFF REPORT (--- A, --- A, � e ' `1;t v.,' =1,--•`�' - �y 688 Date: May 23, 2018 To: PLANNING COMMISSION From: Kris Aaker, Assistant City Planner Subject: B-18-1 I, A 10.2 foot side yard setback variance request to allow a second floor addition above the existing first floor at 6101 Oaklawn Avenue. Information / Background: Refined Remodeling, LLC/D. Kozitka, the applicant, has submitted a I0.2-foot side yard setback variance at 6101 Oaklawn Avenue on behalf of the homeowners. The proposed project includes a whole house remodel which involves constructing a second story above the existing first floor and building an attached two stall garage with a master bedroom above. To accommodate the proposed changes the applicant is requesting a variance due to the existing non-conforming setback on the north property line. The existing non-conforming setback on the north side property line is 4.8 feet. The zoning code requires a 15 foot side street setback.The applicant is asking for a variance to maintain the current 4.8 foot setback on the north side of the property while adding a second floor above the existing one story home. Surrounding Land Uses Northerly: Single Unit residential homes; zoned and guided low-density residential. Easterly: Single Unit residential homes; zoned and guided low-density residential. Southerly: Single Unit residential homes; zoned and guided low-density residential. Westerly: Single Unit residential homes; zoned and guided low-density residential. ................. City of Edina • 4801 W.50th St. • Edina,MN 55424 STAFF REPORT Page 2 Existing Site Features The existing 6,713 square foot lot is located at the south east corner of 6 I st Street and Oaklawn Avenue South. The existing first floor will remain and be remodeled. The new proposed second floor will match the exterior walls on the north, south and west sides of the existing home. Planning Guide Plan designation: Low-Density Residential Zoning: R-I, Single-Dwelling District Grading & Drainage The Engineering Department has reviewed the subject property for street and utility concerns, grading, storm water, erosion and sediment control. Generally, the proposed work does not alter existing drainage paths and the public storm sewer utility has capacity to accept the proposed additional run-off. Compliance Table City Standard Proposed North Side— 20/15 feet 4.8 feet* East Side - 25 feet principal structure 32.9feet South— 5 feet 7.4 feet West Side— 34.3 feet 34.8 feet Building Coverage 30% 28.88% Building Height 30 feet —29' *Requires a variance STAFF REPORT Page 3 PRIMARY ISSUES & STAFF RECOMENDATION Primary Issues • Is the proposed variance justified? Minnesota Statues and Section 36-98 of the Edina Zoning Ordinance require that the following conditions must be satisfied affirmatively. The proposed variance will: I) Relieve practical difficulties that prevent a reasonable use from complying with ordinance requirements. Reasonable use does not mean that the applicant must show the land cannot be put to any reasonable use without the variance. Rather, the applicant must show that there are practical difficulties in complying with the code and that the proposed use is reasonable. "Practical difficulties" may include functional and aesthetic concerns. The practical difficulty is caused by the existing location of the home (built in 1952). An addition to on the north side of the home could not be done without variance. The proposed addition is reasonable as it does not encroach further into the setback. 2) There are circumstances that are unique to the property, not common to every similarly zoned property, and that are not self-created? The existing house has an existing non-conforming setback on the north property line. The proposed second floor addition is within the non-conforming footprint of the existing first floor and will not be any closer to the lot line than the existing first floor. 3) Will the variance alter the essential character of the neighborhood? Granting the variance will not alter the character of the neighborhood. There are existing two story homes in the general area of the subject property. Recommended Action: Approve a 10.2 foot side yard setback variance for the north property line at 6101 Oaklawn Avenue. Staff recommends approval of the variance, as requested subject to the findings listed in the staff report above, and subject to the following conditions: • Survey date stamped May 11, 2018 • Elevations and building plans date stamped May 11, 2018 • Compliance with the conditions and comments listed in the Environmental Engineer's memo. Deadline for a city decision:June 22, 2018. r1A iw9 r : .. 0 DATE: May 18, 2018 TO: Cary Teague— Planning Director FROM: Charles Gerk, P.E. —Graduate Engineer RE: 6101 Oaklawn Ave - Variance Review The Engineering Department has reviewed the subject property for street and utility concerns, grading, storm water, erosion and sediment control and for general adherence to the relevant ordinance sections. This review was performed at the request of the Planning Department; a more detailed review will be performed at the time of building permit application. Plans reviewed include the site plan dated 05/08/18. Summary of Review The proposed work on the subject property includes the demolition of an existing garage, expanding the footprint of the existing home and the addition to/modification of the second story. Proposed grading and drainage paths will closely mimic existing drainage paths. Another plan review will take place at the time of building permit to verify compliance with relevant ordinances and engineering policies. Grading and Drainage Proposed grading and drainage paths will closely mimic existing drainage paths. Drainage will be contained to the site itself until it is discharged to either 61st Street or Oaklawn Ave and collected by the public storm sewer utility. Mitigation per building department policy SP-003-E will not be required for the new impervious cover as the new runoff can be collected and discharged to the public right of way and storm sewer utility, which has capacity to accept the new runoff. The applicant should consider any other future home additions and landscaping projects at this time and plan appropriately for any mitigation that could be required as a result of those projects. Erosion and Sediment Control No Comments Street and Curb Cut No Comments Public Utilities Applicant is encouraged to connect to the public sump drain line on Oaklawn Ave. Other Items No Comments ENGINEERING DEPARTMENT 7450 Metro Boulevard•Edina,Minnesota 55439 www.EdinaMN.gov•952-826-0371•Fax 952-826-0392 Henne`in Hennepin County Property Map Date: 5/16/2018 '4..,..•i., & , �m - $ . A:7,«» 4 4. �' i= s gyfid }. ''01 ' c ti d ' ,( pC } i .. ie,µ ` 044 g+� a :r 2tor i .-,ni ` , w t.' ,.. .. . .,.. .... Aei _ .;try§� r„, .t .,m ., ........ is •" a.g. .,' i 1 ' i„,, ' 4,,, --, ',is 40,;%.,,_„:„..,„ ..,',., ,i, _ §iumw _ . - - _ 1 j 1 inch = 100 feet PARCEL ID: 1902824430106 Comments: OWNER NAME: PARCEL ADDRESS: 6101 Oaklawn Ave, Edina MN 55424 PARCEL AREA: 0.15 acres, 6,712 sq ft A-T-B:Abstract SALE PRICE: SALE DATA: SALE CODE: Warranty Deed This data(i)is furnished AS Is with no representation as to completeness or ASSESSED 2017, PAYABLE 2018 accuracy;(ii)is furnished with no warrantcn::n any d;an (i )isPROPERTY TYPE• Rm irl ntialforlegagineeringorsurviieyingpurposHOME$TEAD' Hennepountykinshall ndot be liable for anotsuitablees.ny damage,injury or loss resulting from this data. MARKET VALUE. TAX TOTAL: COPYRIGHT©HENNEPIN COUNTY 2018 ASSESSED 2018, PAYABLE 2019 PROPERTY TYPE: Residential HOMESTEAD. MARKET VALUE Hennepin Hennepin County Property Map Date: 5/16/2018 .'tib 3 ,;?1.7, ,est <q $ ::,'":'ll'fl,,,172,m:::- % --4.,if,,,, ',-ti 5,, 'F .0,) : s Ar y,„,..�. .,:, _ w ii*r' i'''''':=4.6441.47* x i3 par mr .!.,, t. t;. Iis t ti } ) 1 inch = 50 feet PARCEL ID: 1902824430106 Comments: OWNER NAME: Refined Llc PARCEL ADDRESS: 6101 Oaklawn Ave, Edina MN 55424 PARCEL AREA: 0.15 acres, 6,712 sq ft A-T-B:Abstract SALE PRICE. SALE DATA: SALE CODE: Warranty Deed This data(i)is furnished'AS IS'with no representation as to completeness or ASSESSED 2017, PAYABLE 2018 accuracy;(ii)is furnished with no warranty of any kind;and(iii)is notsuitable PROPERTY TYPE- RacirIPntial for legal,engineering or surveying purposes. HOMESTEAD: I , , Hennepin County shall not be liable for any MARKET VALUF damage,injury or loss resulting from this data. TAX TOTAL: COPYRIGHT©HENNEPIN COUNTY 2018 ASSESSED 2018, PAYABLE 2019 PROPERTY TYPE: Residential HOMESTEAD: I- MARKET VALL_. ._ 6101 Oaklawn Variance request April 23, 2018 Re: May 23 Planning Commission meeting Planning Commissioners, Refined Remodeling has been hired by our Clients to complete a remodel of the home located at 6101 Oaklawn Avenue. The "to-be-remodeled" home currently sits on a site similar to most other corner lot homes in the neighborhood. Our request includes a single variance required to complete the remodel for our Clients. The requested variance is to allow the second floor of our remodel project to build additional floor space into the 15' corner lot side street setback; - Similar to other corner lot homes in the neighborhood, when the subject home was originally built it conformed to the existing building codes and was built+/-5 feet from the north property line. Since its original construction in 1952 the City has implemented new setback rules for corner lots. These new ordinances increased the setback from 5' to 15'. It is our understanding the intent of the ordinance change was for better visibility as vehicles approached the roadway intersection. Our remodel design (see attached) shows that although we plan to convert the 1'/2 story home to a 2 story home, we will 1) not change vehicle visibility from the current situation and 2) not move the existing north foundation wall of the home any closer to the north property line than it currently is. The variance we are requesting is a 10.2 foot variance from the 15' corner setback at small portions of the 2nd floor only that already reside in this space.The variance requested does not include any setback changes to the main floor walls of the current structure, and therefore does not increase/decrease visibility at the roadway intersection for vehicles. As an additional note, please notice the safety of this intersection has recently been upgraded as the "yield" signs were changed to "stop" signs (see photos attached). We believe the granting of this variance for our Clients remodeled home will maintain the streetscape rhythm and characteristic of the neighborhood without sacrificing safety at its roadway intersection. Thank you for your consideration, 'cfelm°r1 Duane Kozitka P.� REFINED Remodeling 0:01X • 7. . -V,:'1�ti,. '' a. y� ` F �.4;. a .''.-P" M . .,,. - . .v......',...:::. ` .� a . i ' r r . r e ,.- y k. 0 4 y!. �S + <s• tia Z , ! • 4 b sry!Ryfi ko F ae S _' i.. s zE,. h s,'r s,A ..,_:0.- rte ... 1.,:,-- . l.e +4*r � h'�a `;�e •rb « . t. �y. ,„,,,44...-1... A+ . tet! 3 fi}vr ,'"."41,',''',.,7'-:;:r:'!" '? r +� :4-471.11t: r 4y 'y 'Oftj t .4, ,i.,...„,„...,:.,,„,,..,...,..„,,,,,,,,,....,,,,, ;,,,,,,,i....,, . ` '4 .A .. . •;i '' * S ..,,........-!„,.-R� Y*"rl�� � i4)4; .� -'43:,4-4.114', Fq.`x 4.- „r - �r r` « 1. ♦ rT- r s� ♦a s �!r ,, ,,., r 3 ,1� f � r1p ik . e t 7,r.. r.•,. ... adv..w,::�;o-'... may. X a y. � ;��r ,�r e + k s{r'. ,eit re. '�. sf{S' l!i"p[4,r«l*. -ns{ r. ,.. • 4 . ,11,•,,,,,,,,,;,, 7y�f. ♦ yp Lr� �• .3 i.yxe . ' *- �' ' ' .. aim'=� 'TdF by �i .b''7 J�f .� ' f w 1II n a t1 { i #] • . 4 as , 1 _ F -:„.21*- ' ,, s . % . j + c '7,,", 'f s. . . . . , .. . . „, . . . .. .. . . .. . , ...........,,.. . .V .. . .iii *, 04, r�. ,.r ti . ,,:aG.f �rtai.ay,..w•a:s ,* �e "r2, 4'.;''^.. .w :4,..T. q. , t eY ' ' 4, o t! , ' 4 1 4 7 '.1. %'.',t '' 4 t� ',. , - t,A.a ,T d o. i + r. ,.Wa S k f + J►.'" yt ''rf M - , + ^ "yR .i,r..l., ..:Crw�` . t''''Af tlSi § FF of v'3}t z* rya ;�,4 t,` ...,r'4 4 J >-S S. • 1. Dv ,f ,q r,*v :' jj N O 0 1 co a. O 4 r x o .sa O Si) t.. K;; it r'� $i' co J � _`" v m at V. a S Lo co co co R O N 5`t Q 4 4 .xr / p co f O N O �i' Y er) j co JF .V N x N w+ r 00 I = co !!T 7 N t .Lr „ coO co . co 4 N N {1 LD 1 L6 ▪) co Ci) N •ai v N COfn .s. N ✓ ' Zr. COCO `O ft . ..0.0.." i COM co op 7,3 r<' ;t- E A. ,..-.,,. ..«fir..; 0 al0 N U 7 07 Lf/ ai N o /� o m V t r U) N 3 c d N tt - -. .ON I w litii 0_ V L r is' Ir O 6 E e, 4' , 4( N n / • M 3 • y. -6C::"6—c°(-9:48):: k. x N ."---'11: m S 7 :� d A U co.. , , _ .. 0 , _...,.... , ., co , , , Lo1 a\It CO coisi M n o O ,t^—; . 4 „::,: t ; k.,„ ,. a w m 0 co 15) rn i > i 11 - Q _� co o p > /CD � U oi co co f j lt. W. t.' ' x .1;. .';',s:...:'...,. ;,,t ,- a�'`S 4 -4c r .y, .:'''' i.,^-4k, Es- cl cc, cn . -. }} 0 �s"s `i'e' 34Aak ca ca a St-r o ', = -0 v ;. in 4*,CD ,#fir 4 !: n rn 01 f '.a s f^, .. i www is ��.��. eM- j; �' U ka� ,1 N 0 .. y `{ in 0_ f A {, N Q ( m CO i -. (6 ! co 'x O C/) • l— I r co f I ++ { 4 4- tf"a _© Co a. 3 VD0 4) f0 U U \Y C N Ca m FWS•sy C N a, O O m / 2 0 > NO N O N W d L LN ,..et 1"(! A T co ti` cV 1 x co 5 -♦i, -', t `* • • 'L 7{� i.i cp cre cm f t,41 Q t i 000AA 7 0. S co �;" U cn 03E w p co cD co eo ici r S N Q ci ,t; ! Z CI i 1 z O. Jaft �1 'b,. N rs O 1 -O 0. o N 1 k '� N 757 O y Y zii c� O � w TZ TD 4h z TD cy E M co cr ., .y + N ♦ 1. �.:. ,. CZ cv isi rt N 06 r',; ,Y "aim` N a"t. N co CN I ^.h Y' : oiM CN CO ctl cO oi 01 CO CN 0.4 fir: ' ' co 4;'� dam' co 8 CD C • NU 07c60 C 0 0 7 O O coN7 o- " "`"" t a fi ,$ � W CO ut iii ce cu • 0 ' KCO C)N 4. st T,-) - / 0 1, Tb N 1 'Y O N '\\ft'. ;4a m f ai n m U ) ' Alf ' ' . N II CDE i co M * . „ 63 Fs co Ei w F Y 20 § , .. . coo O1, , . s h, ,� `'P '.I m O —k tl I t r;5:,1.;;;;;',i1•4,,/k D En , y r. N yI ' ,Y CO 3 c0 0 E CO as id 1... , ., 4/6:,:it. ' '' '• • i " •,, ,1 ,' ''..•,..-.....,, ,*;;;,-.-:, : . , — 6 II kr m J f0 2 co 1 . co N ci • • h Lo of• i--. !i, co 'P d co rco coco 1/40 Q) C‘1 .14p. � N N CO M ii N co co U;+ J ` Y ccd .►.i asn CU it y,y £ 0) r , v ?,4, 8 Q g N y o co ' ekik‘,,‘ /its, s‘t , �, ".y - oas L r 4 i a) co co SUBcorz �yym fn is Q 03 CL co so O 1.0Q o C7 WFa N- Z - z a - , , .st .:, a IAS, 44., e- co OO 1 r..Qt.rs,. it o yt p v� y{�y '�� co cp a co li co . ,'s nr, 4 i0 Lo o m v co ;i \ t .y. N 3 aco d v Lo M 2 al co 0 r> - v _ � � M '' CO 01 y ♦ N O p r i N 'o 0 i } V ( . N a CO40CO E o13)43) o 0 ' 0 * . c O N m COCP 0o } c a N `✓ N 0 14,' C:) t W %,, r \ E. i , \ . p 7 0 ,O O N 7 7 N 7 'i. U ir ',--,4;:ilt,4:24.. ,.'';.'.,''', '''..•'• .1 • 1 ' , .' yr co co y,r . eo ' fN_ ^^ 'an, r'r• ,a .1C.,J" 4 ;. II' , �! d W N a. N 0 O ..o . I— a.) r O I— Q 0 „. c 41 \, a A ._ . ,,,, 3 1 f �. V .. u, ,, _. 0 1 _ cl ti p cE 't., ii U • .:' per. ;o wLo .. v -,I, C N •_ ri 13.) °� -CI` L +' t#'' N S CO Lo CU 0 .1.:111317' s . Q D t t .'"I M E °- r-- 0- CO C6c0 CCS co CL) (010. co CO ♦ ✓`t+ jj r •D ! /, t N co V s V ,%a, CO ; o 0 wyCO U N U wai O1/ p a) O C0 CO 'ft U > 33No c{+. , f _ a CD r t win, N x L 4 x it":4*'^':4-4-''''''''-'',1'.*,;:,,l'' -':-1 0 t.tiktik S C .. i;‘ ; ,r,,, . . E, •, _ • 4 i '6 * 4..' ,, 1 .' \ It\ Ili N r 7 it td U co co W co co Fi j O 2 N_ din 4-4-4 co rn r,f o o Q o n E= j 2 Q `I s v d d co 32 co o i A 0 lb ` � 0 E / az E li as co ' '-i. co t%s L co rl co N T to N. It Lri • ri CV 1. 1.`+ .. O O co 0 , iii . N o O C ,, c N Q W CO O_ N ' O CD c0 O N // sO O N 4110 \ 7 R N z tiO k N o) co 0 ' b r co 1 U.icq 4r CO �„1 N 3 M - s N a 11) tn cm n x �y r U III .03c Kir a 0 i R W a) l' 0 Q 0 . p a 4 a „:, m . ... , ., Ozi:E a o pco . , , . .. „,,. . ,D\ .., .... • ,, ; ...,,,: .. t -- ---- - - .. ..„.... , ....... , • . ,... . . .... ....... .. . .i e7 I - i, J. N. aa Lci in M O I ` ,-,.':. \\\\\4 1co in oo o E o co -' c o q) o m CD , P c a N 1 N n co 1” t W C/) = t $ 6 o e a ''' 4E c N N Z € a-0 ob14 e $ o y g'�^ 4 c A Igii, .1. g 0 LA ,,...., -2 t a iiiki F. 1 i•J`','. !AlaiU a ^ � � � S � �i tai ~ 1�IY/ �z- '� � WSJ y � n)$ If O ¢ w c o W g m 1 Qi ,dy o 11 u € u� a w a y 0 O�� t a m ii! Nlk, c 1. ��O Ua W, ��a w '- o o Pa 5 E .g g o lJ d Cl.)e Q ?s m ° g £ 0 d LLI o 00 0 8 $ 8 0 0 22 IL-1 �}oZ -_,-,-I • 00 \, c?Olir 4 ›.3 5 2 a-.. f, Jfl4O ``ny J 2 ,,,g,I ti^ m?. Ey H P2 o � a" a w$ �a :e �N e Q t 620 V' d m oN. J, 76'7 A- m Zi °Znre gco m 4� � � � �ti Nhom H T \\\\\\\\� .--,10•„, / \ \ sg 6 2 w i Nm\ \ 1 Pi -12 ,- a %snw gp' r�«6E,BOo00 S- —- " c LL +V / /i / '069 v x I\\ O p 3 O O k y T ly;. .1 « -1 I \ 4 -9 U m.ti C ,:.1.,.. 11 ch°O a' T'v\ a6 \m i j ��;;;1.'�` i ° I\\_892/ \`\ / I x1 aa0me0m/ `\ i I 0/ \ \ 91 1 - I�� i' 1 692 F`0 0 M i, I R I / ❑ a°J ,, .3 ^ 0iCTI / I a • I' \ I I 0 ;n%,22;�W,'1. 0 I_ \F h I i>'/ m x014y�141 .' \ {N 6a I m11 V'I f1i ^ ''f M �, Z U ff 6 9'b 00 p• Q O `+J I' I FL u I°v �rn� d 7� 1° oI <0/ i to 'IL -0 a _ ,:.,9‘.0,\!„....7 <:,--\\ ,„ g �L i' oxo IIS ` 7' �m h gyCU m C I x \\ q -; \ N C I I CC I I a, \ M \\ .�-1.moi I IaNi o \m g' \\ F' N \°1 O 3"1 \ 611 ,n 1 \ A h ° x£69-nx-- m I \ . O _ O ' I a0. \\--56 1.0.09 14.00 N -,7)<-11 \ •"Ci( 3 `Y °� `�el�00'05' • N wx m v C N §5 41, Qji \��___,. 0 , 0 0 0 c) .A V , _ tlp q- w f 'g.ct l:J �0~ a s anuaAy unneRe0 W NYId 1081N00 NOISOU3 P.—_ N -Z--KX°I G Oki NY 31YM WklO1S 6.cv o n�w _ —�/r 3ttJ5 7171.214K1471.214K1434 3n".A5 T'lNOzlb'oN QS Ae mN53M3 '2,1'o 'i v� ^m NDxS3Q8LS M +:m,-e OS A9 mMJS30 M ❑ DNIN83N(DN3'7IAD J8 4YA'^.. N 2,;C R a wcrz- °^"u'" Wain �+°: O \ 3 U LL n i umseuuryy 'ewp3 OS Ae N«ww L-, ring a enueny ume131e0 1019 ". .�. .� a ,sw„�..°� _ op y o —�..w.u3 1......1..a..+an Fro"../mw a °Ayip.'CC wV:3Aw»u, ,H mw 81/f7/1-0 3NO W Zi t • Egli ' a ' €°- E'` •9e .4E E E to _ aa14` 1. I] .52 €$°a! b^0a _s24 -g °E ,• ^ .�a z 1q e51; IN oqa g14 e.8g o E n;SA '&g`SBs%-r=.6 r r;3411e .$"€ ig a€° $e E 259E° e ° e�_ t` ga ° za _Y " Y }IT- €�=� 1 '�frrr sa; x a; =ox -- .a `ate IIIg__Eg£E es 3 g°€e ra s. sa N s, ory - €g_ Pa! °A5 IN I a3 € a it •`a`x84E °a x• 3! azg e =$Co° 1-Y€ 2 28oa° _EE .kd <55 Q A e3 .'€;%�lY'. e;z 112 . .sip. €- r g Y4 E g 2r.'xee $^ E° �o;e° t eExpe CM -„ Ez s ,pE $gi k �`i' `"YE €1.> <E.soa oec 4411E aA` €=TiaEE g$E° 8`€11 '$-. . e/1 €"€ /^ y l'"7. �rgx rie ia'ja"` too: has` .n a°Asa! `ei "&Ea3 VEBa--a`!'a Es kt o 1 `Vsnz. €.�a° .L$ LE`�8=Pg.-2 21 i -6E a1E4=a 8t5.s°V1 1si 1' x` CIE ego a-a • x €- EoYS'=,.. d. S °. $._fe $ 5 ego N TzrZoo SLE e0a1''EE_ a e°E xa a gee z.§e£ % st,1 a 1"3 € €YS'Ea1"= 5 la' e$ gg -e< E zezga-saw °E'3��e° .2AYE� -°EE Eo$$'E`3--E-E € �Ec_L:a !,t 4: i g"- ca, E°C IFNI c So K aE-e .:.E__g1 g3Eo°$ il!Bepldili Vg4O!! ¢e%Bail �$ €21 $-e Oil q m iO1 °€'a $ �oa �`g 32` 5^ iso as s`a� x$ 1=x. 1 € ! ia�`a" s .€ S.E,';E HIE a `E _.0''t.'r %I.S22r - 'e " eBE� E aa° E �,E1'_ i- �g..4 L c ;.c" -i.wge �SE�� E S � If 4�i.se�E. €° � g o �, ."i 5� a's 4.€b�1 $fr�`e=°z's`- a a i@ • a � a€€� -s a s5rya:_a g"•_a `i% 5 $ �€ Yhso pin1ppoeBAE!> �g:ryEis1n_z €= c"s p e_p`T3Else5lim g _.E ro.:/ ° tiYa°.y�€'sxe Ibir- . - hg L'8 ti�r3 a�wettfili v.14 ua -Gry n Fa•m line�.. SE x5iSE3 fig.a5 i ry 1 E^ a a�' 8? e Y a Esa Esas€�EEssE °aa€: eg @ x$ Ceg�" g°e E in Jn1n ° $ s •{i e E -$ E°a g $` -ti, „. „ is " S $$ ti S i L ISE g kc .^: hi F1E s lig Y cSy 58' n 4 P`a3� 5 Ei f �_ ' 0 a ° s _ a '` a:9; gE" $= a:4 ' a 5 eP 1o°" , l6c° a a s " g e Y a_' �xs a _ L;a 3a 3e €_E ss 8"Ys a 4 a g SF 4a� a ¢ S E-_ g £ �� 4 3 e, a a 4111 a . 5� 111 E " Egad i Es`z t' ei x °i f ° EEE �� gye�9 €� � � x�� s� E°1 11' s�o €` �-�e� - �- �E€E o 8 8 gra ,a eA e> a 8 Ea ° . z 5 1 5 a € a ill .,1;_E E iE'e ° 1"a age s.e E> tip A=$B. Set 'g8a�: €€1 116 g Yds 9@3 $€E1- $p111;t. s. Y E'°^E:€ OJT Lu I 1 1 a e 't ' " a $1; $€ '€e Ilk# :giis$'g to ?a a•1- g x� id 8_ 'E1� �eJIIIII1tI ib x% ,� x€ PP= 6 �E��`g Eg gYY'E ysv- 1.11 E oYBaas a gg i� @ 8E � ' �° °g$^sad 8`E$E'Y.%� spa E�; xaea`sgppxg:A €1; thiEN. c,1ii E�a 5-- i• .. 4 th S g$ - � � ¢ 3�3`" .1g � 4 ! x ey$�g 1 °E ti FE�EBE Ag°E"a� $ gt.c % a agC=1 .€YA � € A /� � sP;afAl��� x �$g s«��axs s:.���s ��� .�s���€aa€€ ax�ss�e ..see x q!5 psco fax ih ,�.��,,� 0 p 1: e Ig° FE I ' 41! lig . ,t, ,.. til a tl •� �& ES 4 s il I8 i ," ,*:, " g Y5 Bs i- I- • A' e,, qaga %%Aoki _. _ .=_ =,-, 1 0,--4\ I / wog., ,„, i i',. it€��/1 �`^3 ' ., g Saga s os gg i�� gS.F j rt'q a �-- ,Ell 6. 9991 eI °\ r` s^sa kg is I�. : b i. a o Ec '+ a I i ,TA I g ..1 A I '-r, I 1 Aiki j §1 1 A N hilk, z ci O II . 01 . 2 . . . . . v , u° O ";::6.:.'1-#.4+4.d+ n m o ac g 0 0 - _ �T1 Z _ v m 5ma . 8 8 8 8 � Ua aC/� �✓6 E °..rmN = 8' m U d LLI 0 0 0 8 0 0 0 o a n a e d a 5 a 3 o y •a , , i 3 c Q Z Q • O O OQ O c m , a b ..i w In m llU " °m: o y g My� ,-, '' In y ' a , a .env „ O 40 g h E E E HQE m>. w° iii` --'c - 0 of env O 0 8 s•d .t.3 «!.o % m e . g1 a Z2.%t- d �z .' 2 - /a �1 W"' i d; F`a _ne, cA w 3 o A ar .r0 � o � .dll �4 � os �O CO � N 1:ke o3 0 cc • tm \ . e, .t. �d be g / I / x\ S 2 F \ ai �i i z zi zi u�i ai a.z ! :s( / / \ C5 M0'1—)01' G / • �; \ g 1.00"OS^',, 2 u. /"•ke y 4 ceaw B0'Ij_I v .6£,80.00 S-m ——- ` u`I / i 4- ir.8. a W 'i ,/ j �� g' c t ,31', [-•di _li *'..141 *,-:1, ,--. ,c 4.,- -e_- %---,- Cri) IOW /'oz 1 IcemeA Jp'Auld _I I Mi Z / I, I y2 •� d 0 / 13 / 6 o y c _ 0 /// 1 OUIt 1\ N 0. N Om Oy M� O �R 1.6 I o15 Od iV' _ Q min \\ \\ ^ � \\ Z v aa.5 a0P SII • O �' Q N n I jm o . E m 0 I� u • I do 6k. O a-LI I in e E Q �` oo e a, 9/t�}� K'm. kn 1 I 1 to ni 1-\\'`\\'` q r1- ko / I I powd..`r. \\ / Axl Iq \ I I x \ v ,m I I \'�j. , ^i 'a; 40) ',x \ I I ''N —4- 3 ") i., o a6xmN• �otc, 4., r\ I I h m A oi, VJ o m�p ,r) ° x cip`° 0) 1 5 a \ I N seawLO'0S ,4 1..00 N m :‘,1' w 8383�d83"� 3 3?1d000S N ,x m A w......wwwwu Iri /ep. m .-I% D N nh mo P...mo000o fyhMM •c4 g n,0 N N k. geThavi of viMN NCo. 11 ON �j 0 , ; `2 0 N 0,BMaf MMMMMMMMN 01 O IWHWf- O N W t I anuan y uuereo a v P...rTi gli [�. ROO .-..NNNMMa�N [O"x'0'0 b V,0.0.0.0.0 Q NN 'VNI03 6YYa S'Nn'TIM6 YJ0.10 A{6Di6 LT' �Gn >N�+9oonaro o N`JIS3O'81JNINN`dld G p aw Q N13a NMVDIYO T0T9 Cs 404 — d'd'0 '"""JJ0610L® 30NROIS�iI NOSNHOf HI a I 9 iii . v gc „1., .h .. JH __ EII i¢ 4 Is 15 mq;31; iiiii 1p 4i'ii yy1 i iniql Yds MI 1.1 Y ri Adi g e gg Eg r i § 4 g EI i r� � I �IIIII11 �i�Il�� �� IIi� 1 , 1 I I I it ERI II I 111 t' I a 11I11C ' I. II I I I . � � I . i 1 1 I , I iII I 1 D � Im� 4xxIIII ■:o Yi - I 1 \ H-IL ,i, J1111111111 1 4 I i„,1„„ „, I hl Ji iI1111 tl11 II ,Ua I ''I'' C` I _: - RS 1.�i II i i i i I ,!MII (1 1 =C) I will! 1,1H 11 =mid m I1 1// --, 11 w fi , I,,' \11 IIIIIIIII "-_IJIIlhI11\ 1.p I J �/ IIII li ,ii illi ii i li ii I , : r I =t 1l Imo � GT�1I T I I i j�l[11I II I ';=_ 111111111 111111�� oar yo 1�► 4A „i ,1 r 0. 1.,._ _I ,.\) ,1 1 -- A\ \ N mourn ii 11, 14 / L IO°V°L-k9L..J YUWO°L'fL•rW! cuss u.�0.a'wi�a ..4.0VJr°wJm.rn ourv.�onA. NNI 'YNIOH tui ao rw°uvainva nvu S. a NJIS30'8JNINN` id C tt mv°7 cia is NAWDIVO TOT9 N d'd'0 00102® 3ON80IS3N NOSNHOf pp�� I 1� 8 i� ' �� �11YIIIRV� / m, ( tnt����n�ii II��rl ff T' ''' ( , ..; 1 It 1 , ., li fi .ci fe ,,,,,,� �, ,,,,�IIIII kailL 1.‘ Alit -------- ' _—ill I I IIII LJ� .tl- l'l �.YrAllit � e _ ,. t , . 'ia„ II II 3I �I'1111 c s I UM y}jjti : B S • . 1110 i li A • , II 1I/ t I i_r ,;141'1- apnIIIII_III11 ImlII�III I Ii b �p I I ��� 111 11. 1°\.1T I Itl I I i2!'' i 1 11 r 11 I-1) II® t,,, ,.._______„..1 ► CO 11111 [ T1h1 I . u ,,. 'Thum 111111rip s1 li1 ISI 1 m Ililll I—I' N ,m , III IMI II — ILilfli.i :: IIII :, I f u,Irlrll11, L.741 B]I 1 _.II I 1111 //;III ®Ill i �p 9 1i�, A\.\I 11114I' o 11 1 :I 111 iiil p (i9 \,,. ,,\v ...„,,, \, \, 1•.. i I \ . 1 I itil I I Ii II � I I II � I I I L 11 NH 'MOH N`JIS30'8`JNINN'd'ld � � °a°mi^ Q 3 Itt NW/1M TOT 9 ,� CoC'-G 1 d.d.Q rias a<hwuuooioz® N9QI582I NOSNHOf s e��� t R � ,i. p f 111- 1 1q ti WI 3 a se i elk- fr ii :� i4 i.. 4:1= qi A I [awl 0! g� y6� 9€51i I! p3 4�j X99 l�p� ip @1p1 4 w i€ ei e b Qk: OBloll i l° Cit• i .;1111 I.i€1 Mie 71s 501i9p0 i5Qp��6, Itlp111lE@� 161l v- O� 1 �O do f, %%% 22 12> cr Ie1 1� 0: ®� NI 1p vl Fi -----; II Mili! I, -... r 111 1 09 Witai iiiP ai s,aroccssc e..! Koroc.-z iu NY1 'MICH e `1,1 .65 Ki.TN 0T a� s,rw NAATDIVO TOTS a 414 �' N�JIS3a 8 JNINNtlId Cj ,go,R, ,„a Q�L�I33 e 'd'SCI °°m SON30ISRI NOSNHOf a 8 8� 1g 1Ix k x °111 11 y.ss; ga k 18 E8 gz=IP1: e 1 ,1 lig lig 111 1 1 111111� ; IR/ g-1' s WI 'Ili "1111; ,IIIala111511111 lilt! Si !I/ E5,6 Hog -II01 5 t-ci. -.1 -IIIM - ➢$g1 giqi 42,O SS> -Yb c. o 2+ • �. !0! I Fi �••iia -aa 1 1111.0 R .1 ul1 ! 1 6 k', ,„, . �y a i g1,1°s ° A. { 2' is ow_ , § Iig g ..¢�, $if ,„, y i8 + a 2t xos 1 o, 1 • 4i R1 > 1� . _ a 1 i it e rii .. I .F -F 14 \ C eII a ?. 8 41 p �.. + s1 1 os-wc-se<<.v 1.30909G-oL,rw I - N)( 'VNIOa "1.15167a rrss cw 7cme reawin amii (��`( J�� swm ivw�n v�ammrru �c•,•9O1VAY ° NJIS30'8 JNINN % G .u.o ® aamr3au NMV7xV0 TOI9 k 1 p`I4 u1 d.�.Q 9a.'n n.as o: 80NRQIS32I NOSNHOf a e ��� 811 a I 11 i 1! ibli € 1 111 .iivgg ; €l iiBp 411s ' , gF p WI gli a 0sayii i ' ' 10yiti i 1,11? ' qi ig•' 1 14 011 c‘il ll e N 1 14;2118h ,99gi Ha ` 1ga . . dvloilill /sit pg ifr o at,. °gyp 11 . — 7,41 I Si, gply " 1a. SII II ink ../."11i a�ei s .air z .• z A i.si j IE i 11=6 1 8 11 il I: . I. 1 NI 11 . I �� .- -. Y.• 1-111 SII s A._--_ in At .1 1 ELI ill i 1 1••••=. III II minim 1,11 !ill .t I \....\\ 4. i i I 1 { it 1 Al 8 8 8 8 8' El6 �e WAS 7 I t LT'W u9� �n.,aao�,• V.Los3NNIPi 'VNIQ3 8 • NDIS30 R LJNINNVId ;"'N1 X01 7 *HAV NAVDIVO T0T9 C;4 ...,. .�� SW901°�„ HO Q�l�II392I HDNIQISa?I NOSNHOf 1z +, 15 --6— d.d.Q it 1 ll Illi ` 4 �4 0 ■A IIIiiir1 'bbl' IIIIII I—_ G i FA 111 ,ell=lir 0.111 r Ir l 111mi. a> iii .i. ,\ i I 1i II Inl I• Z: I :lilt II m <JOEIEI ��■■■r Z LL it ■■ ! = II jE-,9 ' 46,61 I I 4 iie.w11111111 I� ® 1 .opp, 7.1 ! UIU!� [ ili I ® SII _ li ® fiER i ! ' gW Hifi' 3Z 1��� ! IIII <W Z MEM 5 . I` u I I Il R I I ; $g 11111l „IF,6Z i n ._ j I i 1 1.i1-MMN c a4 Y s. a6-0 „fG-,61 04,11 .{G-p CITY OF EDINA MEMO k91NA j4\ City Hall• Phone 952-927-8861 Fax 952-826-0389•www.CityofEdina.com e ay •4tY RtnM�` �eex Date: May 23, 2018 To: Planning Commission From: Cary Teague, Community Development Director Re: Sketch Plan Review—4532 France Avenue The Planning Commission is asked to consider a sketch plan request to redevelop the site at 4532 France Avenue. The applicant would tear down the existing single family home that is currently occupied as an office and build a new two-story, 10,000 square-foot retail/office building. The building would include roof terrace with outdoor seating for employees. There would be eight parking spaces provided in front of the building to resemble the recently constructed bank and retail space to the north. The proposal is significantly short parked as fifty spaces would be required. The site slopes down to the rear of the property, so the elevations on the west side would appear to be three stories to the residential uses to the west. The property is .21 acres (8,971 s.f.) in size. This site is guided in the Comprehensive Plan as NN, Neighborhood Node, which has a height limit of 2-4 stories. (See portions of the Plan attached, including the guiding principles.) The applicant has responded to the guiding principles within their narrative. The proposed development plans assume district parking, which is recommended in the Comprehensive Plan; however, there is no district parking available at this time. The City Council will begin to consider the idea through the City's Capital Improvement Plan and their Work Plan in 2018-19. The site is currently zoned R-1, Low Density Residential, but is used as office space. The existing use is nonconforming within the single-family home. Assessing records of the City indicate it has been an office use since the mid 1970's. The home was built in 1924. There are no planning records that indicate the change in use. The request would require the following: 1. A Rezoning from R-I, Low Density Residential to PCD-I, Planned Commercial District. 2. The following Variances would be required (See compliance table on the following page): • Side & Rear Yard Setback (building) • Building height • Floor Area Ratio (FAR) y Parking stalls i' Side & Front Yard Setback (parking lot) City of Edina • 4801 W.50th St. • Edina, MN 55424 CITY OF EDINA MEMO 91��1� 6 v P ,a 1.41 • to Below is a compliance table demonstrating how the proposed new building would comply with the proposed PCD-I Standards on the lot. Please note that several variances would be required under the existing zoning standards, most notably theparkingrequirements. Compliance Table City Standard Proposed (PCD-1) Lot line Street Building Setbacks Front— France Avenue 35 feet 48 feet Rear 25 feet 13 feet* Side — North NA NA Side — South 25 feet 14 feet* Parking Lot Setbacks Front— France Avenue 20 feet 4 feet* Side — North 5 feet 0 feet* Side — South 5 feet 0 feet* Building Height 2-stories & 24 feet 2 stories & 30 feet* 38 feet to the top of the elevator/stair/storage area Floor Area Ratio (FAR) 1.0 1.1* Parking 10,000 s.f. I space/200 s.f. 50 spaces required 8 spaces* *Variances required Highlights/Issues: • The proposed site plan is designed to resemble the site plan layout of the adjacent property to the north. ➢ Height matches adjacent single-family home height maximum. • There is very little landscaping, public realm or public space proposed. City of Edina • 4801 W.50th St. • Edina, MN 55424 CITY OF EDINA MEMO l� oet v• �y Y Traffic and parking impact study would be required. Staff has significant concern over the lack of parking proposed, without a specific plan in place for district parking. A contribution to future cost of public parking would be essential if this project were to move forward. The applicant is suggesting opening up parking on France on the West side. Even if that were to happen, there would not be adequate nearby parking to the site. ➢ Sustainability. The applicant has responded to the city's Sustainability Questionnaire within their submitted plans. y> The building materials on the elevator and stair on the roof should match rest of the building. The site slopes down to the rear of the property, so the elevations on the west side would appear to be three stories to the residential uses to the west. City of Edina • 4801 W.50th St. • Edina, MN 55424 Location Map . . , r_ a ..,„r . : . ..... . - ,, --- . i - - - T-I .,.. Pa , 1___,, ,.-J,...___I i- ' --,L1-:::1 "II-r- 4- Lit-", 1 T.' -I 1-- 1-r-4--: 1.--- -HI— -I 1 11-- 4,,,--0 ,,,t; I . 1 Linden , - ,: , • Hdis '' , . ,__....... I Park , ,i-. .„, ..„..... , .. . . •. .__;,, ........ • „.., st,, ---_, 1. ; - 1 ; - -•t 1 '' 'ttII'll11' ,,,,, •-=;4,t-,.'' ! ! '! . ! ! ! --!''''' ''' t----'1 ! 1 H..1 v.c,, 1,__ i ' r -- ; T,-- ;-, :;--4----, ----- --- 1 . , 1 ; 4--'' t -,- --; ;- t •-----------••• ._--r.-•------- I; ' , ; T. 4t-T-TTIT 1 ' 1 1 t41 \-'41 --,,TT t_7:-_:--. , i,.,:, : .` ----ilaT1 ' :,,,- ___-,i-,--•7-, ,.- 1 , ". 1 ' ' \ ! '--!!!!' ' ! ! ! ! ..! '- . , ! 1 ----,`- , ! ---!„"'!----'` . I 1 •_ 1. 4 '__ .1 I ',. _ . .. • - 8, ,,- . , ,- ', s, - __ --:= - - 4 ;'1 1 i [ i------------- I 1 -1 ,1 i Park L I --, , ,'‘ v '‘, ', ..,',,- , i , t 1. ‘ , -,, ,,, ' . , .1 ' , ,`,--..-.71 .,' ' l''-----‘\----T.:Li--,:, tr.H----.1, r........„,,„..:29 T ''-,---------- F "1:::::"1 i : !......•_........: T 7 , :, .. - :, -- -- 7-7---7-- ,. -,---; [_ -- . _, " .:- 1 ;;\ - ,,',, --------- .-.1-.1---.1 - - ''. ----i --: --------ri ' . . . . _ _........ - T T--- 1 ----1 •T-------- ------T.' ; I 4 ...- 7. . ---- , ; t . , ; ., ...1, _ _ ; - • , i, ' T 1-----. ; , , I 1 , T' r- , ; -.-,4 f ; T----; -- ;---------T---- t -----7-1 I ; -I - l',, ' ,-. ,ttt 1.4idc,,-,,,,,I i'.:i.: •'; ' : '___.' ;. -----;:.,Or,,, ,,:...,121:.,,\,- , . .., '1,' I .1-11 , .1::-1 i.=7..T:. .„.., ....., ,. 1---- . i ----7, -,1:2----,---,J - '' 1.,\ ' ' s,,, ,...' -- r..-----i ..-i 1--..!-.1 i-114 i.--. I .• ' -1 I 1 t.„.11 I. 1._, ,,,, . . - 4,,... 1---"c7---- II---- , • -- - .. _. „ I , , t... -4 --I I- --; -----I 1------ - - T .. 1 I T ' t-----, t........i_.......: '0, d ;'.-------' i 414 Pershing cr1 --- ' ------,F,, -1- , held r 1.,.,,.._. , - .1-' .... .... I i': - 1 ,. 1. !' 1 , !!!-......":1 [ -If:" . : .., : ,. , , t,_---;,1 , ; . .;.,..--- ..--„. .-1_,,,, , , ' ....1, ..; L-----.-1-.:. .., -- 1r_ ; i---_,I _; -: ' 1- _..,' , . , r 1 , , [ -,-- I r 1 !' ., , ,,„,,, - Iv i ' 1 ...,. ! ,..., '.11-11 11, 1 ' 2 ' ,. -,-- ' 1 . I 1- -1: ..< , , . 49'II st:w . - -1 i -, 1, t '7.-.i.i.i'LL ---', 1 • 1. ' ' L----1 --1 r- 41---1 ' --1-- 1 - ------ - r-----.- ---,---' ' ----, 1----- .., 1. 1 ---- 1 III'- --- " II . ” ,,.. L i , [-- ' 1 , --1- • I t------ [ '--- -I --- ...... , ' ''-1 H ' 11 . r ' ....';1......21 I . , . f,. ....._----2 ,,...!....], 1._....,:, , 1, , : , , ,, , , . " ,... .., -:---, -.---. 1 ': -*- ; , -, ' ' i----,---t- I ' t --- [ -1,-;• IL -I It. :T.--.. ..----..:' • ' 4 ''''' [ I • -t- t,- 1 ; 41 4.;:,,,,, ,4 ;t, ,.- --,' „ " .; Edina,Hennepin, MetroGiS I©WSB&Associates 2013,©WSB&Associates - 1-- 4 4 i 2013 I in =752 ft The CITY - of N tr. •-• *,...i...4., EDINA w+E S May 16, 2018 Map Powered by DataLink Location Map aio 4008c)1.'w 4315 ' t 3919 4400- O O CD cornoP 0) 3925 4402 4408 12 o co 3947 3908- 3900-04 4001 3918 12 4005 uo 4500 011 4401 X00 iS) \-30 c5) 4500 00 NI° 700�00� ° v9 `�0 406 �p�0i� 700 7 0 ��� Q o op 3903 , 10 • 00 �0 os u 570 070 7O Oc9�j O� `�� 12 0 570 D� ����� �0 BOO q� 4528 0 v 0 ON co Lo ��0s� N. 5? 570'70 000 ' t O o U 4532 0 �� Vo - 4541 4536 sc9 v 4544 QO 0 0 ���045 4043 4544 4540 4544 4055 sem ' c9 4545 4548 4600 4601 44W6(1 4601 4604 4604 4603 4606 to 4�� D g CD 4 ) 4605 4607 4612 ` 4608 4622 4620 L i: 4607 4611 4626 4624 4611 4613 4630 4609 c�' / 4615 4634 ,' \` ------<.------<.' 4615 4638 Townes Cir 4615 4640 1 7,\ 4617 EdinaGHerne . n, MetroGlS I©WSB&Associates 2013,©WSB&Associates 4621 A 1a 2013 1 in= 188 ft Addresses 4''�'' : The CITY of a• � N EDINAW+E S May 16,2018 Map Powered by DataLink Location Map k" u 1� ^F- C`LJ , '' „,,,,. .-7,...-'- M r 4 6 Irl« t-i ” ,;7,-i. F bpit , s X `` _ `:117,.:.,w..+,+.ww«&.x . w 4 _� t 4.28' "11 '• 0 ' , f:1/4\ t IP' - f +t I , �'� ',4t-:, ^ _.1F- +�.� �,� q,�A�}Y x�04' ,� � xL ..,,iii-,,. {ti? .#' 1.I\ '' b 4 i�-1�' ,,, '". ,„',°a.FAll,.. U. 127 .. 4 ±. . M ,n r 0 1 s y a , AL e 4?i,-, > 5 e44 .. if, 1 " . r...„ _ - ..... - , . .- . , "4 I 4U.H. , ''- 454��^ ` � x , , '` ,{! .. _ ". is .b - '' 4„‘ 41,0v' '' ..'.. ' '"" _ill,: -- 4 ,, , ,,,, w g ` '� � irk ��6 �. ?�* �. ( � ri_ .• fib : ' fitQ __ .. € , . . 4:1H ,„,„ 6.0 ,,,,,„„,. e.r. 7 ," � � D • ' � - ima, ennepin, `etroGlS I©1NS�B&Associates 2013. HN Aerial 2015,6� Ed , 11' ' ' ' 44 di 0 ' ''. ' r. ,11,71t::::, i n WSB&As�sociades 2�013 �. 17 ,. 1 in=94 ft Addresses )\' i �`��`i �. CITY of ©� ,,j The t,J EDINA W " S May 16, 2018 Map Powered by DataLink Zoning 4010 4008 .p 4315 a�tr St a400 0-.. o 0 0 0 391li . ' =` oo rn -° ' w . -4. 3925 4402 4408 •❖•.,, •Y....b.. 00-04 4005 •��'♦.J'A ^ 3918IS ` 4011 4401 70 ° °° °/d' 4� 4400 tkp� 'moo 00 9 ° 4406 �p�0o� V0 0 �o . o 4410 �` Q foo �o `jos Q°, O>O cP QO cry, O� 412 D, o, �o o,' �� 0 �O °0 4528.gy,, �c ~ . s o O o5 �O �'' �O mac) 4532 f , vo o V° s 4541 4536 `5\c5) 70 4544 0 - Q�4045 4043 4544 4540 0 4055 °spy �o 4545 4548 tye- s ��a 4600 0 ss 4601 �': � 4601 a , 4604 - 4603 -m,__s 0 4605 = _�g�r� 4607 Baa;= - 2 4608 4611 ��'� /%//11011. �, 4607 /1. � s�1 a 4611 4613 4630 c " , 4609 4634 4615 4615 �.a.�,i4N1��.�.�4 Townes ci r 4615 .•.•.�►il)iia•.!' ..!. Edina,Hennepin •etroGiS I©WSB&Associates 2013;©WSB&Associates -- At^)1 - - - - 461203•.�.>:4..g&-..! I in = 188 ft Addresses 0 PRD-3 FA PCD-4 0APD .•/,<';'—'1-. 771',;,' Zoning 0 PRD-4 POD-1 ■ PSR-4 n � i. e CITY of R_1 war _ MDD-4 f! EDINA R-2 a PCD-1 RMD a MDD-5 w+E PRD-1 ElPCD-2 0 PID 0 MDD-6 S Ell May 16, 2018 PRD-2 PCD-3 PIJ(7 Map May by DataLink c, g Eil 1,-: 44th&France Small Area Plan Building Height Limits Plan r� &&BOLTON FJ® p" Edina,Minnesota February 2018 l+eal Pe+�nle.Feat Solutoni ; 4 -_4--.. 978 4 11150 Q I _i' © 4 i \-- .„. 213 © Q`a MINNEAPOLIS � 2 \ fl 4 Evo 2!3 I \/ '. ' 970 Lccj nd \ \ J� , i -Neighborhood Commercial/Node \ // Low Density Residential \\ z-'—' Low Density Attached Residential \ I I Medium Density Residential I � QStudy Area City Limits �.�_ I � _ 0 200 Feet / / Source Cdy of Edna,Hennepn County,MetCounN,MnDOT Figure 6: Maximum Building Heights within the Study Area Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page 44 France Ave S at Sunnyside Road Existing Looking Norah "i __A--; -- 'pang; Traffic Traffic Parking! Sidewalk;Lane 1 Lane Lane 1 Lane (Sidewalk i + i H' 7 15'6" 15'6" 7' 8' 60' France Ave S at Sunnyside Road Proposed Looking North I ilia : 11111111MNIM Wilr".-.."4 I C.enSidewalk Traffic m ! Traffic 'Parking{swam!! Lane Lane Lane Lane 10' 12' —12:----4 ._..1 3 _. 7---.$-- 60' Figure 15 Recommended Improvement on France Avenue Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page 71 The 44th/France Small Area Plan's standing is derived from a city's authority to regulate land use(e.g., growth and development) in order to protect the general welfare of its residents. The small area plan recognizes the authority of the City's zoning ordinance and comprehensive plan to regulate various aspects of land use development. Specifically,the small area plan recognizes the height limit described in the Code of Ordinances and the limit on density that is outlined in the 2008 Comprehensive Plan. At the same time, analysis conducted during the small area plan study showed that the City's height and density limits have kept pace with neither current market demands nor the implications of rising property values within the study area as they bear on return on investment. These and other factors that reflect the realities of development speak loudly in favor of allowing building heights greater than two stories and densities greater than 12 dwelling units per acre. Recognizing this change in market conditions,this small area plan lays out an approach through which developers could be allowed additional height and/or greater density in exchange for specific improvements to the public realm. 44th/France Small Area Plan Guiding Principles An important element of this small area plan is its 11 guiding principles. The guiding principles were developed with input from community members at three Community Meetings and members of the 44th/France Work Group,who operated as a steering committee during the small area plan study. The guiding principles,summarized below and on the next page, reflect the community's vision for the small area and should be seriously considered by developers when his/her planning and architectural team prepares a proposal to develop property on the Edina side of the 44th/France commercial node. 44th/France Guiding Principles Guiding Principle 1: Safe and Inviting Guiding Principle 2: Community Gathering The area should be safe for people of all ages and all The small area should provide a place(s)for backgrounds and should be a visually attractive and people to gather and spend leisure time,whether diverse place that encourages regular use and in a commercial or public location,and foster a strengthens neighborhood identity community of learning. Flexible gathering space should be explored that can be programmed to accommodate a wide range of different uses. Guiding Principle 3: Circulation and Connections Guiding Principle 4: Neighborhood-Oriented The area should provide attractive and easily Business Mix identifiable infrastructure that accommodates There should be a mix of businesses that provides convenient and safe movement for a variety of goods and services to the neighborhood,including small transportation modes,including bicycling,walking,and offices and commercial uses.The amount and transit use. The area should also have safe and configuration of commercial space should be allowed to convenient non-motorized connections to nearby adjust in response to the market. districts.Vehicular traffic should be managed to discourage cut-through traffic in neighborhoods. Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page vi 44th/France Guiding Principles(continued) Guiding Principle 5: Housing Guiding Principle 6: Height and Size of Buildings Housing should be provided in the study area to ensure Building heights should be guided by the zoning choices for existing and future neighborhood residents. ordinance. Additional height(up to four stories, New types of housing may be provided, including multi- at approximately 15 feet per story)may be family dwellings(in mixed-use buildings with residential considered,depending on their location and uses above ground level commercial or office space)or relationship to other buildings around them. additional types such as courtyard housing, (Building heights above the two story limit townhomes,and live/work housing. It is felt that the detailed in the existing zoning ordinance will be market will support the preferred housing types,which considered for approval if a developer agrees to could include apartments and ownership options. implement study area-specific and project-specific Preferences should be the types that best support the improvements that are detailed in this small area city's affordable housing policy. plan. Guiding Principle 7: Parking Guiding Principle 8: Streets and Sidewalks Parking should be hidden from view behind or beneath To create a gracious pedestrian environment,sidewalks buildings on the west side of France Avenue. The large should be widened as much as possible. Buildings parking lot with multiple owners between Sunnyside should front onto the sidewalks,with few gaps and/or and 44th Street should be reimagined as a"community driveways breaking the street wall.Street trees and parking facility"that accommodates parking for the planters should be located between the curb and study area(district). This community parking facility sidewalk. Furnishings should provide places to sit and should be designed to double as gathering space and dispose of trash and recycling. Vehicle traffic should be should have the flexibility to change over time,as other managed to maximize efficiency while maintaining modes of transportation,such as ride-sharing,become safety for non-motorized users. more common and fewer parking spaces are needed. Guiding Principle 9: Sustainability and Resiliency Guiding Principle 10 Visual Quality and Aesthetics in The'urban forest'should be reestablished in the study the Public Realm area,and more efficient,district systems for managing The public realm should include a high level of aesthetic storm water,harvesting energy and managing and treatments,such as enhanced sidewalk pavement, recycling waste should be incorporated. Design for planters,and pedestrian level lighting. Utilities should adaptability to changing needs and trends over time not impede sidewalks and should be underground, should be pursued. where feasible. Property owners are expected to keep their properties economically viable and attractive until the market guides them to major changes. Guiding Principle 11 High Quality Design,High Quality Materials,Respect for Existing Aesthetics,and Innovations to Ensure Sustainability in the Private Realm High quality architecture is required in the study area,in terms of design, materials,and energy efficiency, which will contribute to sustainability. The design of remodeled and new buildings in the study area shall reflect attention given to balance,proximity,alignment, repetition,contrast and space. Materials used in the construction of remodeled and new buildings shall harmonize with materials and design features used in the area's existing structures. Innovated systems should be installed to help achieve energy efficiency. "Give to Get:" This small area plan outlines a process through which development and redevelopment proposals with heights between three and four stories and densities higher than 12 dwelling units per acre will be considered for approval. The process ("Give to Get") is based on the court-tested concept of cities' requesting dedications in exchange for development approvals.2 A developer, in return for receiving a city's approval to develop land and realize a profit,agrees to donate to the city an amount of land or 2 Associated Home Builders,Inc.v.City of Walnut Creek,4 Cal.3rd 633,644(1971). Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page vii A. Building Height Limits Plan This plan establishes new height limits 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. • Graceful Transitions to Surrounding Neighborhood. The transitions in height from a four-story maximum along France Avenue must result in a maximum height of two stories, not to exceed 30 feet, adjacent to the residential neighborhood. Likewise there must be a transition in height from a three maximum, along Sunnyside Road and/or along 44th Street,to a maximum height of two stories, not to exceed 30 feet, 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. Previously,the study area was covered by Building Height Overlay District 2 (HOD-2),which specified that"building height shall be determined by required setbacks, but shall not exceed 2 stories or 24 feet, whichever is less." This new guidance supersedes that previous designation. Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page 43 money needed to provide certain services and amenities necessitated by the anticipated influx of new residents or employees into the community as a result of such development. The rationale supporting"Give to Get" is that developers create new burdens on city services,and their developments can negatively impact adjacent neighborhoods(with increased traffic,for example). Therefore,they should offset these additional burdens through the dedication of land or the payment of fees. Cities,through the exercise of their authority to protect the welfare of their citizens,can impose these exactions,so long as they are reasonable and have a nexus to the development project. The City's standing to enter into "Give to Get" agreements with developers rests on the small area plan's Guiding Principles,Goals,and Policies,each of which was developed with input from community members during the small area plan study process. The involvement of community members in the process ensured that the principles,goals, and policies reflect community values and desires. It is the community's values and desires that demonstrate the nexus: 1) between a development or redevelopment and the impacts it creates and 2) between the development or redevelopment and the welfare of the entire Small Area and adjacent neighborhoods. What does a Developer have to Give in order to Get an Approval for Increased Height and/or Increased Density? The 44th Street/France Avenue Small Area Plan allows consideration for approval to be given to proposed developments where height exceeds the maximum stated in the Zoning Ordinance and/or where proposed density exceeds the maximum detailed in the 2008 Comprehensive Plan. In such cases, consideration shall be given where: 1. Proposed heights are within a range of three to four stories along France Avenue and two to three stories along Sunnyside Road and 44th Street and/or 2. Proposed densities are above the maximum, but appropriate based on building height, lot area, and site configuration;and 3. The developer addresses and demonstrates a willingness,the means,and a commitment to invest in the public realm within the Small Area. Investment Commitment Categories Two categories of investment commitments have been identified and are outlined below:Category 1- Required Investment Commitments and Category 2—Discretionary Investment Commitments. A developer must contribute to(invest in)the public realm for each item listed under Category 1 in order for his/her development to be considered for additional height (up to three or four stories)and greater density(more than 12 dwelling units per acre). Category 1—Required Investment Commitments are further divided into two sub-categories: 1)Study Area-Wide Investments to the Public Realm and 2) Project-Specific Investments to the Public Realm. Category 2—Discretionary Investment Commitments offer the developer a list of public realm improvements he/she can choose to invest in or not. Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page viii Category 1—Required Investment Commitments • Study Area-Wide Improvements to the Public Realm:3 - contribute to the costs of burying utility lines - contribute to the costs of developing and maintaining and operating the proposed district parking facility/public gathering space - contribute to the costs of constructing and maintaining small area pedestrian and bicycle amenities,access streets, and internal circulation streets serving the proposed district parking facility - contribute to the costs of treating stormwater in the small area - contribute to the costs of treating surface water runoff that will result from construction of the proposed district parking facility - contribute to the costs of installing and maintaining lighting and security measures at the proposed district parking facility - contribute to the costs of enhancing, installing, and maintaining pedestrian crosswalks - contribute to the costs of designing and constructing recommended traffic calming devices along neighborhood streets west of France Avenue. - contribute to the costs of constructing and maintaining transit shelters at bus stops on France Avenue • Project-Specific Commitments:4 - improve sidewalks, install street furniture and pedestrian-scaled street lighting, and plant street trees and other vegetation adjacent and in proximity to the development - improve the transportation system immediately adjacent to the development(e.g.,traffic control devices,traffic signals, constructed/reconstructed curbs and sidewalks,etc.)that will be required to mitigate impacts of traffic that is generated by a specific development - implement traffic calming strategies and infrastructure immediately adjacent to the development to help ensure safety and security for motorized vehicles, bicyclists,and pedestrians on streets in the small area - provide a graceful transition to the neighborhood - meet conditions of the City's affordable housing policy Category 2—Discretionary Commitments - implement travel demand management strategies to reduce automobile trip generation - implement infrastructure and programs to encourage building users to ride the bus or ride bicycles(e.g., provide parking for bicycles) 3 Study-Area Wide Improvements to the Public Realm are improvements that will be implemented throughout the entire Small Area. Developers within the study area will be charged a fee based on factors including but not limited to: proximity to the improvement and rough proportionality as to the use of the improvement. 4 Project-specific commitments include improvements to the public realm that are intended to:1)mitigate the immediate impacts of a specific project on livability and/or 2)enhance livability directly adjacent to the project. They additionally include commitments to meet City of Edina goals. Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page ix - implement state of the art methods and infrastructure for treating surface water runoff on the development parcel in an ecologically sound manner - implement shared parking strategies and facilities - construct underground parking - provide vehicle-electric charging stations in garages where residential parking will be provided - implement LEED building design standards and efforts to help ensure the City of Edina achieves its energy self-sufficiency goal - provide public art - ensure high quality architecture, beyond that required in the Code of Ordinances Specific actions a developer will take and specific projects a developer will initiate and complete should be documented in a formal development agreement if a developer is allowed to exceed heights and densities stated in the Code or Ordinances and the 2008 Comprehensive Plan. 44th/France Small Area Plan Goals and Policies As mentioned,the community's vision for the 44th/France commercial node informed the development of the 11 guiding principles. In turn,the guiding principles informed the development of goals and policies for the small area. Goal development and policy formulation are critical steps in land use planning. Not only are goals and policies required by statute, but these two elements of the 44th/France Small Area Plan provide a basis for a community to make decisions about its future land use. In this sense,the goals and policies are bridges between the guiding principles (the community's vision)and action steps that will bring the vision to reality. Goals and policies outlined in the 44th/France Small Area Plan are described in detail in the following plan chapters. • Land Use and Urban Design Framework • Economic Vitality • Transportation Land Use and Urban Design Framework Goals and Policies Land Use and Community Design Goals: 1. Maintain and strengthen the core. 2. Ensure that buildings interact with the public realm. 3. Ensure that there are graceful transitions in building height between France Avenue and the adjacent neighborhoods 4. Promote flexible evolution of land uses 5. Minimize the impact of automobiles. Land Use and Community Design Policies: 1. The City will adopt the designation of Neighborhood Node (as shown in the Wooddale/Valley View Small Area Plan)to replace the previous designation of Neighborhood Commercial. Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page x 2. The City will review development applications of all future projects within the boundaries of the 44th and France neighborhood node to ensure compliance with: • City of Edina Code of Ordinances, including Sec. 36-1214. Maximum Building Heights, • Other pertinent land use regulations, and • Land Use and Design Guiding Principles outlined on pages 12 through 23 of this small area plan. 3. The City will consider new development that changes current and permitted land use scale and intensity by implement a process where a developer must invest in the public realm(both at the Small Area-wide scale and Project-specific scale) in order for the proposed development to be considered for approval. 4. The City will consider development proposals for approval where: - Proposed heights are within a range of three to four stories along France Avenue and two to three stories along Sunnyside Road and 44th Street; - Proposed densities are appropriate, based on building height and lot area;and - The developer addresses and demonstrates willingness,the means, and a commitment to invest in the public realm within the Small Area. Economic Vitality Goals and Policies Economic Vitality Goals: 1. Encourage property owners to meet to explore shared interests. 2. Explore the city's interest and capacity to participate in property acquisition and assembly. Establish city approach,goals and policies regarding potential participation in purchasing and holding property in the area. 3. Explore potential for employing a Business Improvement District or other mechanisms to support maintenance of shared parking and other public realm improvements. Be a supportive partner if business and property owners in the area choose to pursue options for shared improvements and maintenance. Economic Vitality Policies: 1. The City will support redevelopment of obsolete properties,site assembly and revitalization of the 44th and France node consistent with the small area plan and other city goals and policies including urban design,transportation,transit, housing,wellness, historic preservation, stormwater management and complete streets goals. 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 by considering a variety of factors including the quality of a development, its height,density and appropriateness for the market,tax base and the quality and character of public realm improvements. Small Area Plan for the City of Edina's 44th& France Neighborhood Node Page xi Transportation Goals and Policies Transportation Goals: 1. Ensure safe,convenient, and efficient movement through and within the small area for all transportation modes, including motorized vehicles(trucks and automobiles),transit buses, bicycles,and pedestrians. 2. Match transportation infrastructure and facilities to the appropriate travel purpose with intent to: - improve convenience,safety and efficiency for local (External-to-Internal, Internal-to- External,and Internal-to-Internal)trips - Encourage through (External-to-External)trips to travel on France Avenue - Minimize the impact of traffic on 44th Street,a local collector street - Discourage through traffic from travelling on local connector, residential streets (e.g., Sunnyside Road) 3. Ensure that the area's transportation system can accommodate redevelopment-and development-generated traffic during peak periods of the day. 4. Ensure that there are safe and secure places to park cars and bikes where parkers will have convenient access to study area destinations. 5. Enhance the small area's transit environment by providing amenities that make it easier and more comfortable to wait for and use transit for the complete range of trip purposes. 6. Enhance the small area's pedestrian system, including sidewalks, crosswalks,and traffic control devices that operate to improve pedestrian safety. 7. Enhance the small area's bicycle system,focusing on improvements to increase safety and ensure that cyclists with a wide range of abilities and comfort levels are able to bike within the small area. Transportation Policies: 1. The City will coordinate with MnDOT, Hennepin County,the City of Minneapolis,and Metro Transit in order to assess and resolve transportation issues in the small area with a focus on implementing comprehensive, district-wide solutions. 2. The City will,independent of the need to address redevelopment/development proposals, periodically coordinate with other affected transportation agencies to assess and evaluate transportation and traffic operations in the study area. 3. The City will,in the event the above periodic assessments and evaluations indicate there are deficiencies in the system and/or compromises to safety and livability and independent of a development/redevelopment proposal, address the issue(s) and,either acting alone or in cooperation with other transportation agencies: a) conduct studies to clearly define issues and identify alternative solutions, b)conduct design studies,and c)implement the preferred solution(s). 4. The City will require the proposers of new development projects and significant redevelopment project s to complete Traffic Impact Analysis (TIA) reports as a component of the development review process. The geographic scope of TIA reports will be defined by the City of Edina, as will the scope of transportation/traffic issues to address. Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page xii 5. The City will,in the event the TIA indicates a proposer's development will generate traffic that exceeds the capacity of the street system and/or will impact adjacent residential areas, coordinate with the project proposer to identify mitigation measures that should be examined to determine which will ensure that acceptable traffic operations can achieved. Implementation An implementation plan is outlined in this small area plan on pages 77 through 80. As shown, most of the action steps can be put in place immediately;as soon as City Council adopts the 44th/France Small Area Plan. The City of Edina already has in place necessary staff,departments, and programs for carrying out the recommended implementation plan. The land use and urban design implementation steps can begin as soon as this plan is adopted. In fact adoption of the plan (and its contents)would immediately give the Planning Department authority to: 1) designate land uses in the 44th/France commercial node as Neighborhood Commercial uses, 2)adopt the guiding principles as evaluation criteria against which development proposals would be measured and assessed,and 3) apply the"Give to Get" process that is described above on pages vii through x. The economic vitality implementation steps depend to a large degree on the City's and Chamber of Commerce's involvement with property owners and business operators at the commercial node. Recommended action steps include development of a Business Improvement District and the development of a process where property owners can begin to communicate with each other and work cooperatively in the future development/redevelopment of the small area. The plan's recommended transportation-related action steps fall into two categories: 1)those that will be triggered by new development and redevelopment proposals and 2)those that should take place even if there is no development proposal before the City. The latter include initiation of a France Avenue Corridor study that would be conducted with the City of Minneapolis, Hennepin County, MnDOT, and Metro Transit. This study,which would likely not begin until 2019-2020, would need to be conducted before the recommended improvements to France Avenue (convert four-lanes to three and widen sidewalk the sidewalks on the west side of France Avenue)are implemented. Also included in the second category would be improvements to the transportation system that should be addressed by the City(in coordination with Hennepin County) immediately. These improvements include analyzing the eastbound free right-turn at the intersection of Sunnyside Road/France Avenue and traffic signal timing and phasing at the intersections of Sunnyside Road/France Avenue and 44th Street/France Avenue. Conclusion Residents in the vicinity of the 44th/France small area are concerned about the future. Although there are problems at the commercial node today(mostly traffic-related problems), it was learned through the 44th/France Small Area Plan study that many of the residents are pleased with the Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page xiii Guiding Principle 1: Safe and Inviting The area should be safe for people of all ages and all backgrounds and should be a visually attractive and diverse place that encourages regular use and strengthens neighborhood identity. 4 1 i .-... . , 4 H ekerieS.41::,, "**, * '_ t, ..*444.,,1 1 -1 i k. p 1,tpy ..., C ' Ijki 16 3 . 4\ .4 '7 .' rig ' '4' *ri. a'° l 111,i i a # ii.,. - 4t,' 1,1rH,4:'``"1.0# . ,'1%.'''0'1'4 I'll i ;ii' * - F k:4 i _, iriT s -;q T i R ) ;trii 4.',..:': > ` 01 t Mw i. C , „, ky 4 tillbliaP S' ,J11 Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page 13 Guiding Principle 2: Community Gathering The small area should provide a place(s)for people to gather and spend leisure time,whether in a commercial or public location, and foster a community of learning. Flexible gathering space should be explored that can be programmed to accommodate a wide range of different uses. ' it ,."1.,'.k 4 3,, 1 1+• "9t ., t 4 �`j , ',fit ;-, /� �,* * dry.. Ti.t• a v,i.,',:44... ',' ' ' 11,10 r wn )\ ' S.. , « r 7 t . r 01 111 III. a L TZ r 1 ,i :4,. � 4 il► ,. 60111•is.- � fi.,- ,it Ji 'rtw' lrt Lo- r '4 �, �. lIL `: , , , � 1 v f,Y rr , t ..:-.1: A '- Ir., i . i , 4g Pi t�. .w ',d L 1 1-4:, . f _ .4 -..,, I{ . `+sale a '. - .,, - _ -/ . , ,�,F. ii. ar _ , Small Area Plan for the City of Edina's 44th& France Neighborhood Node Page 14 Guiding Principle 3: Circulation and Connections The area should provide attractive and easily identifiable infrastructure that accommodates convenient and safe movement for a variety of transportation modes, including bicycling,walking,and transit use. The area should also have safe and convenient non-motorized connections to nearby districts.Vehicle traffic should be managed to discourage cut-through traffic in adjacent residential neighborhoods. 1144 / eta r r �' -vim..".A'..�uv. a rw4�rswfi.• ,+....._ V *r e a ,•, rte,• :t",1", " 104 r1Iu Illi, IW'w, it` 1' 11 ni�Ea , � -tnm .11:" '7".".11----- '`Aka !. W .. rv,orr . •na,1 . ot i r r Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page 15 Guiding Principle 4: Neighborhood-Oriented Business Mix There should be a mix of businesses that provides goods and services to the neighborhood, including small offices and commercial uses.The amount and configuration of commercial space should be allowed to adjust in response to the market. ' __ e" " t. wry, , ,nr al. :s.,,,,, 11 IILf —. 7 t`iR�. y'Re ��° I-. `tri �.... YLee _ i Y �. , it i >.. II `^•hylas(~� _ '• ' -- i-Nt "t' 01-'' 'a 4,,,%* ' Or i I IP pi - 1 .-+�. • "Ir - '?C� i ,-F t-''4 -r-`4 i `p,- ` . �.1111 A v .M f a ( x , * i: 4.1 .;.4 -:.".- ' 1 4 , ';', °•. { • 1 4 tD. A w. Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page 16 Guiding Principle 5: Housing Housing should be provided in the study area to ensure choices for existing and future neighborhood residents. New types of housing may be provided,including multi-family dwellings(in mixed-use buildings with residential uses above ground level commercial or office space)or additional types such as courtyard housing,townhomes,and live/work housing. It is felt that the market will support the preferred housing types,which could include apartments and ownership options. Preferences should be the types that best support the city's affordable housing policy. , '" a.»�,"� X41 rsf+ '" '.. n�.` 1_. fir: —0 � r44 o t + r ria ..-. , 0'; 1 'I .1 '''': 1 . r - —11 A Tim'% r 'i i"' ' ; L - .. . ,. V w x p 14111 i''- F, fes` ig.. lig ''4:'I : Li!:::-';.- '14. ....---A 3)'a k• - .. = ... }I 1 -. ipa ;1.- Guiding Principle 6: Height and Size of Buildings Building heights should be guided by the zoning ordinance. Additional height(up to four stories,at approximately 15 feet per story) may be considered,depending on their location and relationship to other buildings around them. (Building heights above the two story limit detailed in the existing zoning ordinance will be considered for approval if a developer agrees to implement study area-specific and project-specific improvements that are detailed in this small area plan's guiding principles,goals,and policies.) A graceful transition should be provided between ..,-', I France Avenue,where the greatest heights in the :t study area would be permitted,to existing housing immediately adjacent to the study area where no ,�, .. If I 1 more than two stories will be permitted. A graceful ` : i�;, i! � at , , � r ��, � transition in building height should: a)ensure ✓ ,, ' appropriate massing and scale of the highest ^—Sj t`I IR r, y �^ • buildings, b)ensure that the highest buildings I I _..: i I minimize their impact on the public realm, and c) - - . tej "` ensure a smoother transition of scale from the - - ......_,,,..a, „, highest buildings to neighboring residential -------"=,---- - communities where roof tops are likely to not be as high. Graceful transitions may be achieved, but not U k , t_ fY fin 1 �; limited to, building step-backs, building shoulders, al. a - r III i ' r r landscape buffers and/or courtyards, etc. I � ! i I �1, An exception to the above-stated two story height II III IP 11t �f=. I : limitation may result from topography within the i'I' ' ° a 1,1 4�° study area. This is particularly the case at the „ northwest corner of France Avenue and 44th Street, -„* - r' �: am �n_sr i , where the first residence on the north side of 44th #us�. �lif!II i „AK 4 � Street is located on a hill that places its roof top well • i i - above those of commercial buildings that front on '4a rhi4 s France Avenue. In this case, a new development " .°r✓.T., immediately to the east of the first residence could be higher than two stories(but no higher than three stories),even though the building would front on f-< , - 44th Street. In any case, a graceful transition must - ��._ � ,.'t � +„� • be provided between any new building and the . `s' ,. existing residence that is located on the hill. • . 1! ��. <- i. A similar situation exists on Sunnyside Road where, '� on the north side of Sunnyside Road,the first single ., - ' ' family home outside the study area sits on a hill. In ' .,. 1 this case,consideration for approval should be given to an adjacent new building if its proposed F 3 1 ' 'i three story height is lower than the height of the single family home. iii Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page 18 Guiding Principle 7: Parking Parking should be hidden from view behind or beneath buildings on the west side of France Avenue. The large parking lot with multiple owners between Sunnyside and 44th Street should be reimagined as a "community parking facility"5 that accommodates parking for the study area (district). This community parking facility should be designed to double as gathering space and should have the flexibility to change over time,as other modes of transportation,such as ride-sharing, become more common and fewer parking spaces are needed. • Jim .! » I. Y Y ". .. 3 r' r y vaii ' ill it t• , , y' s . k i * rt At . elk� r# x rip......jorptairo- rim 4 ,,, , ?.. Itiot IA ; :. '.-LL_TZZ 1A`rCle= 44.1 -. ., .,..:iscior ,......4 . ,... „, ,.., ..., _ 5 Parking facility is not necessarily defined as a parking structure. Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page 19 Guiding Principle 8: Streets and Sidewalks To create a gracious pedestrian environment,sidewalks should be widened as much as possible. Buildings should front onto the sidewalks,with few gaps and/or driveways breaking the street wall. Street trees and planters should be located between the curb and sidewalk. Furnishings should provide places to sit and dispose of trash and recycling. Vehicle traffic should be managed to maximize efficiency while maintaining safety for non-motorized users. 4,, lel, 41 ,4..,....:! II ..,j .1„t '--. - 1. �° r,. • �( . , . ilit, - IC 't �' � t 411 ,' _ = I "t -.- , �,i', i1 —�- ,� ""' a Mn . ., . , _ .,. ..:. y _ ,:i ....• .te'_ir, �j' r �ai.A , .., . if i , , t;' r, , ,ear I ..Ai;l: A .. 1" , y w 't 11 il�f a """"'.z s r I,::.A1 = Ir�i, a v «, . , Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page 20 Guiding Principle 10 Visual Quality and Aesthetics in the Public Realm The public realm should include a high level of aesthetic treatments,such as enhanced sidewalk pavement, planters,and pedestrian level lighting. Utilities should not impede sidewalks and should be underground,where feasible. Property owners are expected to keep their properties economically viable and attractive until the market guides them to major changes. • V► ? awe. > l mow 'Tali'11''‘40. , t ; l1 ..__ it Ps w -- i A i 1 .li .a"; — y %. ' ' ' .; r-1 rii likkAt ', '`N to'.. t, w { ilk . 4"4 ', i !! �• - - _P. 2' ;w $1• t yid `, N i. 1 Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page 22 Guiding Principle 11 High Quality Design,High Quality Materials,Respect for Existing Aesthetics, and Innovations to Ensure Sustainability in the Private Realm High quality architecture is required in the study area, in terms of design, materials,and energy efficiency,which will contribute to sustainability. The design of remodeled and new buildings in the study area shall reflect attention given to balance, proximity,alignment, repetition, contrast and space. Materials used in the construction of remodeled and new buildings shall harmonize with materials and design features used in the area's existing structures. Innovated systems should be installed to help achieve energy efficiency. 1i 0 Ir,. .Z rt ^ -14: 1.... ' . . r 4,_. 1-- / .. ' .,---'4'.il:2-, :' a: , '' ''''''"'"a'rn, 1. ' —,, i '' ' , in , , -L-1 r 1 , illp i' LI"..es ii-' 4$'46 . i 1$111.1111111.111.111111111111 r ! r r .y +sii Small Area Plan for the City of Edina's 44th& France Neighborhood Node Page 23 • Small and constrained sites.The small scale of the parcels within the study area is not entirely a drawback as this lends itself to a relatively comfortable pedestrian scale and supports the relative ease of pedestrian circulation and walkability,although it recognized that pedestrian circulation and walkability issues do exist. The size of the sites, however, does pose a challenge in the case of redevelopment, as small sites are not always economically viable for redevelopment, particularly if there is a desire to accommodate parking on-site. While parcels can be assembled, it is often logistically complicated and expensive to do so. The newest development in the area has parking in front of businesses,which is functional, but changes the pedestrian character of the district. • Limited parking for businesses. While not strictly a land use challenge,this limits the type of uses that can be located in a commercial area. This is further complicated by the fact that much of the surface parking in the district is dedicated to specific businesses. • Lack of streetscape and greening. While the district has full sidewalks,there is a lack of greening and other public realm enhancements. This is in part due to the fairly narrow sidewalk space,which limits opportunities for additional enhancements without additional width being added to the public realm. Goals and Policies The following is a policy framework that provides guidance for both public and private investment in the study area. This reflects the opinions and values of stakeholders expressed during the planning and design process, previous planning contexts, and existing policies. The study area will continue to grow as a mixed use neighborhood node of housing and commercial development guided by market forces and trends, property owners' decisions,the policies and guidelines of this plan, and the Edina Comprehensive Plan. Though it is expected this node will include a larger proportion of residential than it does currently,the exact pattern of land use over time will be driven by market forces and private development decisions. Current uses of land may,of course, remain as they are until owners decide to make a change. Land Use and Community Design Goals 1. Maintain and Strengthen the Core. Continue to support the concentration of activity and neighborhood-serving businesses at the intersections of France Avenue with 44th Street and Sunnyside Road. Any new buildings introduced at corners of these intersections should include street-level retail,commercial or other active spaces that interact with the sidewalk,with windows and doors, and facilitate pedestrian activity. 2. Buildings Interact with the Public Realm. Ensure that ground-level frontages throughout the node are carefully designed with a pedestrian scale and character that interact with the public realm,encouraging beauty,safety, informal interaction,walkability, and a sense of place. Small Area Plan for the City of Edina's 44th& France Neighborhood Node Page 37 Require additional investments in the public realm alongside with new and renovated development to create new or improved public spaces. 3. Graceful Transitions. Encourage the scale of buildings on France Avenue to transition from center to edge,with the largest buildings located near the intersections of France Avenue/44th Street and France Avenue/Sunnyside Road and comparatively smaller buildings between these two intersections. Moreover, require transitions in scale between buildings on France Avenue and the surrounding single-family neighborhood. Require that redevelopment adjacent to single family homes is designed with sensitivity to mitigate any impacts on neighboring properties. 4. Flexible Evolution of Land Uses. Allow existing land uses to evolve in response to the market's changing over time. (Current land uses may,of course, remain until owners decide to make a change.) Allow for flexibility in land use guidance to allow for a compatible mix of uses. Allow transitions in building scale to bring additional residents, business activity,investment,and vitality to the node. 5. Minimize Impact of Automobiles. While vehicles must be accommodated conveniently and safely,the character of this area is that of a walkable traditional neighborhood node. Discourage building types with a predominant auto orientation,such as buildings with drive- through lanes,gasoline stations,and similar uses. Likewise, require that on-site parking lots will be located to the side or rear of buildings, unless site constraints do not allow this to be the case. Policies for Land Use and Community Design 1. The City will review development applications of all future projects within the boundaries of the 44th and France neighborhood node to ensure compliance with: • City of Edina Code of Ordinances, including Sec.36-1214. Maximum Building Heights, • Other pertinent land use regulations, and • Land Use and Design Principles outlined on pages 12 through 23 of this small area plan. 2. The City will consider new development that changes current and permitted land use scale and intensity,consistent with the process described below. As defined in the City of Edina Code of Ordinances, the 44thStreet/France Avenue Small Area Plan study area is located within a Building Height Overlay District-2. According to the Code (Sec.36-1214. Maximum building heights), building heights within this district shall be determined by required setbacks, but shall not exceed two stories or 30 feet, whichever is less. In Table 4.3(Future Land Use Categories), the City of Edina 2008 Comprehensive Plan identifies the 44thStreet/France Avenue small area as a Medium Density Residential(MDR)area where the range of density is 5 to 12 dwelling units per acre. Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page 38 The 44th Street/France Avenue Small Area Plan allows consideration for approval to be given to proposed developments where height exceeds the maximum stated in the Zoning Ordinance and where proposed density exceeds the maximum detailed in the 2008 Comprehensive Plan. In such cases, consideration shall be given where: • Proposed heights are within a range of three to four stories along France Avenue and two to three stories along Sunnyside Road and 44th Street; • Proposed densities are appropriate, based on building height and lot area; and • The developer addresses and demonstrates willingness,the means,and a commitment to invest in the public realm within the small area. Two categories of investment commitments are outlined below:Category 1-Required Investment Commitments and Category 2—Discretionary Investment Commitments. A developer must contribute to (invest in)the public realm for each item listed under Category 1 in order for his/her development to be considered for additional height(up to three or four stories)and greater density(more than 12 dwelling units per acre). Category 1—Required Investment Commitments are further divided into two sub-categories: 1)Study Area-Wide Investments to the Public Realm and 2) Project-Specific Investments to the Public Realm. Category 2—Discretionary Investment Commitments offers the developer a list of public realm improvements he/she can choose to invest in or not. Category 1—Required Investment Commitments • Study Area-Wide Improvements to the Public Realm:6 - contribute to the costs of burying utility lines - contribute to the costs of developing and maintaining and operating the proposed district parking facility/public gathering space - contribute to the costs of constructing and maintaining the proposed woonerf, access streets, and internal circulation streets serving the proposed district parking facility - contribute to the costs of treating stormwater in the northwest corner of the district parking facility - contribute to the costs of treating surface water runoff that will result from construction of the proposed district parking facility - contribute to the costs of installing and maintaining lighting and security measures at the proposed district parking facility - contribute to the costs of enhancing, installing,and maintaining pedestrian crosswalks - contribute to the costs of designing and constructing recommended traffic calming devices along neighborhood streets west of France Avenue. - contribute to the costs of constructing and maintaining transit shelters at bus stops on France Avenue 6 Study-Area Wide Improvements to the Public Realm are improvements that will be implemented throughout the entire Small Area. Developers within the study area will be charged a fee based on factors including but not limited to: proximity to the improvement and rough proportionality as to the use of the improvement. Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page 39 • Project-Specific Commitments:' - Improve sidewalks, install street furniture and pedestrian scaled street lighting, and plant street trees and other vegetation directly adjacent to the development - Improve the transportation system immediately adjacent to the development(e.g.,traffic control devices,traffic signals,constructed/reconstructed curbs and sidewalks, etc.)that will be required to mitigate impacts of traffic that is generated by a specific development - implement traffic calming strategies and infrastructure immediately adjacent to the development to help ensure safety and security for motorized vehicles, bikers,and pedestrians on streets within the small area - provide a graceful transition to the neighborhood - meet conditions in the City's affordable housing policy Category 2—Discretionary Commitments - implement travel demand management strategies to reduce automobile trip generation - implement infrastructure and programs to encourage building users to ride the bus or ride bicycles(e.g., provide parking for bicycles) - implement state of the art methods and infrastructure for treating surface water runoff on the development parcel in an ecologically sound manner - implement shared parking strategies and facilities - construct underground parking - provide vehicle-electric charging stations in garages where residential parking will be provided - implement LEED building design standards and efforts to help ensure the City of Edina achieves its energy self-sufficiency goal - provide public art - ensure high quality architecture Specific actions a developer will take and specific projects a developer will initiate and complete should be documented in a formal development agreement if a developer is allowed to exceed heights and densities stated in the Code or Ordinances and the 2008 Comprehensive Plan. Future Land Use The future land use plan for the study area is shown in Figure 5. For the primary land uses,the plan is largely consistent with existing future land use guidance through the existing comprehensive plan. The one change is to adopt the designation of Neighborhood Node (as shown in the Wooddale/Valley View Small Area Plan)to replace the previous designation of Neighborhood Commercial. Project-specific commitments include improvements to the public realm that are intended to: 1)mitigate the immediate impacts of a specific project on livability and/or 2)enhance livability directly adjacent to the project. They additionally include commitments to meet City of Edina goals. Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page 40 s -.:4144.t".- Storefront 1 i ,t, Appropriate Context:This frontage type is for smolt retail or _ I T service spaces fronting public spaces in Core areas. +r -� p `` ' 9n Configuration:There may be an exterior entrance for each ..ra{ ter t f leasable space,spaced relatively closely along the sidewalk. ' radii ' ' �� C-, 14?, � Follow City of Edina guidelines for commercial storefronts for Ill ow ' 'KT Jr 7r r Y� i:. glazing,setbacks,awnings,signage,lighting and for related tom` >:+ ` '�_ outdoor commerclal uses such as sidewalk cafes. ,{ doorway (At-Grade) 1 - . F2 Appropriate Context: This frontage type is for smaller • < commercial spaces in commercial or mixed use buildings that front a sidewalk.This is not to be used as a substitute for -tit g Storefront,where Storefront is merited or preferred,in core y't'-.l ( _' .0 : u, 4 areas.The Doorway has less window space because the t _ rf'' I > y^ ,N -k 7 interior use might be office rather than retail. '- jiit • - j I Rz �..,....,,t�,, Configuration: The at-grade doorway may serve one or ° ,a .r ra'.r.''"a' multiple Interior users.If set back 6'-12',a'door-court' -'- `-- provides space for bike parking,seating and greenery. i. . Stoop ft -?fg# 3 Appropriate Context:Thisfrontagetypeisprimarilyforsingle t' 41 . �)(` - � Iii family row houses and multifamily buildings with units facing 47 t- i i _r r In L , the street.They provide a good transitional frontage condition '•' , -- .. ,. t for buildings in between neighborhood and core areas. -t`s- a' ' • -a C /4 sit s'�: Configuration: Exterior stairs access a sheltered or recessed 1 ' � 1 f'`' zi g :' is, _ area large enough for a family to stand and wait for the door to ■) ti w fs 3 y - ; �,: beunlocked,and for guests tostand back aherringing the `� „,�,.-..a „wzr" .� �*,,„'...,.1.1!„- .u.,.. _ doorbell.Stairs facing the street provide a social setting. r'"«:_ _. ,,.,, - - _.,„_, �` Shared Entry p -1-'11L. . F4 N `a�. 1 : Appropriate Context:This frontage type Is for apartment ` buildings.This residential frontage may be also used in a s s'7------��jj((.. `";�i t• J,, vertically mixed-use building that also features Storefront l#1 'ft.� iGut d` frontage. r� 1 £ )s� 1 Configuration: There would be a single entrance to the + , ,'S .,;,,, ,'°f1! i ' building with security features.Individual apartments would I ,Sr _ . � � I) have entry doors along central hattways. Buildings with thls [ - _.- 4 condition may also feature the Stoop frontage for first-floor "- - "'_...." - units having direct access to the sidewalk. Porch & Yard ` `� '$° '" Appropriate Context: This frontage is typically for residential idf 91�ji applications but can be found on commercial buildings, w a iiiddd 111 .' n ,r a q! especially in transitional areas between single family streets •••••`. } i 'n � A I r '..1:4" and more commercial blocks. 1; I pl •'I�l'�!II i 1 r Configuration:7.5'clear zone allows porch to become - . �' furnishable livingspace.Accessible entries should be accessed :'''/ta t 7 loci from the front to the side of central stair,which should be ,-'f, -+'- visible from the street. L„ - _ _i F6 Common Lawn ;f `I 7,..... '".,� •�-I( I Appropriate Context:Common Lawn describes ol. .-i;•r T f 1 ` thepredominant primary frontage condition '•. 1,:-, - r i J a P i Y g r I found throughout Edina's residential '� r neighborhood streets. L ; l ', J;' ` Configuration:Sec City of Edina's current t xy r ' t / _,,,i1":0', F� regulations governing setbacks and lot,yard and ` "- I - ., C.:d Gn.l.: _ E building placement of single family homes. - -. -•� Figure 7: Six Frontage Types Source: Peter Musty, LLC .Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page 46 0 � � ' .7,-,...,-',.' C g 'p N M wD.. o E Y M ccsr ,.. ; O. «rt* Qms 0 Z.- CO S C a� CV E V` ;g' E - o Cl) U op E o Lo z V �� 3 COcii 11 co v o a CU .13 mac! U •V J J o -q Ico Q a m Z --- l OA i a?) '1.."c c E a� c 1 Eg \ ‘ a) a) C) a c m' E a c Qs J z z ' ',.:N,:::,:.,;',4:,:=.!•:„. 0 0 ' ,'.---' , _ ro o o , i 5 ,-1-, I {1 7: A in 1 ui el FragrAtri —I I HoNAa I 1 i I Ii I .ICE 1 ,91. .1' ,43 1 j. I - Liii,541. :1—;;;;-:-.;55..7.- rc-9 Q al) 77.i..) - --.±-7.72E..b:: ---1 ', - (031:11f1031A 301,1YILIVA) - I CR ' 0 ch I 8 n u4 L.................................: J-.9__ .9 __ ' XI _ _I_ , 1 , 1 2 1 ct5 , , ,,,T• i 0 Pt 2 11 1-, ,„c?. 1 1 Li ,,, 1 I 32 F I E II ,oz 11 — - - P II 1111 z , s , . < J a_ 14: . _ _ __I i- IHI Alk I III = 06, in , 0 Lu _., - I 6 - 111 Z „._ L'91,c= E — IIII! < (c°I II • 7 I - I II Mika I II mil 1 d Fii„,„, , 1.1J t6- I,:I Ir. 1 1 IIINE _ IIII 0 10; . - 15•mi I 1 . H. E 1 , -.0 w (---; Ili ____ I 1 - 1-- g . 1 111111 0 .; I < z! 1 1,;.: : -z 5 \ rci I e ._ , _r_. .., . ., -2- CO 0 D L---.. f 1 [[0:71:1 8 D. _ 0 .. : • 5 5 ' I\ i - , .., . ,. ,-- \ .. ;;:. .), .,..: 73 0 0 Q a 0 0 W LU M E E E E E E o 4) 4) U Uco U U U U U d a < < < < < < 0 P a6 cca I C 2 N CO OO 0 LU C) Z 'C a a m C is co C c - co U) N a i co c a c T O O = O a m a`) = C)O N c a Y a Co N CC E O I- E 3 Z E oa W C L y O y J F o U C N N Q J O a Yw 0 Q a 0 LL O N C co (0 N Cl) N O a)F 2 U t N Q d W U V O >' .' y r C N J a C_ L L C co• O O` a 7 •U e : 7 N r a a co co '> ¢ a co a m 0 N ccC 03 E O N Cl) 0 P Cl) h 0 o a o) c a C1:1 Y (9 U c Rf J 73 a a E 0 U ai 0 0 O a as c6 d 1 N co N 0^ O 0 E) E o 0 E in ' CO U ' C() 0 Z L V a)Lt) a) )0 a) L t{ 2 O't N E 7 .0O N a)pU Q 0 U U Op n ON c OU N j Q O CC 0 Z U C 0 C Ili — c N — E c 2 S.N c - a c 3 m > v_iCO J co i,ccooZ CO�a)a =G�o COSco co co > N� U) `QrO LO Jm - N CO N j0f, CO N jo� �a.0 if) f°� m n p 3 o«3.5z. c a as a N c-0„05 v 2 m c mo is 00 a aa 0.1 "000 Cao QQLm 3M� aU CON_.,c aU N �0 C0 T cN J NO= N 0 V U acts 0 N C_N 00 J N2(O Q O&ca E GO NIcgco E U)4CO a) E —1 C:71 m 0 a v J 2 o) J Q C Qa0 F o _ a) Q H • J C a) W U o) U d a) . W U a`) c ? 2 I c7 a 0 Q U � CO CO 0 N v Z a) E O a) a) 0 a a) to O O CL Cn U CO L. O -00 0 m J -73 L N Q a w 3 CD U CO 20 1- 0m aym v O CO CO a)O m OOhO J as a O Q N a) U ,8 NN4 ER am O OCm N d O .- v> .aO )U L - a)m m o ., 0, i c S CO U) mE O m EN a wm yPE 0U)N O Ja) 0 nmO '- m 0 a V a C.2 3c 0>U m m m _ O 0 .C -d . Oa) aO mE m O mm`)a cm 3 o 31 y N J 2 `mmm ° 3 > m rn" m m w ,-,1,U �. c a E E>' m% — m flU O 5 000 a) O OLOO )0 L O 1.0 C2a '3'L 0_ O 1� zO rOU N r L ma L 2.0 3 m U r cm m� y U C aD N C C] c 0)L No m C a m x cm a N L °)co w N 3 p y L O) U >.. asco . pY T c NV .:a) a)L E`O n U J U m 00 m 3a .cTa y °I' m = vv U ma) a)OE .5m mm + x ea O 3 0 C 11) 82"m L m O a. c 7 = r m T ¢> O com sl -.ad m p 0 dO —:� mmm dm = E Tm w —crn � 3m 8. ,_° °° m `oofzO m5oCty- 0 ¢ UN a 2,N O Y } J0. a. o,,i rn d c O co N v o t � odDU c « `caE omm Dasu) .5 .-.Ca) �O Vaca 5. NO L..c am Lii > mrop c0 OC Lm W N O m p 0 To Cayn= U E U N m O O O O m 3 Lii '- a)' nan0L > N >, a)-) > L U 'LLmna) .cA A m m 5 N¢ y a. .5 « E 2n0. 2 0 H5 Sm HcHma AisH,.., itairsH, ! cv • � t i - , - !.. .r .711 eV SL) /O LC,MS 1.1.. ,_.1:_ Li- ILL.. -:3333 .4. 'Ci \s, _ `i .4.;4, sip*i`� o. o co as Q. yh 'r b tomer!,,,,,r,k--...461S13-4,'Yp o) it E c 0 J no T d 3 e. N ii 0, c N rr •Xo W OU Q U 1-- U Z o W o 2 as U \ o i O. 4 H v&YZ'd, pP.S 0.yl 71 _1 —..— 3 a I \ r - CO anuand aaunaa �� 3 I,.,..W, • .,pow uee v I iI — E SI ' .u,saoa • i h N LO 1 / ;Ile -,, z a. F Z row _, I r i 14 ,:`:`'' 1 r,' 0 a" y i• "• 1 E, w ,�1 g' 5.i iii ry--w..�, i0 y €i ." R R ot 0 g y coo .II QQ ^ c,-,: CO I 5 S g -' Na €°j H, ail i a m m � W0�_._ • Wm L. S p — Pi PI 04 i 8_ tci 1maE _ �\ ql o I ��i gqqN ppI - b -- LLLfff LI .5,91 ; i2; ii I1 ! 't7 ff ii �v W o 5m s" o'L�y m'-`' o., ='2 d,€Oea 3"1,E, $5 v ]w. rrK50 -o' °5e °Sy.� ''`a,,5 8 5 -,_ o e S�'oo q@ooVEg° ;to id :c s of t° . ,SS 31 .5 . ...`o,31v" ^_! P s@ ilei F.. .._ ::CCS n444g Rg 3.-,aVEdi tll 3l V / � 53 'c ° E °B`0VIA i ° M 0 „ ?Ail z°.2 'C145g -. ,;1 vy -! 30. ' ..omot_ `$ 4,-.;,,r, L, 3 l sZS 021° ES289"5 o. VEd iE i "c €g '- 01,Dt= a"> �gp F =E° `-"`^1v 1121' u t '91'.'50, o '1 3` , o 0 5'0 5. `° :t! 3 � c�' G 5`e w �"r t r t,--2.111i °"a d 'a =Ts ir"213M416ga m ; a B II 5 gu i..1,N13 ,-ti's M,6`s a`-1 g�EEERisr a e € 11:,1 i@ est:.3 i n Ma l',,.6 -16.13° 33��S1s5'31 w- -mgE m e a �ia9Y@ i3 ft o I7, 41. ,,,,,`" ,..s,,•••-g1 2 °23€.kf,Nta2y1,,,sx zz3 gp i o} iliII I o E�(4y " 44 ° 433; L ,,, e , �' oonmmmsott*ilm' — O a a Q) O O Q O 0) G U .j M Y N a G IE J 0 a a rn cm a .:51 R o W al — t N cx co :e O 1111. _ - xri ', ,,..7 Ln - t r ' , • .� 11' v —,' r ILei_ :�$ a a Eco 1 wn-..,5... C,n.S _ �.— 4A 1111+.., -�.. • 1. 1 d N • U ash .0,-, 1 fn k r , 1,,„1,,,t,„. „,,,,,,. 11:11 aY-1 .----„, „ ,,...45; -+n _ . '-.4 T`,,. _., '777— '__ �a% x i.i �—___1�= 4..3.1. 1111. t .......«................................. 11.11.......... ... ° i , o l r pt N Al- , ,,,,,. .,i,, i is,,,,, , t. _4_0...,,, . _ . . _ 1- — , R'” 1 I r--� % " j • -v" ,"S110‘.` k'�'v-. '11 r0. r, tr� ` , ___......-.7- ...Jr"'�, � ' °:. 1111, / aA 1 r y, O1;t t . `, 7.4! - E E L. 1 f i 7S•..-' ob a -mss r ;�/ 'k r -, f d x j `,:....r:'/ app t '{r 1 Bey n Q. ,: f/ ;.p ,-1' , /P 'moi. r '/ L , c • ,_-,...e. .!° t. r 4 11110' :-- 5 `IG a c m J N C F_ IP. l -A ! 6uping jewpuei ; ' ; 211,- o ! S Q ;pi a i ¢ Q U F- Q- i $g S y m Ill —_ 21 n 0 K a N coO I x:axa+ih4�P�` a rzz'�z zs . ., 3 G 1 Lo I 4 ii L J a 11 -- "-- v I4 co r1 8' alt i $ ... �— i o I i r)� se ;. r, — 1— --1-- li { co r Na � , 11[— _ I-- —I — Z -- g F r i I I a w Q ; 2 w (' -:Li 1- rt -1 j . L__ J 1- -1-- ---I--_1 i g 1- r, I - - - 1- iL 1 toT 1 I Cr) -o 5 m .. ctsE a c ro N C t6 a 3 m i^ i. LE s ! bu!plln8){aewpuei l a I E O ; o e "' a e v % r 4 O U 1 a f;s i m 21 Q 8 of 4.2 € O Z i 31 N0 c6 W 2 r.9 . . 1 1 p $ 1 g 1 N co 4 O s i Lo Y 2 4 3 1_ L I1 1 1 ) I i I - I � X } LL J �� _� __.__�_. _ /�1 i 1 �� II II i JQJQJQ l r i1 I j II —r — fi I -- -n co ri) } il 2 ! 1 j t d 5 . En i I I 411) k J3 --- O 01 —+. J� 1 1'11111111 O { I ++0-hi-I- I I 1I § I I,IIII III ' ' 13oa 0 -o S CO m E C m J N 0 Y. /1 m Q. a s s " l'a i N y 6uipl!n9 liewpuei i L 'a - a o O o g ` g'0 ' r U F e 4 € 0 Z f ..1 s a W _ 52 �� �� �� �� �� �� i Yr g cri k I I I l l j l 1 i p CO I L i 3 X , ._____L_ _L__II ., I i 0 € 11 I 1 II i j j I_____ i� I► j j j 1 i- 1 - � - i {I � , 1 j j _i 1 1 li - , I = 12..,) c.,) , 1 _ , I I J 1 N II txtn IV I Z ---T-- F ill , , j I_________ ___, , , j j j , , , �, I- II —1,_— t -- iID jI li I 1 §a o `�' EN L II O a I II i i i r CL- a m E a c J N C f6 a Im f 1 { 6uipIin8)0ewpue1 11 1E 2 0 0 , E L O O c— U i > Q Y=3 3 k c LL Q i N a � U U _ $ O W v .. 1 N 0 cii _ i a U g I I a s m W § O 1 2 N H o - x i co o .II i — II■■■ 3 r 1 —=IT i_=-1T . o II 1 II '~ 1 —i 11 1 11 j .. II 1 1 b1 u 1 u 1 11 1 11 q 11 1I 11 I I . -- - II I I G.)..__ — II t 1j = 1 , ,0 1g ' 7ThII a II I 1 II j 4 f 1I II II 1 w III 1 1 IIg II ! 0 I-__ -— ---_Y- t-1-- -tl — C:),--- N a ca j 11111 _1, - _ 1,; E 0 gip, I -- -- -- .,,_ --F—IDcu E a j I i i i i -_� a m Y N E v c m ...., 8 o a d � « 3 co ren * Y O o o o o x �+��� ai 9 p w C O 12 N D N y c6 .0 U 2CQ Q aax•. ga. 5 a �� E — 2 04 o m N co _le N O I— _ IC) U N z co Q Cco rG sf Q =. coi0 3 i Ii,‘, o li p TAM fii 7 #ini,i; d J ci •1111111.1* J 1I 1 If �ii,, ff d ° 4r c. CV a N.cti G.„..-- l / z O yh O co c CO \\' Y i E8) I 73 0 ta 4 C• O' Em iii Em0 O_ U O .Nc d ° ,0a m ov m a c o m m Q N v U 0 a a a a y — C 3 - m r = « « C. O N b1�' C R p w U R N 0 N. 7 0 2. RnE N c0 o o 0.; ?. °5 m m z LO LO zZw .2.2-2 a m m > _ s'" C 0a0 7 G1 7 C m0 to Cil ' C'2 rn 8 Q 0 0 O N 3 - or, N 812 0 2 _ Q m= 3 E N R C C U O () �Na - Ei 21 % 0 pV_;' C2 UE' W= o o 'O7 01Oj V a C00. 2 3C x 71.. 3 3 EE,. Oa m C00_ 2 d8',-zORN � O REc C UI tl > d0 c 'n01 Um 2'5 O 'o % mnE cE ws — om p ° cv Y m;E tRm ca.- U e m _ Y3a U- Yn 12 °2 c" . tro m W0 a- m 2 i , t`= 0-'= 2 o 0 2.- .0c ' 0of oO Ra 00 d000 U 0om °'OOL0 = > T,- Cy .,‹ 7 c 2 0 3 cgi 3> 3F° 0 3>-m o> 30' 2, 1-61... a 0 N G 0 m m 7 0 X 'O C 0 h ¢ .o ° 0 ; U b,, ,,, ,,,t ,-6 ,p 0 R G 0 3 $ 0 0 01 G � '�.. $ 0 `w ° a m c m o c c c E m- '0":',-0 c u a Pi �1 E m �'- o om m $ 2 _cR G n U 0. o og c Q a am o=.,0 o m m °' a 'y m `a c a m m m = 48 a 3 o 01 ° w 2 acic o 0y m h o.° c cC m c a N C Qi0 w _.. m's a C ? 0 OI N u j d =p U R F-a N 't w c m 3m c me o o . . o m o c .0.51.9c 0. m n CCm C w E m.O O 0.. LL1 c ‘'176 N C Q 0 t° 0." ,1 °`a m o R m m m a c .08. m 0. m G'O a c O.m aEi�c xis N m R >,m u 0 v c m«o R > > c . E 0` o o m `° c « '. c 0) m E a a o rn rn o > o 0 -, m 00 m m c -c.h h ° ('nm m dm c TC v 2cAQa m« w g o c > o f 'm o n m c 2 R a v '9 -e m R ¢ c 3 m >8 "."-°'---'Q y m U 13 ," y .L. ` 0 0. 0 01 U U h w >. i0 >)-1-.. c 0 0 n 8 n 0 O E o h E E n R iE '3y-8 omy «a ¢5 0` -2- a v 2 3m o atn mo N = O O N 0 .!! 742 «O 0 E8 N 11 N ].b N N a i C 3 w a a 3uc 8m0lo)o oc w 00001 m mn 0 to yuy uom $at C C y R P N 01 C > C 0 N a a O.° 01 y j 0 O1 0 m =` O` 8 6- Q 21 01 0 m C 0 R O N O N « .°O m U` . 320-2c= 2 n Z N:.' m« R °« T O ° i` 2 .',2 R N ro 9 Z 7 ymy O.0.. ypp n O c' 21',2 2 U 2 a 2 I 188 C 2 " 2c-'\,°-o-° y nl Q G Q 0 3 N:.'a 0 ot n« E w ooE ° '6zo cc rnm v ° ° y�.mc0 g � '._ 2-02 0-0 „ 0„0" h n D >• c— o . cm TE E . "38 dEh m mo 7E r moo, ora=ta o Q U W O .. R a a Ocm, 01 d O m O F- 0 >.D' 2 aoa ocm v g o `�wQv1c m( e. 0 a , 3.F.. Ndmrn`oC0 - W w myoc NCm N '4 Rmm E ' Yn',aw � >.o a ° ° £' a1 wm `Ocomm O 2 0:841 mc 0m`m .trn« E mvmN •2 m w .com `R'° o 3 a c w rn,2 (4.'.o "S. RCS o;, °ayaKc � a aE ay3Ea 0 28. m12 o w m�N d a) c 2 0486 m o a N` a s a" � E E •3 m c a o t m .- 0 ,,) ,0 8 1 o w xE-o Eo'mm N - Q, Rm« Cz "' S' 828 e > ; 8 c.c do, aaoiim « . " GOi� Oct ° O 0 O 06. . 01 0 0 E 0 O.0 E t O U C H 0 =.n "6 .- 0-0.0_ o m >b m{0 m« 0 O `R o\ 0 y 0`1 0 J w =22-S.1' a"a,.-28 1 U O C N O N 2� R N C a« m Z (2 80 7,,...92 C = C a j U a« 2, m s a C 0 0 O t - n m - a 0 0 2'C a 0 N« f.1),21--! 0 0 O 0 0 C1 8 m o mJ N O W a o o m o Eo y a E a a c n E n ° z c z °522 ,, 12moy 00 > v0 doE pp 3� - .c F y iO a m 0.'C.._,• 7 > y- o >- 0 > 41- 2-2 N m o C ,2 O1 0,.0. ° ..,-- 880:24 am dmo�>i a.'emQ «b ` «a mm-igNm ` d m °' 3c,G� � mm ° y (8 �� `2 m j 7 r„., mo =Ltc = 02, = 0n =t LLmn.c ° = 0 0.2.-c7-1, L.c � mm0� d N W xo¢t 3R�W 3 �0 3iaf §,_ 33mEm 35 3U xw¢ ` 33U.c«a3H E a 1a J ; $ G 3 k —0 8N ., —Ei. N N �. _C N - aO m m n" n° o2ww ° `° :cots o E ° anQypCN Gal ,t w 2m U r N, mI w O)m a 0 Nm 7. ' m Groa m 'y N.c « a G N ° 28:0, 5 mQ NO mO3y ,..0 CL a e---C mmm R Gi ° C ..) y GyE EC (� « O ro m 0, rnO m co.... T ow ,- 92 mr a JmmaC O)'SU« -E . 7, - - -x %-s- 0. Ua Umm yro o E ooc ° ❑ tar, g N m a = m« oc«- n ro o m v *42 o ai yArb O 22,-- ° 7 £ w 8 V c9 ISu w dxm2 co «L 40.0m 0. NO03b m : , mc-3 0cCcCam . m ,c« 2..a2- C ;tm c- m 's U O - o « .OmUmO m coe Np N cn«O mm ° a tim �ap « rn w c .EtmmE t C mu N mEm mci 'O cm nO `= 00 mm-2 am 3mas .cwc3oy y0 z 0a ccm mqow O ` mryE y. c) ma ?.sis L , w`Gmoa $ ° m` °E ac Sa � atcyE -j._- -' m 1 "0 2t ° nyoo ca ° Gm` ° ycc 3o0, > ° •y .� D �cN oW T - 3 a ❑t L0 =s- Ra“,) cc3 . .9-."° .) 22j 0) t 0 m mNc °HG 6 m m° C ° maG a c > mc a0 0 mi ° N o 0c c1N oacmdm 5 , o 15,25_5 co,N a , Ocp m o.N , scmN mmm m $ m Emc mNm00 AmGo m co amm o . ` nYyc -O ° $oho0$ w . =-7316.0 a« 3« .NC 0-ectEy 0 ym0 m 2 0 mmw« Ei m3 °40 > c° ° 0,. Eam0 c m Zac romG-3c ° mLEVVt ° O7 c` vcm O mwp,mat m G «8 ❑ mN 5tw o « 2=-i“-0- 'EmO a ° m 15c a ay °c_ 210 mym > -t . -00-9-" a,w._ NanEO c0 SGc NC a N 0 0' Nm t mO U p U o~ m 0 3w ° ` C `C as • OmcV 3mOm ° , m m O)a« °'cwmN 0 :2 L CiCXO1 .c R 0.22.2mccm 2 ° Z a33m 0km mo w m 128'-c0o ' r ccoz- .k �GgWo ` momC KcN m.k' t x acL DamE'O W ? LCw $ w « O e tWN O° O C yQ E N3tL tN _ ,7_,,, 0t0 w 3c • . 0r = «Etc ", E� m ° c2 ' o 8c3 c ❑ 0 °i� c2m o o mg4�. g � 3� _N0 ° 0 °O ° U a ;a7" ? m ° o ayc, ov . 20,216 0- 8,.$a Lm - m °16 - ° Lmi ° a o L o :% ` °.cccm -o2 ,a am, mo y $ ° _ N a v86200? 8 N m= L mocsAgy ,,L0 ,G , N` Z ° - R . Oi 'N ° N LL 0 Cm° UO ,a« L «` N NU 2. j "- OI- flIZ E aCOUyto . OEaEmtp NC L52 C 26 a m 8m3 W 0CC.OatGn .sNU a3 2w46 0 '°'1- Cc L8NO " , y E` . . E,:-0 , .2.,. .1), Lmtg > mal m N 22212E-. Na 2_ N o� ° V � 3 « o[ aSw° � ❑ E mmmn3ym ` JQ TV R . NQ° mm rLym � y > m mpObmnmEsc om occiF - d ° ENmtO3«°w mc 2w 'OaPa mOG Oa G ° mray y0Q 4NEm ` mm21712Z 3m2 -172 ""° '4 t O ` =hm $ Uw m «0a ° m ° $' tm «omy 31 . m 0 . mo$ ._ caN E ° a(1)-0 Y ° c -caa ' $ mcybd .22 ° o.22."5 . Ew aw 2112"7 aom ` a•m� atL0o 0`5 % ,N • p 0y ;?mQm 761 766 .8 aEmm ymE= ` mnmoEEoc �ycmZp' zm zo 27" .2.23 yaSg3 mc aO« 3 xy¢ o _18 ❑ v¢ moaaa ❑Qm6'6-1- _'5.-6'6-1- _'5.--c _3 _¢ ow¢.o ° ca -st c2 't G m _) E., 2 _ ;%2m4 m a 33yop ° 't N v '2E `a�tal' mNa c0 c COE0)0.m.gtaD N ° c No L nE«£` c C m c_p L 0 c c U .01 > m« a h m G n cp t U vro m 0.e-e.L` �w`pg'c % a � v m�caom�°� 33pa y m m y E a E c g c .2-", ° c ° o o m« v m ° m :a '� a rotmro $imm3oc w'�-$ c ;.o > ;ti� , EU nm«v m m m`m u�'mw$` ° c mmrn a •m $tn �roro� « °a o c p z m m o Z' c rte.. C• Ep 01 O N m j m 8 2 c m n 5 N O m .G 5 w« E 4 p.O C O c N Ul r U C c o O L O N E.2 m N G >.O $ ... 2 O.O w a-E N b .m V. ‘17 ❑zx3W❑ y3 °;o°N: 8 °o; ..-o0cm 3cN t3mE cNac «GQcgo. ac° E2,...- RI- E5 . 2.0-5 'Nti°�mc3tE-'0m :°u m'c'wm`n$ami 19 a ,,,--2 5 a ;a ... mg mcN:o °aO2'‘---0 ° N0 «$N a .Oa.6NdptloEU `dro EV « 2- c mW c xo m `y“ oum c om §❑ cm 8 * 2Eadaym mgywy $ n IA 43 zNTO ° .-2tWmao ot-i cao2 am ` Q. O52E3ZF0 Oiii 2 , njt. .3« Oy Cn N w16 0O G` °pO j 9D.O4 O jvO O ah2 ° 8i3)2Qao« 0mti m = m` C6'ea% 2a o n `A3mEg ~ ° � 2mm-.5-g“ o ac -u0yi « o oaota , . w`u_ ° aa5m . � �` 0, Eb « m -❑ m o ° m 0 wO.- myN5-Q OwNN m moG3OEECw ° m` O m ¢ N m Gm os.- G mm '' CEQ?U d ` mmOm' E N C !-5 C a -0 m - '4 wN wm « ``« N E • m -- OCJrN % N Cn 2F. ma . �� 2a C1-2,432 c m 88% 22-Sm 238.6 m 5z4mwcp2caoz 80 E '«aaE `w•camm 15,E2 ,, a 22g10m . E A, a c a m8mc N p. m ° nom >,m .my mc rmta 8 ' $ n° 4 c°7 omv o mdcacc $ ° nH _ ; o a`° EaUmoo ° ° 1)m«m on p= c yh° m ° E,d0M,° m ° 2'E -o � mmc laym ° c m.5, 2cbmo « m $ 3omcUam1"t8a.6w2 m E' a `aaE m¢ w .. 4 ° mnm $ o � . Oy mato a . ° EyE c 'i' ,', ,F.- -22t i02 ° :v ' mmatmE N¢ Co mnGm meN O2 GOtw y0 !Dm `- ro ,, OE o0 zr, .¢ O/ odro y cCUm° mwon°` m mac- 3mmymU � m t ' c O 2 OUn OOmC .. n 2,2..?-13 U yrmg 'gU¢ � Ng ? H Cla .2.-2 � 2 E3« ° a�unEoE2-.-02 >o $ h OC2U 0 1W .:-,; ,-1- m a my` Vs N Y .3 5yjmmwm, w3i0mg CUC y f. 2tt m 7m m $oam? ma ^oN c«a " 0t « 0w m1 wn« E c cy` ; E wo «modNa -0 °c `pY ' ym-8m:)” mtmom pz Oamm ° 882 .6tm0m1e m8o-21Lp " mmaoQ oe0n mao� ma$m . mLL Qa xtitn z a5t2E!2amuw0. 5.1--.0 ,. .1--- . 0.. . . .,. .1--- . 0.. . . .-0 . ...— .n ..— E c Co J -0 . a El tm ymm pUTO .„ O ° Cm ` G t mV ayN m� m aG zN > c3 cQ m `amCy m -L. y ° m> i m OO IFfo .; a maaoa . v yc 15...-k-eaF0 m � ymL E y L OL ON Lj2- 0R « E y m Ua m E mCC O N 40' - N c 2 ":t11- Om R Ua m NWmmN= c ,2BOmC« O va 76% t0 E� n o omG mt O aO WOO) N a a y QO m h C O .0) y a (C nlR3tN 'c c mma mm2a O E E O ca 3moO 0 ro m Rc. N GC� 0. T « d Cl c. _ m E. -4- 1, c Wot'aa > tyE� ym . a p a “ mm 10 v orem •2 c R38yC E 33 C c -cmClny L7 0',mE C c mGm T L U C 3 m m Rt m mog m . 0 .G a a 2p cEo� a� c Y yts `c a � 27 ° in m a a c m 3 C na 3 0 E G >,,-1C2. m � �y S y m a 0 > c Lo Y c a my- c°-an ° ° acro E v m °4� n y a m m Lo Lo 0 m 0 c-° 3'emcroi '> a w62) »- v ° acomo 0 3 N m ¢ y ° m3 �� o m c cmEa •c w mmcm > > '- U N 3 , -- cm m m m c m m« c > m v o y m S o O m a o _ a m t m ° Om�`mc m c moa c v m '.8T - E °c R 01 Ll « o` E y m 0 o 2 0 ") ,(3 '„ N .650 ,-,-. c.2° t 'm C m = LO c e N NnL33c n > m2y a o : o .c 'y .Y .E 3 w m L c m t m E ro c y c m w Qy"3'^ m rn R v y ._ Q m m EoLLyo � E m m ° a �. E yc.:c$�` o `a m m L c in 0 ° c W m y m 0 01 L C 3 ro Q .m s-2211, 08 5 2 E O R O V V d y it. O m f7 a OJ F3 0 E YDa�07'm e L mSRN O CN- 0--o O a N G X LL `g' 0 m C �O m c R .0 3 G m m d'3 G.p 888 m N c o ii. E c L o - 2 w m E a o. n-• m . _. y m O w o 0 v� mmmym .05 -Om .2gs ,s° c `mnO�eoT E a m ' m 3 d C C `0 �-0 O n O .O 3 .c m m G j a`O• y k m y N V N C m mc-7,-00%.2O 22 0.2 m L .0 m N E.L-.�t�t.p.Q y V N y c y m J Q m c a°•,Eg,)a .50 a . 3k -.% yyjoai �i > m8' ca oc Q J m a m 2-S m o %S.. 2.2 2.,_ E .p� msm n. A v N 'O' t Pi m m N °« cj« a a at E 0 n.0 y•y m a m a,t N U 4 o O`L a m N G E m j m S 7 m `m m 0 2, . 1 • Lmo an as 103aa a mcyct.molppvco Lm� -7.-f,-.° ENS C D GI y h m y t y N m N m 3 Q y C 0 «.- 7 m` n m 3 01 �1 ma y ° y " c o � o,a�o aq o ) ac r m .So� ak'aocac a: o ff£ .Ct �` .em > 3acmppoo 3m 3 m m, o .oi •c0anEamm0 y¢ om¢ ydQ y¢ :ca Q x°¢0.0Sm. 2k 220. ISM E a«¢a8Smmtm.. oz u. az 022 oZ m C• a `° m wa) w m m a c 0mc 'C.5..... c y ti .. '''-''' '''8C08.01° O c mOy T ° °ma io a a > dc ° ma�Oaoct 6 = o 0 Nm y+.2 a -• j Om0romte mE o N cm 5 u s v _ '''.1 oimy a-•a°�^Cm•'$3�`myo•a.tY^p°Gm„ n St C m o m E � m ma y0 « y cmym ?Wv! r_ 0a> c -c- SiES- mOEmO n• X m Oa m C 12 O 3 YS 0 NN E c . m 0 Ut 0m V C rn ynR cm c mt O « C U U C am N roY m? m EC r cc om - az t`m N 0m a R. R m I's.' y iam em 7 R °«0 ..r„t N • c m VUOy a 'O Q N � W2008 mEC O O O m Nc o Uy my c .!t. o 3 o ymmmomOkm 2 mmcL0 ..f.) O a H y m E m c a ° aE m ..i; . ,- Eo � o > T-,55- - - o Eot . c osmy 0 co m mG C c O1. > E 5 y 5n mm '+2 ° m O01 c ZR c c_ a yGm; 3.m d a m N 'Oh a3 m 0 . w N0, O C'GtAapyLuCc-' O mmCO N E 84,0 N OU10)C? NaV Cygcg0 7 m °tm Oui 0 tEE c n'[ G yc y2.'-2P Ya m m - mAmro R mY00 CO•y y a ° C aRy EaN a = 0Na c-0 0 2 O cya° Rc N C , m m N noy z�a 7. y L a00.U om ac ~ mc m aoCC a mNm • C50m mC > EmNN00 «N ; oN O O y- : m` cam aOYR N=. yC ' N 0 >N roJL !! '.1-'7,512.c.m0 Nx ya maQ O1 LC t243- CO2-rt t OyGtmy 0OY O O Oc Na ° b .- ma > mm: 3 Nc a 8. a s oEQEm o, N om. o 2' m EOmcj3 - C E . m � m .0 00aC ^ - m m '33 2 a ,Ca$ E_ a RVm a riEm ODctRerm � m2mo � °W � 0, Rc Na $mm8 m - m - m.,-ED. d 2L.1: , 0 yO;m _ N mk m« � LLCjN0C 2 wy U UGO hm °' T .,3 ..a-,, az a8t. B ..0.2) O¢ N 00 .EQm- Om AT. 8. 8°.5 ' %'” N C C c2 2.a. '132.S2) 3dtY O m aAVS. R2 { « z60 ° 5),- a.. mc • ? OeR cu ` E ° cm y 0N0 00 .0c COmNOE 3, m m ° cc . r.. mNOc Gmmu E ' .'-' oEE >` ao8a2 Hm f °4 0 oNomNcga om - E Ea: Ra RUsa « ro 0 .r+ OatOCU % ON9 ac4mtaO ° QN ` , c : Ea , 0m 3 `_ N y30i § 8--to O`.EOCWca [ my CC 0m0o `«O t0 mm CO.y .. 3 , N 0 O. ui� a ayQmm pc RhO .ss a > . a 0U ? Em OV CCm0.T22?2mTc3 mcda «om « T-O % ymaa � sEymzm c ma as 0. ll � mnYnm05 hom ' roE � mmyGmcymta m° ° c ° � .z°Ec t '- m dmc 22a cc . 206 3O a2eo •eiaa v Euvi, -,0 m0oo, m, ° mem yCO 0....".-6 ° yco y v-ocm0 oro O dL ttLQ EOUm 20 c - OL > OULO N--p .' 72mdm � O C . � Sam wxF^kmmi -t1.2 a 0. xia k0 a) om a c M J y C4 O N O 0 01E E O O U O N 2 U 7 w O mas o Q 0 22 d C CL N C 00 O Y ' O 8 Z m 2 a 0 3 c > in a m U co C o LL O m LL Z d w x o U J a J 4 O mo m E y .� -p. 8); 3 c .4b-11 4 RS .,. 3 flit m 2E.g 0� °c E 11111 z E 5 c3o $ o `-y "' o. Lc a > m >ro� � a °j « o y 6 ao E vR ' o os.,,..- y oy n �aa av cf > R5c > OaomO 11 'y C Eo ma .g11 b0 2'0 3 rn�acU m rot aE mm Uq . Z i G2 Z es. y 1 y y Noa Em y _ o ' '52y .s °77, O OC Iii-g.8 ..?> y11 t yHW OLC V>2 mg. W [1CR C3 ,AyC O.ja .O me ,mZ V 0Nf> coyE yy t,4m.i . N m N : mCn at a11 mL - m11m2 o R-EN $ Q? C of6 Y 'Cm y''0S aatn2 p. ,,, m c . . ° mam " d ° EcYoLavmm mco 0-5toe °bc cim $ 0o $ =tro .- o 5 - y 5moma m0 oao�=` > , vmyvc $ ymmymo1-.0m Emy 0Q m3 13 (3 ,4 . 41e m i71-6c3,133m 9mg chaNy 1.1.g bCcyc�%-g c1 m 7x' 0) COQ AN$ N WO 'Wa ua ' E OQ y.O 80.` W°G 0OmmC Y OG G01$21 CO � cil U N o oma cmaamm vim a y3EEv c7O cr2c a" m a3 c-EoE m m ?‹.s.%_ N. T o c2. .° L„ 8 O m [ m O O V E O Lm b y E 02 C Y G c c E3E - ° 16aio 3mm�� = 0.(,2 „m„ nat, 0 i mo 2'amio co O N 0-c ''' W C d + H m R I.1 °-- E1 ,p O s. o O m 0 E O` c c «`c oofr1a po. c o,';a Hot acimo Em'E cy yF•�aa E Em c v " n' vy t rn m y E� = o v E'y u a X ° c v v n O mm� o`t acv « % a « E Q) ° O. mo o ., ym .2c 2R'oa o 0° y �' m wRn .., m >cmo v yyy gc>%a YL" ),- io 2E« > aim, a10 Eam °c Ec "' Z o� 0`c, c Et.- AcpEa nao 2c YEmo o Y E 'yn ° b o umm acaoo N Yo2 tbym 'am me ° m -a ° m.K ° mrnm `a m omm . L c cmm� °�' c Ems a °S E c pyp c m c o $E ' m£ C E o m o «Lo 3 d= 7,:c8 ,0° m C 'a m y nLL .202 y O m 'n CQC - O m vi _ b co 0 c C N.o m o• m m 3 0 C E' N ,6 W O V O C m C y ! C ° S E m O N Ut jw O m 1Ht m m aoo mma�m v = aoa Em o° a m (311003 � E o a DyL n .- N m c'p 11 E O.E 2 o.s--01 N � o , 3 m N E > ° = 0 , M O .50o C woo N . 0) C 3 m yE11 « oogy 0 m 2 ; m ; cam 00 mym mmocE mn` mom : Et% a OC m °v� � � cel c m` OaE ` « 9 �. v°° oc =� N H ° C a° Lycmi m pp 01- o o a 16658. nv a• y0 p ) O ilfi L m O 01 �' J`�O ? C C 0.c'110at m' 2 3 m m ca-62A w m ❑1 m x1-11.0 31- n 31 m x y E b c m J Cary Teague From: Matthew Byers <matt@plaadoffice.com> Sent: Tuesday, May 15, 2018 11:23 PM To: Cary Teague Cc: Mark Stankey; Dan Schaefer Subject: 4532 France Avenue - Sketch Plan Parking Narrative Good evening, Cary, Thank you again for your continued correspondence with us regarding our sketch plan submittal. As we understand it, according to the letter of the zoning code, with the three level structure (one walk-out level,two above grade)that our client, Dan Schaefer, is proposing, we'd be required to provide in the neighborhood of 50 spots of parking. We are not seeing any way that is possible on a site of this size. Even if the entire ground level was dedicated to parking, only 36 parking spots are possible. As discussed in previous email exchanges, we've investigated a number of development scenarios. In all cases that we've looked at, the cost to place parking below grade is cost prohibitive on a site this small. Given the narrow aspect ratio of the site, most of the useable space of the parking garage is taken up by required vehicular circulation. After discussion with our client, Dan Schaefer, he is proposing, in the interim (prior to district parking coming on line),to use publicly available parking, specifically, requesting that parallel parking be allowed in the interim along the west side of France Avenue south of Morningside, as it already is on the east side, and as it already is on the west side of France Avenue north of Morningside. The development that has been depicted in our sketch plan submittal brings the desired type of small independent business and pedestrian foot traffic to the district, respects the height restrictions in place (two stories above grade), is thoughtful in its aesthetic expression, provides showers for bike commuters and, in part due to the limited on-site parking available, will, as the LEED BC+D guidelines encourage, "minimize the environmental harms associated with parking facilities, including automobile dependence, land consumption and rainwater runoff." We absolutely understand your concerns with parking capacity in the district,yet respectfully request that our sketch plan submittal and parking narrative above be brought to the Planning Commission for their review and commentary. Again, Cary,thank you very much for your time and consideration. Very sincerely, Matt Matthew Byers,AIA,LEED AP BD + C PLAAD, LLC matt@plaadoffice.com 651.336.1393 cell www.plaadoffice.com i CITY OF EDINA MEMO 91�Aj`Il Boards and Commissions—Administration Department w Phone 952-927-8861 • Fax 952-826-0390•EdinaMN.gov O ® i;1 Cn .,.1Tc40. Date: May 23, 2018 To: Planning Commission From: Kris Aaker Subject: 506 and France Small Area Plan Working Group The Planning Commission is asked to establish a working group to champion the 50th and France Small Area Plan. Ian Nemerov and John Hamilton, Co-Chairs of the 50th and France Small Area Plan Working Group are recommending the following volunteers who applied to participate as a member of the group: 1. Jeanette Augustson 2. John Breitinger 3. Jacqueline Crowley 4. Patrick Huss 5. Thomas Koon 6. Christine Pecard 7. Ede Rice May 3 I: Working Group kick off meeting City of Edina • 4801 W.50th St. • Edina, MN 55424 co a) u .0 7, E cc o E a) a) E o .n s o E E m E F N a) U as W E E E c = o o \ o \ o .g.:2. \ \' \ Z m 0• - co Q ,......s.:.! D C 0 o 0 0 0 o r+ J c c c "N -O C) C O CO O CO 0) CO CO Cr) f N 'o a) o N oo I` N CO I- I� CO 6) r `� r" _� ix a) U a) E 9 u ••., co E E _ ::-/ + 0 W N c6 a) a) E a O U Cn Q U U U J C co J w N $ s co co a) < t 0) z O O '7, O v OO r 'F'D on O s C N r s a N a) cc CO 4-, Y a c c Cl) C c a E 2 o) u) C) h C) I- O) CO I,- I- CO C N o o Y 0 o 4- -o E E E E .1° a) o O i o al > a) a) o E d aJ U .L..• -- - - - • Q it m E w N a) CL a) a) a) a) a) C f6 U 'o -o -0 -O 'O 0 E L C U 7 7 7 C O .+ Qf9 C = _ _ _ _ a)• C o 0 0 o a) o ca m Q o- O. Q 0 a) Z Ca C) H H H H H H a) c6 Mg 03a Z O a o O_ Q p N a) C (!) (/) E W = 0 (/) NO 0 Z N m C J a) a) 0) a) a) o C C_ c C C C - . U 5• Q •�, N NmN NN C N O a) Z E) m E m C m C U ~ a) a ° a m o a) 0 O w - m E E E c E E E co C Z - C a) Z y ccioa) -c O co Z E o = -0 z Z c c 0 c c C a) CC _O o oin O 0 o ,C O Q C O z L .0 0 L L -O ac- r U I C C (l) C C a0 c a) E E Y E0 0 E0 E 'o Q 3 c o ,-- ,- ,- a- ,- ,- .-- +-' a) a) a) a) a) Ca •N }' a) 0 .0 > -C Y . o V) m _ E o f° z a) a) o a) a) a 0 c- a- a- a- v- a- a- a- CD N -0 -O a -O a C N c C C C C o E r ,- e- e- <- r 7 7 C 7 7 C E o) LL .- o °' - N :7) Y c E a) a) a) o a) °) a) ' 7 0- 0. o- a o- a`) .L a 0 3 N- v 0 H H H H H H -Ea -C a) E U 7 C E U o O C E 7 o N t vim ) c c ,_ (n 7 0 0) u a) v a) +a Z o 7 7 0 T N -O 0 C _® c a) - LLJ 47, y v ~ o c °' o > p U 3 3 0 m E o CD fj.2 Z o C E ° O `° a) C C O Q-' .� a) cn 'o o .� 7 ¢ W J Q C I- > N C M 0 I-- a) a a) 2 o -o 0 c - 0 Q v (n o a y 7 0 v v C Z m - U CU CU C c cn v — o CU _0 v; Y O > > v m d ca v C) E o co E ,_ v ., as as ao c a)N ca a < d v v 2 0 J m I 1- v) z m ° '� CC it --) CC U 0) a 0)