The URL can be used to link to this page

Home My WebLink About2019-07-10 Planning Commission PacketAgenda Planning Commission City Of Edina, Minnesota City Hall, Council Chambers Wednesday, July 10, 2019 7:00 PM I. Call To Order II. Roll Call III. Approval Of Meeting Agenda IV. Approval Of Meeting Minutes V. Public Hearings A. Site Plan Review & Setback Variance - 6950 France Avenue VI. Community Comment During "Community Comment," the Board/Commission will invite residents to share relevant issues or concerns. Individuals must limit their comments to three minutes. The Chair may limit the number of speakers on the same issue in the interest of time and topic. Generally speaking, items that are elsewhere on tonight's agenda may not be addressed during Community Comment. Individuals should not expect the Chair or Board/Commission Members to respond to their comments tonight. Instead, the Board/Commission might refer the matter to staff for consideration at a future meeting. VII. Reports/Recommendations VIII. Correspondence And Petitions IX. Chair And Member Comments X. Staff Comments 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 Date: July 10, 2019 To: From: Planning Commission Cary Teague, Community Development Director Subject: Site Plan Review and Setback Variance — 6950 France Avenue Information / Background: The applicant, Luigi Bernardi, is proposing to tear down the existing 28,000 square foot office building at 6950 France Avenue, and build a new 10,000 square -foot retail building with surface parking in the rear. The request requires a Site Plan Review with a side street setback Variance from 35 feet to 16 feet from an unimproved right-of-way. The proposed building would have three entrances to the retail space that face both France Avenue and the parking lot to the west. The building would be set 50 feet back from the paved portion of France Avenue per the Southdale District Experience Guidelines. Landscaping, stormwater features, pedestrian plaza zones with bench seating, decorative lighting and plantings are planned within the 50 foot area. (See attached plans.) The site is relatively small at I acre. The site plan demonstrates 62 parking stalls, 11 of which would be proof -of -parking. The future west promenade (suggested in the Southdale District Plan) could be provided for in the future along the west lot line. The building has been designed with large windows on all four elevations. Mic Johnson, AFO, has provided a review of the proposed project. (See attached.) SUPPORTING INFORMATION Surrounding Land Uses Northerly: Bremer Bank; zoned POD, Planned Office District and guided CAC, Community Activity Center. Easterly: The Galleria (retail shops); zoned PCD-3, Planned Commercial District-3 and guided CAC, Community Activity Center. City of Edina • 4801 W. 50th St. • Edina, MN 55424 STAFF REPORT Page 2 Southerly: The Vitamin Shop and Ameritrade: zoned PUD, Planned Unit Development and guided CAC, Community Activity Center. Westerly: Daycare; zoned PCD-3, Planned Commercial District-3 and guided CAC, Community Activity Center. Existing Site Features The subject property is 1 acre in size, and contains a three story office building and surface parking lot. Planning Guide Plan designation: CAC, Community Activity Center Zoning: PCD-3, Planned Commercial District-3 Site Circulation/Access/Traffic Primary access points to the site would remain on France Avenue. There is access also available to the site from 70th Street through existing access easements over the Kinderberry Hill Daycare site to the west. Spack Consulting conducted a traffic study. The study concludes that the existing roadways can be supported by the project. The level of service at adjacent intersections would not be impacted. The use would generate a very slight increase in trips to the site, 230 per day with fewer am peak trips and 16 additional peak pm trips. (See attached study.) Parking Based on the City Code requirement, a total of 62 parking stalls would be required (see table below). The proposed plans indicate 51 parking stalls on the site, with proof of parking for an additional 11 spaces if needed. Spack also conducted a parking study, which concludes that the 51 stalls provided should be adequate for the site. Landscaping Based on the perimeter of the site, 21 over -story trees would be required. There are 22 existing and proposed over -story trees on the site. A full complement of understory shrubs and plants would be provided around and in front of the building. (See attached landscape plan.) Building Design The building materials would be European Limestone with large energy efficient glass showroom windows for the tenants on all four sides. The roof height would be 20 feet tall. STAFF REPORT Page 3 Grading/Drainage/Utilities The city engineer has reviewed the proposed plans and found them to be acceptable subject to the comments and conditions outlined in the attached memo. Any approvals of this project would be subject to review and approval of the Nine Mile Creek Watershed District, as they are the City's review authority over the grading of the site. Mechanical Equipment Any rooftop and/or ground level equipment would have to be screened if visible from adjacent property lines. Compliance Table City Standard (PCD-3) Proposed Lot line Street Building Setbacks 35 feet 35 feet 35 feet 35 feet 40 feet 50 feet 50+ feet 16 feet* 35 feet Front — France Avenue Rear — West Side — North Side — South Building Height 4 stories & 48 feet I story & 20 feet Floor Area Ratio (FAR) .75 .23 Parking 62 62 spaces (I I in proof o f parking) *Variance Requested Variance Per the Zoning Ordinance, a variance should not be granted unless it is found that the enforcement of the ordinance would cause practical difficulties in complying with the Zoning Ordinance and that the use is reasonable. As demonstrated below, staff believes the proposal does meet the variance standards, when applying the three conditions: Minnesota Statues and Edina Ordinances require that the following conditions must be satisfied affirmatively. The Proposed Variance will: • Relieve practical difficulties that prevent a reasonable use from complying with ordinance requirements. STAFF REPORT Page 4 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. Practical difficulties include the small size of the site and a right-of-way that dead ends 2/3 of through the subject property. The City does not have plans to improve this right-of-way at this time; however, in the future it could be used as a pedestrian/vehicle (woonerf) to provide an east -west connection through this block per the Greater Southdale District Plan. (See attached.) If the City were to vacate this right-of-way, half of the property would be dedicated to the subject property, and the required setback would be met. The existing structure on the site is nonconforming with side yard setbacks of 14 feet to the south lot line and 24 feet to the north; therefore the existing building is nonconforming. The cumulative side yard setbacks of the existing building are 38 feet. The cumulative setbacks for the proposed building would be 61 feet. The result would be greater separation and green space between buildings than exists today. (See attached existing and proposed building graphic.) There would no impact to the property to the north, as the separation between the two buildings would be over 100 feet. 2) There are circumstances that are unique to the property, not common to every similarly zoned property, and that are not self-created? Yes. The circumstances of the existing unimproved right-of-way to the north are unique to the area and the PCD-3 zoning district. 3) Will the variance alter the essential character of the neighborhood? No. The proposed building would not alter the character of the neighborhood. The new building is actually more narrow than the existing building, which would give the appearance of wider side yard setbacks. PRIMARY ISSUE/STAFF RECOMMENDATION Primary Issue • Is the proposed site plan with the front yard setback variance reasonable? Yes. Staff believes the proposed plan and variance is reasonable for the following reasons: 1. As highlighted above, the variance criteria are met. STAFF REPORT Page 5 2. Practical difficulties include the small size of the site and a right-of-way that dead ends 2/3 of through the subject property. If the City were to vacate this right-of-way, half of the property would be dedicated to the subject property, and the required setback would be met. 3. The City does not have plans to improve this right-of-way at this time; however, in the future it could be used as a pedestrian/vehicle (woonerf) to provide an east -west connection through this block per the Greater Southdale District Plan. 4. The existing structure on the site is nonconforming with side yard setbacks of 14 feet to the south lot line and 24 feet to the north; therefore the existing building is nonconforming. The cumulative side yard setbacks of the existing building are 38 feet. The cumulative setbacks for the proposed building would be 61 feet. The result would be greater separation and green space between buildings than exists today. (See attached existing and proposed building graphic.) 5. There would no impact to the property to the north, as the separation between the two buildings would be over 100 feet. Staff Recommendation Recommend that the City Council approve the site plan review and with a side street setback Variance from 35 feet to 16 feet from an unimproved right-of-way. Approval is based on the following findings: 1. The proposal would meet the required standards and ordinances for a Site Plan with the exception of the setback variance. 2. The findings for a variance are met. 3. Practical difficulties include the small size of the site and a right-of-way that dead ends 2/3 of through the subject property. If the City were to vacate this right-of-way, half of the property would be dedicated to the subject property, and the required setback would be met. 4. The City does not have plans to improve this right-of-way at this time; however, in the future it could be used as a pedestrian/vehicle (woonerf) to provide an east -west connection through this block per the Greater Southdale District Plan. 5. The existing structure on the site is nonconforming with side yard setbacks of 14 feet to the south lot line and 24 feet to the north; therefore the existing building is nonconforming. The cumulative side yard setbacks of the existing building are 38 feet. The cumulative setbacks for the proposed building would be 61 feet. The result would be greater STAFF REPORT Page 6 separation and green space between buildings than exists today. (See attached existing and proposed building graphic.) 6. There would no impact to the property to the north, as the separation between the two buildings would be over 100 feet. Approval of the site plan & variance is subject to the following conditions: 1. Subject to staff approval, the site must be developed and maintained in substantial conformance with the following plans, unless modified by the conditions below: • Site plan date stamped May 31, 2018. • Grading plan date stamped May 31, 20187. • Landscaping plan date stamped May 31, 2018. • Building elevations date stamped May 31, 2018. 2. Prior the issuance of a building permit, a final landscape plan must be submitted, subject to staff approval. Landscape plan must meet all minimum Zoning Ordinance requirements. The trees on the east side of the site shall be preserved if possible during construction. 3. The property owner is responsible for replacing any required landscaping that dies. 4. Submit a copy of the Nine Mile Creek Watershed District permit. The City may require revisions to the approved plans to meet the district's requirements. 5. Compliance with the conditions required by the city engineer in his memo dated July 3, 2019. 6. Building plans are subject to review and approval of the fire marshal at the time of building permit. Deadline for a city decision: October 1, 20 19 DATE: July 3, 2019 TO: Cary Teague — Planning Director FROM: Zuleyka Marquez, Graduate Engineer RE: 6950 France Avenue - Development 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 survey revised 5/30/19, existing conditions, site plan, grading plan, SWPPP, and utility plan dated 05/31/19. Grading, Drainage, and Stormwater Mitigation I. The proposed plan includes full redevelopment of the property. Site drains to the west towards private property and eventually to an area of known flooding. Applicant is reducing volume of storm water heading to the west by the use of infiltration basins and an additional connection to the storm sewer line along France Ave South are proposed. 2. A final grade as -built survey and inspection will be required to verify compliance with the approved stormwater plan. 3. Provide hydraulic and hydrologic report. 4. Provide more detailed information for the retention system. Retention system engineer required to verify construction of the underground retention systems done per plan. 5. Confirm retention system is structural designed for Edina's 80,000Ib fire truck load and outriggers in parking lot areas. 6. Records indicate a sealed well onsite. Ensure well is properly sealed after project. Erosion and Sediment Control 7. An erosion and sediment control included on SWPPP. Street and Curb Cut 8. The applicant proposes to remove and replace the existing curb for the parking lot entrances on the north and west. A curb cut permit will be required. 9. Maintain sidewalk access during construction. (general note) 10. Construction staging, traffic control, and pedestrian access plans will be required. 11. Review fire access requirements with fire department. Consider truck overhang when proposing plantings. 12. Work in France Avenue ROW will require a Hennepin County Permit. Living Streets 13. Design sidewalks to meet ADA requirements. 14. Sawcut concrete sidewalk joints on public sidewalks. 15. Roadway Tight fixtures along France Ave shall be consistent with Canto Style fixtures. ENGINEERING DEPARTMENT 7450 Metro Boulevard • Edina, Minnesota 55439 www.EdinaMN.gov • 952-826-0371 • Fax 952-826-0392 Public Utilities 16. Applicant proposes to connect to the existing 6" water service along France Avenue South. A new sewer manhole is proposed near the southeast corner of the parking lot to connect to the existing sanitary sewer service. A sewer and water connection permit will be required. Apply for a sewer and water connection permits from public works for water and sanitary main. 17. A SAC and WAC determination will be required and Met Council and City REC fees will be calculated from the determination. Other Items 18. A Nine Mile Creek Watershed District permit along with a private maintenance agreement for the infiltration basins may be required; applicant will need to verify with the district. 19. The ingress easement adjacent to the west property line may need to be amended per the item 12 on page I of 2 of the Land Title Survey. 20. Additional permits from Hennepin County, MDH, MPCA, and MCES may be required. ENGINEERING DEPARTMENT 7450 Metro Boulevard • Edina, Minnesota 55439 www.EdinaMN.gov • 952-826-0371 • Fax 952-826-0392 STAFF REPORT Date: June 17, 2019 To: From: Cary Teague, Community Development Director David Fisher, Chief Building Official Subject: Site Review and Setback Variance for New Bilding at 6950 France Ave. Information / Background: 6950 France Ave will be a new building. The building will be required to meet the State building, plumbing, mechanical and accessibility codes. Based on the site plan provided three accessible parking spaces will be required. There are two on the site plan now. All the accessible parking spaces require an access aisle. This could reduce the numbers of parking spaces. City of Edina • 4801 W.50th St. • Edina, MN 55424 Architecture Field Office 2200 Zane Ave N I Minneapolis, MN 55422 www.archfieldoffice.com City of Edina Cary Teague, Community Development Director 4801 W. 50th Street To Edina, MN 55424 From Mic Johnson, FAIA Date July 1, 2019 Cary: At your request, we reviewed the Sketch Plan submission for the proposed Shoppes at Estelle development based on our experience working with the Greater Southdale Work Group to craft a physical vision for how their guiding principles may translate to the built environment. The resulting vision for development in the district is to create an enhanced human experience along existing major and new connector streets, with overall experience shaped via landscape setbacks, building step backs, a hierarchy of street typologies, transparency at street level, minimizing the impact of the car, and managing storm water as an amenity. The outcome of our collaborations with the Work Group is described in the urban design chapter of the Greater Southdale District Plan and resulted in the Greater Southdale District Design Experience Guidelines. The project proposed is located on a smaller parcel at 6950 France Ave S, and while it does not align with the Design Experience Guidelines in terms of overall building massing and mix of uses, we believe that the proposed project does demonstrate several positive attributes as it relates the creation of an active public realm, and exhibits general consideration for the neighborhood. Positive attributes of the proposal include: • Adherence to the 50' setback from France • A "four sided" architectural response • Screening of rooftop mechanical by the building's parapet • Creation of a rain garden within the 50' setback to daylight storm water • Use of natural materials and transparency at the ground floor • Consideration of connections to a future woonerf/West Promenade as adjacent properties are redeveloped Our specific comments on the proposed plan are as follows: • The height of the interior of building volume meets the Design Experience Guideline goal of 20' floor -to -floor at street level, which creates greater flexibility in building use. The additional 10 feet at the parapet helps to create a more substantial presence for pedestrians along Architecture Field Office France Avenue. However, this is only half of the desired 60' podium height as described in the Experience Guidelines. • The scale of the windows creates transparency to the interior, encouraging visual connections going both ways from exterior to interior. • Considering the low scale of the building, is or was there consideration for vertical expansion in the future? • Encouraging connections through blocks is an important part of the Experience Guidelines. Opening up and encouraging pedestrians to move through the blocks. In addition, by aligning with curb cuts across the street, in this case at the Galleria, will reinforce potential future mid - block crosswalks. Setting the stage for a strong connection to the location of the West Promenade will encourage the development of this new north -south connection as well. Site's development potential beyond the current proposal: While we understand that the design as proposed is allowed under current zoning code, we also know the City's zoning requirements for the district will need to be revisited in the future to better align with the Greater Southdale District Plan and Design Experience Guidelines. The following diagrams represent how small sites should be considered through the lens of the Design Experience Guidelines and the Typologies that apply to this particular site (Typology 1A — West Promenade/Transition to Cornelia Neighborhood / Typology 2— Cornelia Overlay District). 1. Better alignment of public realm with Design Experience Guidelines: The building plan could shift to the south a bit to better accommodate the landscape strategy set forth in the Design Experience Guidelines along France, as well as east- ' west connections that align with existing curb cuts across the street. The dotted red line in the diagram at left represents the building shift of the existing proposal. ENJ Pedestrian Connection Oon000000aor>a E1 ©_ a 0 The proposal as presented includes two athittdure sidewalks along France avenue — the existing 5' wide one along the curb, as well as a new, wider one closer to the buiding. We suggest eliminating the one next to the street to allow a double row of trees and berming along France to enhance the pedestrian experience according to the Experience Guidelines. Additionally, in our diagram, the proposed building has been moved approximately 10 feet south (which we know is in conflict with existing zoning) to create a stronger east -west connection along the north side of the site between France Avenue and the future West Promenade. In this scheme, on grade parking for four cars would be lost to create more green space. Architecture Field Office 2. Consider the future evolution of the site: The yellow shaded areas represent a general massing plan that could sit above the proposed retail and parking, adjacent to the Promenade. Parking could be allowed facing the promenade, but as parking requirements are reduced over time the retail parking may become partially infilled. As an example, the 20' floor -to -floor height of the first could be extended over the site of the existing surface parking to. accommodate 2-story townhomes klitecteefacing the new West Promenade. Below -grade parking, which although has cost implications, ultimately creates long-term flexibility for the building owner and accommodates change in support of a changing district. The yellow shaded areas in the section Nonain0 I at left represent additional floor area and step backs on the west side of the • I OnGrade Parkinpfor0.etatl i �' France Ave property as called for in the Experience WestPrmnerede `eemwGr.dePokk�Vfuf"ou'iGuidelines. The light grey and blue shaded areas, and unshaded area, represent the proposed building and on -grade parking. The dark grey area represents potential below -grade parking that supports housing above. As noted above, with a potential parking need reduction in the future, the ground level parking (with building above) could be infilled on the west side to face the new West Promenade. Thank you for the opportunity to review. Please let me know if you have any questions. Mic Location Map Heatherton Trt G t Aa'\ \\ \ r 3 ra N L. \ \ Bristol & Maveile '`) Park ,7 70mstW Q) Hazelton Rd Edina, Hennepin, MetroGlS I .__2013 swthda e Ge 69thStW Gaileria Galleria Galleria © WSB & Associates 2013, © WSB & Associates TheCITY0f EDINA 1 in = 376 ft W-+E May 14, 2019 Map Powered by DataLink Location Map — ant r•r•—. Ch;' k t. 4 jp,,/ ,;-.5•"- 4:-..'Vi. j•i'• ,-,•,'-' . •71 -0 . i --.•-‘,1:-.s;' . f.,-40... - - :1 ‘'''''..-,' ..r. i, . Au, 1 Zi`;‘,.: • ri 4 :11: 1[11— 1'4 L•Ait .1- 14, • 1, r 7111c I Cr t -"" - .1 - 14:1' '1" ,1,1114q_•#,' 'Arr:r %•- •• ' •ILZT" NI 1 •17"-".. (1.7, ter* r-7_71, IA1 et . ; 7:: - • - a • lv r.r-A- A *4"; • , - • 0 441042....t; 0: t k , --lar41_ 1 ,16 4411411a r , • •• • •• ato A • "•• ••• •••• • 7." . .•. -r- Fr 'I. I •S r —..114.144 .1 I 1.• ' - - C.", 1,ft- tiersior f...1 A:a r ; tr`r• it• 4 , I. • • _ _ • 1,1 a I #;It' "I .0 !4- ' or r z • r•si,• • o'k" r >7, r Vet- • —11 - • ; "oltoo 1. r . •• • • ; . r-- r 41 114 _ - r' ) 171 , tro, - " 7.4-01• * • F-;z:', F . , ,-,•! '1 . LI* L .111ke___ (7. gibin =- • "o' • • 174, • r— ' 4o. r 0. ' t . +I ,f` e 4. • 1 - " • ••#* 7 • derW. - • 4 .4i' NO ,deot` >;.„,...‘ 4e .414 *• = (4°.(t4igir 4 , If:Tt I op, irarag • r- -Leo "-' 4_1 77) _ !- • rp?r, • . • „. 1171 .1 i-5- ‘,. Fit , I • v • ""' %INV). L.* 1,v__"4" 7/Q1ssoClatel rrT OLVPJSB &PAssociates 20-11 • . -01404 k `ottori‘i „ • • * • • I Gfibz?":11)±,i- 7,71 t Fdina Hennepino-MetFo.GILS • gity3of4dtri, y„ , L. The CM ot FDINA 1 in = 376 ft W+E s May 14, 2019 Map Powered by DataLink Zoning Map 0 1E: i; 0 -c 7 ,T) 17 70 th Stir! Hazel on rid Edina, Maiegtik, kl@akrA121] 20131 69th St IN © W&§ggockti;@ ffsil% 0 WM &n§g§cdde45 The Ci 1 Y 0 t EDE\ A Zoning *Fe, R-1 R-2 PRD-1 PRD-2 PRD-3 PRD-4 PRD-5 PCD-1 PCD-2 PCD-3 PC0-4 Li Li 1 POD-1 POD-2 RMD PID PUD AP D PSR-4 MDD-4 MDD-5 MDD-6 1 in = 376 ft W+E May 14, 2019 Map Powered by Datalink rn O W 0 O S �o J GCS at stelle 6950 France Av. So. Redevelopment Retail Building May 31, 2019 Overview: The existing multi -story office building at 6950 France Av So. is at the end of its useful life. Our team is proposing redevelopment of this highly visible property with a new retail building that fits the city's vision for an energized France Avenue experience. No rezoning is needed. Development Team: Developer/Owner: Luigi Bernardi, dba Arcadia on France, LLC Architect: Edward Farr Architects Civil / Landscape: Loucks At A Glance: Site Area: 43,594 sq ft / 1.0 acre Zoning: PCD-3 Proposed Redevelopment: New 10,000 sq ft single story retail building, 30 ft high. Proposed Parking: 51 Stalls plus 11 Proof -of -Parking stalls. Street Rooms and the Enhanced Pedestrian -Oriented Public Realm: Our small site fronts the France Av, spine on the east; and on the west it backs up to a future 'West Promenade', a north - south woonerf style Living Street conceived in the draft edition of the city's Design Experience Guidelines. Those guidelines call for buildings along France Av. to be setback from the curb 50 ft to allow for an engaging pedestrian -oriented experience. We have designed an energized urban landscape in this active zone to promote pedestrian engagement, including visible storm water management features, pedestrian plaza zones with bench seating, decorative lighting and select plantings to achieve an inviting and interesting face along France Av. We are encouraging our tenant prospects to participate in this front yard engagement as well, by possibly providing outdoor furniture display items that could integrate with our plaza space. A future 'West Promenade' could offer an interesting shared circulation experience when enough adjacent redevelopment occurs to create such a public way. 1 Building Design: The building design is purposefully Modern Classic style, featuring extra -large showroom windows for the tenants on all four sides. We have followed the guidelines to have `four- sided' architecture, maximizing glass on the facade and raising the roof height to 20 ft tall. The facade complies with the PCD-3 district requirements for exterior materials. It is clad in natural European limestone, with a slight textured finish and stainless steel accents. Energy efficient glass is in thermally broken aluminum frames. Door hardware will include distinctive door pulls. The parapet wall of the building has been extended up vertically to naturally screen the rooftop HVAC units. Setbacks: The redevelopment complies with all but one setback requirement. Our variance request is for the north building setback from W. 69 1/2 St. ROW; where we are approx 16 ft to the building. Note that we are improving the south building setback significantly (35 ft vs 14 ft now). We are also converting the northerly row of 11 parking stalls that are partially within the W. 69 % St ROW, to green space with landscaping; and designating those stalls as proof -of -parking. Vehicular Access: This property is mid -block between W. 69th St and W. 70th St. The primary access and egress are from a short public way named W. 69 %2 St, which only serves southbound traffic along France Av. Northbound traffic is prohibited from turning into W. 69 % St due to the median separator. The property has been granted ingress and egress easements through the Kinderberry Hill Child Development Center, 3950 W. 70th St., located southwest of the subject property. Further, as part of this redevelopment project, we will establish a small ingress and egress easement through the BMO Harris Bank property, 3905 W. 69th St., located northwest of the subject property. This new ingress and egress easement will connect our parking lot entrance to the end of the W. 69 % St. ROW. Parking: 51 parking stalls are proposed, plus another 11 proof -of -parking stalls, to meet the 62 stall total required for Retail buildings <25,000 sq ft. A bike rack will be provided to encourage ridership; and an EV charging station will be provided. One small format loading berth is also provided. Site and Building Signage: We will have one freestanding monument sign along France Av, meeting the 100 sq ft size limit. Tenant wall signs will consist of individual backlit letters mounted onto a rectangular back panel that uniformly fits the wall module on the facade. Directional signage for internal circulation will be ground mounted signs on posts. Traffic Study: A traffic study will be conducted for the new development. By comparison, the existing use is a 28,000 sq ft office building vs the new use of 10,000 sq ft retail space. Utilities: The property is already served by water, sewer, gas and electric. Storm water management will be significantly improved by the addition of an underground storm water treatment system for water quality and rate control, in compliance with Nine Mile Creek watershed requirements. The front yard will feature a visible and educational storm water treatment rain garden. 2 Community Benefits from the New Project 1. Re -energize this tired site with greater pedestrian participation and building transparency. 2. The old office building is outdated / obsolete. The site is ready for a fresh, new development. 3. Embraces the Street Room concepts of transitional building scale on the west side of France Av. towards the Cornelia and building mass / height appropriate for the neighborhood adjacency. 4. Promote sustainable design strategies, such as visible / creative storm water collection, energy efficient construction and lighting, possible rooftop solar and an EV charging station. 5. New rear yard parking setback allows for future implementation of the West Promenade woonerf-type living street, per the draft Design Experience Guidelines. 6. Brings high -end retailers with engaging storefronts to the France Av. corridor. 7. Significant improvements to storm water management. 8. The redevelopment uses existing utilities and roads in the community. Urban planning considers this good stewardship to reuse existing sites with current infrastructure. 3 Development Questionnaire What this is: A brief questionnaire to help community decision makers understand how this development aligns with key focus area of sustainability that ensures both developers and the community Tong -term value. Why? Through the 2014 Visioning process, environmental stewardship is one of seven strategic focus areas. Vision Edina's Environmental Stewardship states: "There is a growing awareness of the impact that the built environment has on the natural environment, and the individual and collective responsibility we all have towards good environmental stewardship. Community residents and stakeholders believe that Edina can take an active and ambitious internal and regional leadership role in promoting more comprehensive recycling, smart building, and energy efficiency practices. These themes couple well with the parallel benefits in smarter urban planning, increased transportation options, and application of technology." Questions Answers Sustainable Design & Energy Have you utilized Xcel Energy's Energy Design Assistance and/or Centerpoint Too small to qualify Energy's Builder and Developer programs for this development? Will the buildings meet SB2030 energy goals and/or will they be Energy Star Not SB2030; possibly EnergyStar* certified? If not, please share the steps you are taking to support energy conservation. Will you be optimizing the roof by installing a green roof? No Will there be any renewable energy generation on site? No Will there be purchase of renewable energy credits (RECs)? No Comments: *Our project is only the 'shell' building enclosure —tenants will be individually responsible for their own tenant improvements, including HVAC & Lighting. **We are trying to see if we can include rooftop solar instead of a green roof. Managing Water What percent of the property is pervious surface before the redevelopment? What is the percent post development? 77.66% 79.77% What new services will be pervious? (i.e. Sidewalks, driveways, overflow parking) None How will the landscaping support the natural ecosystem? (i.e. Rain gardens, % native plants, % bee friendly pollinator plants) See comments Comments: Over 60% of the selected species are native to North America and many of them are pollinator friendly. Infiltration basins are used to allow water to filter through the ground and into the groundwater reservoirs. Managing Tree Canopy What percent of the property is covered by tree canopy before redevelopment? What is the percent post development? 16% 15.5% Will you be replanting/replacing trees at least four to five inches in diameter to positively impact the tree canopy (ordinance requirement is only 2.5 inches in diameter)? No* Comments: *We are saving seven trees on the site which range from 6" to 36" in diameter. Over Development Questionnaire i Managing Waste Will a recycling service be provided to all businesses on site? Yes Will an organic (i.e. food waste) recycling service be provided to all businesses on site? Only if a food service tenant Comments: We do not anticipate having tenants that prepare or serve food. Sustainable Transportation Will there be bike parking near main entrance for guests? Yes Do you have EV Charging Stations for owners or guests to use? Yes Will there be parking spaces provided for car -sharing vehicles to reduce the overall number of cars? Possible, but not likely* Comments: *Small retail buildings aren't good candidates for car -sharing trips, since customers drive individually, and there aren't enough store employees working same shifts. Over auI 0 U) 0 D c 0 > Q 0 0 c 2 LL 0 LC) 0) CO enuonv ODUald punownos Arm' A-reit VII *tiff/iv:a 01441140/.4.1.41_04, z Migil se ie.tt,; . 0 5 -J -r wn O- w 5 69th-1/2 Avenue 20 40 SCALE IN FEET PROJECT BENCHMARK tRob�� `•igifi sere BENCHAURN TOP NINOF HYDRANT LOCATED NEAR SOUTHEAST CORNER OF SUBJECT PROPER,, AS SHOWN HEREON, ELEVATION. VI. INCVD 391 PROOF OF PARKING NOCRGROUNDMPRTRATON I, IOW. 34• PERFORATED CAP WITH I2I HEADERS OCR NV.563.00 MIL.442.30 INFILT.TION BASIN L•B4B.RT PROPOSED BUILDING OSURE IOLSTIONMER MONUMENT SIGN PATIO V3 PERGOLA EAT WALL END) ID 5, O AT u1CH INTO SIDEWAL50M.1 SITE PLAN LEGEND Oaa•w.. •..ry STANDARD DUTY BITUMINOUS PAVEMENT ..I HEAVY DUTY BITUMINOUS PAVEMENT T'I PARTING COUNTS OC Gopher State One Call LEGENDI • • I O xu�r0ING 0 CATCH 3ASIN STORN HOLE FLARED END SECTION ]SANITARY MANHOLE HYDRANT GATE VALVE POST INDICATOR VALVE WATER MA VHOLE/WELL LIGHT POLE POWER POE ELECTRIC MUER GAS METER TELEPHONE PEDESTAL SIGN BENCHEVIN SOIL BORING 1uE PARKINC STALL COUNT ACCESSIBLE PARRWOSTALL STORM SEWER SANITARY SOOT AERMAN -�- SANITARY SEWER SERVICE WATER SERVICE UNDERGROUND ELECTRIC UNDERGROUND FIBER OPTIC UNDERGROUND GAS UNDERCROUNO TELEPHONE OVER... UTILITY FENCE CHAIN LINK FENCE CONCRETE CURB RETAINING WALL CONCRETE NO PARKING BUILDING CONT UR SPOT EOATON WRECTION OF PLOW TRU LINE PARKING LINE BUILDING SETBAO LINE PR GENERAL NOTES I. MINNESOTA STATE STATUTE REWIRES NOTIFICATION PER 'GOPHER: ...PRIOR TO COMMENCING ANT GRW INS, EXCAVATION OR UN 1. THE CONTRACTOR HALL FIELD VERIFY LOCATIONS ANO MYAT.. UTILITIES AND TOPOGRAPHIC NANRES PRIOR 10 COMMENCOIWT CONSTRUCTION ACTIVITY, THE CONTRACTOR SHALL NOTINTHE FF r DISCREPANCIES OR VARIATIONS FROM THE PLANS. 3. THE PRECAUTIONS NECESSARY TOAD DAh,CF TO DJACENTPROPEERTI DURING THE CONSTRUCTION Pt PROJECT. THE CONTRACTOR WILL BE HELD RESPONSIBLE FOR ANY U OELP PROPERTIES OCNRRING DURING THE CONSTRUCTION PI PROJECT, OSLOWS TO CONTROL THE MOVEM ENT°, Oen NECESSARY. .AN'ING T., Of THESE DEVICES SHALL REAPPROVED OT' IOrt TOPLACEMfNT. TRAPFC CONTROL DEVICES SHALLCOMORM APPROPRIATE MINNESOrA oEPARTMEMOF,RANSPORTADON STAR 5 IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTS. PR. IDLE FORI ON THE CONTRACTOR 0E INCLUDING SANT. of ALL COMPLETELY AND NOPER) PfRFORAIANCE OF THE WORK. THIS REWIREMEM WILD APPLY CON AND NOT BE LIAIITED10 NORMAL WORKING HOURS. THE 0Of 5151TT OF E THE 00005FORMA0010 NOT .TENDECO. RENEW OVINE ADEQUACY OF THE CONTRACTORS SAFETY MOSURE THE CONSTRUCTION SITE. R. OZTR EGENNIU000NfiRURS�THE SOMTRACTOR SNAIL NTT. REC IRemeNNnaESYsJANACEMENNT PRACTICE5i.= AN L'OTL ANO THE DETAILS SHOWN ON THE OETA5 SHEERS, OF THE PROJECT O. CONSTRUCTION PERMITS, APPLICATIONS AND FOS ANTHEM., THECONTRACTOR. 4. EENTRANCFS AND RFQUIRSJ.IEN,S Of STATE IONS TO CITY ;GREETS STN. E TE AND IS LOCAL NRISUONS THETHE I SHALL Of RESPONSIBLE TREErM I. AND PATCHINGASHALL EPERFO EO PEE THE IOF THE O,, ALL TRAFFIC CONTROL SHALL BE PROVIDEDBYTHE AND SHALL REESTABLISHED PER THERE/QUIRE/ANTS OF THE /A NNE5) OF TRAFFIC u[W�sSAIAND GFI NCLUDE ALL ICNAGE,BvDES5HERMD NAGGERS PURtIC STREETS SHALL BE OPEN TO TRAFFIC AT ALL TIMES. T.ADIUST ALL EXISTINGSTRUnu5s, BOTH PUBLIC AND PRIVATE TOT GRAOESwHERE DRTUROfD000MPLY WITH ALI REQUIREMENTS FfETFFCcIG.FADED nCEKTEMES RalMNS OR TRAFLOADNG. )LOWING TOPOGRAPHY PROVIDED VIOL/CO ASSOCIATES, TOPOO DATED 01.14/14. I S.THE CONTRACTOR MUST HAVE A CITY LICENSE. MA CITY RIGHTAF.WAY PERMIT IS INJURED PRIOR TO WORKING WIT i \; § >§] \©_)\� �� ] k {2 )|\ )\\ . \ - ] » \ o m ƒ § §§ a \') \\\ \! - /I o ( ( m 0 • co , ol ,3 ! - ) CL ix3 kk n Z Q f _ } { E. f b a 4 m 2$ EZ H 1» §/\\\}�%mm$ �) / 5 >> §oc==z(;//@z 0> ( 0 D0 §/Rƒ\\/[22J± °5 g 0 CI) CD emom==o=c=e ea a 11 \\\\\\\$\\/ &@ i Q. f > / \ C..)\ \© | t / : /( EL � g f! o ^\ } ... .,. a9 , 2 ;HITECTS LOUCKS INC. LOUCKS INC. .IGLE DRIVE 7200 HEMLOCK LANE, STE 300 7200 HEMLOCK LANE, STE 300 55344 MAPLE GROVE, MN 55369 MAPLE GROVE, MN 55369 i0 PHONE: 763-496-6753 PHONE: 763-496-6753 CONTACT: ZACHARY WEBBER CONTACT: PAUL KANGAS SIGNTLINE FRANCE AVENUES _ FRANCE AVENUE 1 % «& , a !§a « ,1 ;_ ) \ I e .0$ 9AV GOU&J3 - ' • j . ,1 % - '-- 4• 5• -- fit-17 - - k ,brif„ , on1•ii ,e, cl ".7.7'.!. [ I , ,,,,,,,,,,,,,,,,,,,,,,,,,,, , Z`a..,,,N ' lit il , il .1-1-'- z's, 34 -..."- I 4,,...r. N,,,,,•aa,.. :•• ....I. :i-L..I- ,... / 1 . _- g g .:-_-1 .... @ k........ c, „ -..,......„ ,.. 11\ I;E• ..:,...„ !; '1-11-1---1-1:91 • ,,,L' o '..f I , \ , -1 •-i.-,.,) \ \ -... • s A 1 h I --I 12.1-------'-----1 . r.- Ina •-n a m.. ,..•.,.._..4.._„:,..—• La0•3111+0 Mi IMMerl anal ..Li tl- IP I ,-.MAIIMV•Vare-s-, T k ‘ % • \ \ , \ • , 1 ...-i: ._ 11 N ,1 I-----i i • , L., 1.000.rteeei go • - e -ceg 214i g diiielhi aaa al aka,' 9 ••• ••••••• 44°,4 r- tf N > z 17. ce 0 LI < 5 - 'NJ —r- VAV OWES& I 11 f — • • : Tcy- )7.711 L •, 41,41 W4:1 • ° • 9 11 p.1 • as 2 VI 8'Hofillii 0 1000-00.00.0.6E o :,1—u .f.2 1 !4; trwogm.a..a.011.W „ *OS 'GA V GO 1.413 Es,,6 8'1 i 1=iaL NUIL g bi 0 VW 1,4316S. ES3.3 OxiPnt "--0.2.1`=„7=—• ig it- ree 1011 , ,,m HID ggF2H6`6T.S. 7 1 - I \\: \ \ \ 4 1,11.51e.W.M,W r 5 0 Ell 'OS •an y GOuoJ_I no., ;, y '' _J-�.,- - ,- e- a � i 1 I-1 IE I I:3 ;a GI, €° Y s fY. °^ mob. .%wb l •j :> zil - \a:v..v.x�.�ay..��l:ea.,a�o. or :v va�ovao.....es.....�.I 'ems .21 ,_ •�� // ! i�l E— '�( IvI—I O O \ I°i �\�`1'f °'s b1 I I �r FF \ 8(— r l "'. -' 'I E F,, 1 it a --- e . — -,_ i - - - 5 IOI VT\ -.,D S. n\" \ I F6 l ! ,•.L. , 1IF 1 I ~ h I .'s I Ij�I I 1 f E pe'eeyoq,au',�t 7 - CC �` \ ,,, \s, \ -fi r. e \ c\_.._\\\N i) g, i' I� i kJ 1 0 I L 1 r 0 m 1- 1- s_ lit » » » »—A ix,rcsn mva .ev,iw.�T ` I .._.._.._I 1 , tmsltar. I.E bW[,c[,seo 1, f1fflffffli l 3 og .any aouoWJ is414, iz7� Ia �s rinr��r1 ov n'�3mv on +vsv auzittv SO p..11 1 g ;1' 5 1 " = g009,C000Loee a t 1 5 1 '1116 Tc i El „ -‘ „ .4, . Ili ..„14__,, ••,, •,, P. •,,, li CP ' . . , ( 4, I! (Y. a ---F . 1 , 1 \ 2,.. i _,,,,,,sent, n corns ssno tip boa lanurn 55.33 . LI---' ' ‘'. '' '.. ... • ,9 I. i co ! • 114 i `-;< I C..) i 'cC r . i 'C.' I CC !.---- i iiiIIii ! ) i !I i Is is i a roma 1,1 j /-70r1:111'1,011176V3 =MOW 't fli aar W3d Y3 AWY.LWYS. 1 L _ DX rIt181..1.1.0 .P1 \ \ \ \ \ \ \ \ 1 ..Y......-.=ww1."="zwY,WrW1=M=Wer.YYW....W.dr.WW,C=1...Y.WY,....WWWWYWY.Y.Y.WYWYPW=r..Y1=trYWWWW,HWYYSISOYW.I.Www=wwwww, . W,,W3 WY1,1,1J,LIVO OGY.WW161,510WW. NI °V, /102 VISO WWWWd 6 g ij il 4811111-WWII! I I u 2 z aEzss 82.,2n6152L2?,Et 6 g E 1.1.1 il 1111 11 rig10.00zeonlvoa ir . , .• 7 VI \ ( gi I — 'OS '041v aouaid o s \ P§ 6 o. a El 3 „ 0 wo4A8 ;4..1 5 g - 11 I I I I I I 1 1 1 id 'OS ',9Alcl GOLIOJJ I 1' —1=7— - ---_---_--It - ,.,... —_, c‘• 1 ,. , ,. „••••, . ,,,,-i.. A • 1 t; I x• .• ,..if-• 1 ,,, t '..,1 t•• .• 1 • '„.' :- --::. .. :., .1%--.7,-,,,.--,,„,„_,,___ ..__77,1.,":::.,_____ v..- MIL 11 1l , AS' i ,,--,,, , • j •,•4.' t_ ,-t-----T:r---- 0 \ I .,.. g u 6 f; g tqe 00.0.0 u U 0 D II -'I I ®®®®oas oo #t+iIiilffl�11 3 •oS •GA y aOUDJJ r ;15 6 6 0 6 6 4 6 0 d 6i 6 88 •;• -" 58 r•i LIJ.ItIRNAROI 6 PROP, MANACER ENGIN. SWVIT 6 I. 8 5 -2 F-7 x d s 8 d 6 ,T4g e 30 6 2 . - s _ ; t 102 - -E- 8 / !,5.1 • 842 682 58 55 854 558 NAME OF WATER NOM E`. PRHABRICAIED CONCRETE WASHOU SILT FENCE. ISTANDARD, EROSION CONIROL SNNKEL 3 144,15,1,44'15.1,33P.V1,003,,939RI,StOn. 13.4 CL02/;75[1,--, a • 111 1111 11 6 1 1 11I1 •f.t4 OS 8Ati GOLIOJJ hi 1 1.411 I I I / 1151T I 1.,1 I rn mcnn sfin / . I t \,\ : UTILITY STRUCTURE SCHEDULE 8 = - I 7 *-- ; 2 -.7 _ , 11 vt s 1- 3 a a a 3 :9g 3 , 2 ... „....-".,V3 gg 3 • g • g • g = 3 m i .3,' . 8 ROTANICALNAME AurkeemmirAumum4 i .... g i I 1 < = ' Z F 1 -I .t 1 • i i A g 1 -.- OC)00 0 9 0 3 i = 0 2 8 0 e,000 3 1 g 1 a ';') 'ig t ilil A ' z3`G'brE,^Eini.2.:,;6 1 ---?N„---7---7 —J R0000000 Zris2,11,0 11.1ak*CAr • 000011000 k141:1141 4 NI N f NA ltgiVIVASE VIA 0 61.12 /CU :,"=1.1 a z TREE INVENTORY Reason for Exemption Located in stormwatr basin Located'sstormwater baaat Located in stormwater basin Located near strtnwater basin ! s k . Located In bolding ped Located in building pad \!f!.20.00;72ma tig 1133 W 4 Removed Removed 7!!!!-"'.6a. ; § „ ; SS S 8aaa£ ,:;;l,�,:;,, ,2; |m«!!;=«-_M_,.l= . | 7/. . . !`!�]. 4,„ 2,-,-.....2;„ ZERO TREES A ®V zea Lll CC I ) ..,,,, liz, itFt° -, .2 z. ...- II . $ (t-ci a) 7? = .-,-,:=. a g 11 -(S I 1 I '6 71 -11,' i i , • . 2 9 , W 0 H z w D ' Z Z - -- - _ „....::: -= < OM MM. Onn OMM WOO am @ \ - i i 0 i _ '- 1 (CT I I ...,,, -,....„ ..._ .,, - , -, R- cr i. I „ 34. ,.).,N • 1. .>-., ." , , 4 4 • I.„ 4 cac; ft t g I .„ _ , .,!)_,, --.„, 21 —I. r 0a 0 >- ..71 1-2-- co z __ c, E rf, c• I c:•.;• 5 --I 0- w — Ji Ti 111, IF FRANCE AVENUE ....,.,.___ \ _ _ ....„..., _ _ — /9 r ,....... I - - .,.- ...m. ,...,. OM OMB OM. OMB ma OM. OMB OEM DN \ \ \ 2 CC ' \. \ I / CC < \ \ \ '' \ \ 0 z Z > w W CC F- NM 0 lrf I, 6 l02.5 c g m .`gnrY� 2 ,-, j <, e -+ iS \ N b CV 8 .Ys e G'J - � a+-' aN '' T i Z try<; °a nE£3i uSg G F Ai '] W F o c mW tOW F E -i .Q W Lg.) � y w w s a '- y m $ azz (370 F le MEM Z � r .. jJR-S F ¢ oa a arCI CUi NCLOSURE NORTH I Ell'-i y - z E.uFA I o ¢ w W W � W N >Z w •-N N(7 ¢a ZZfLy NYC Zd ZI7 11 h � W W zz LLo ow u. ZOZ �¢ 2 21 W F O O� N W t�f/ld>�(7 J �.0 QD il l N n v vi b n a i MEM t! Wyay a y ¢ z" TRASH ENCLOSURE EAST ELEVATION _ 1 TRASH ENCLOSURE WEST ELEVATION IwN i wy 1 i \ 8 O� I LLLL n ent Name ant Name _ .0 .a� - - —? 1 --- ., J % j4 O o , TRASH ENCLI u --e 3 a N � V1 -_1 SEE 1/A3 FOR TYPICAL NOTES Tenant Name— -E co z w H.,..,e ` i C z? M �f O m O Hq 0 0 0 I �4 i1 @ lig �^ - � wi w w=+tea E �— r �- b o5 gh �r Q 0 �b �b gb 41 t o .e, WV s[o59o'o2NC/s A.014p40Wnw, 3s7nd'l • ...0 0310N SV:01.3S W 1- i� W �-- z Q z_ W PAGE 1 OF 1 bWC/bL/Sd1U 1 3 1 ¢ 1N3aL:A9 P.1.e40 9wawwo3 aieo q AONVS 1AS emei0 AA s .. AAA , a a..:: a a a a, a A a, A... a, a aino33yatsaawno . s a, a.. a re Location Summary i Label � I Y I Z i Orient I Tilt 24 00000FvF5272 0 Z E E u1 Aerial Photo looking East Aerial Photo looking North Aerial Photo looking South CONSULTING ENGINEERING TRAFFIC FORWARD Technical Memorandum To: Cary Teague, City of Edina From: Max Moreland, PE Date: June 26, 2019 Re: Traffic Assessment — Estelle Site Redevelopment Purpose of Report and Study Objectives A redevelopment of the site at 6950 France Avenue in Edina, known as the Estelle Site, is proposed. This redevelopment would convert an existing 28,000 square foot office building into a 10,000 square foot retail development. This technical memorandum presents a high-level traffic analysis of the proposed development. The primary purpose is to determine the amount of traffic to be generated by this development and how that compares to the existing traffic at the site. The assessment will also forecast the anticipated traffic impacts to two of the surrounding intersections as well as include a review of the site layout from a traffic perspective. A site plan dated May 31, 2019 is attached for reference. Conclusions The changes in land uses represent the swap of an office building for a retail building. Using standard trip generation data for the retail building and comparing it to existing trip counts at the office building, the expected changes with the new development compared to the existing development are: • An increase in total daily trips by 230 trips. • A decrease in total a.m. peak hour trips by four trips. • An increase in total p.m. peak hour trips by 16 trips. 41 Though the trip generation for the site is anticipated to increase, the site is not forecast to be a high traffic generator. No significant operational impacts are anticipated for the surrounding roadways and intersections due to trips from this proposed development. One SE Main St #204, Minneapolis, MN 55414 0 888.232.5512 0 www.SpackConsulting.com Spack Consulting 2 of 7 Estelle Site Redevelopment Traffic Assessment Site Characteristics The site is located at 6950 France Avenue. The main access point to the site is on France Avenue, but due to France Avenue being a divided road, only southbound traffic can enter the site and exiting vehicles can only head to the south. To provide access to vehicles going to/from other directions, ingress and egress easements will be given to access the site via the BMO Harris Bank with access at 3950 70th Street and the Kinderberry Hill Child Development Center with access at 3905 69th Street. The existing site includes a 28,000 square foot office building with 80 vehicle parking stalls. The redeveloped site will include a 10,000 square foot retail building with 51 vehicle parking stalls with proof -of -parking for an additional 11 parking stalls. Trip Generation The traffic forecasts for the site are based on the data and methods published in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition. The ITE Trip Generation Manual is a compilation of traffic data for various land uses from existing developments throughout the United States. In addition to the ITE forecasts, vehicle trip generation was collected for the existing site. Using cameras at the site access points, the vehicle trip generation for a 48-hour weekday period was collected in June of 2019. Averaging the two days, 425 vehicles entered the site and 425 vehicles exited the site over a 24-hour period. Adjusting for cut -through traffic, 37 vehicles entered, and 37 vehicles exited the site specifically for the office building in a 24-hour period. The property owner noted the existing office building is roughly 50% occupied. Based on this information the collected counts were also doubled to reflect the full occupation scenario of the existing land -use. Table 1 presents the ITE trip generation for both the current and future land uses for the site. It should be noted, only the raw trip generation is presented in Table 1, without reductions for pass -by or internal trips, to present a direct comparison of trip generation. One SE Main St #204, Minneapolis, MN 55414 0 888.232.5512 O www.SpackConsulting.com Spack Consulting 3 of 7 Estelle Site Redevelopment Traffic Assessment Table 1—Total Trip Generation Comparison Description (source) 50% Occupied Office Building 28,000 feet2 (Traffic Counts) Daily Trips Entering 37 Exiting 37 A ' ea Entering 7 ' our Exiting 0 Entering 4 - • Exiting 7 Fully Occupied Office Building 28,000 feet2 (Doubled Traffic Counts) 74 74 14 0 8 14 Office Building 28,000 feet2 (ITE Trip Generation - 710) 136 136 28 5 5 27 Retail 10,000 feet2 (ITE Trip Generation - 820) 189 189 6 4 18 20 Net Change from Existing Full Occupation 115 115 -8 4 10 6 It can be seen in Table 1 that the measured trip generation for the office building is significantly less than the ITE estimates for the office building. This is expected as the building is only 50% occupied. This is also the case under the full occupation scenario (two times the existing counts). Comparing the trip generation forecasts for the retail to the existing office traffic counts (50% occupation), the retail building is forecast to generate just over 300 daily trips more than the office building currently is. The a.m. peak hour volumes are forecast to be approximately the same while the p.m. peak hour volumes are forecast to be higher. A portion of the raw trip generation shown in Table 1 for the retail site can be classified as pass - by trips. Pass -by trips are those vehicles already on the roads which will stop at the development site in the future. For a retail building, it is estimated that approximately one- third of site trips will be pass -by trips. With that, the new daily trip numbers for the retail site would be closer to that of the office building but still higher. Table 2 lists the new trips for the retail site, factoring out pass -by volumes. One SE Main St #204, Minneapolis, MN 55414 0 888.232.5512 0 www.SpackConsulting.com Spack Consulting 4 of 7 Estelle Site Redevelopment Traffic Assessment Table 2 — New Trip Generation Forecast Description (source) Retail 10,000 feet2 (ITE Trip Generation - 820) Net Change from Existing Full Occupation Daily Trips AM Peak Hour Entering Exiting Entering Exiting 125 51 1 4 -10 2 2 PM Peak Hour Entering 12 4 Exiting 13 -1 Intersection Impact Analysis To see the impact of site trips on surrounding intersections, vehicles need to be distributed from the development throughout the roadway network. A trip distribution pattern for trips going to/from the proposed development was developed based on volumes of surrounding roadways. That pattern is: i. 10% of the generated traffic to/from the west on 69th Street ii. 25% of the generated traffic to/from the north on France Avenue iii. 10% of the generated traffic to/from the east on 69th Street iv. 10% of the generated traffic to/from the east on 70th Street v. 35% of the generated traffic to/from the south on France Avenue vi. 10% of the generated traffic to/from the west on 70th Street Because of the location of the site, it is anticipated that most trips to and from the site will use the France Avenue access point. Access to 69th Street or 70th Street will not be intuitive and will therefore likely only be used by regular drivers to the site, most likely employees. Additional U- turns are expected at France Avenue & 69th Street as well as at France Avenue & 70th Street due to the divided roadway. Protected left turn phasing at the signals at these two intersections does provide for those U-turn movements. Using the trip generation and trip distribution, new trips for the retail development were routed through the following intersections: • France Avenue & 69th Street • France Avenue & 70th Street Pass -by trips were also routed through the network. Pass -by trips are assumed for this analysis to all be going along France Avenue. The total site trips are shown in Figure 1. One SE Main St #204, Minneapolis, MN 55414 0 888.232.5512 0 www.SpackConsulting.com Spack Consulting 5 of 7 Estelle Site Redevelopment Traffic Assessment Figure 1— Redevelopment Trips AM Peak Hour Site Volumes a o 0 0 0 0 tr— PM Peak Hour Site Volumes P ,.... 2 \ ( 0 J4,) t,''' .-- a 0 --- •-- r ! 1" 0Oil f — • 'l i 1~ f 7,1�(.. 'i�(" \, Nrao Daily Site Volumes ono �i • 1`' \/ r k ... 37 ---► ►— ,- 00 0 13 --, :.- 13 0 � \ v . ,. 1 i \�f s--- i, 7 7 n As seen in Figure 1, the highest hourly volume increase for any intersection movement due to the site traffic is seven vehicles making southbound through movements at France Avenue/70th Street in the PM peak hour. That equates to an increase of approximately one vehicle every eight minutes for that movement. Based on these volumes, none of the surrounding intersections are anticipated to be significantly impacted by site traffic. One SE Main St #204, Minneapolis, MN 55414 0 888.232.5512 0 www.SpackConsulting.com Spack Consulting 6 of 7 Estelle Site Redevelopment Traffic Assessment Parking Review As previously mentioned, the redeveloped site will include 51 vehicle parking stalls with proof - of -parking for an additional 11 parking stalls if required. Using the Institute of Transportation Engineers (ITE) Parking Generation, 4th Edition, the expected parking demand for the 10,000 square foot retail building was reviewed. As retail is heavily influenced by seasonal changes and the day of the week, multiple parking demands can be calculated for the development. Table 3, below, shows the 85th percentile and average peak period parking demands for these scenarios. Table 3 — Total Parking Demand Comparison Description Average Peak Period Parking Demand Non -Friday Weekday (December) 38 vehicles Friday (December) 40 vehicles Weekend (December) 46 vehicles Non -Friday Weekday (Non -December) 26 vehicles Friday Weekday (Non -December) 30 vehicles Weekday (Non -December) 29 vehicles As Table 3 shows, the average peak period parking demand ranges from 26 vehicles to 46 vehicles. The 51 parking stalls provided by the proposed development supplies sufficient parking for all of the average peak period parking demands. Based on these conditions no additional parking, over the 51 stalls shown in the proposed site plan, should be required. If parking capacity begins to be exceeded on a normal basis the addition of the 11 proof -of -parking stalls can occur. Also, with the dose spacing of the adjacent developments, and the shared parking accesses, additional off-street parking stalls are located within 500 feet of the proposed developments front doors providing additional overflow parking if ever needed. Site Plan Review The current site plan for this development, which is attached, was reviewed from a traffic perspective. • Car Circulation: The number of access points to the site will remain. One-way circulation will be present throughout the main parking area. Appropriate signage and striping will be needed to convey the one-way circulation. • Truck Circulation: A trash pickup area is located on the southeast side of the parking lot. Truck turning paths should be checked to ensure collection vehicles can navigate to and from that area through the parking lot without impacting parked vehicles. • Walking Paths: Sidewalks are proposed around the entire building connecting into the sidewalk along France Avenue giving good pedestrian access to the site. • Bicycle Stalls: Bicycle racks are proposed at the northwest corner of the building. One SE Main St #204, Minneapolis, MN 55414 0 888.232.5512 0 www.SpackConsulting.com Spack Consulting 7 of 7 Estelle Site Redevelopment Traffic Assessment • . ADA: Sidewalk curbs near the three accessible parking spaces will need to be sloped to ADA requirements. • Electric Vehicles: One electric vehicle charging station is located on site. One SE Main St #204, Minneapolis, MN 55414 0 888.232.5512 0 www.SpackConsulting.com Greater Southdale District Plan building, a one -acre indoor public park, all in a superblock with few internal streets, but with many pedestrian pathways. in the late 1980s, Centennial Lakes was developed on a 100-acre site, also with a pedestrian focus. The focal point is a 25-acre park with a 10-acre lake, integrating a mix of moderate -to -high density office, residential, entertainment, and retail uses. These two innovative and nationally -recognized developments are prologue to the future evolution of the Greater Southdale District, not only for their innovation in development and site planning, but perhaps more so for their innovative public -private partnerships to achieve community benefits while responding to market realities. The Greater Southdale District Today The existing land pattern comprises primarily superblocks with an assortment of uses — mostly multifamily residential, commercial office and retail, and office, in separate buildings. In a few areas there are newer multi -level buildings with a mix of uses, such as ground floor retail in multifamily residential buildings, reflecting the priorities of the previous comprehensive plan to create more interaction between uses. However, the predominant pattern is still auto oriented in terms of layout and scale, limiting bicycle and pedestrian circulation and activation of the street. The Planning Process: How we got here. In the years following adoption of the 2008 Comprehensive Plan, it became apparent that the City's planning policies did not provide adequate direction for the evolution of the Greater Southdale District. People desired some degree of certainty and were not finding it. In 2015, as a result of a redevelopment proposal at 7200 France Avenue, City Council requested a Work Group be created to develop a tool for the Planning Commission and City Council to use when evaluating Comprehensive Plan amendments and physical changes in the Greater Southdale area. The Work Group initially considered issues related to future land use and urban design for parcels along the west side of France Avenue. As the Work Group deliberated on the issues and influences within the primary study area, they also looked beyond, first to whole of the Greater Southdale area, and, to better understand the neighborhood to the west and traffic patterns, and they studied the corridor westward along 76th Street and 77th Street to determine how it might be aligned with the potential of the Greater Southdale District. Using the citywide Vision Edina, developed in 2015, and other citywide policy documents as a foundation, the Greater Southdale Work Group created an in-depth vision for the future of the Greater Southdale District. Their process included first preparing Working Principles and Supporting Questions to shape the dialogue about how proposals for change might fit the District. Later, with the assistance of design consultants, the Work Group produced Re -Visioning the Southdale District, a graphic vision for preserving, energizing, and adding development in the area. With its comprehensive approach to placemaking, this document demonstrated the many ways land parcels and development might interact. Re -Visioning the Southdale Greater Southdale District Plan — Adopted December 18, 2018 Page viii District was added to the guiding references for preparing and reviewing development proposals. Out of these explorations came Design Experience Guidelines which organize and explain the facets of district - wide structure and development -specific urban design considerations. They stress the importance of experience as a product of the form and scale of the public realm and adjoining buildings. The Work Group translated the design framework into the Greater Southdale District Plan, addressing the broader needs of people of different life stages, income levels, and abilities, and the economic opportunities inherent in compact and more complete communities. During the three -to -four-year planning process, the Greater Southdale Work Group comprising primarily residents, but also including business/property owner interests, most of whom are residents of Edina, met twice a month, sometimes more frequently, to research, explore, deliberate, propose, refine, and recommend directions. All their meetings and work sessions were open to the public and included a public comment period. In addition, the Work Group delivered many progress reports to the Planning Commission and City Council. There were also two Open Houses that were attended by dozens and dozens of citizens and business people. There was general consensus regarding the need to shape and manage the growth and changes in the Greater Southdale District, including the concept of placing additional development densities and mixed land uses close to transit, as well as the emphasis on a high -quality public realm and private development. Concern was expressed by some residents regarding the specific locations and types of development along the transitions in the areas west of France Avenue. At the same time, others were concerned that the proposed District Man needed to be more assertive in seeking change to adequately address potential increases in traffic and parking demand and housing choice. Housing affordability was also identified as a concern or an objective. Greater Southdale District Plan - Adopted December 18, 2018 Page ix Vision and Aspirations The Work Group prepared a Vision Statement as well as their Aspirations for transforming the Greater Southdale District with expanded public parks and publicly -accessible gathering opportunities, community services and facilities, cultural and entertainment venues, a well -designed mix of housing types and affordability -choices, and expanded employment and shopping opportunities. The Vision Statement and Aspirations are not just an introduction to the District Plan. They are an articulation of the values that give direction to the District Plan's goals and policies. These declarations illustrate that the District Plan is not so much a blueprint, but rather a compass. The District Plan is a guide to evaluating options, for making choices and decisions, and for taking actions on future change in the Greater Southdale District. The Vision Statement and Aspirations state: "This is what we want." The key organizing statements of the Work Group's Vision Statement are: ■ We envision a vibrant, forward -looking and people -filled Greater Southdale District, organized around dynamic streets, engaging parks and public spaces, and well -conceived and enduring buildings. ■ We welcome change on our terms. ■ We envision innovation leading to extraordinary places and experiences. ■ We're embarking on 50 years of well -paced steps, with each one more clearly blazing the path toward the future of the district. The eleven Aspirations in the District Plan elaborate on and explain more fully the desired future experience for the District. Renew and Repurpose: Goal and Policy Redevelopment Framework What will the Greater Southdale District be like in 10 years, 20 years, the next several decades? The Greater Southdale District is the largest mixed -use area in Edina. The District includes a wide range of office/employment options, destination and specialty retailing, restaurants, entertainment/ hospitality facilities, major medical/health care services and facilities, a significant array of housing choices, and high- quality green spaces, most notably in the Centennial Lakes development and the Edina Promenade. The recent decade has seen a dramatic increase in development activity, mostly in the residential sector, but also in new commercial -retailing, entertainment/hospitality facilities, and medical/health care services, primarily in locations dominated by large parking lots. This infilling has been characterized by multi -level buildings with parking structures, many poorly -designed and limiting the potential for an active and pedestrian -oriented street. As the Twin Cities continue to grow in population, Edina's Greater Southdale District is expected to continue to be a major focus for accommodating this growth. Edina's population is growing as well, with interest by young and old alike, individuals and families in being in active urban environments with a high - quality public realm, a concentration of services and amenities, and a diversity of housing types, tenures, Greater Southdale District Plan — Adopted December 18, 2018 Page x and affordability. Additionally, Edina's continued aging of its own population will bring increased development pressures to the district as these residents choose to leave their home but not their community. The development community is responding with new apartments for young singles and couples and with new senior and assisted living facilities near medical and other community services. Contemporary expression of building forms, coordinated with landscape improvements, create attractive transitions from private to public realms. The Greater Southdale District Plan proposes to use this new growth to help expand access to a great living environment, access to employment, and access to improved and expanded social and physical infrastructure. The District Plan provides a framework for decision -making by the Edina community to continue to accommodate this market demand and development interest by building on past successes. Moreover, this District Plan integrates social, economic, environmental, and urban design perspectives into that decision -making process, to enable the Edina community to make sustainable choices about the changing Greater Southdale District. Chapter 4: Renew and Repurpose: Goals and Policy Redevelopment Framework describes core elements of the District's evolution and is organized into eight sections. While the eight sections are devoted to specific topics, it is a comprehensive and cohesive whole. In successful community building, everything is connected to everything. Together, these eight sections convey guidance for change and growth in the Greater Southdale District, to facilitate progress toward an environmentally and economically sustainable future. Together, they provide the basis for informed choices and decision -making by elected and appointed City officials and community stakeholders to facilitate the evolution of the District aligned with the vision and aspirations articulated in this District Plan. 4.1 Economic Vitality and Competitiveness 4.2 Urban Design 4.3 Land Use 4.4 Transportation and Mobility 4.5 Parks and Public Life 4.6 District Services and Facilities 4.7 Sustainability 4.8 Water Resources Following are the Goals, or desired outcomes, for each of these District Plan sections. The District Plan also includes Policies for each of these Goals which are more specific directives to achieve the desired outcomes. Greater Southdale District Plan -- Adopted December 18, 2018 Page xi 4.1 Economic Vitality and Competitiveness Economic vitality and competitiveness do not mean only business and job growth. True prosperity, i.e. a strong, sustainable, and resilient economy, is rooted in building on existing assets and business clusters, increasing opportunities for living -wage employment, and integrating that investment energy and focus into built and natural environments. The Greater Southdale District has an enviable past as a tremendously vibrant and successful suburban mixed -used district. However, the future requires a different model of renewal and investment, one based on intensity of activity and accommodation of movement other than personal passenger vehicles. Unique Experiences Economic Vitality Goal #1: Offer unique experiences for living, playing, working, and learning, and memorable public places for civic and social gathering for multiple generations and diverse populations. Influence of Trends Economic Vitality Goal # 2: Respond to the significant forces and trends influencing the future of workforce and workplace, technology, retail, housing, and transportation. Health Care Economic Vitality Goal #3: Retain health care, medical facilities, and medical technology as primary activities and will, where possible, expand those facilities to best serve the community and the region. Learning and Entertainment Economic Vitality Goal #4: Include learning and entertainment activities that catalyze new development and accommodate interests of a more diverse district and community population. Mobility Economic Vitality Goal #5: Offer mobility hubs connecting to worker populations and providing more robust connections within the district, i.e. embrace improved transit as part of mobility modes as a competitive advantage. Economic Engine Economic Vitality Goal #6: Enhance the Greater Southdale District's significance to the Edina community as a center of jobs, retail opportunities and other services, and importantly, as a vital part of the city's tax base. 4.2 Urban Design Community building involves balancing social, economic, and environmental needs and priorities. Great communities are designed and orchestrated so that individual private and public developments work together to create cohesive blocks, neighborhoods, districts, and memorable places. Urban design direction, based on continual improvement of the daily experience for residents, workforce, and visitors, produces higher quality buildings that inspire, as well as parks, public Greater Southdale District Plan — Adopted December 18, 2018 Page xii The Work Group prepared the following Vision Statement as well as their Aspirations for transforming the Greater Southdale District with expanded public parks and publicly -accessible gathering opportunities, community services and facilities, cultural and entertainment venues, a well -designed mix of housing types and affordability -choices, and expanded employment and shopping opportunities. The Vision Statement and Aspirations are not just an introduction to the District Plan. They are an articulation of the values that give direction to the District Plan's goals and policies. These declarations illustrate that the District Plan is not so much a blueprint, but rather a compass. The District Plan is a guide to evaluating options, for making choices and decisions, and for taking actions on future change in the Greater Southdale District. With the Vision Statement and Aspirations, the Greater Southdale Work Group is saying: "This is what we want." Greater Southdale District Vision Statement We envision a vibrant, forward -looking and people -filled Greater Southdale District, organized around dynamic streets, engaging parks and public spaces, and well -conceived and enduring buildings. We anticipate transformation through a 50-year arc of innovation, collaboration, and new introductions, expanding on ideas that set a path of invention more than 50 years ago when the Daytons-first imagined a shopping mall as a center for the community. In all of this, we see that the best measure of success will be experiences people share in the Greater Southdale District. We welcome change on our terms. Our vision shapes inevitable growth through a healthy mix of uses, intensities that fill public spaces with human activity, and compatibly scaled buildings, streets, and transitions. We imagine new promenades that bridge nearby neighborhoods with the life of the district, where those seams become places of lasting value. We imagine beautiful outdoor spaces for play, socializing, and respite while accommodating the functional needs of new development. We envision innovation leading to extraordinary places and experiences. As new development is introduced, we recognize that new investment must be matched by efficient, progressive, and sometimes pioneering district infrastructure. We imagine new civic facilities throughout the district, drawing together the whole of the Edina community and becoming special focal points for the new neighborhoods of the district. And when we collaborate to create these places and experiences, benefits are directed to the community and to our partners so that, together, we all succeed. We're embarking on 50 years of well -paced steps, with each one more clearly blazing the path toward the future of the district. We aim to achieve evolution through guidance that delivers community benefits as a natural outgrowth of great private development. We imagine a new way of considering "fit" that starts with people and the spaces they will occupy. Our vision requires imagination, forethought, iteration, not a small amount of courage, and truly constructive dialog. But it's only through those actions that we might fully realize an evolution perpetuating the vision that sprung from a farm field to become an Edina icon. Greater Southdale District Plan — Adopted December 18, 2018 Page 9 Aspirations Aspiration #1 Imagine Greater Southdale District evolution organized around human activity, with vibrant pedestrian -focused streets, beautiful parks and public spaces, and endearing and enduring buildings where: ■ A sense of invention is expected from new introductions, both public and private, that build on the district's spirit of innovation. ■ Its role as regional and local center for living, shopping, working, learning, entertainment, hospitality, and medical services is enhanced. ■ Other Edina neighborhoods, near and distant, benefit from investment in the district and the evolution of each parcel. ■ Investment in the public realm is reflected by a commensurate investment as private parcels evolve. ■ Public and civic services accommodate a growing and diverse district and community population. ■ Transitions at the district's edges recognize compatible use and scale and neighboring uses are perpetuated on their terms. 6 .0 A walkable public realm is based on the shape and size of the spaces between buildings, and creates the place where civic life plays out. Aspiration #2 Make the Greater Southdale District the model of healthy urban living where: ■ The district's form encourages healthy living habits, particularly through walking. ■ The design of buildings and spaces, both public and private, attract the widest possible range of the district's population. ■ Storm water is a valued resource by making it part of the experience of the district. Greater Southdale District Plan — Adopted December 18, 2018 Page 10 ■ Emissions and pollutants are mitigated through the introduction of significant tree canopy and limiting idling vehicles on streets, creating a more inviting walking experience along the district's streets. ■ Sustainable solutions result in a stock of healthy buildings that compel healthy activity for their occupants. ■ Public features mitigate impacts of non -local infrastructure, especially to contain the ill effects of adjacent highways. Aspiration #3 Invent sustainable infrastructure matching the district's sense of innovation where: ■ Mutually -supportive and forward -looking infrastructure is the norm, looking beyond baseline utilitarian functions of a single site to create a broadly supportive district infrastructure. ■ Infrastructure aligns with the creation of public space in the district, sharing space and resources that result in compelling, attractive and high -functioning civic spaces. ■ Care for and perpetuation of public infrastructure anticipates daily human activity in all seasons. The design of this stormwater collection and treatment facility in Lincoln, Nebraska, provides beauty and landscape for public enjoyment. Aspiration #4 Create neighborhoods of activity within the broader mixed -use patterns of the district where: ■ Logical boundaries based on reasonable walking distances are established, with major streets as seams binding the activity of each side into an inviting and accessible public space. ■ Focal points of public activity are found within each neighborhood. ■ Key community services and facilities are present and help define the fabric of the District. ■ Core services are delivered within each neighborhood or in an adjacent neighborhood. ■ Neighborhoods are linked along street and park corridors highlighted by visible human activity. Greater Southdale District Plan — Adopted December 18, 2018 Page 11 Aspiration #5 Offer a spectrum of living opportunities integrated through the district where: • Housing orients to a variety of income levels and household types. • Ownership options constitute a significant portion of the living opportunities in the area. ■ "Missing Middle" living opportunities (duplexes, triplexes, side -by -side or stacked townhouses, rowhouses with multiple units, and small buildings with four to six apartments) allow a broader range of Edina residents, workforce members and others to consider relocating to the District. • Buildings for living strongly orient to the public spaces of each neighborhood within the District. Aspiration #6 Expand significantly the number and extent of parks and public spaces where: • Opportunities for the introduction of another large signature public space complement the programming and activities available at Centennial Lakes. • An extension of the Promenade to Strachauer Park links neighbors and activity to the district. ■ New promenades on the East and West edges of the District create movement corridors for pedestrians and bicyclists and serve as vital places for a transition between neighborhoods and the District. ■ Parks and publicly accessible spaces are clearly visible and directly accessible from the public realm. • Spaces for visible human activity and occupation, either public or publicly accessible, occur on every block. This mid -block connection in Vancouver, Canada, includes an innovative footpath and bench design to create a mini -park. Greater Southdale District Plan — Adopted December 18, 2018 Page 12 Aspiration #7 Encourage district evolution based on incremental change and the creation of a great pedestrian experience where: ■ A basic framework of streets and blocks encourages pedestrian activity and well -considered buildings. ■ A rich variety of public or publicly accessible spaces are woven into the experience of the district. ■ Sites and buildings support a pedestrian experience first, with storage of cars considered last. ■ Development on each site links to adjacent streets and to neighboring sites to create continuous, safe, and inviting pedestrian experiences. Aspiration #8 Build (or plan for) a street network encouraging pedestrian movement across and through the district where: ■ Walkable block lengths are the baseline framework for development. ■ Enhanced and more frequent street crossings facilitates pedestrian movement. ■ Wide landscaped boulevards encourage pedestrian activity and create a distinct district signature. ■ Community corridors within and extending well beyond the district enhance bicycle and pedestrian access while accommodating vehicle traffic on pedestrian terms. A woonerf, or low -speed passage for cars, bikes, and pedestrians, provides a safe shared environment for movement. Aspiration #9 Imagine transportation in the district where: ■ Cars are not the focus and streets accommodate more than vehicles. ■ Major streets balance access and mobility. ■ Some streets serve as community corridors, linking to other community destinations with features that allow for movement in addition to cars. ■ Transit is a baseline service, both within the district and to non -Edina locations. ■ Transportation recognizes trends, including autonomous vehicles and a time when parking structures aren't needed for public parking Greater Southdale District Plan — Adopted December 18, 2018 Page 13 Aspiration #10 Expect the delivery of high quality, well -designed buildings and sites where: • Spaces on sites are considered for people first, including connections between sites; then the ways structures are placed; and then places to store cars are found. • Visible human activity is prominent and integrated at every site. • People are brought to the streets via major building entries oriented to major streets. ■ Storm water remains visible as an amenity, allowing it to become a central part of the experience of each site. Well -designed sidewalks and entryways provide a seamless welcoming and safe environment. Greater Southdale District Plan -- Adopted December 18, 2018 Page 14 Aspiration #11 Frame development guidance for evolution where: ■ Development review includes the desired experience, not solely quantitative thresholds. ■ Accommodation of adjacent and near parcels are considered in the evolution of a single parcel. ■ Early reviews focus on ideas, patterns and relationships, not specific and engineered plans, with that part of the review process based in dialog, not presentation and reaction. ■ Demonstrations of quality and especially quality from a long-term perspective are baseline considerations. Collaboration leads to a superior result, with the community's expectations dearly framed as part of the deliberation. ■ Flexibility is not a right, but rather the natural by-product of a fair exchange for benefits, collaboration, and quality in development. Dialogue, a sketch plan, and consideration for context is the foundation for a rnore transparent and collaborative development review process. Greater Southdale District Plan — Adopted December 18, 2018 Page 15 3. District Profile Overview To be relevant and meaningful, the vision for the Greater Southdale District must address the current realities of conditions in the district — and what is forecasted to change. The purpose of this chapter is to provide an overview of these existing conditions and forecasted trends that impact the future of the Greater Southdale District. This includes: • Description of the study area and summary of building and land use conditions (more detailed analysis of these is included in the Land Use section) ■ Summary of past planning efforts and policies in Edina with implications for the Greater Southdale District • Demographic summary of current and forecasted population ■ Economic summary of the district (more detailed analysis is included in the Economic Competitiveness section) ■ Summary of trends and challenges impacting the Greater Southdale District. Introduction The Greater Southdale District plays a unique role in the City of Edina and Twin Cities region. • Concentration of jobs, residences, traffic, and activity. Attracting residents, workers, customers, patients, visitors, and others from throughout the region, Greater Southdale District is a major destination. • Role as economic engine for the city and region. The economic impact of this area is significant, particularly in terms of sustaining the tax base for the City of Edina. • Meeting diverse housing needs of the population. Greater Southdale District has a variety of diverse housing types that meet the needs of Edina residents, and are not generally available in many areas of the city. • Retail and services hub for the community. In addition to its role in the regional economy, Greater Southdale District meets the needs of the community for retail and services, with the capacity to evolve for changing preferences. • Capacity for growth and change. The Greater Southdale District has been an evolving area since its inception. It has more capacity for growth and change than many other areas of the city. Study Area The Greater Southdale study area covers more than 850 acres of land, including the 76th Street/77th Street corridor extending westward towards Highway 100 which was added later in the Work Group study process. The Greater Southdale District itself is bordered on the west by development along France Avenue South, on the east by Xerxes Avenue South, on the north by MN Highway 62, and on the south by Interstate 494 and Minnesota Drive. This area is known throughout the region as a shopping and employment destination, with a concentration of retail and office uses. In addition, there are multiple apartment buildings, condominiums, senior living facilities and other residential and mixed -use development. Figure 3.1 shows the study area. Greater Southdale District Plan — Adopted December 18, 2018 Page 17 Figure 3.1: Study Area for Greater Southdale District Plan Greater Southdale District Plan Edina, Minnesota Greater Southdale District Plan — Adopted December 18, 2018 Page 18 Base Map November 2018 eBOLTON & MENK KWTY:-1.5C N,31,7‘11:11. Existing Plans, Policies, and Studies Edina Comprehensive Plan (2008) The 2008 Comprehensive Plan serves as the city's primary policy document guiding future growth and change, until replaced by the 2018 update. The 2008 plan initiated the process to complete small area plans for targeted areas for growth and change, including part of the Greater Southdale District. The plan also established goals for affordable housing, pedestrian and bicycle networks, and park renovations. It discussed transit potential in the city, with many options impacting the Greater Southdale District, given the high concentration of housing and businesses. These goals and ideas are part of ongoing discussions as part of the 2018 Comprehensive Plan update and the Greater Southdale District Plan. Living Streets Plan (2015) The City's Living Streets Plan provides guidance on street design, traffic calming, bike facilities, landscaping, and lighting. It also includes best practices for community engagement during a street design process. Based on road classification, it sets standards for road cross sections, multimodal facilities, and design features. The intent is to provide for multiple modes of transportation, reduce environmental impacts, and to focus on quality of life aspects and community identity. Streets should be safer, healthier, provide more choices, and have economic and environmental benefits. This applies to virtually all Greater Southdale District streets. Affordable Housing Policy (2015) Edina passed an affordable housing policy in 2015, focused on maintaining a diverse population base and providing housing choices for people living and working in the city. It set in place requirements on providing affordable units as part of multi -family developments with 20 more units requiring rezoning or a comprehensive plan amendment. The requirement was set at 10% of livable area within a residential development being classified as affordable for a specified period of time, though it is possible to waive the policy if another agreed -upon benefit to affordable housing (such as a fee in lieu) is provided instead. Although goals for affordable housing apply citywide, opportunities for large scale (20+ unit) developments are primarily in change areas such as the Greater Southdale District. The Affordable Housing Policy contains additional requirements, including specific income limits for rental housing and maximum sales prices for ownership housing. For rental housing, both incomes (adjusted for family size) and rental rates (adjusted for bedroom count and including utilities) are updated annually by the Minnesota Housing Finance Agency (MHFA) and published at mnhousing.gov. For ownership housing, affordability is tied to levels set in the MHFA's "Startup Program" (first-time buyer), with maximum sales price updated annually. The Edina City Council reviews all elements of the Affordable Housing Policy annually. Park, Recreation, and Trails Strategic Plan (2015) The main focus of this plan was to identify ways to make Edina's Park and Recreation amenities multi - generational, serving all residents and encouraging socialization. The plan includes specific needs for system improvements that could be incorporated in park improvements within the Greater Southdale District to better serve residents. Greater Southdale District Plan — Adopted December 18, 2018 Page 19 Vision Edina (2015) In 2015, around the same time that the Greater Southdale Work Group was created, the Edina City Council adopted VISION EDINA—Strategic Vision and Framework, the outcome of a broad -based community engagement and visioning process: Edina holds a well-earned reputation as a city of choice. It is a model of a successful, mature, and progressive urban community, that strives to lead in a modern and evolving world. We maintain our heritage and attractiveness, and afford our residents the highest quality of life, while actively embracing the future. VISION EDINA describes key features that define Edina's future, as well as stating strategic focus area, issues, and actions. VISION EDINA is the key foundation element for the Work Group's explorations for the Greater Southdale area. Defining features of Edina identified through this included: Inclusive and Connected, Built -to -Scale Development, Sustainable Environment, A Community of Learning, and Future - Oriented. Metropolitan Council System Statement (2015) The Metropolitan Council's system statement for Edina is a guidance document for how Edina is expected to grow as part of the larger region, particularly focused on the regional system topics that are under the Metropolitan Council's purview: transportation, water resources, and regional parks and trails. Area system statements classify communities based on the expected level of growth and change they will see prior to 2040. These numbers are goals, not mandates — and can be modified over time if growth rates differ from what is forecasted. As part of this, Edina is designated as an Urban community in the metropolitan area. Edina's Urban designation guides new growth with an average density of at least 10 units per acre, with higher densities (10-60+ units per acre) around transit. Mixed -use development, affordable housing, and transit -supportive design are encouraged. The Metropolitan Council projects the City of Edina to grow by about 11,800 people, 7,500 households, and 3,800 jobs by 2040, a substantial percentage of which could be accommodated in the Greater Southdale District. The need for affordable housing was also considered, and a goal of about 880 units was set for Edina — many of which could be accommodated in the Greater Southdale District as well. Greater 5outhdale District Plan — Adopted December 18, 2018 Page 20 Figure 4.6: Concept Illustrating Gateways and View Corridors 1p Gateways • Franceizsve. and W 78•••• St. • Yeri.,..A.ve. end 7E St.rEdintorou ch Way • Francek. ano Hwy E2 • Xerxes A.ve. and H wy • Exit from H viy 18(} at li"1 1E7' St, • Exits from Hwy E2 at Valley View, France Ave. and XerAes AVE • bV€Siand ork.Ave. 44 View Corridors StreetRooMs • France .4nue • 4`ork.Avenue to Hwy E2 EF:" St. • W 7C, St. tetv.'eenthe Corn n.eighborhood and Richfield 10 Sly nature Pul?lic Realm (CentralSpine) • Centennial Lakes to Fred Richards Park • Centennial Lakes to the Promenade Greater Southdale District Plan — Adopted December 18, 2018 Page 54 Figure 4.8:Concept Illustrating Potential Green Roofs and Green Streets Greater South dale District Plan — Adopted December 18, 2018 Sketch Plans: A revised Sketch Plan scope should give consideration to limiting submittals to: • Site Plan demonstrating relationships to District features and adjacent and nearby parcels; ■ Street level floor plan(s) addressing interactions with the street and public realm spaces; • Plans and other illustrations depicting public or publicly -accessible spaces proposed as part of the project; • Cross -sections demonstrating relationships of uses and forms at key locations within the site and, especially, at locations that demonstrate connections to adjacent and nearby parcels; ■ Elevations demonstrating key form relationships and, especially, ways in which the proposed building interacts with the public realm; ■ Conceptual approaches to accommodating water use, waste generation, energy utilization, and stormwater accommodation, particularly where new or innovative approaches might be proposed; Development program descriptions highlighting general intentions for use and activity proposed for the project ■ Accommodation of personal passenger vehicles, shared vehicles, and building services, including patterns of circulation that show precedence for pedestrian movements ■ Alternative configurations that might be considered to achieve greater community benefits, improved design, or enhanced function; and • A diagram describing benefits of the proposed project for the community that might be achieved in each configuration. 8-C. Update the development review processes and regulations to promote a higher level of predictability and certainty for new development through clear and objective standards, while also providing discretionary review with reference to design experience guidelines as a way to facilitate flexible and innovative approaches to meet requirements. 8-D. Adopt Design Experience Guidelines with development standards for the design and configuration of buildings including building form, facades, heights, setbacks/build-to lines, stepbacks, frontages, landscape/open space requirements, pedestrian orientation, and connections, impacts on adjacent and nearby properties, and relationships to gateways and view corridors, as well as to roads, parks, and other infrastructure development. 8-E. Consider application of a community benefits review for new introductions, including contributions from new development to offset costs of providing new residential and non- residential users with new public assets, especially parks and public spaces, including consideration of whether developments should be granted concessions for providing needed new public facilities directly.' District Management Urban Design Goal #9: Perpetuate the Greater Southdale District by close and consistent attention to the public realm and the needs of people living or working in or visiting the District. 9-A. Investigate the need for and feasibility of a mechanism to augment the City of Edina maintenance and enhancement of public rights -of -way and the public realm. 9-B. Consider methods of enhancing District hospitality and safety, advocating for aesthetic improvements, and promoting and expanding District business activity and public events. Greater Southdale District Plan — Adopted December 18, 2018 Page 70 Figure 4.17: Proposed Transition Zones Greater Southdale District Plan Transition Zones ® BOLTON & MENK no-s Edina, Minnesota fB .1- atf L..71 EP4 01 u jimp:=. 1-1-1 7-1 =1 - (:),L I H.1_111-11:-= /4, 3ra-4 L74117: 01 t 7: ff_Ej Legend 0 i=tsdyfi. Transition Guidance Core FaZel.. Transition Future Land Use 1---1 Low Density R esidential LI Low DensityAttached Residential [11 Medium Density R asidential High Density Residential Greater S outhdale District Residential Office Residential ! Office eigbot ood Corn merdal f, —7 Comm unity Activity Center no Industrial Open Space and Parks Public/Semi Public Regional M edical CIty Limh lkek• 0 1,-BDO 1 Fest a h 2_11-1.1- 1,1111 October 2018 AAA A AA A AA A AAL A A AA A A AA, AAA .AA.A 4, AAA AA BLOOMINGTON Greater Southdale District Plan — Adopted December 18, 2018 Page 96 AA —AA AAA A) A.AAA A AAA AAA* A AAA A AA A. A AA A A * A AAA AA A A AA A A.a AA A, J1. A A At A AA A AA A • A • A • A A A A At A AA A AA 4 A AA A —A. Potential Building Sites The diagram at right illustrates how the basic principle of a 200'x 200'grid can be applied nominally on potential redevelopment sites throughout the district without consideration of property line. It is recognized that land ownership will influence the ultimate form of the grid. Other considerations influencing block pattern: Building scale Public realm connections Connections through blocks Pedestrian -oriented street intersections The Space Between Buildings As a result of the 200'x 200' block pattern, the space between buildings becomes an important asset in shaping the overall sense of landscape and continuity of public realm throughout the district. Because the superblocks have primary responsibility for serving the vehicular traffic needs of the district, access to the smaller blocks for drop-off, service and parking can be planned to stay at the perimeter of a block, allowing for the spaces between the remaining block to be used for a network of green spaces that support the health and ail NI • �.\ • IBM 1 . E ■ Norm • DS N�; m Opportunities for the "Space Between" buildings to become places and connections to larger community pathways: • Parks • Pocket Parks • Recreation • Play Areas • Gardens Stormwater Management • Wetlands • Waterways N Greater Southdale District 1 Design Experience Guidelines page 9 March 5, 2019 STREET ROOM TYPOLOGIES A hierarchy of streets and pathways within the district is the framework for public realm development and related building form. Each street across the district has a role in how it serves pedestrians, bicycles and vehicles in connecting sub -districts, adjacent single family neighborhoods, and the overall Greater Southdale District and creating a unified sense of place. It is the intent that street typologies define the public realm experience: the space between buildings, dimensions of building setbacks from the street, heights of facades at the building face at the street and building step backs, where the facade of the building steps back from the volume of the street room. Transition Zones 1A West Promenade 1B West Promenade (South) 1C East Promenade 2 Cornelia Overlay 3 New Local Streets 4 Primary East-West Streets 5 Boulevards 6 Central Promenade Spine Street Room Typology 1: Promenades and Transition Zones Promenades are new woonerf-type streets on the west side of France Avenue and on the east side of York Avenue. Within this typology, there are several different variations for new building development in these important transition zones, responding to and respecting the context of adjacent single family neighborhoods. Street Room Typology 2: Cornelia Overlay Zone With the understanding that there is special sensitivity related to new building development near the Cornelia neighborhood, this is a special zone governing the design of the public realm/street room on the east side of France Avenue between the north side of 69th Street and Gallagher Drive. Buildings within this zone will be expected to maintain the east side of the France Avenue street room, but will be of a lower overall scale than new Greater Southdale District I Design Experience Guidelines page 18 March 5, 2019 Street Room Typology 1A West Promenade / Transition to Cornelia Neighborhood ;It 1 # .3' ' 1 Y sD 'L} J' ^ yam. S,; °. O, n1 VALLEYVIEW RD!%m FRANCE AVE. r 'w ' I>_j '� 4.2A�yit.i� t ri ' Aid , a,,; y � , i • ti itw�Ltt7` IS.L• . j uut ,51111 1 I A1� n 1 •l.' BARRIEtrR-��,D. YORK AVE .11 •� "fr jr ,� V L XERXESAVE. g$,T;‘S* F.ii.1 C: + - _Vitt „ , it t •1 i The sub -district to the west side of France between 69th and Parklawn is a unique transition zone within the Greater Southdale District. Any proposed developments within this zone should be approached with special sensitivity.This means that the street experience within that zone should be perceived as connected to the Cornelia neighborhood through landscaping and trees, and buildings that gradually transition in both height and function and use between lower intensity neighborhoods to the more commercially -focused district on the east side of France Avenue. Greater Southdale District 1 Design Experience Guidelines March 5, 2019 N The West Promenade, a new north -south pedestrian, bike and vehicle street/woonerf that accommodates service access, is envisioned between France Avenue and the Cornelia neighborhood.This new shared street is intended to provide service access to new developments along France (keeping vehicular traffic out of single family neighborhoods), and providing a new framework to support the transition from townhouses and lower -scale residential buildings on the west side of the West Promenade, to slightly taller buildings on the east side of the West Promenade. page 20 Street Room Typology 1B West Promenade Between Parklawn and Minnesota Drive South of the zone designated as Street Room Typology 1A (where the Cornelia transition area immediately abuts single family neighborhoods), the Street Room experience shifts to respond to its changing context. It becomes one that is more commercial in nature and in concert with the expected higher intensity in the southwest quadrant the Greater Southdale District. Greater Southdale District I Design Experience Guidelines March 5, 2019 As the West Promenade extends south into Typology 1 B, it continues to serve pedestrian, vehicular and service access. Uniform building heights on each side of the West Promenade are intended to support the transition from existing multi -family housing to taller buildings at the south end of France Avenue near the gateway from 494. page 22 5. Implementing and Measuring the Guidance Ten Things to Remember 1. Every new development begins with the 200'x 200' block, or some variation based on context. 2. Every block or building in a development will need streets to connect between buildings. Not all of these streets will need to accommodate vehicles, providing the opportunity for parks, plazas or courtyards —important parts of the public realm. 3. Buildings will not be greater than 200 feet in length, thereby minimizing the negative impact continuous walls can have on a comfortable pedestrian experience. 4. All streets are not equal.The plan outlines a hierarchy that is driven by the kind of experiences that are expected on these streets and how they facilitate an enlivened public realm. 5. Designated transition zones are about maintaining the quality of life in these areas without restricting growth in other parts of the district. 6. Promenades and East-West Streets are the bridge between single family neighborhoods, such as the Cornelia neighborhood of Edina and the west side of Richfield, to more intense parts of the district. 7. Street Rooms will intersect and overlap each other in many circumstances. At these intersections, lower building heights should prevail, giving the smaller scaled building precedence over larger scale buildings. 8. Building footprints above 60 feet in height are limited to 12,000 SF for residential uses, and 24,000 SF for commercial. 9. Within the first 60 vertical feet of a building, primary materials systems that are more traditional like brick, stone, glass wall systems are preferred. Above 60 feet, other materials such as metal wall systems within a larger curtainwall system, can be introduced.These baseline parameters should not be a deterrent to architectural innovation but rather are intended to serve as a measure of quality and continuity throughout the district 10.Transparency at the ground level facing the public realm is key to the individual experience and is a catalyst for how to activate and maintain a community -based approach to daily life and experience. Greater Southdale District i Design Experience Guidelines March 5, 2019 page 37