HomeMy WebLinkAbout2018_3_13_Meeting(998)Draft Minutes☒
Approved Minutes☐
Approved Date:
Minutes
City Of Edina, Minnesota
Heritage Preservation Commission
Edina City Hall
Tuesday, February 13, 2018 at 7:00 p.m.
I. Call To Order
Chair Birdman called the meeting to order at 7:00 p.m.
II. Roll Call
Answering roll call was Chair Birdman and members Moore, Sussman, Nymo, Blake, Mondry and
student member Sipes. Absent were members Loving, Kelly and student member Seeley. Staff
Liaison, Emily Bodeker, and Preservation Consultant Robert Vogel were also in attendance.
III. Approval Of Meeting Agenda
Motion was made by Moore and seconded by Nymo to approve the meeting agenda. All
voted aye. The Motion carried.
IV. Approval Of Meeting Minutes
Motion was made by Sussman and seconded by Moore to approve the minutes from the
November 14, 2017 Heritage Preservation Commission meeting. All voted aye. The motion
carried.
V. Community Comment: None
VI. Reports/Recommendations
A. Certificate of Appropriateness: 4518 Drexel Avenue-New Detached Garage
Staff Liason Bodeker explained that the Certificate of Appropriateness request entailed a new detached
garage, a rear yard two story addition, and a home remodel. She provided details of the proposal pointing
out that the new garage meets the design guidelines in the district plan of treatment and should enhance
the overall historic character of the Spanish Colonial Revival (Mediterranean) style. Ms. Bodeker
concluded that she agreed with Consultant Vogel’s evaluation of the request and recommended approval
of the COA subject to the plans presented and with the placement of a year built plaque on the exterior
of the new detached garage.
Applicant Present- Scot Waggoner, W.B. Builders
Motion was made by Moore and seconded by Blake to approve the Certificate of
Appropriateness request to construct the new detached garage subject to the plans
presented and with the placement of a year built plaque on the exterior of the new
detached garage. All voted aye. The motion carried.
Draft Minutes☒
Approved Minutes☐
Approved Date:
B. Certificate of Appropriateness: 4603 Moorland Avenue
Staff Bodeker asked the Commission to table the 4603 Moorland Avenue Certificate of Appropriateness
to the next meeting. The applicant needed to make changes to their initial submittal.
Motion was made by Moore and seconded by Blake to table the Certificate of
Appropriateness to the March 13, 2018 meeting. All voted aye. The motion carried.
C. 2018 Comprehensive Plan Commission Update
Staff liaison Bodeker informed the Commission that the update on the Comprehensive Plan is scheduled
for 5:30 p.m. at the March 28th Planning Commission work session. Due to conflicts with Commission
members, Bodeker and Vogel said they would attend the meeting along with any Commissioners that are
able to attend.
D. Discussion on 2018 Heritage Award Process
The Commission discussed ideas on what types of projects they would like to see nominated for the
2018 Heritage Award. Bodeker presented a draft press release that the Commission commented on. The
Commission also thought promoting the award on Nextdoor and making sure the City Council and
other Boards and Commissions were aware of the deadline/the award to help promote it.
E. Election of Officers
The Heritage Preservation Commission elected to postpone the election of officers until their March 13,
2018 meeting when more Commissioners were able to attend.
VII. Correspondence And Petitions: None
VIII. Chair And Member Comments:
The Commission thanked members Moore and Sussman for serving on the Commission. 3
Student member Sipes introduced herself. The Commission welcomed her to her first meeting and
asked if she had any questions on Historic Preservation.
IX. Staff Comments:
• Staff liaison Bodeker thanked members Moore and Sussman for their time serving on the
Commission.
• Bodeker reminded the Commission of the City of Edina recognition event on March 5th
at Braemar Golf Course.
• Bodeker announced to the Commission that the State Preservation Commission is
September 12th-14th and is in Winona. Commissioner Nymo said she is interested in
attending.
Draft Minutes☒
Approved Minutes☐
Approved Date:
X. Adjournment: 8:10 p.m.
Motion made by Blake to adjourn the October 10th, 2017 meeting at 8:10 p.m. Motion
seconded by Moore. Motion carried.
Respectfully submitted,
Emily BodekerEmily BodekerEmily BodekerEmily Bodeker
March 13, 2018
Heritage Preservation Commission
Emily Bodeker, AICP, Assistant City Planner
Certificate of Appropriateness: 4603 Moorland Avenue
Information / Background:
The subject property, 4603 Moorland Avenue, is located on the east side of Moorland Avenue, one lot
south of Bridge Street. The proposed Certificate of Appropriateness request includes changes to the front
entry of the existing home. The project also includes an addition in the rear of the home between the
existing house and existing detached garage.
The home, built in 1929, is a two-story Tudor Revival style. The proposed project will cover the existing
front entry. There is no change to the size of the front entry way. A 7’ 6” x 9’ 10” addition is proposed in
the rear of the house
Primary Issues:
The change to the front entry is the portion of the project which requires the Certificate of
Appropriateness. The rear yard addition will not be visible from the public street and therefore is not
required to be reviewed with the Certificate of Appropriateness.
The proposed project will use materials to match the existing home.
Preservation Consultant Robert Vogel’s Comments:
The house does not qualify for individual designation as an Edina Heritage Landmark, however it
contributes to the historical significance of the district and is therefore considered a heritage
STAFF REPORT Page 2
preservation resource. The proposed new construction will have minimal impact on the historic
character of the house and will not damage or destroy any significant architectural features.
The Heritage Preservation Commission has established a precedent for treating new front entry porches
as appropriate new construction on period revival style houses in the district when the new work does
not damage historic architectural features and are designed to be compatible with the historic character
of the house. Consultant Vogel commented that he believes that the proposed work will meet the
Secretary of the Interior’s standards for rehabilitation and guidelines for new construction in the
Country Club District plan of treatment.
Staff Recommendation & Findings:
Staff concurs with Consultant Vogel’s evaluation of the proposed plans for the proposed changes to the
front entry, also recommending approval of the Certificate of Appropriateness request.
Findings supporting the recommendation include:
The proposed work is compatible with the historic character of the house and will require minimal
alteration of the existing structure.
The proposed façade changes will not result in the loss of any significant architectural character
defining features.
The proposed work will be compatible with the size scale, proportions and materials of the existing
house.
The proposed work will not have an adverse effect on the surrounding homes or the neighborhood
has a whole.
Conditions for approval:
The plans presented
Deadline for City Action: April 23, 2018
DESIGN REVIEW GUIDELINES: 4603 Moorland Ave. Edina, MN.
Scale Sizing and Massing:
Size: We are keeping with the same sizing as the given existing hardcover area of the stoop,
roofline pitch, and scale of stone façade.
Scale: The scale is keeping within the same ratio as the existing stoop for the new massing, we
are also keeping banding the same width as the existing façade and gable surface area is staying
the same. The scale of the portico is also allowing the true nature of the Tudor/English style
Cottage home, which also maintains the large scale massing of the chimney.
Orientation: front, West facing covered stoop, with West facing entrance- keeping the same for
entry point.
Color and texture: All colors and elements including stone, stucco, roofing, and banding etc. will
match the existing home.
Architecture stays within the era of the home’s 1930’s construction, although the Minnesota
Historical Society states that the erection is 1929. We will be using natural materials such as
stucco, wood and stone, along with honesty of construction from the 1930’s era with the front
columns timber-styled framing. Other 1929-1930 common elements included are the gable’s
cozy entryway, as it enhances the home, showcasing the doorway’s stone and magnificent
wooden door, which will not be replaced.
The entrance and porch is supported by a number of neighboring portico’s/covered entryways,
from the era and style of these homes. A full collection of neighborhood images are readily
available if requested.
Materials: All traditional materials will be used on this portico, as they will 100% match the
exiting façade, stucco, stone, timber and roofing. No vinyl or other inferior products shall be
used.
GRADING & EROSION CONTROL NOTES:
BEFORE DEMOLITION AND GRADING BEGIN
• Install silt fence/bio roll around the perimeter of the construction area.
• Sediment control measures must remain in place until final stabilization
has been established and then shall be removed. Sediment controls
may be removed to accommodate short tenn construction activity but
must be replaced before the next rain.
• Contractor shall install inlet protection on all existing storm sewer inlets
in accordance with the city standard details. Inlet protection shall also
be provided on all proposed stonn sewer inlets immediately following
construction of the inlet. Inlet protection must be installed in a manner
that will not impound water for extended periods of time or in a manner
that presents a hazard to vehicular or pedestrian traffic.
DURING CONSTRUCTION:
• When dirt stockpiles have been created, a double row of silt fence shall
be placed to prevent escape of sediment laden runoff and if the piles or
other disturbed areas are to remain in place for more than 14 days, they
shall be seeded with Minnesota Department of Transportation Seed
Mixture 22-111 at 100 lb/acre followed by covering with spray mulch.
892.8
96.0
PROPOSED BUILDING COVERAGE
House
Garage
Front Stoop
Rear Patio
Patio Credit
1,904 Sq. Ft.
649 Sq. Ft.
6 Sq. Ft.
83 Sq. Ft.
-83 Sq. Ft.
TOTAL PROPOSED HARDCOVER 2,559 Sq. Ft.
AREA OF LOT 10,244 Sq. Ft.
PERCENTAGE OF BUILDING COVERAGE TO LOT 24.9%
Lt-
35.5
35.4
lImi2.7
1-- 1/1 EUSTINGs',,
CONCRETE Dion,
EXISTING DWELLING
EXISTING HARDCOVER
House 1,836 Sq. Ft.
Concrete Driveway 1,753 Sq. Ft.
Garage 649 Sq. Ft.
Stone & Pavers 559 Sq. Ft.
Stone Walk 325 Sq. Ft.
Neighbor Drive 78 Sq. Ft.
TOTAL EXISTING HARDCOVER 5,200 Sq. Ft.
AREA OF LOT 10,244 Sq. Ft.
PERCENTAGE OF HARDCOVER TO LOT 50.8%
PROPOSED HARDCOVER
House 1,904 Sq. Ft.
Concrete Driveway 1,753 Sq. Ft.
Garage 649 Sq. Ft.
Stone Walk 27D Sq. Ft.
Front Stoop 56 Sq. Ft.
Neighbor Drive 78 Sq. Ft.
Rear Patio/Walk 116 Sq. Ft.
TOTAL PROPOSED HARDCOVER 4,826 Sq. Ft.
AREA OF LOT 10,244 Sq. Ft.
PERCENTAGE OF HARDCOVER TO LOT 47.1%
ZWG'END
lia7STINO CONTOUR
.627STING SPOT ELEVITION
PROPOSED CONTOUR
PROPOSED SPOT EL8'VA7YON
DRALUICE ARI?Or - PLO,
SILT FENCE/RIO ROLL
PROTECT EUSINC TREA'
(INSTALL ORANGE' COME FENCE
AROUND TREE TO PROTECT'
LEGAL DESCRIPTION:
Lot 2, Block 11, COUNTRY CLUB DISTRICT: BROWN SECTION, Hennepin County, Minnesota .
SCOPE OF WORK & LIMITATIONS:
I. Showing the length and direction of boundary lines of the legal description listed above. The scope of
our services does not include determining what you own, which is a legal matter. Please check the
legal description with your records or consult with competent legal counsel, if necessary, to make sure
that it is correct and that any matters of record, such as easements, that you wish to be included on the
survey have been shown.
2. Showing the location of observed existing improvements we deem necessary for the survey.
3. Setting survey markers or verifying existing survey markers to establish the corners of the property.
4. Showing and tabulating impervious surface coverage of the lot for your review and for the review of
such governmental agencies that may have jurisdiction over these requirements to verify they are
correctly shown before proceeding with construction.
5. Showing elevations on the site at selected locations to give some indication of the topography of the
site. We have also provided a benchmark for your use in determining elevations for construction on this
site. The elevations shown relate only to the benchmark provided on this survey. Use that benclunark
and check at least one other feature shown on the survey when determining other elevations for use on
this site or before beginning construction.
6. It should be noted that this survey was done under snow and ice conditions and that all improvements
may or may not have been shown correctly. While we did our best to locate all improvements under the
snow and ice, we can't be sure that all improvements were shown. Please look over the survey to be
sure everything you need shown is shown correctly.
7. This survey has been completed without the benefit of a current title commitment. There may be
existing easements or other encumbrances that would be revealed by a current title conunitment.
Therefore, this survey does not purport to show any easements or encumbrances other than the ones
shown hereon.
8. Note that all building dimensions and building tie dimensions to the property lines, are taken from the
siding and or stucco of the building.
9. While we show a proposed location for this home or addition, we are not as familiar with your
proposed plans as you, your architect, or the builder are. Review our proposed location of the
improvements and proposed yard grades carefully to verify that they match your plans before
construction begins. Also, we are not as familiar with local codes and minimum requirements as the
local building and zoning officials in this community are. Be sure to show this survey to said officials,
or any other officials that may have jurisdiction over the proposed improvements and obtain their
approvals before beginning construction or planning improvements to the property.
STANDARD SYMBOLS & CONVENTIONS:
" •" Denotes iron survey marker, set, unless otherwise noted.
• A dumpster shall be placed on the site for prompt disposal of
construction debris. These dumpsters shall be serviced regularly to
prevent overflowing and blowing onto adjacent properties. Disposal of
solid wastes from the site shall in accordance with Minnesota Pollution
Control Agency requirements.
• A separate container shall be placed for disposal of hazardous waste.
Hazardous wastes shall be disposed of in accordance with MPCA
requirements.
• Concrete truck washout shall be in the plastic lined ditch and dispose of
washings as solid waste.
• Sediment control devices shall be regularly inspected and after major
rainfall events and shall be cleaned and repaired as necessary to provide
downstream protection.
• Streets and other public ways shall be inspected daily and dither or
soils has been deposited it shall promptly be removed.
• If necessary, vehicles, that have mud on their wheels, shall be cleaned
before exiting the site in the rock entrance areas.
• Moisture shall be applied to disturbed areas to control dust as needed.
L-------- 40.2--------
• Portable toilet facilities shall be placed on site for use by workers and
shall be properly maintained.
• If it becomes necessary to pump the excavation during construction,
pump discharge shall be into the stockpile areas so that the double silt
fence around these areas can filter the water before it leaves the site.
• Temporary erosion control shall be installed no later than 14 days after
the site is first disturbed and shall consist of broadcast seeding with
Minnesota Department of Transportation Seed Mixture 22-111 at 100
lb/acre followed by covering with spray mulch.
• Erosion control measures shown on the erosion control plan are the
absolute miniinum. The contractor shall install temporary earth dikes,
sediment traps or basins and additional silt fencing as deemed
necessary to control erosion.
SITE WORK COMPLETION:
• When final grading has been completed but before placement of seed or
sod an "as built" survey shall be done per City of Edina requirements to
insure that grading was properly done.
• When any remedial grading has been completed, sod or seeding shall be
completed including any erosion control blankets for steep areas.
• When turf is established, silt fence and inlet protection and other
erosion control devices shall be disposed of and adjacent streets, alleys
and walks shall be cleaned as needed to deliver a site that is erosion
resistant and clean.
• Contractor shall maintain positive drainage of a minimum 2% slope
away from proposed building.
A A
EXISTING BUILDING COVERAGE
House 1,836 Sq. Ft.
Garage 649 Sq. Ft.
Stone & Pavers 559 Sq. Ft.
Patio Credit -150 Sq. Ft.
TOTAL EXISTING HARDCOVER 2,894 Sq. Ft.
AREA OF LOT 10,244 Sq. Ft.
PERCENTAGE OF BUILDING COVERAGE TO LOT 28.3%
[
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DATE REVISION DESCRIPTION
17917 Highway 7 Minnetonka. Minnesota 55345
Phone (952)474-7954 Web: wyny.adysur.00m
DRMNGORIEUWONSSEALE
SCALE - = 20'
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IM • INIM
MI • MI
CLIENT NAME I JOB ADDRESS
LANDMARK
4603 MOORLAND AVENUE
EDINA, MN
I HEFEBY GERM' THAT THIS PUN, SPECFICATICN OR REPORT WAS PREPARED BY ME CR 0N001 UT DIRECT SOPERVISCR ARO THAT I MI A DULY UCENSED RIMER TIE LAWS CF TIE STATE OF MOON.
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FEBRUARY 23, 2018
1:14TE
DATE SURVEYED:
JANUARY 25, 2018
SURVEYED BY: ADVANCED SURV.
& ENGINEERING, CO.
DATE DRAFTED:
FEBRUARY 23, 2018
SHEET WILE
PROPOSED SURVEY,
TREE PRESERVATION &
EROSION CONTROL
DRAWING NUMBER
180033 JR
SHEET SIZE 17 X 22
SHEET NO.
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ADDRESS: 4603 MOORLAND AVE, LAND
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EDINA MN55424
CLIENT: MCMAHAN
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NOTES
ADDITIONAL DETAILING
REQUIRED FOR
CONSTRUCTION AND
PERMIT ALL DIMENSIONS TO BE
SITE VERIFIED BY CONTRACTOR.
NO LIABILITY IS ASSUMED FOR
CONSTRUCTION.
DATE:
A: COA SUB FRONT PORCH 25.18
B:COA SUBMISSION MUD 2.22.18
TITLE:
MUDROOM PLAN
DRAWING #
2
6
FOYER
FRONT
ENTRY
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1
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MAIN LEVEL PLAN "BEFORE"
SCALE: 1/4" = I'-O"
./`
I I I FORMAL
DINING FT]
J L
I I - -1 - - --- t - - -
2D
2
NEW COVERED ENTRY TO EXTEND
TO TOP OF EXISTING STAIR
STONE PILLARS TO MATCH
fI EXISTING- CAP STONE TO MATCH
R-- I STONE BAND AT CHIMNEY
COLUMNS TO BE PAINTED TO
MATCH HOUSE TRIM COLOR
--NEW SCONCE
FRONT
STOOP
51_711 V4"
461-11"
II I
11
1
II L 1
r
r FOYER
WIN WELL
FRONT
ENTRY iA V‘,11741 /1_
• NOTES
ADDITIONAL DETAILING
REQUIRED FOR
CONSTRUCTION AND
PERMIT ALL DIMENSIONSTO BE
SITE VERIFIED BY CONTRACTOR,
NO LIABILITY IS ASSUMED FOR
CONSTRUCTION.
DATE:
A: COA SUB FRONT PORCH 2.5.18
B:COA SUB: MUD &PORCH /22.18
TITLE:
FRONT FACADE
PLANS
DRAWING # MCMAHAN Qm
•(
U
(.\
FRONT
STOOP
'Co
ALL STONEWORK, TRIM, STUCCO,
ROOF AND EXTERIOR DETAILING TO
MATCH EXISTING HOUSE.
ALL MATERIALS TO MATCH EXISTING
HOUSE. ALL WOOD MEMBERS TO
BE PAINTED TO MATCH EXISTING
TRIM COLOR
SCHEDULE OF MATERIALS:
-TRIM:WOOD PAINTED TRIM- COLOR TBC BY CLIENT
(OLIVE GREEN)
-EXTERIOR WALL FINISH:EXTERIOR STUCCO-CREAM
-EXTERIOR STONE DETAILING:STONE- 'ASPEN SPRINGS
WEDWALL' FROM BRICK WHITE
-EXTERIOR STEPS: STOOP TREADS TO MATCH INDIANA
LIMESTONE- STONE CAPS AT BASE TOPS.
ROOF: CEDAR SHAKES
MAIN LEVEL PLAN AFTER
SCALE: I/4" = 11-0"
EXISTING STONE
STAIRS
—
-
rn
- I 0
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3n
00 ft . sm m m : g mv_ 111 61131
221
ADDRESS: 4603 MOORLAND AVE, LAND MARK
BUILD CO.
EDINA MN55424
CLIENT: MCMAHAN
•
•
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.41
111
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1
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111 111
ill 11
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SCHEDULE OF MATERIALS:
1
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0 EDINA MN55424 NOTES
ADDITIONAL DETAIUNG
REQUIRED FOR
CONSTRUCTION AND
PERMIT ALL DIMENSIONS TO BE
SITE VERIFIED BY CONTRACTOR.
NO LIABILITY IS ASSUMED FOR
CONSTRUCTION.
DATE:
A COA SUB FRONT PORCH 2.5.18
B:COA SUB: MUD &PORCH 2.22.18
TITLE:
FRONT FACADE
PROPOSED
DRAWING #
WEST ELEVATIO\ AfTE'
1\
1
SCALE: 1/5" = l'-0"
IF
tYt
-TRIM:WOOD PAINTED TRIM- COLOR TBC BY CLIENT (OLIVE GREEN)
-EXTERIOR WALL FINISH:EXTERIOR STUCCO-CREAM
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,
Small Area Plan
for the
City of
Edina's
44th & France
Neighborhood Node
Revised Draft Plan:
February 21, 2018
Table of Contents
Acknowledgements ill
Executive Summary iv
1. Introduction 1
Purpose 1
How the Small Area Plan will be Used 1
Study Area 3
Community Engagement and the Planning Process 5
Major Planning Issues 11
Guiding Principles 12
2. Community Context and Demographic Characteristics 25
Community Context 25
Demographic Profile 27
3. Land Use and Urban Design Framework 33
Current Conditions 33
Trends and Challenges 36
Goals and Policies 37
Future Land Use 40
4. Heritage Preservation 55
History of the Area 55
5. Economic Vitality 57
Current Conditions 57
Trends and Challenges 59
Goals and Policies 60
6. Parks, Open Spaces, Natural Resources 61
Current Conditions 61
7, Transportation 63
Current Conditions 63
Trends and Challenges 67
Goals and Policies 68
Future Transportation System 69
8. Community Facilities 75
Current Conditions 75
9. Implementation 77
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page i
List of Figures
1. 44th & France Small Area Plan Study Area 4
2. 44th & France Planning Process 6
3. Demographic Analysis Area 26
4. Study Area Land Use Pattern 34
5. Future Land Use 41
6. Maximum Building Heights within the Study Area 44
7. Six Frontage Types 46
8. Application of Frontage Types 47
9. Existing Plan and Proposed Conceptual Plan 49
10. Conceptual Perspective Looking Northeast 50
11. Conceptual Perspective Looking Southwest 50
12. Conceptual Perspective Looking East 51
13. Conceptual Perspective Looking North 51
14. Conceptual Perspective Looking North 52
15. Recommended Improvements on France Avenue 71
16. Recommended Improvements on Sunnyside Road 72
17. Recommended Improvements on 44th Street 73
18. Traffic Calming Precedents 74
List of Tables
1. 42the and France Small Area Plan Work Group Meeting Summary 7
2. Community Meeting Promotions 8
3. Community Meeting Summary 9
4. Land Use: Year Built and Type 35
5. Future Land Use Categories 42
6. Daily Traffic Volumes 64
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page ii
Acknowledgements
City Council Members
James Hovland
Mayor
Mary Brindle
Mike Fischer
Kevin Staunton
Bob Stewart
City Planning Commission Members
Joan Olsen Chair
Ian Nemerov Vice-Chair
James Bennett*
Sheila Berube*
John Hamilton
Steven Hobbs
Susan Lee
Gerard Strauss
Todd Thorsen
Tanner Jones Student
Anand Mittal Student
(* Co-Chairs to the 44th/France Small Area Plan Work Group)
Small Area Planning Team Work Group Members (Volunteers)
Katie Ayotte
Jimmy Bennett
Sheila Berube
Harvey Ronald Berg
Lisa Fagan
Eric Olson
Mike Platteter
Rebecca Sorensen
City of Edina 4801 W. 50th Street, Edina, Minnesota, 55424
Cary Teague Community Development Director
Kris Aaker Assistant City Planner
Mark Nolan Transportation Planner
Consultant Team Members
William Smith
Daniel Lubben
Bob Close
Dan Cornejo
Dan Edgerton
Joseph Hang
Janna King
Haila Maze
Biko Associates, Inc.
Biko Associates, Inc.
Bob Close Studio, LLC
Cornejo Consulting
Zan Associates, Inc.
Joseph Hang Design
Economic Development Services, Inc.
Bolton & Menk, Inc.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page iii
Looking west toward the 44th/France Small Area study
area.
Executive Summary
Two Cities, One Commercial Node
Looking north on France Avenue with Edina to the west,
and Minneapolis to the east.
Historical and Present Day
Development of Edina's
44th/France Commercial Node
In terms of real estate development, the
44th and France commercial node in Minneapolis differs from the 44th and France commercial node in
Edina. The Minneapolis side of France Avenue developed mostly after 1950, catering to modern auto-
oriented habits. This led way to large plats and the area's large- and medium-sized parcels and a
development pattern of free-standing, one-story buildings that are fronted by large surface parking lots.
The 44th and France commercial node in Edina developed primarily between 1905 and 1936, as a
streetcar suburb. And although there have been some modifications to the original buildings since then,
the area still retains sidewalk-fronting buildings and a walkable character and identity. Therefore, today,
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page iv
In practical terms, 44th and France in
Edina is "one-halt' of a commercial node.
Immediately to the east is 44th and
France in Minneapolis. While cities and
other government jurisdictions recognize
streets as boundaries, markets do not.
Therefore, these two commercial areas
share the same market area and are two
halves of the same place.
In 2013, the City of Minneapolis, in
collaboration with the Linden Hills
Neighborhood Council, completed the
Linden Hills Small Area Plan to guide
future change and development on the
east side of France Avenue. This 44th
and France Small Area Plan presents an
exciting opportunity for Edina residents
to chart a course for future change for
the Edina portion of this larger node and
an implementation program for shaping
and managing public and private
investment.
Proposed conceptual future plan.
if one were to compare the two sides of France Avenue, the Edina side would be identified as more
historic based on its buildings and more streetcar-oriented and village-like in terms of physical form.'
From a market perspective, the two sides of France Avenue have evolved with a complementary variety
of retail and service uses. From the shopper's point of view, there is an abundance of neighborhood
goods and services from yoga classes, to bagels, to a haircut, to garden soil, to groceries, to aquavit, to a
burger/malt and fries, to a new pair of running shoes, to a veterinarian for the family pet....all within
walking distance.
In addition to its walkability, its streetcar-orientation, and its village-like character, the area's convenient
shopping opportunities and mix of goods and services are important characteristics of the 44th/France
commercial node that this small area plan intends to preserve and enhance; even in the face of
inevitable change.
Future Development of Edina's 44th/France Commercial Node
The purpose of the 44th/France Small Area Plan is
to provide the City of Edina (its policy makers,
staff, and citizens) a tool for making decisions that
will protect, maintain, and enhance those
character-defining features that have contributed
to the success and desirability of the commercial
node, while, at the same time, permitting the
market to take advantage of opportunities to
redevelop existing uses and develop new uses.
Moreover, the purpose of the plan is to provide a
vantage point for reviewing and evaluating future
redevelopment and development proposals to
ensure that they contribute to, rather than detract
from, the unique character of the area. In this
regard, the plan calls out specific steps developers
must take to mitigate the impacts of traffic their
projects generate, whether immediately adjacent
to a new development or a few blocks away within
the interior of the adjacent neighborhoods. In
addition the plan identifies specific public realm
investments that the city would seek from
developers with proposals that exceed the
current planning and zoning regulations.
There are three properties on the Edina side of France Avenue that are determined to be eligible for City of
Edina Heritage Landmark designation. The three properties are Odd Fellows Hall (originally constructed in
1908), the original Griffen Drug Store (current home to Bruegger's Bagels, constructed in 1920), and
Convention Grill (constructed in 1934). These buildings, which are identified for protection in this Small Area
Plan, prominently contribute to the historic character and authenticity of the Edina side of France Avenue.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page v
The 44th/France Small Area Plan's standing is derived from a city's authority to regulate land use (e.g.,
growth and development) in order to protect the general welfare of its residents. The small area plan
recognizes the authority of the City's zoning ordinance and comprehensive plan to regulate various
aspects of land use development. Specifically, the small area plan recognizes the height limit described
in the Code of Ordinances and the limit on density that is outlined in the 2008 Comprehensive Plan.
At the same time, analysis conducted during the small area plan study showed that the City's height and
density limits have kept pace with neither current market demands nor the implications of rising
property values within the study area as they bear on return on investment. These and other factors
that reflect the realities of development speak loudly in favor of allowing building heights greater than
two stories and densities greater than 12 dwelling units per acre.
Recognizing this change in market conditions, this small area plan lays out an approach through which
developers could be allowed additional height and/or greater density in exchange for specific
improvements to the public realm.
44th/France Small Area Plan Guiding Principles
An important element of this small area plan is its 11 guiding principles. The guiding principles were
developed with input from community members at three Community Meetings and members of the
44th/France Work Group, who operated as a steering committee during the small area plan study. The
guiding principles, summarized below and on the next page, reflect the community's vision for the small
area and should be seriously considered by developers when his/her planning and architectural team
prepares a proposal to develop property on the Edina side of the 44th/France commercial node.
44th/France Guiding Principles
Guiding Principle 1: Safe and Inviting Guiding Principle 2: Community Gathering
The area should be safe for people of all ages and all The small area should provide a place(s) for
backgrounds and should be a visually attractive and people to gather and spend leisure time, whether
diverse place that encourages regular use and in a commercial or public location, and foster a
strengthens neighborhood identity community of learning. Flexible gathering space
should be explored that can be programmed to
accommodate a wide range of different uses.
Guiding Principle 3: Circulation and Connections Guiding Principle 4: Neighborhood-Oriented
The area should provide attractive and easily Business Mix
identifiable infrastructure that accommodates There should be a mix of businesses that provides
convenient and safe movement for a variety of goods and services to the neighborhood, including small
transportation modes, including bicycling, walking, and offices and commercial uses. The amount and
transit use. The area should also have safe and configuration of commercial space should be allowed to
convenient non-motorized connections to nearby
districts. Vehicular traffic should be managed to
discourage cut-through traffic in neighborhoods.
adjust in response to the market.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page vi
Guiding Principle 5: Housing
Housing should be provided in the study area to ensure
choices for existing and future neighborhood residents.
New types of housing may be provided, including multi-
family dwellings (in mixed-use buildings with residential
uses above ground level commercial or office space) or
additional types such as courtyard housing,
townhomes, and live/work housing. It is felt that the
market will support the preferred housing types, which
could include apartments and ownership options.
Preferences should be the types that best support the
city's affordable housing policy.
Guiding Principle 7: Parking
Parking should be hidden from view behind or beneath
buildings on the west side of France Avenue. The large
parking lot with multiple owners between Sunnyside
and 44th Street should be reimagined as a "community
parking facility" that accommodates parking for the
study area (district). This community parking facility
should be designed to double as gathering space and
should have the flexibility to change over time, as other
modes of transportation, such as ride-sharing, become
more common and fewer parking spaces are needed.
Guiding Principle 6: Height and Size of Buildings
Building heights should be guided by the zoning
ordinance. Additional height (up to four stories,
at approximately 15 feet per story) may be
considered, depending on their location and
relationship to other buildings around them.
(Building heights above the two story limit
detailed in the existing zoning ordinance will be
considered for approval if a developer agrees to
implement study area-specific and project-specific
improvements that are detailed in this small area
plan.
Guiding Principle 8: Streets and Sidewalks
To create a gracious pedestrian environment, sidewalks
should be widened as much as possible. Buildings
should front onto the sidewalks, with few gaps and/or
driveways breaking the street wall. Street trees and
planters should be located between the curb and
sidewalk. Furnishings should provide places to sit and
dispose of trash and recycling. Vehicle traffic should be
managed to maximize efficiency while maintaining
safety for non-motorized users.
Guiding Principle 9: Sustainability and Resiliency
The 'urban forest' should be reestablished in the study
area, and more efficient, district systems for managing
storm water, harvesting energy and managing and
recycling waste should be incorporated. Design for
adaptability to changing needs and trends over time
should be pursued.
Guiding Principle 10 Visual Quality and Aesthetics in
the Public Realm
The public realm should include a high level of aesthetic
treatments, such as enhanced sidewalk pavement,
planters, and pedestrian level lighting. Utilities should
not impede sidewalks and should be underground,
where feasible. Property owners are expected to keep
their properties economically viable and attractive until
the market guides them to major changes.
Guiding Principle 11 High Quality Design, High Quality Materials, Respect for Existing Aesthetics, and
Innovations to Ensure Sustainability in the Private Realm
High quality architecture is required in the study area, in terms of design, materials, and energy efficiency,
which will contribute to sustainability. The design of remodeled and new buildings in the study area shall
reflect attention given to balance, proximity, alignment, repetition, contrast and space. Materials used in the
construction of remodeled and new buildings shall harmonize with materials and design features used in the
area's existing structures. Innovated systems should be installed to help achieve energy efficiency.
44th/France Guiding Principles (continued)
"Give to Get:"
This small area plan outlines a process through which development and redevelopment proposals with
heights between three and four stories and densities higher than 12 dwelling units per acre will be
considered for approval. The process ("Give to Get") is based on the court-tested concept of cities'
requesting dedications in exchange for development approvals. 2 A developer, in return for receiving a
city's approval to develop land and realize a profit, agrees to donate to the city an amount of land or
2 Associated Home Builders, Inc. v. City of Walnut Creek, 4 Cal. 3rd 633, 644 (1971).
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page vii
money needed to provide certain services and amenities necessitated by the anticipated influx of new
residents or employees into the community as a result of such development.
The rationale supporting "Give to Get" is that developers create new burdens on city services, and their
developments can negatively impact adjacent neighborhoods (with increased traffic, for example).
Therefore, they should offset these additional burdens through the dedication of land or the payment of
fees. Cities, through the exercise of their authority to protect the welfare of their citizens, can impose
these exactions, so long as they are reasonable and have a nexus to the development project.
The City's standing to enter into "Give to Get" agreements with developers rests on the small area plan's
Guiding Principles, Goals, and Policies, each of which was developed with input from community
members during the small area plan study process. The involvement of community members in the
process ensured that the principles, goals, and policies reflect community values and desires. It is the
community's values and desires that demonstrate the nexus: 1) between a development or
redevelopment and the impacts it creates and 2) between the development or redevelopment and the
welfare of the entire Small Area and adjacent neighborhoods.
What does a Developer have to Give in order to Get an Approval for Increased Height and/or
Increased Density?
The 44th Street/France Avenue Small Area Plan allows consideration for approval to be given to
proposed developments where height exceeds the maximum stated in the Zoning Ordinance and/or
where proposed density exceeds the maximum detailed in the 2008 Comprehensive Plan. In such cases,
consideration shall be given where:
1. Proposed heights are within a range of three to four stories along France Avenue and two to
three stories along Sunnyside Road and 44th Street and/or
2. Proposed densities are above the maximum, but appropriate based on building height, lot area,
and site configuration; and
3. The developer addresses and demonstrates a willingness, the means, and a commitment to
invest in the public realm within the Small Area.
Investment Commitment Categories
Two categories of investment commitments have been identified and are outlined below: Category 1 -
Required Investment Commitments and Category 2 — Discretionary Investment Commitments. A
developer must contribute to (invest in) the public realm for each item listed under Category 1 in order
for his/her development to be considered for additional height (up to three or four stories) and greater
density (more than 12 dwelling units per acre).
Category 1— Required Investment Commitments are further divided into two sub-categories: 1) Study
Area-Wide Investments to the Public Realm and 2) Project-Specific Investments to the Public Realm.
Category 2 —Discretionary Investment Commitments offer the developer a list of public realm
improvements he/she can choose to invest in or not.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page viii
Category 1— Required Investment Commitments
• Study Area-Wide Improvements to the Public Realm:3
contribute to the costs of burying utility lines
- contribute to the costs of developing and maintaining and operating the proposed district
parking facility/public gathering space
- contribute to the costs of constructing and maintaining small area pedestrian and bicycle
amenities, access streets, and internal circulation streets serving the proposed district parking
facility
contribute to the costs of treating stormwater in the small area
- contribute to the costs of treating surface water runoff that will result from construction of the
proposed district parking facility
- contribute to the costs of installing and maintaining lighting and security measures at the
proposed district parking facility
- contribute to the costs of enhancing, installing, and maintaining pedestrian crosswalks
contribute to the costs of designing and constructing recommended traffic calming devices
along neighborhood streets west of France Avenue.
contribute to the costs of constructing and maintaining transit shelters at bus stops on France
Avenue
• Project-Specific Commitments:4
improve sidewalks, install street furniture and pedestrian-scaled street lighting, and plant street
trees and other vegetation adjacent and in proximity to the development
- improve the transportation system immediately adjacent to the development (e.g., traffic
control devices, traffic signals, constructed/reconstructed curbs and sidewalks, etc.) that will be
required to mitigate impacts of traffic that is generated by a specific development
implement traffic calming strategies and infrastructure immediately adjacent to the
development to help ensure safety and security for motorized vehicles, bicyclists, and
pedestrians on streets in the small area
- provide a graceful transition to the neighborhood
meet conditions of the City's affordable housing policy
Category 2 — Discretionary Commitments
implement travel demand management strategies to reduce automobile trip generation
implement infrastructure and programs to encourage building users to ride the bus or ride
bicycles (e.g., provide parking for bicycles)
3 Study-Area Wide Improvements to the Public Realm are improvements that will be implemented throughout
the entire Small Area. Developers within the study area will be charged a fee based on factors including but
not limited to: proximity to the improvement and rough proportionality as to the use of the improvement.
4 Project-specific commitments include improvements to the public realm that are intended to: 1) mitigate the
immediate impacts of a specific project on livability and/or 2) enhance livability directly adjacent to the
project. They additionally include commitments to meet City of Edina goals.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page ix
implement state of the art methods and infrastructure for treating surface water runoff on the
development parcel in an ecologically sound manner
implement shared parking strategies and facilities
- construct underground parking
provide vehicle-electric charging stations in garages where residential parking will be provided
implement LEED building design standards and efforts to help ensure the City of Edina achieves
its energy self-sufficiency goal
- provide public art
ensure high quality architecture, beyond that required in the Code of Ordinances
Specific actions a developer will take and specific projects a developer will initiate and complete should
be documented in a formal development agreement if a developer is allowed to exceed heights and
densities stated in the Code or Ordinances and the 2008 Comprehensive Plan.
44th/France Small Area Plan Goals and Policies
As mentioned, the community's vision for the 44th/France commercial node informed the development
of the 11 guiding principles. In turn, the guiding principles informed the development of goals and
policies for the small area. Goal development and policy formulation are critical steps in land use
planning. Not only are goals and policies required by statute, but these two elements of the
44th/France Small Area Plan provide a basis for a community to make decisions about its future land
use. In this sense, the goals and policies are bridges between the guiding principles (the community's
vision) and action steps that will bring the vision to reality.
Goals and policies outlined in the 44th/France Small Area Plan are described in detail in the following
plan chapters.
• Land Use and Urban Design Framework
• Economic Vitality
• Transportation
Land Use and Urban Design Framework Goals and Policies
Land Use and Community Design Goals:
1. Maintain and strengthen the core.
2. Ensure that buildings interact with the public realm.
3. Ensure that there are graceful transitions in building height between France Avenue and the
adjacent neighborhoods
4. Promote flexible evolution of land uses
5. Minimize the impact of automobiles.
Land Use and Community Design Policies:
1. The City will adopt the designation of Neighborhood Node (as shown in the Wooddale/Valley
View Small Area Plan) to replace the previous designation of Neighborhood Commercial.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page x
2. The City will review development applications of all future projects within the boundaries of the
44th and France neighborhood node to ensure compliance with:
• City of Edina Code of Ordinances, including Sec. 36-1214. Maximum Building Heights,
• Other pertinent land use regulations, and
• Land Use and Design Guiding Principles outlined on pages 12 through 23 of this small area
plan.
3. The City will consider new development that changes current and permitted land use scale and
intensity by implement a process where a developer must invest in the public realm (both at the
Small Area-wide scale and Project-specific scale) in order for the proposed development to be
considered for approval.
4. The City will consider development proposals for approval where:
Proposed heights are within a range of three to four stories along France Avenue and two to
three stories along Sunnyside Road and 44th Street;
- Proposed densities are appropriate, based on building height and lot area; and
The developer addresses and demonstrates willingness, the means, and a commitment to
invest in the public realm within the Small Area.
Economic Vitality Goals and Policies
Economic Vitality Goals:
1. Encourage property owners to meet to explore shared interests.
2. Explore the city's interest and capacity to participate in property acquisition and assembly.
Establish city approach, goals and policies regarding potential participation in purchasing and
holding property in the area.
3. Explore potential for employing a Business Improvement District or other mechanisms to
support maintenance of shared parking and other public realm improvements. Be a supportive
partner if business and property owners in the area choose to pursue options for shared
improvements and maintenance.
Economic Vitality Policies:
1. The City will support redevelopment of obsolete properties, site assembly and revitalization of
the 44th and France node consistent with the small area plan and other city goals and policies
including urban design, transportation, transit, housing, wellness, historic preservation,
stormwater management and complete streets goals.
2. The City will use redevelopment tools to create public realm improvements including
streetscape improvements, pedestrian and bicycle safety and amenities, public parking, utility
and transportation improvements, storm water management and park, plaza or green spaces.
3. The City will maintain flexibility in deciding which redevelopment tools to use by considering a
variety of factors including the quality of a development, its height, density and appropriateness
for the market, tax base and the quality and character of public realm improvements.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page xi
Transportation Goals and Policies
Transportation Goals:
1. Ensure safe, convenient, and efficient movement through and within the small area for all
transportation modes, including motorized vehicles (trucks and automobiles), transit buses,
bicycles, and pedestrians.
2. Match transportation infrastructure and facilities to the appropriate travel purpose with intent
to:
improve convenience, safety and efficiency for local (External-to-Internal, Internal-to-
External, and Internal-to-Internal) trips
Encourage through (External-to-External) trips to travel on France Avenue
- Minimize the impact of traffic on 44th Street, a local collector street
- Discourage through traffic from travelling on local connector, residential streets (e.g.,
Sunnyside Road)
3. Ensure that the area's transportation system can accommodate redevelopment- and
development-generated traffic during peak periods of the day.
4. Ensure that there are safe and secure places to park cars and bikes where parkers will have
convenient access to study area destinations.
5. Enhance the small area's transit environment by providing amenities that make it easier and
more comfortable to wait for and use transit for the complete range of trip purposes.
6. Enhance the small area's pedestrian system, including sidewalks, crosswalks, and traffic control
devices that operate to improve pedestrian safety.
7. Enhance the small area's bicycle system, focusing on improvements to increase safety and
ensure that cyclists with a wide range of abilities and comfort levels are able to bike within the
small area.
Transportation Policies:
1. The City will coordinate with MnDOT, Hennepin County, the City of Minneapolis, and Metro
Transit in order to assess and resolve transportation issues in the small area with a focus on
implementing comprehensive, district-wide solutions.
2. The City will, independent of the need to address redevelopment/development proposals,
periodically coordinate with other affected transportation agencies to assess and evaluate
transportation and traffic operations in the study area.
3. The City will, in the event the above periodic assessments and evaluations indicate there are
deficiencies in the system and/or compromises to safety and livability and independent of a
development/redevelopment proposal, address the issue(s) and, either acting alone or in
cooperation with other transportation agencies: a) conduct studies to clearly define issues and
identify alternative solutions, b) conduct design studies, and c) implement the preferred
solution(s).
4. The City will require the proposers of new development projects and significant redevelopment
projects to complete Traffic Impact Analysis (TIA) reports as a component of the development
review process. The geographic scope of TIA reports will be defined by the City of Edina, as will
the scope of transportation/traffic issues to address.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page xii
5. The City will, in the event the TIA indicates a proposer's development will generate traffic that
exceeds the capacity of the street system and/or will impact adjacent residential areas,
coordinate with the project proposer to identify mitigation measures that should be examined
to determine which will ensure that acceptable traffic operations can achieved.
Implementation
An implementation plan is outlined in this small area plan on pages 77 through 80. As shown, most
of the action steps can be put in place immediately; as soon as City Council adopts the 44th/France
Small Area Plan. The City of Edina already has in place necessary staff, departments, and programs
for carrying out the recommended implementation plan.
The land use and urban design implementation steps can begin as soon as this plan is adopted. In
fact adoption of the plan (and its contents) would immediately give the Planning Department
authority to: 1) designate land uses in the 44th/France commercial node as Neighborhood
Commercial uses, 2) adopt the guiding principles as evaluation criteria against which development
proposals would be measured and assessed, and 3) apply the "Give to Get" process that is
described above on pages vii through x.
The economic vitality implementation steps depend to a large degree on the City's and Chamber of
Commerce's involvement with property owners and business operators at the commercial node.
Recommended action steps include development of a Business Improvement District and the
development of a process where property owners can begin to communicate with each other and
work cooperatively in the future development/redevelopment of the small area.
The plan's recommended transportation-related action steps fall into two categories: 1) those that
will be triggered by new development and redevelopment proposals and 2) those that should take
place even if there is no development proposal before the City. The latter include initiation of a
France Avenue Corridor study that would be conducted with the City of Minneapolis, Hennepin
County, MnDOT, and Metro Transit. This study, which would likely not begin until 2019-2020,
would need to be conducted before the recommended improvements to France Avenue (convert
four-lanes to three and widen sidewalk the sidewalks on the west side of France Avenue) are
implemented. Also included in the second category would be improvements to the transportation
system that should be addressed by the City (in coordination with Hennepin County) immediately.
These improvements include analyzing the eastbound free right-turn at the intersection of
Sunnyside Road/France Avenue and traffic signal timing and phasing at the intersections of
Sunnyside Road/France Avenue and 44th Street/France Avenue.
Conclusion
Residents in the vicinity of the 44th/France small area are concerned about the future. Although
there are problems at the commercial node today (mostly traffic-related problems), it was learned
through the 44th/France Small Area Plan study that many of the residents are pleased with the
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page xiii
current situation and, if given a choice between the certainty of today and the uncertainty of the
future, would opt to leave things as they are.
Everyone involved in the study had to at least consider, if not accept, the fact that things change;
that change is inevitable. Some of the buildings in the small area are obsolete and do not
contribute to the area aesthetically or functionally. Some of the property owners have begun to
consider future options as they age. Some of the business operators, as they age, have begun to
ask questions about their continued interest running a business.
It is difficult to see change occur right before one's eyes, but when one door closes, another will
open, and this plan has been prepared to help ensure that future development and
redevelopment will contribute to, and not detract from "on the ground" features and
characteristics that make the commercial node at 44th and France successful. Moreover, the
44th/France Small Area Plan was prepared to help ensure that as future development and
redevelopment take place, those characteristics and features of the commercial node that
community members value will be preserved, maintained, and enhanced.
The plan's guiding principles describe the community's vision for the small area and also provide
prospective developers a list of desirable features and characteristics their proposed projects must
achieve in order to be found acceptable and worthy of approval. Together the plan's guiding
principles and goals provide the City of Edina a measurement tool to use in their evaluation of a
developer's project.
Finally, the plan's policies, all of which identify positions and steps the City of Edina will take to ensure
that: 1) development and redevelopment activities result in appropriately scaled land uses, 2) property
owners and business operators are communicating and coordinating with the city, 3) that traffic issues
are addressed proactively (even without development/redevelopment proposals under consideration,
and 4) developers are responsible for mitigating the impacts of their projects on livability.
The plan was prepared with vigorous input provided by community members with strong opinions on
both sides of the issues that the plan attempts to address. The study process included three Community
Meetings. Two of these meetings were held at the Morningside Community Church, which generously
offered its Fellowship Hall for the meetings. The other Community Meeting was held at the Weber Park
Warming House. The meetings were opened to the public and included activities that brought
participants together to work, both as a whole and in small groups. Much was learned at these
meetings, as community members were given opportunities to express their opinions, review and ask
questions about research and analysis findings, and identify preferred options.
Guiding the 44th/France Small Area Plan study was a Small Area Plan Work Group (steering committee)
of volunteers. The Work Group met eight times during the study, each time bringing insights,
perspectives, opinions, and, eventually, the ability to reach compromises. Both community members at-
large and the Work Group sacrificed tremendous amounts of time and energy to ensure that the plan
would provide the best possible outcomes for the City of Edina and its 44th/France neighborhood node.
This small area plan has been reviewed by the Small Area Plan Work Group and has been found to
accurately present outcomes from the 44th/France Small Area Plan study, including the recommended
process whereby development proposals that exceed current height and density regulations can be
considered for approval. Therefore, the 44th/France Small Area Plan Work Group submits this plan to
the City of Edina Planning Commission for approval and the Edina City Council to be adopted as an
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page xiv
amendment to the 2008 Comprehensive Plan, giving it immediate authority equal to the balance of the
Comprehensive Plan. Policies and guidelines regarding the 44th/France neighborhood node would then
be adjusted in the 2018 Comprehensive Plan to reflect these changes.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
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Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page xvi
Small Area Plan
or the
City of
Edina's
44th & France
Nei borhood Node
Chapter 1
Introduction
1. Introduction
The 44th and France Small Area Plan is intended to be approved by the City of Edina Planning
Commission and then adopted by the Council in 2018 for inclusion by reference in the city's new 2018
Comprehensive Plan Update. The 44th and France Small Area Plan was prepared to provide additional
guidance, beyond guidance found in the Comprehensive Plan, for the 44th and France neighborhood
node, which was defined in the city's 2008 Comprehensive Plan as "an area of potential change."
The 44th and France Small Area Plan addresses the same topical areas as those included in the city's
comprehensive plan but provides more specific guidance on certain points. The 44th and France Small
Area Plan provides detailed guidance in the areas of land use, transportation and economic vitality. In
so doing, the 44th and France Small Area Plan will serve as an important tool for decision-makers when
evaluating future development projects. In addition, the Plan outlines specific action steps for the city
and other stakeholders to support the long term vision for the area.
What makes for a Successful Small Area Plan?
• The plan represents the shared vision of multiple community residents and stakeholders
• The plan provides a guide for future development
• The plan identifies the tasks and timelines necessary for successful completion
• The planning process strengthens the community through increased interaction and
understanding of varied perspectives.
• The planning process builds resident capacity to lead future activities related to the plan.
Purpose
Why the Small Area Plan was Developed?
The 44th and France neighborhood commercial node (also known as the Morningside Road commercial
area) was first identified in the 2008 Edina Comprehensive Plan as an area of potential change. As part
of the city's overall 2018 update to the comprehensive plan, 44th and France was identified as one of six
critical geographic areas within the city that have the potential for significant change, development, and
redevelopment. Pursuant to that end, City Council directed the Planning Commission and Community
Development staff to undertake a small area planning process for each of these six areas to provide
additional guidance for future development and redevelopment.
This plan creates a long range decision-making, planning, and design framework that allows existing
assets to thrive while needed new investments are introduced in a carefully planned and sensitively
designed manner.
How the Small Area Plan Will Be Used?
Small area plans determine land use regulations and help to guide future redevelopment proposals. City
staff uses small area plans to identify infrastructure improvements necessary to support the uses
proposed in the plan. Small area plans do not, however, guarantee redevelopment will occur or that
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 1
proposed public improvements will take place. Other factors, such as market conditions or budget
priorities, will play an important role in how a small area plan is implemented. It is important to
remember that small area plans are intended to provide guidance over a long period of time.
The 44th and France Small Area Plan serves as an important tool for landowners, developers, city
planners, City Council members and Planning Commission members when evaluating future
development and redevelopment projects. In addition, the Plan outlines specific action steps for the
city and other stakeholders to support the long term vision for the area.
Developers and landowners will find the plan useful when conceptualizing and preparing development
plans for implementation in the 44th and France study area. Reviewing the small area plan during the
early stages of project development will inform developers of city-adopted directions, standards and
guidelines and will ultimately prove to be a time- and resource-saving measure that can streamline the
development review process.
City staff will find the plan to be a useful tool when explaining and illustrating City-adopted directions,
standards, and guidelines to developers. They will then be able to use the plan's principles, goals, and
policies to assess and evaluate the degree to which developers' plans adhere to city directions and the
impact of variances developers might seek.
The Planning Commission will use the plan when deciding whether to approve development proposals
and pass them along to the City Council for adoption.
Relationship of the Plan to Zoning
Zoning regulations are included in the city's Municipal Code of Ordinances. They are laws, and, by
comparison, the comprehensive plan (and the small area plan) is a guide. The authority of zoning
regulations, however, is based on and derived from the comprehensive plan. Zoning regulations
are specific to each land parcel while the comprehensive plan is sometimes broader and more
open to interpretation. In the Seven County Metropolitan Area, zoning regulations are required to
be consistent with the comprehensive plan but may, and often do, provide a more detailed level of
control over the use of each land parcel.
Use of the Plan in Development Applications
Any owner or prospective developer who is interested in major changes in the study area would be
directed by staff to the 44th and France Small Area Plan to learn what the city has envisioned and is
requiring for the study area. The Plan would likely be used as follows during the review ofan
application for development, variance or rezoning in the study area.
A. Remodel Existing Buildings Conforming to Existing Zoning:
If a property owner wishes to remodel existing space, the application would have to
conform to current zoning regulations including the permitted uses and the dimensional
standards such as setbacks, building coverage, floor-to-area ratio and building height. The
small area plan, however, could be referenced to identify guiding principles, goals, and
policies (developed specifically for the 44th and France neighborhood node) that must be
met in order for requested variances to the zoning regulations to be considered.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 2
B. Expand Buildings by Less than 10 Percent Conforming to Existing Zoning:
If a property owner wished to expand an existing building, conformance would be required
to the current zoning regulations including the permitted uses and the dimensional
standards such as setbacks, building coverage, floor-to-area ratio and building height. The
small area plan, however, could be referenced to identify guiding principles, goals, and
policies (developed specifically for the 44th and France neighborhood node) that must be
met in order for requested variances to the zoning regulations to be considered.
C. Expand Buildings that Do Not Conform to the Zoning Ordinance or Expand Buildings by
More than 10 Percent:
If a property owner wished to expand an existing building that does meet certain zoning
regulations such as setbacks, building coverage, floor-to- area ratio or parking
requirements, a "variance" would be required. To expand a building by more than 10
percent, a Site Plan Review is required. Necessary variance a pplication(s) must be reviewed
by the Planning Commission and approved by City Council.
The small area plan would be used as a tool during this review process. Certain conditions
(guiding principles, goals, and policies) recommended in the small area plan could be
required of the applicant. For example, since the small area plan includes guidelines on
architectural/ building materials and streetscape design, those could be imposed as
conditions of a variance. Conversely, as the small area plan encourages buildings to be
located close to the front property line, an applicant's insistence that the building should be
located behind the parking lot, could be a basis for denying a variance application.
D. Tear Down and Rebuild or Change the Use of Land
If a property owner wished to demolish a building and rebuild another, and a variance
and/or rezoning is required, conditions stated in this small area plan (regarding zoning,
density, and design and appearance) would have to be met. Review by the Planning
Commission and approval by City Council would be required. The small area plan would
be used as a tool during the review process. The development application should be
consistent with the small area plan. Again, certain recommendations of the small area
plan (44th and France-specific guiding principles, goals, and policies) could be imposed as
conditions of approval. The same examples as mentioned above would apply regarding
height and density, streetscape, building location, land use, exterior materials, landscaping
and so forth.
Study Area
The area of study addressed during the planning and design process included the public street rights-of-
way and several land parcels in the immediate vicinity of the intersection of West 44th Street and
France Avenue South, particularly to the west of the intersection. Figure 1, on the following page,
shows the Study Area. It's notable that the larger portion of the commercial area at this intersection is
located east of the intersection in the City of Minneapolis. (France Avenue South is the boundary
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 3
Legend
I= Study Area
Parcels
I=1 City Limits
0 200 IIMINIIMM= Feet
Source Cay of na. Henne;.n County tletCcunci MnDOT
44th & France Small Area Plan
Edina, Minnesota
Study Area
February 2018
BOLTON & MENK
Real PNVIC Real Sololant
Figure 1:
44th & France Small Area Study Area
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 4
between the City of Edina and the City of Minneapolis.) Included on the Edina side are areas designated
in the 2008 Edina Comprehensive Plan mostly as Neighborhood Commercial, with a few designated as
Low Density Residential (primarily a stormwater pond site) and Medium Density Residential.
The vast majority of the recommendations in this plan address issues within this approximate area of
study. However, where practical, some connections, impacts, relationships and transitions to areas
immediately adjacent or close-by were also studied and addressed in this plan.
Community Engagement and Planning Process
Community engagement, the active involvement of community members in the planning and design
process, is a required step in the development of small area plans in the City of Edina. "Community
members" is broadly defined to include all stakeholders with an interest in the study area. Included
would be residents, property owners, business owners/operators, city officials and staff.
The City of Edina additionally requires that its small area planning and design process should be
"citizen-led," where the roles and responsibilities of participants are defined as follows.
"Planning Team or Work Group:
• Advises on the best methods to achieve public participation and champions the
project with the local area
o Identifies and engages neighborhood stakeholders
o Helps to identify issues and concerns in the area
o May lead or assist with the coordination and facilitation of publicmeetings
o Clarifies themes from information gathered during the public input process and
ensures that plan reflects those themes
• Brainstorms solutions when conflicts exists between neighborhood goals and
larger community goals
• Presents updates to planning commission after the public participation is
completedand when then the draft plan is finished
• Ensures that projects remains on schedule
Staff:
• Provides technical expertise and identifies other technical resources as
necessary
• Notifies and updates other key staff members and agencies of the
planning process
• Helps to identify issues, concerns and stakeholders in the area
• Works with the Communication division to promote awareness of the
project through marketing and communication efforts
• Ensures that direction provided through the citizen engagement plan
and smallarea plan guidelines are followed, and public meeting notices
are met.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 5
1.11.1
Public
411) Ide
d
ntify issues
concerns an
•Develop/confirm
vision-guiding
principles
SProvide opinions
on growth and
development
Review and
evaluate
concepts
of
Small Area Plan
Workgroup
Direct and Decide
Review and Vet
Comprehensive
Plan Taskforce
Oversee and
Approve
30411.
Edina City
Council
Adopt and
Implement
Figure 2:
44th & France Planning Process
Staff and/or Consultant:
o Develops a current area profile that includes demographics, physical
conditions,land use/zoning and other pertinent information. Projects
population, demographic, economic and environmental trends for the
future.
• Works with the Small Area Planning Team (Work Group)to develop a
community engagementplan,
o Leads or assists with the implementation of the community
engagement plan.
o Identifies issues or conflicts and potential options for consideration by
the Small Area Planning Team.
• Drafts the small area plan document.
Planning Commission:
o Helps to identify issues, concerns and stakeholders in the area
• Recommends solutions for unresolved issues
o Ensures that the final document is consistent with the Comprehensive
Plan"
Small Area Plan Guidebook, City of Edina; Spring 2014.
44th and France Small Area Plan Community Engagement and Planning and Design Process
The planning and design process was led by
the 44th and France Small Area Plan Work
Group (SAPWG), which was appointed
through an open application process by the
Edina Comprehensive Plan Task Force
(Planning Commission), at the direction of
the Edina City Council. The planning process
included a substantial community
engagement program, which was directed
and developed by the SAPWG to ensure that
the plan's outcomes would be reflective of
the values and expectations of the public.
Specific efforts were made to engage a
representative cross-section of the
community, including residents, neighbors,
land owners, businesses, visitors, customers,
employees, city residents at large, etc.
Figure 2 illustrates the planning and design
process, as well as roles and responsibilities
of the SAPWG, Comprehensive Plan Task
Force, City Council, and the public.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 6
Agenda Summary
• Comprehensive plan and small area plan overview
• Existing conditions summary
• Guiding principles introduction
• Issues and opportunities identification activity
• SAPWG field review recap (photo exercise)
• Planning for community meeting 1
• Review community meeting 1 results
• Draft guiding principles discussion
• Draft design concepts
• Planning for community meeting 2
• Review community meeting 2 results
• Technical analysis presentations (transportation and economics)
• Refined design concepts
• Refined guiding principles
• Draft design concepts — height, density, and neighborhood transitions
• Recommended approach to height and density
• Planning for community meeting 3
• Review community meeting 3 results
• Plan recommendations — height, public realm priorities, multimodal
accommodations
• Next steps
Meeting Date
SAPWG 1 5/15/17
SAPWG 2 5/30/17
SAPWG 3 7/18/17
SAPWG 4 7/24/17
SAPWG 5 8/29/17
SAPWG 6 9/12/17
SAPWG 7 10/9/17
SAPWG 8 11/15/17
44th and France Small Area Plan Work Group (SAPWG)
The 44th and France SAPWG included nine public volunteers representing the area and surrounding
neighborhoods. The SAPWG was tasked with overseeing the major aspects of the plan's
development, including identification and resolution of major planning issues and opportunities,
consideration of plan findings and recommendations, and leading community engagement events.
The SAPWG met eight times throughout the study process, as shown in Table 1. SAPWG meetings
were open to the public and were regularly attended by concerned residents, even though residents
were invited only to observe the meetings.
Table 1:
44th and France Small Area Plan Work Group Meeting Summary
Community Engagement
In order to create opportunities for the community at-large
to participate in the planning and design process, a series of
three public meetings (Community Meetings) were held at
key project milestones. Meetings were widely promoted in
order to build awareness and encourage attendance. The
meetings were designed to be interactive and engaging in
order that thoughtful and meaningful input from participants
could be collected. The Community Meetings were
generally held in the evening on a weekday, from 7:00 —
9:00 pm. Table 3 summarizes each of the public meetings.
Community members work together at a
Community Meeting to identify issues in the
study area that should be addressed in the
44th & France Small Area Plan.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 7
Table 2:
Community Meeting Promotion _
Distribution to
Post notice on project website and social media (i.e., Nextdoor, Facebook, and Twitter)
Official city press release to media outlets
Develop flyer and hand out to businesses and residences in the 44th and France project area
Email flyer to everyone who signed up for email updates at the Comprehensive Plan kick-off meeting
Door to door flyering and promotional posters at businesses in the project area
Direct invitation to community organizations with a request to share with their colleagues/networks:
• 50th and France Business Association
• Edina Chamber of Commerce
• Edina Chinese Association
• Edina Community Foundation
• Edina Historical Society
• Edina Housing Foundation
• Edina League of Women Voters
• Edina Lions Club
• Edina Morningside Road Rotary Club
• Edina Senior Center
• Morningside Road Neighborhood Association
• White Oaks Neighborhood Association
• Country Club Neighborhood Association
• The Wanderers
• Volunteers Enlisted to Assist People (VEAP)
Property Owner and Business Interviews
In addition to the community engagement described
above, members of the project team met directly
with property owners and business within the study
area. These one-on-one meetings were conducted
to gain an understanding of issues, opportunities,
and future plans for the area, as viewed by property
owners and business owners. This effort included
seven meetings with property owners and five
meetings with business owners/operators.
Community Meeting participant selecting preferred
public realm improvements for the study area through a
"Dotmocracy" exercise.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 8
Table 3:
Community Meeting Summary
Meeting Approx. No.
of
Attendees
Agenda Comment Summary
Community workshop 1: 60 • Project overview • The guiding principles were generally accepted (highly rated) and people tented to prioritize issues
Discovery • Guiding principles
activity
like community character, public realm, and building height
• Views on building height vary with some prefer no increase in height and others prefer greater
(6/29/17) • Issues and
opportunities
mapping
heights
• There is a desire for an improved pedestrian realm and public spaces in the area
• Traffic safety and congestion are a concern
Community workshop 2: 85 • Guiding principles • People felt the guiding principles should be simple and easier to understand
Alternatives Review overview • Opinions about height continued to vary, but many people generally support the draft concepts
• Draft design presented. The idea of consolidated parking and a public gathering space were well received.
(8/14/17) concepts review People also liked the idea of creating a "promenade" type circulation system and incorporating the
"ecology" elements (e.g., more greening, water features, etc.) into the concepts.
• People supported a mix of building types, including medium density residential types in transition
areas
• There is a desire to improve the pedestrian environment and "calm" or slow vehicle traffic in the
area
Community Open House: 140 • Project overview • Building height and density were by far the most debated/commented on issues at the meeting.
Design Concepts and • Guiding principles Approximately half favor additional building height along France Ave in exchange for enhanced
Public Realm Priorities review public realm improvements. Most were comfortable with a three-story maximum height on France
• Public realm Avenue.
(10/16/17) priorities • Those who do not favor additional height cited concerns over traffic congestion, aesthetics, and
• Design concept
modeling
property values.
• Most believe public realm improvements are important in the 44th and France area. The most
commonly prioritized public realm improvements included: Wider sidewalks; High visibility
pedestrian crosswalks and other pedestrian crossing enhancements; Trees, planters, and
landscaping; Public gathering spaces; and Other (height of buildings/maintain neighborhood feel).
• Many attendees expressed concerns with the draft design concepts. The most common comments
included: too many stories (3-4 stories) or too many buildings, renderings do not reflect the
character of the neighborhood, designs do not consider increased traffic and congestion, and too
little space between buildings/apartments and single-family houses.
• Some attendees liked the draft design concepts. Comments included: renderings reflect acceptable
building height, concepts improve the pedestrian experience, in the 44th and France area,
concepts increase trees, foliage, and green space in the 44th and France area.
• Attendees tended to like green spaces, public gathering areas, and pedestrian improvements.
People also liked more spaces for small businesses, shopping, entertainment, and dining.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 9
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Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 10
Major Planning and Design Issues
Several of the community engagement strategies employed during Community Meetings and
SAPWG meetings were designed to challenge community members to identify and prioritize issues
and opportunities that should be addressed in the planning process. Individuals were invited to
address issues ranging from specific physical conditions and design preferences to broader
economic and planning issues. The intent was to: 1) help the SAPWG better understand
community attitudes, values and ideas about the study area and 2) provide a framework for the
development of guiding principles, which would be used to define goals, policies and
implementation steps for the 44th and France Small Area Plan.
Below are the six major issues that emerged based on input received through the community
engagement efforts and the analysis of community members' responses to questions.
1. Height and density
Building height and density were by far the most debated issues. Many neighbors are concerned
that increased height will further exacerbate problems they currently experience, such as traffic
congestion on main streets and cut-through traffic along their neighborhood streets. While some
residents, both immediately adjacent to and several blocks from the study area, identified building
height as an issue because of the potential for visual intrusion and inconsistency with existing
character, many more residents were concerned with traffic congestion as an externality of height
and density.
On the other side of the issue, some attending the Community Meetings are in support of
additional height (above the two-story limit in the Zoning Code) and additional density and feel
that increased building heights are necessary when developing in areas where land costs are high.
2. Parking
In general, there is an adequate supply of parking in the area, however, it is dispersed and is not
organized to realize efficiency. Some businesses have adequate parking, while others do not.
There is wide support for a consolidated parking concept.
3. Public realm
There is almost universal support for improving the public realm with amenities such as green
spaces, public gathering areas, and pedestrian improvements.
4. Community Character
It is important to the community to preserve the existing character or "look and feel" of the area.
44th and France is a unique place, which is identified by nearby residents as a "neighborhood
node." It was strongly argued that the current character should be preserved and that it should
not be allowed to be redeveloped to resemble more intensely developed areas; e.g., 50th and
France or Excelsior and Grand. There are three potentially historic eligible structures in the area
that could be preserved.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 11
5. Movement
Many feel that there is too much vehicle traffic in the area and that existing traffic operations are
unsafe. There is support for "calming" or slowing traffic to enhance the experiences of and
improve safety for pedestrians and bicyclists in the area. It is commonly supported that any
developments (remodeled, tear-down and rebuild, or new, where variances from existing zoning
and density are sought) must commit to calming traffic and ensuring, to the extent possible, that
impacts to livability along neighborhood streets are minimal.
Concerns were expressed that traffic on France Avenue should be calmed, as should development-
generated traffic that may travel along neighborhood streets.
6. Land use and redevelopment
While many acknowledge that some redevelopment is likely, there is a desire to maintain a strong
mix of land uses that include businesses that serve the neighborhood community.
Guiding Principles
Good planning and design begins with the development of guiding principles that reflect and balance
considerations such as the following:
• Community preferences
• Historical and cultural influences
• Established design precedents
• Financial suitability and market realities
• Environmental stewardship and sustainability
Guiding principles were used in the development and evaluation of alternative land use and design
concepts for the 44th and France Small Area Plan to ensure that the plan's outcomes would reflect the
unique character of the community and, at the same time, guide future development in a realistic and
economically and environmentally sustainable direction.
The following are the guiding principles developed for the 44th and France study area. These principles
were developed specifically for this small area, based on community input received at each of the three
public meetings, ideas that emerged from the Vision Edina Bridge Workshop, discussions with the Small
Area Plan Work Group, and technical input from the consultant team.
The principles steered the preparation of the goals, policies and implementation steps in this plan, and
should be used by the city in the review of development and redevelopment proposals and plans within
the study area.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 12
Guiding Principle 1: Safe and Inviting
The area should be safe for people of all ages and all backgrounds and should be a visually attractive and
diverse place that encourages regular use and strengthens neighborhood identity.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 13
Guiding Principle 2: Community Gathering
The small area should provide a place(s) for people to gather and spend leisure time, whether in a
commercial or public location, and foster a community of learning. Flexible gathering space should be
explored that can be programmed to accommodate a wide range of different uses.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 14
Guiding Principle 3: Circulation and Connections
The area should provide attractive and easily identifiable infrastructure that accommodates convenient
and safe movement for a variety of transportation modes, including bicycling, walking, and transit use.
The area should also have safe and convenient non-motorized connections to nearby districts. Vehicle
traffic should be managed to discourage cut-through traffic in adjacent residential neighborhoods.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 15
Guiding Principle 4: Neighborhood-Oriented Business Mix
There should be a mix of businesses that provides goods and services to the neighborhood, including
small offices and commercial uses. The amount and configuration of commercial space should be
allowed to adjust in response to the market.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 16
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Guiding Principle 5: Housing
Housing should be provided in the study area to ensure choices for existing and future neighborhood
residents. New types of housing may be provided, including multi-family dwellings (in mixed-use
buildings with residential uses above ground level commercial or office space) or additional types such
as courtyard housing, townhomes, and live/work housing. It is felt that the market will support the
preferred housing types, which could include apartments and ownership options. Preferences should be
the types that best support the city's affordable housing policy.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 17
Guiding Principle 6: Height and Size of Buildings
Building heights should be guided by the zoning ordinance. Additional height (up to four stories, at
approximately 15 feet per story) may be considered, depending on their location and relationship to
other buildings around them. (Building heights above the two story limit detailed in the existing zoning
ordinance will be considered for approval if a developer agrees to implement study area-specific and
project-specific improvements that are detailed in this small area plan's guiding principles, goals, and
policies.)
A graceful transition should be provided between
France Avenue, where the greatest heights in the
study area would be permitted, to existing housing
immediately adjacent to the study area where no
more than two stories will be permitted. A graceful
transition in building height should: a) ensure
appropriate massing and scale of the highest
buildings, b) ensure that the highest buildings
minimize their impact on the public realm, and c)
ensure a smoother transition of scale from the
highest buildings to neighboring residential
communities where roof tops are likely to not be as
high. Graceful transitions may be achieved, but not
limited to, building step-backs, building shoulders,
landscape buffers and/or courtyards, etc.
An exception to the above-stated two story height
limitation may result from topography within the
study area. This is particularly the case at the
northwest corner of France Avenue and 44th Street,
where the first residence on the north side of 44th
Street is located on a hill that places its roof top well
above those of commercial buildings that front on
France Avenue. In this case, a new development
Immediately to the east of the first residence could
be higher than two stories (but no higher than three
stories), even though the building would front on
44th Street. In any case, a graceful transition must
be provided between any new building and the
existing residence that is located on the hill.
A similar situation exists on Sunnyside Road where,
on the north side of Sunnyside Road, the first single
family home outside the study area sits on a hill. In
this case, consideration for approval should be
given to an adjacent new building if its proposed
three story height is lower than the height of the
single family home.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 18
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Guiding Principle 7: Parking
Parking should be hidden from view behind or beneath buildings on the west side of France Avenue.
The large parking lot with multiple owners between Sunnyside and 44th Street should be reimagined as
a "community parking facility"' that accommodates parking for the study area (district). This
community parking facility should be designed to double as gathering space and should have the
flexibility to change over time, as other modes of transportation, such as ride-sharing, become more
common and fewer parking spaces are needed.
5 Parking facility is not necessarily defined as a parking structure.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 19
Guiding Principle 8: Streets and Sidewalks
To create a gracious pedestrian environment, sidewalks should be widened as much as possible.
Buildings should front onto the sidewalks, with few gaps and/or driveways breaking the street wall.
Street trees and planters should be located between the curb and sidewalk. Furnishings should provide
places to sit and dispose of trash and recycling. Vehicle traffic should be managed to maximize
efficiency while maintaining safety for non-motorized users.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 20
Guiding Principle 9: Sustainability and Resiliency
The 'urban forest' should be reestablished in the study area, and more efficient, district systems for
managing storm water, harvesting energy and managing and recycling waste should be incorporated.
Design for adaptability to changing needs and trends over time should be pursued.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 21
Guiding Principle 10 Visual Quality and Aesthetics in the Public Realm
The public realm should include a high level of aesthetic treatments, such as enhanced sidewalk
pavement, planters, and pedestrian level lighting. Utilities should not impede sidewalks and should be
underground, where feasible. Property owners are expected to keep their properties economically
viable and attractive until the market guides them to major changes.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 22
Guiding Principle 11 High Quality Design, High Quality Materials, Respect for Existing Aesthetics,
and Innovations to Ensure Sustainability in the Private Realm
High quality architecture is required in the study area, in terms of design, materials, and energy
efficiency, which will contribute to sustainability. The design of remodeled and new buildings in
the study area shall reflect attention given to balance, proximity, alignment, repetition, contrast
and space. Materials used in the construction of remodeled and new buildings shall harmonize
with materials and design features used in the area's existing structures. Innovated systems should
be installed to help achieve energy efficiency.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 23
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Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 24
Small Tea Plan
for the
II City of
Edina's
44th & France
Neighborhood Node
Chapter 2
Community
Context and
Demographic
Characteristics
2. Community Context and Demographic
Characteristics
Community Context
The study area for this plan is primarily a commercial node around the intersection of West 44th Street
and France Avenue South. This includes parcels fronting on these streets, as well as Sunnyside Road,
which also intersects France Avenue within the node. It serves surrounding neighborhoods with a range
of retail and services. The commercial node is a subset of a larger commercial area, which extends
across the city boundary into Minneapolis. Since this area is fairly small, this plan provides an overview
of the surrounding area to put it in context. For the purposes of this analysis, this plan looks at data for
the area within a half mile radius of the intersection of West 44th Street and France Avenue South, as
shown on Figure 3.
The half mile distance was chosen based on the typical standard for a walkable community around a
destination. The actual primary market area for 44th and France is likely somewhat larger, particularly
based on the full extent of the commercial area, including the Minneapolis portion. That said, there are
competing areas nearby to the north (Miracle Mile in St. Louis Park), east (Linden Hill in Minneapolis),
and south (50th and France in Edina/Minneapolis). However, the economics and predominantly
residential character of the area have ensured it has remained an active and largely full commercial
node for years.
This half mile radius area includes portions of three primarily residential Edina neighborhoods —
Morningside, White Oaks, and Country Club. Since 44th and France is located up against the city
boundary, the area also includes portions of Linden Hills and Fulton neighborhoods in adjacent
Minneapolis. While this plan does not provide any guidance for Minneapolis, the data profile includes
information from that area because it is an important part of the context for the 44th and France node.
Main Ideas:
• Younger families. Compared to city averages, this area has a larger proportion of families with young
children. This reflects access to high quality schools (in both Edina and Minneapolis), and access to
parks and other family oriented amenities.
• Older buildings. Encompassing some of the oldest areas in Edina, the building stock here is much
older than citywide. As a substantial percentage is well maintained, even historic, homes — it is likely
expected to stay that way.
• Neighborhood center. The placement of 44th & France is in middle of a predominantly residential
area. This makes it a natural hub for neighborhood-serving retail and services for the immediate area
— uses which dominate the business mix in the area.
• Prosperous location. The area continues to be affluent and desirable. This strong income base has
ensured continued vitality in the commercial node.
• Potential growth. While opportunities for substantial infill development are limited, the nature of the
area suggest high demand for new housing and businesses where there is potential.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 25
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Demographic Profile
Population and Households
The population of this area has increased modestly over the past 15+ years, going from around 4,800 in
2000 to around 5,100 in 2016. The household size has increased as well, remaining slightly above the
citywide average at around 2.4. The area is also younger than the city as a whole, with a median age of
41.7 compared to a citywide median of 46.7. This reflects higher percentages of children under 18 as a
proportion of the population.
The daytime population in 2016 is around 3,400, including both residents and workers. This is lower
than the base population, reflecting a net loss of population during the daytime due to commuting
outside the area. Daytime population is important in part because it helps support retail and service
businesses during the day, such as places for lunch and errands.
44th & France: Population and Households
4,907
5,101
I I
2,119 2,056
2,119
Population, Population, Population, Households, Households, Households,
2000 2010 2016 2000 2010 2016
Race and Ethnicity
The racial makeup of the population is slightly less diverse than the citywide average and is
predominantly white. However, the population is becoming slightly more diverse over time — going
from 92 percent white in 2010 to 90 percent in 2016. The largest gains have been in the Asian American
population, followed by the African American population.
Around 2.7 percent of the population identifies as Hispanic/Latino (Spanish-speaking).
Age and Household Size
The age distribution of this area is substantially younger than Edina as a whole, with more children
under 9 and people between the ages of 25 and 55. The median age is 41.7, compared to a citywide
median of 46.7.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 27
6,000
5,000
4,000
3,000
2,000
1,000
0
4,836
44th & France: Population by Race in 2016
n White (90.2%) n Black (3.3%) • American Indian (0.2%)
n Asian (2.9%) n Pacific Islander (0.0%) r Other Race (0.6%)
n Two or More (2.7%)
This quite likely reflects the inclusion of the Minneapolis side of the area. In Minneapolis, the median
age is 32.7 overall.
Age Distribution, 2016
20.0%
• 18.0%
16.0%
14.0%
12.0%
10.0%
8.0%
6.0%
4.0%
2.0%
0.0%
11 11 11 .1
0 - 4 5 - 9 10- 14 15- 24 25- 34 35- 44 45 - 54 55 - 64 65 - 74 75 - 84 85+
n 44th & France n Edina
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 28
25.0%
20.0%
15.0%
10.0%
5.0%
0.0% I
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The average household size in this area is 2.41 persons per household, which is higher than both the
citywide numbers for Edina (2.32) and Minneapolis (2.25). This likely reflects the predominantly single
family detached nature of the housing stock in this area, which tends to have higher household sizes
than multi-family attached housing.
Household Type and Profile
Around 62 percent of households in this area are family households, with around 8 percent classified as
non-family households (unrelated individuals living together). Approximately 30 percent of households
consist of one person living alone. Around 34 percent of households have children present, higher than
the citywide average and reflecting both the higher household size and the lower median age.
According to the Tapestry profile for the area, the top three subgroups represented here are:
• Urban Chic — Professional households that live a sophisticated, exclusive lifestyle. They are a mix
of married couple families and singles.
• Emerald City — Young, mobile residents of lower density neighborhoods in urban areas. Well
educated and employed, they are more likely to rent.
• Professional Pride — Well-educated career professionals with upscale suburban lifestyles. Many
work long hours and have school-aged children.
Income
The median household income for this area is around $105,000, higher than the Edina citywide median
of around $90,000. This may reflect the predominance of working age people in this area, with relatively
few retirees. By contrast, the Minneapolis citywide median income is around $52,000.
Income Distribution, 2016
Housing Profile
The majority of residents in this area (74 percent) live in single family detached homes. There are a
modest number that live in townhomes or duplexes.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 29
44th & France: Housing by Type, 2010-14
n 1 unit, detached (74.1%) n 1 unit, attached (3.4%) E 2 units (6.8%)
n 3 or 4 units (0.7%) n 5 to 9 units (2.9%) u 10 to 19 units (5.9%)
n 20 to 49 units (1.5%) n 50 or more units (4.0%)
The area is predominantly owner occupied, with 72 percent of the housing units owned by their
resident. In contrast, about 24 percent are renter occupied and 4 percent are vacant. The percentage of
owner occupancy has declined slightly in recent years, though it remains high.
The majority (59 percent) of the housing stock in this area was built before 1939, reflect the old,
established neighborhoods in both Edina and Minneapolis. The median year that structures were built
was 1940. This is much older than the city has a whole, reflecting the fact this is one of the oldest areas
of Edina. A modest number of new units since 2000 (5 percent) shows the impact of the teardown trend,
as older homes are demolished and replaced with new structures.
In contrast to the age of the housing stock, the majority of residents living in this area (60 percent) have
moved here since 2000. Around 11 percent of the residents have been here since before 1980 — almost
all of which are owner occupants. Citywide, the median year for residents moving to their current home
is in the early 2000's.
The median home value for this area is around $404,000, lower than the citywide average at $431,000.
The median rent is $1,023, which is comparable to the city median.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 30
44th & France: Year Resident Moved In (2010-14)
900
800
700
600
500
400
300
200
100
0 •
1969 or 1970 to 1979 1980 to 1989 1990 to 1999 2000 to 2009 2010 or later
earlier
Economic Profile
Jobs in the Area
The area has around 390 businesses with 3,400 employees. Compared to the resident population of
about 5,000, there is a ratio of 0.68 jobs per resident. This is largely due to the fact that the commercial
node is fairly compact and largely surrounded by residential neighborhoods.
Retail trade employs around 43 percent of the workers in this area, with services following at 35
percent. The retail predominance reflects the business mix in this area, and is higher proportionately
than the city overall.
50th & France, Employment by Industry, 2016
n Agriculture/Mining n Construction ® Manufacturing n Transportation
n Communication L. Utility n Wholesale Trade n Retail Trade
n FIRE n Services n Government n Unclassified
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 31
Workers in the Area
In terms of the employment of people who live in the area, the employment rate is very high — with only
3.9 percent of the labor force identifying as unemployed. Around 55 percent of the residents work in
services, followed by 15 percent in finance, insurance, and real estate — consistent with citywide
averages. Only a modest percentage are employed in retail, suggesting that most retail workers here
commute from somewhere else.
Workers in this area commute from a wide distribution of places. The most common home
communities for commuters are Minneapolis (24.2 percent), Edina (9.0 percent), Bloomington (5.1
percent), and St. Paul (4.6 percent). Conversely, the same four cities are the four most common
destinations for residents commuting out of this area to work: Minneapolis (36.7 percent), Edina (7.4
percent), Bloomington (6.4 percent) and St. Paul (5.4 percent). (Source: Census LEND 2014)
The 44th and France area sits in a largely residential area in northeast Edina, with a modest
concentration of employment.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 32
Small Area Plan
the
Edina's
4,4th & France
Neighborhood No
Chapter 3
Land Use and
Urban Design
Framework
3. Li end e and UrLian Den Framewor
Current Conditions
Existing Land Use and Zoning
The core of this study area is a neighborhood commercial district, characterized by 1-2 story small
storefront commercial buildings. These buildings directly front on the sidewalks, with parking to the
side and rear of the site. The business mix varies: at present, it includes a coffee shop, dry cleaners,
fitness facility, barber, clothing store, and several restaurants — among other uses. One of the buildings
is mixed use, with commercial on the ground floor and apartments on the second floor. There is a range
of complementary retail uses — including a grocery co-op, daycare, and garden center — on the
Minneapolis side of the commercial district.
The predominant zoning is Planned Commercial District 1 (PCD-1), which allows a range of retail and
service uses, and Planned Office District 1 (POD-1), which allows a range of offices, clinics, and
institutional uses. A few additional parcels are zoned Planned Commercial District 4 (PCD-4) and Planned
Residential District 4 (PRD-4).
The commercial area is surrounded for the most part by single family residential neighborhoods, in both
Minneapolis and Edina. A few smaller scale multi-family developments are located along France Avenue
South, to the north and south of the district.
The land use pattern is the study area is shown in Figure 4 and the related table.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 33
6( 0 yl" 44th & France Small Area Plan Existing Land Use BOLTON
& MENK
14) 13 Edina, Minnesota February 2018 Reel People. Real S>Catlems
Glendale-Terrace — •
MINNEAPOLIS
0
CA
C
•c-,C
C
45th Street West
Legend e
Existing Land Use
Single Family Residential
Multiple Family Residential
Commercial
Industrial
Public/Semi-Public
Parks & Recreation
Open Water
C:1 Study Area
Parcels
200
MEMO Feet
-ours Coy cl Edna. Hennep'n Co.* AktCounci,14friDOT
Figure 4:
Study Area Land Use Pattern
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 34
TABLE 4:
LAND USE : YEAR BUILT AND TYPE
# Building Type Year Built Current Land Use (as of 2017)
1 1956 Medical office — dentist
2 no building n/a Stormwater pond
3 no building n/a Stormwater pond
4 1950 Medical office — other
5 1952 Medical office — dentist
6 1920 Home builder/contractor - commercial
7 1948 Medical office—family physician
8 1956 Medical office — sports medicine
9 1972 Storage garage
10 1948 Restaurant
11 1938 Service business — real estate
12 no building n/a Parking lot
13 1936 Service business — dry cleaners
14 1924 Service businesses —tanning and portrait studio
15 2010 Retail business — multi-tenant space
16 no building n/a Parking lot
17 1968 Service business—fitness club and yoga studio
18 1956 Service business — photo and imaging store
19 1928 Service business — dry cleaners
20 1920 Retail and apartments — barber, clothes, coffee, and bagels
21 1927 Office and retail — office for clothing business and retail shop
22 1982 Residential condominiums
23 1920 Restaurant
24 2010 Retail business — multi-tenant space with bank
25 no building n/a Parking lot
= One Story Commercial — Retail, services, offices
= Two Story Commercial — Retail, services, offices
= Two Story Vertical Mixed Use — Residential over retail/services
= Multi-family Residential — Condominiums
Property Ownership, Value, and Condition
While there is some common ownership on a few properties, most are separate owners. This means it
is less likely they will be assembled for a larger redevelopment project.
The real estate in this area is moderate value on a per acre basis, compared with other commercial
districts in the City of Edina. One common way to determine how attractive a property is for
redevelopment is to look at the ratio of the underlying land value compared to the total assessed value
of the land and any building(s) combined. Properties where the percentage of value held in the
underlying land is high are more attractive for acquisition and redevelopment. Thus, it is the value of
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 35
land within the study area, compared to the combined total of land and buildings that will influence
property owners' decisions about the future.
Based on this metric, the property with the highest land-to-total value ratio is the dry cleaner at the
corner of Sunnyside and France. Another site identified is a surface parking lot associated with a
restaurant on Sunnyside — but the availability would be dependent on the needs of the restaurant for
that space.
The majority of buildings in this area have been determined to be in average to good condition. This
reflects the fact that most are older buildings, but are in reasonably good repair. The exceptions are two
buildings that were ranked only "fair" — the dry cleaner at the corner of Sunnyside and France, and the
photo store at the corner of 44th and France. Both are aging buildings with a moderate amount of
deferred maintenance.
Recent and Proposed Development
Two properties on France near the southern end of the study area (#15 and #24 on Figure 4), recently
have been redeveloped as a one-story multi-tenant shopping center. There are a few other potential
sites that may redevelop in the study area, as well. All would require relocation of existing businesses.
Currently, there are no additional proposed developments in the study area.
Trends and Challenges
Input from the community, real estate market conditions, and existing physical conditions all inform the
development of the goals and policy framework for this plan. Below is a review of some physical
conditions that factor into land use and community design decision making in the study area:
• Split geography of commercial district. As mentioned, 44th and France is a single node that
straddles a city line. The fact that there are two municipalities (Edina and Minneapolis) adds to
the challenges of developing a cohesive identity and framework for the area. While this plan
only covers the Edina portion of the study area, most users of the district (including residents,
customers, and businesses) will experience it as part of a larger whole. The lack of coordination
across France Avenue is an issue for both public and private sector stakeholders at this node.
• Aging structures. Older properties are often not up to modern standards for potential business
tenants. Renovating them to meet current needs —for instance, ensuring Americans with
Disabilities Act (ADA) compliant accessibility—can be expensive and complicated and may be
too much for some smaller businesses to undertake. However, these buildings do provide
character and charm. While the majority of the buildings are in average to good condition, two
have experienced significant deferred maintenance and are ranked as fair..
• Managing transitions. The compact mixed use nature of this district means there is a number of
transitions between use and scale. This is particularly the case given the predominantly single
family residential nature of the surrounding neighborhood, which is immediately adjacent to
this business district with little separation or buffering.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 36
• Small and constrained sites. The small scale of the parcels within the study area is not entirely a
drawback as this lends itself to a relatively comfortable pedestrian scale and supports the
relative ease of pedestrian circulation and walkability, although it recognized that pedestrian
circulation and walkability issues do exist. The size of the sites, however, does pose a challenge
in the case of redevelopment, as small sites are not always economically viable for
redevelopment, particularly if there is a desire to accommodate parking on-site. While parcels
can be assembled, it is often logistically complicated and expensive to do so. The newest
development in the area has parking in front of businesses, which is functional, but changes the
pedestrian character of the district.
• Limited parking for businesses. While not strictly a land use challenge, this limits the type of
uses that can be located in a commercial area. This is further complicated by the fact that much
of the surface parking in the district is dedicated to specific businesses.
• Lack of streetscape and greening. While the district has full sidewalks, there is a lack of
greening and other public realm enhancements. This is in part due to the fairly narrow sidewalk
space, which limits opportunities for additional enhancements without additional width being
added to the public realm.
Goals and Policies
The following is a policy framework that provides guidance for both public and private investment in the
study area. This reflects the opinions and values of stakeholders expressed during the planning and
design process, previous planning contexts, and existing policies.
The study area will continue to grow as a mixed use neighborhood node of housing and commercial
development guided by market forces and trends, property owners' decisions, the policies and
guidelines of this plan, and the Edina Comprehensive Plan. Though it is expected this node will include a
larger proportion of residential than it does currently, the exact pattern of land use over time will be
driven by market forces and private development decisions. Current uses of land may, of course, remain
as they are until owners decide to make a change.
Land Use and Community Design Goals
1. Maintain and Strengthen the Core. Continue to support the concentration of activity and
neighborhood-serving businesses at the intersections of France Avenue with 44th Street and
Sunnyside Road. Any new buildings introduced at corners of these intersections should include
street-level retail, commercial or other active spaces that interact with the sidewalk, with
windows and doors, and facilitate pedestrian activity.
2. Buildings Interact with the Public Realm. Ensure that ground-level frontages throughout the
node are carefully designed with a pedestrian scale and character that interact with the public
realm, encouraging beauty, safety, informal interaction, walkability, and a sense of place.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 37
Require additional investments in the public realm alongside with new and renovated
development to create new or improved public spaces.
3. Graceful Transitions. Encourage the scale of buildings on France Avenue to transition from
center to edge, with the largest buildings located near the intersections of France Avenue/44th
Street and France Avenue/Sunnyside Road and comparatively smaller buildings between these
two intersections. Moreover, require transitions in scale between buildings on France Avenue
and the surrounding single-family neighborhood. Require that redevelopment adjacent to
single family homes is designed with sensitivity to mitigate any impacts on neighboring
properties.
4. Flexible Evolution of Land Uses. Allow existing land uses to evolve in response to the market's
changing over time. (Current land uses may, of course, remain until owners decide to make a
change.) Allow for flexibility in land use guidance to allow for a compatible mix of uses. Allow
transitions in building scale to bring additional residents, business activity, investment, and
vitality to the node.
5. Minimize Impact of Automobiles. While vehicles must be accommodated conveniently and
safely, the character of this area is that of a walkable traditional neighborhood node.
Discourage building types with a predominant auto orientation, such as buildings with drive-
through lanes, gasoline stations, and similar uses. Likewise, require that on-site parking lots will
be located to the side or rear of buildings, unless site constraints do not allow this to be the
case.
Policies for Land Use and Community Design
1. The City will review development applications of all future projects within the boundaries of the
44th and France neighborhood node to ensure compliance with:
• City of Edina Code of Ordinances, including Sec. 36-1214. Maximum Building Heights,
• Other pertinent land use regulations, and
• Land Use and Design Principles outlined on pages 12 through 23 of this small area plan.
2. The City will consider new development that changes current and permitted land use scale and
intensity, consistent with the process described below.
As defined in the City of Edina Code of Ordinances, the 44thStreet/France Avenue Small Area
Plan study area is located within a Building Height Overlay District-2. According to the Code
(Sec. 36-1214. Maximum building heights), building heights within this district shall be
determined by required setbacks, but shall not exceed two stories or 30 feet, whichever is less.
In Table 4.3 (Future Land Use Categories), the City of Edina 2008 Comprehensive Plan identifies
the 44thStreet/France Avenue small area as a Medium Density Residential (MDR) area where the
range of density is 5 to 12 dwelling units per acre.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 38
The 44th Street/France Avenue Small Area Plan allows consideration for approval to be given to
proposed developments where height exceeds the maximum stated in the Zoning Ordinance and where
proposed density exceeds the maximum detailed in the 2008 Comprehensive Plan. In such cases,
consideration shall be given where:
• Proposed heights are within a range of three to four stories along France Avenue and two to
three stories along Sunnyside Road and 44th Street;
• Proposed densities are appropriate, based on building height and lot area; and
• The developer addresses and demonstrates willingness, the means, and a commitment to invest
in the public realm within the small area.
Two categories of investment commitments are outlined below: Category 1- Required Investment
Commitments and Category 2 — Discretionary Investment Commitments. A developer must contribute
to (invest in) the public realm for each item listed under Category 1 in order for his/her development to
be considered for additional height (up to three or four stories) and greater density (more than 12
dwelling units per acre).
Category 1— Required Investment Commitments are further divided into two sub-categories: 1) Study
Area-Wide Investments to the Public Realm and 2) Project-Specific Investments to the Public Realm.
Category 2 —Discretionary Investment Commitments offers the developer a list of public realm
improvements he/she can choose to invest in or not.
Category 1— Required Investment Commitments
• Study Area-Wide Improvements to the Public Realm:6
- contribute to the costs of burying utility lines
- contribute to the costs of developing and maintaining and operating the proposed district
parking facility/public gathering space
contribute to the costs of constructing and maintaining the proposed woonerf, access streets,
and internal circulation streets serving the proposed district parking facility
contribute to the costs of treating stormwater in the northwest corner of the district parking
facility
- contribute to the costs of treating surface water runoff that will result from construction of the
proposed district parking facility
contribute to the costs of installing and maintaining lighting and security measures at the
proposed district parking facility
- contribute to the costs of enhancing, installing, and maintaining pedestrian crosswalks
- contribute to the costs of designing and constructing recommended traffic calming devices
along neighborhood streets west of France Avenue.
- contribute to the costs of constructing and maintaining transit shelters at bus stops on France
Avenue
6 Study-Area Wide Improvements to the Public Realm are improvements that will be implemented throughout
the entire Small Area. Developers within the study area will be charged a fee based on factors including but
not limited to: proximity to the improvement and rough proportionality as to the use of the improvement.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 39
e Project-Specific Commitments:7
- Improve sidewalks, install street furniture and pedestrian scaled street lighting, and plant street
trees and other vegetation directly adjacent to the development
Improve the transportation system immediately adjacent to the development (e.g., traffic
control devices, traffic signals, constructed/reconstructed curbs and sidewalks, etc.) that will be
required to mitigate impacts of traffic that is generated by a specific development
implement traffic calming strategies and infrastructure immediately adjacent to the
development to help ensure safety and security for motorized vehicles, bikers, and pedestrians
on streets within the small area
- provide a graceful transition to the neighborhood
- meet conditions in the City's affordable housing policy
Category 2 — Discretionary Commitments
implement travel demand management strategies to reduce automobile trip generation
implement infrastructure and programs to encourage building users to ride the bus or ride
bicycles (e.g., provide parking for bicycles)
- implement state of the art methods and infrastructure for treating surface water runoff on the
development parcel in an ecologically sound manner
implement shared parking strategies and facilities
- construct underground parking
provide vehicle-electric charging stations in garages where residential parking will be provided
implement LEED building design standards and efforts to help ensure the City of Edina achieves
its energy self-sufficiency goal
- provide public art
- ensure high quality architecture
Specific actions a developer will take and specific projects a developer will initiate and complete should
be documented in a formal development agreement if a developer is allowed to exceed heights and
densities stated in the Code or Ordinances and the 2008 Comprehensive Plan.
Future Land Use
The future land use plan for the study area is shown in Figure 5. For the primary land uses, the plan is
largely consistent with existing future land use guidance through the existing comprehensive plan. The
one change is to adopt the designation of Neighborhood Node (as shown in the Wooddale/Valley View
Small Area Plan) to replace the previous designation of Neighborhood Commercial.
7 Project-specific commitments include improvements to the public realm that are intended to: 1) mitigate the
immediate impacts of a specific project on livability and/or 2) enhance livability directly adjacent to the
project. They additionally include commitments to meet City of Edina goals.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 40
Td
0
45th Street West
0 Legend
I I
=Study Area
1.1 Neighborhood CommerciaV Node
I I Low Density Residential
1111 Low Density Attached Residential
Medium Density Residential
City Limits
Glendale-Terrace
Morningside•Road
--4401-Street West -
..e.<`‘>°- 4
cos >46s.'''
.c
co co
MINNEAPOLIS
200
Feel
Some: Cly or Edna, Hennepb County, ItelCounci, MOOT
44th & France Small Area Plan
Edina, Minnesota
Future Land Use
February 2018
(-IA BOLTON & MENK
Sol People. Real Solutions.
Figure 5:
Future Land Use Plan
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 41
Similar to the Neighborhood Commercial category, the Neighborhood Node category supports
neighborhood serving businesses. It encourages small- to moderate-scale businesses that serve
primarily the adjacent neighborhoods. Primary land uses should be retail and services, offices, studios,
and institutional uses.
In addition, designation as a Neighborhood Node provides:
• Predictability for Current Landowners. Supports current owners' efforts to invest in
improvements their properties by providing a predictable planning framework for the area.
• Flexibility for Redevelopment. Provides greater flexibility to the development market by more
explicitly encouraging the inclusion of needed housing.
• New Gathering Space / Placemaking. Encourages intentional integration of landscaped open
space and new formal public spaces.
• Protection of Community Values such as Scale, Walkability and Character. A set of
Development Guidelines protects the scale, walkability and character of the existing area by
regulating the relationship of buildings-to-streets and the transition of building heights from
node-to-neighborhood.
Table 5
Future Land Use Categories in Study Area
Land Use Category General
Description
Development Guidelines Density
Guidelines
Neighborhood Node In general, small-
to moderate-scale
commercial,
residential or
mixed use
buildings serving
primarily the
adjacent
neighborhood(s).
Primary uses
encouraged are
neighborhood-
serving retail and
services, offices,
studios,
institutional and
residential.
Building footprints generally less than
20,000 square feet (or less for
individual storefronts).
Parking is less prominent than
pedestrian features.
Encourage underground parking (for
comparatively larger developments),
district parking for smaller
developments, and open space
linkages where feasible; emphasize
enhancement of the pedestrian
environment.
Encourage development to comply
with the 44th and France
Neighborhood Node Development
Guidelines*:
A. Building Height Limits Plan
B. Building Frontage Guidelines
C. Gathering Space Guidelines
D. Site-Specific Guidelines
E. General Guidelines
Maximum residential
density up to 30
dwelling units per
acre (du/acre).
(Densities are further
constrained by the
parameters of the
Building Height
Limits Plan*).
Maximum Floor Area
Ratio (FAR) per
zoning code.
Low Density Residential See Edina Comprehensive Plan
Medium Density
Residential See Edina Comprehensive Plan
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 42
A. Building Height Limits Plan
This plan establishes new height limits for the Neighborhood Node, shown on Figure 6. Generally:
• Height Limits along France Avenue, Sunnyside Road, and 44th Street. Buildings that front on
France Avenue may be allowed up to four stories high, not to exceed 60 feet. Buildings on
Sunnyside Road and 44th Street may be allowed up to three stories high, not to exceed 45 feet.
• Graceful Transitions to Surrounding Neighborhood. The transitions in height from a four-story
maximum along France Avenue must result in a maximum height of two stories, not to exceed
30 feet, adjacent to the residential neighborhood. Likewise there must be a transition in height
from a three maximum, along Sunnyside Road and/or along 44th Street, to a maximum height of
two stories, not to exceed 30 feet, adjacent to the residential neighborhood.
An exception to the graceful transition to a maximum of two stories along Sunnyside Road and
44th Street will be considered where the topography of a development site would place the
height of a new three story building beneath the height of an adjacent residential home in the
neighborhood to the west.
Previously, the study area was covered by Building Height Overlay District 2 (HOD-2), which specified
that "building height shall be determined by required setbacks, but shall not exceed 2 stories or 24 feet,
whichever is less." This new guidance supersedes that previous designation.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 43
I 1
I= Neighborhood Commercial/ Node
I I Low Density Residential
11.1 Low Density Attached Residential
Medium Density Residential
CI Study Area
City Limits
Figure 6:
Maximum Building Heights within the Study Area
MINNEAPOLIS
e
200
MUNlii==l Feet
Source: Cty of Edits, Hennepin County, MetCouna, MnDOT
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 44
Legend
Building Height Limits Plan AM BO KI)) & MLTENKON
February 2018 AM People Real Solutton,
44th & France Small Area Plan
Edina, Minnesota
Fl
discouraged not permitted
F2
F3
F4
not permitted
discouraged
discouraged
F5 discouraged
F6 not permitted discouraged
B. Building Frontage Guidelines
The location of a range of appropriate frontage types is depicted by Figures 6 and 7. These
guidelines do not address style or building vernacular but will ensure that streets are lined with
ground level features that contribute to active, safe and walkable streets. Generally:
• Building-to-Street Relationships. Figure 7 illustrates six frontage types: Storefront, Doorway,
Stoop, Shared Entry, Porch, and Common Lawn. These frontage types are based on successful
historic precedents found in many older, multi-modal neighborhoods of Edina, including the
44th and France Study Area, and throughout the Twin Cities and the Midwest.
Figure 8 illustrates the locations of three context areas within the study area. The context areas
are Node, Transitional, and Neighborhood.
• Node to Neighborhood Transitions. A Key of Preferred Frontages by Context Area, shown
immediately below, is presented as a matrix that identifies how the six frontage types should be
applied within each of the three context areas. The frontage types are keyed to their
appropriate neighborhood context within the 44th and France node on Figure 7. The purpose of
the map is to guide new development toward ground level building design that maintains
visually graceful and walkable transitions from the more active areas to the quieter single-family
residential neighborhood streets.
Key of Preferred Frontages by Context Area
Node Transitional Neighborhood
Storefront
Doorway
Stoop
Shared Entry
Porch
Common Lawn
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 45
Figure 7:
Six Frontage Types
Source: Peter Musty, LLC
Storefront
Appropriate Context This frontage type Is for small retail or
service spaces fronting public spaces In Core areas.
Configuration: There may be an exterior entrance for each
leasable space, spaced relatively closely along the sidewalk.
Follow City of Edina guidelines for commercial storefronts for
glazing, setbacks, awnings, signage, lighting and for related
outdoor commercial uses such as sidewalk cafes.
Doorway (At-Grade)
Appropriate Context This frontage type is for smaller
commercial spaces in commercial or mixed use buildings that
front a sidewalk. This Is not to be used as a substitute for
Storefront, where Storefront Is merited or preferred, In core
areas. The Doorway has less window space because the
interior use might be office rather than retail.
Configuration: The at-grade doorway may serve one or
multiple Interior users. If set back 6'-12', a 'door-court'
provides space for bike parking, seating and greenery.
Stoop
Appropriate Context: This frontage type is primarily for single
family row houses and multifamily buildings with units facing
the street. They provide a good transitional frontage condition
for buildings in between neighborhood and core areas.
Configuration: Exterior stairs access a sheltered or recessed
area large enough for a family to stand and wait for the door to
— be unlocked, and for guests to stand back after ringing the
doorbell. Stairs facing the street provide a social setting.
Shared Entry
Appropriate Context: This frontage type Is for apartment
buildings. This residential frontage may be also used In a
vertically mixed-use building that also features Storefront
frontage.
Configuration: There would be a single entrance to the
building with security features. Individual apartments would
have entry doors along central hallways. Buildings with this
condition may also feature the Stoop frontage for first-floor
units having direct access to the sidewalk.
Porch & Yard
Appropriate Context: This frontage is typically for residential
applications but can be found on commercial buildings,
especially in transitional areas between single family streets
and more commercial blocks.
Configuration: 7.5' clear zone allows porch to become
furnishable living space. Accessible entries should be accessed
from the front to the side of central stair, which should be
visible from the street.
Common Lawn
Appropriate Context: Common lawn describes
the predominant primary frontage condition
found throughout Edina 's residential
neighborhood streets.
Configuration: See City of Edina's current
regulations governing setbacks and lot, yard and
building placement of single family homes.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 46
S 45th Street West
Glendale Terrace
west
Je ec
MINNEAPOLIS
Legend
a rn
IN Node
71 Transitional
[ Neighborhood
City Limits
DStudy Area
0 200
11 Feet
Source.- CAy of Edina, Hennepin County, Me:Cr:tuna, MnDOT n
44th & France Small Area Plan
Edina, Minnesota
Building Frontage Guidelines
February 2018 0 & M B OLENKTON
Reel People, Real Sol dions
Figure 8:
Frontage Type Context Area Applications
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 47
C. Development Concepts
Figure 9, on the following page, shows figure ground views of the study area. Shown are the existing
condition and a conceptual, future condition. The conceptual plan does not prescribe or dictate what
must be built in the study area. Instead, it illustrates concepts, ideas, and design features for the study
area that were generated by community members at Community Meetings, Work Group members, and
the consultant team.
Among features included in the conceptual plan are:
• Two-level, consolidated district parking that is accessible from Sunnyside Road and 44th Street
• Flexible space that can be used as a plaza for public gathering on the parking deck that is
accessible from 44th Street
• A pedestrian promenade extending between 44th Street and Sunnyside Road
• Wider sidewalks along France Avenue
• Vegetation planted in the public right-of-way along France Avenue, Sunnyside Road, and 44th
Street
• Elimination of the free right-turn channel on the eastbound approach of Sunnyside Road to
France Avenue
• Traffic calming (narrow width roadway) along Sunnyside Road west of France Avenue
• Buildings along France Avenue, Sunnyside, and 44th Street that conform to height limitations
described on pages 43 and 44
• A variety of building types including: multi-family, mixed use, townhomes, and live/work units
Perspective views of the conceptual plan are presented on pages 50 through 53.
Buildings shown on the perspectives do not reflect any particular architectural style. Nor are the
exteriors of buildings shown on the perspectives intended to suggest materials that would actually be
used in construction. The primary purpose of the perspectives is to show the massing of buildings and
the desired relationships between buildings and the elements of the public realm, including sidewalks,
vegetation, and streets.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 48
Morningside-Road
VIL:1[4-i
F-11
owe
451b2nel
Existing 'figure ground."
Proposed conceptual future plan.
Figure 9:
Existing Figure Ground and Proposed Conceptual Plan
7
MO: 74
41.
A
North
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 49
Figure 10
44th and France Small Area Plan
Conceptual Perspective, Looking Northeast
Figure 11
44th and France Small Area Plan
Conceptual Perspective, Looking Southwest
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 50
0
Figure 12
44th and France Small Area Plan
Conceptual Perspective, Sunnyside Road Looking East
Figure 13
44th and France Small Area Plan
Conceptual Perspective, France Avenue Looking North
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 51
Figure 14
44th and France Small Area Plan
Conceptual Perspective, France Avenue/44th Street, Looking North
D. General Guidelines for the Entire Neighborhood Node
On-Site Access and Site Parking
Two key elements in the successful future redevelopment and development of the 44th and France
study area will be access and parking. In the future, safe and convenient access between available
parking supplies and destinations will be essential. Today, the surface lot that is located west of France
Avenue, and between 44th Street and Sunnyside Road, is a wide-opened field of asphalt. It is unstriped
in some areas, and the pavement is cracked and uneven. It lacks clearly identified circulation paths for
cars, service/delivery vehicles, and pedestrians. It also lacks security lighting and landscaping and is
generally inhospitable.
A study conducted during the planning and design process showed that there is an ample supply of
parking stalls in the study area. With the existing parking lot under myriad ownership and with fences
erected to prevent cross-destination parking, a key problem is the arrangement of existing parking.
General guidelines pertaining to parking and access are listed below.
• Encourage Underground Parking. Residents' parking should be located under the buildings
to the extent allowed by market conditions.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 52
• Visually Buffer Surface Parking Lots. Commercial parking should be behind or alongside the
buildings and be visually buffered by plantings so as to encourage an active streetscape.
• Display Consistent Signage: Signage pylons, window display signs, and on-site directional
signage should be consistent in terms of colors and materials. Signage should clearly mark
site access and direction for automobile and bicycle access from streets.
• Install Edge Treatments along Surface Parking Lots: Edge treatments along the borders
between private surface parking lots and the adjacent sidewalks should include a planting
strip approximately two feet wide (or more) and permanent planting or fencing
approximately three feet high. (Following City standards where applicable.)
• Construct Organized Parking Lots: Surface parking lots should be constructed to adhere to
City of Edina standards regarding stall width and length and aisle width. Pedestrian-oriented
lighting should be installed on islands within surface parking lots. Where applicable, clearly
defined pedestrian paths should be marked so that pedestrians can safely walk between the
parking lot and on-site buildings.
Other Improvements
As properties redevelop, the city may require investment in on-site or public facilities that
complement new projects, such as:
• Bicycle Parking. Bicycle parking facilities located close to the front doors of businesses.
• On-Site Lighting. On-site pedestrian-oriented lighting.
• Other features, as proposed by the city, neighborhood, and developers, such as historic,
cultural, or artistic elements that fit within the context of the community.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 53
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Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 54
Small Area Plan II!
for the
City of
Edina's
44th & France
Neighborhood Node I,
Chapter 4
Heritage
Preservation
4r.i"J
4-1111101=4
ftill1M1111
4. Heritage Preservation
History of the Area
The Morningside district of Edina (of which 44th and France is the central commercial node) is one of
the oldest areas in Edina. Developed primarily between 1905 and 1936, it grew up around the former
Como Harriet Streetcar line. In 1920, it voted to secede from the still largely rural Edina to form its own
independent village, with the intent of providing amenities more appropriate for a professional streetcar
suburb. It was eventually combined with Edina in 1966, based on considerations of efficient provision of
water and sewer service. The area still retains some of its own character and identity.
The buildings in the 44th and France study area were constructed (and redeveloped) incrementally over
a period of time, ranging from the 1900's through the 1980's. This represents a commercial district that
has served the area for many decades, with numerous changes over time to suit current tenants and
customer preferences. Although there have been some modifications to the original buildings since
then, most appear to still represent elements their original character. The range of time periods and
styles gives the area an eclectic and unique style.
Historic Properties
There are three properties in the study area that are determined to be eligible for City of Edina Heritage
Landmark designation'. As of today, the owners of these properties have not pursued this designation.
The three properties are:
• Odd Fellows Hall, 4388 France Avenue South — Constructed 1900-1950, listed 1980
• Commercial Business, 4400-4412 France Avenue South — listed 2012
• Convention Grill, 3910 Sunnyside Road — listed 2012
It should be noted that many of Edina's other designated historic sites and districts are located within a
couple blocks of the study area. It is the intent of this plan to recognize and preserve the unique history
and culture of the study area.
Odd Fellows Hall
In 1918, Golden Link Lodge No. 167 constructed a two-story brick
building at the corner of France Avenue South and West 44th Street to
serve as a fraternal meeting hall. The retail spaces on the ground floor
were originally occupied by a restaurant and a dry goods store. The Odd
Fellows Hall quickly became a social center for the Morningside Road
community
As the dominant commercial structure in Morningside, the Odd Fellows
Hall has long been a landmark in that community. There are few pretentions to architectural style in
this utilitarian building. Its principal section is the two-story rectangle topped with a low hipped roof.
The one-story wing attached to the north side of the building has a flat roof.
It should be noted that eligibility for landmark designation places no restriction on the property owner, but
would put some limits on the government's ability to do projects that impact the properties.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 55
Because it has been, from the time of its completion to the present day, an integral part of the
commercial, social, educational, civic, and religious life of Morningside, the Odd Fellows Hall
deserves designation as one of the city's significant sites.
Commercial Building
Built in 1920, this two-story, broad-front commercial building was
designed especially for the corner location, with a canted main entrance
at France Avenue and Sunnyside Road. Originally the home of the
historic Griffen Drug Store, the ground floor level is now divided into
several storefronts (the property encompasses the storefronts at 4406
and 4408 France Avenue and 3900 Sunnyside Road) and the upper level
contains apartments. This was a very popular design for streetcar-related
commercial development throughout the Twin Cities.
The building is currently occupied by Bruegger's Bagel Bakery, Caribou Coffee, and other establishments.
Overall historic integrity is very good, and the building represents an outstanding, well preserved
example of early 20th century commercial architecture. At a neighborhood level, the property is also
significant for its association with commercial development in the Westgate District.
Convention Grill
A recipient of the Edina Heritage Award in 2012, the Convention Grill is
an Edina business that has been serving the community since 1934.
Located a block off the streetcar line and across the street from the
Westgate Theater, in its early days the Convention Grill was a favorite
destination for both Morningside Road and Edina residents.
Thought of as "an historic institution" and a "landmark institution" for
many years, Convention Grill is unique in Edina for its Art Moderne
exterior architecture (including use of neon lighting) and its interior decor and atmosphere (with the
jukebox, lunch counter, and original booths); not to mention their iconic burgers, shakes and fries.
Dining establishments are notoriously short lived — new names, new locations, new owners, new menus,
new clientele. The Convention Grill defies this "convention" by giving its patrons of a sense of yesterday
— not just the exterior, but also an interior public space that has fulfilled the function of neighborhood
gathering place for more than 75 years.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 56
Small Area Plan
for the
City of
Edina's
44th & France
Neighborhood Node
Chapter 5
Economic
Vitality
s' • ,,i(gt Wirt We OVA
I I
Economic Vitality
Current Conditions
The commercial node at 44th and France is located in Edina and Minneapolis. It is characterized by
successful, independent businesses that are oriented primarily to meeting the needs of residents in
nearby neighborhoods. The array of goods and services available at the node meets many of the daily
and weekly needs of area residents — grocery, liquor, gas, dry cleaner, bank, restaurants, coffee, pizza,
barber, dentist, chiropractor, veterinarian, landscape nursery, yoga and fitness. Most businesses and
properties are also owned by people who live in the area. There has been a long term transition from
goods to more services (e.g. sporting goods and hardware transition to fitness/yoga, food and
beverage), which is typical of the economy overall.
Purchasing power of the primary customer base is strong. The two Minneapolis neighborhoods (Linden
Hills and Fulton) in the primary market area have 14,235 households with a median household income
of $104,284. The 2015 median household income for all of Edina is $98,656. (US Census: American
Community Survey 2011-2015) Edina neighborhoods proximate to the node have incomes higher than
the city median, resulting in substantial discretionary purchasing power.
There are other commercial nodes in the area — 50th and France, Linden Hills, Excelsior and Grand,
Miracle Mile, Grandview and the north end of Lake Calhoun. Each has evolved to have a somewhat
different market niche. All are vibrant and successful due to the exceptional purchasing power that
exists in the surrounding area.
There is diversity in property age and condition.
Three buildings built in the 1920s are in
excellent condition and provide a sense of
history and charm at the node. (Photos -
clockwise from the top)
• 4412 France Avenue — home for more than
two decades to Bruegger's and Caribou
• 3918 Sunnyside Road — longtime home of
the Convention Grill, an authentic
American diner
• 4388 France Avenue — recognized as the
long-time home of Durr Ltd., a home
furnishings and accessories dealer, now
with new owners and tenants
• The Edina Cleaners building (4500 France
Avenue), formerly a theater and service
station, was approaching functional
obsolescence and in need of substantial
repair. It is now under contract to a
developer.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 57
At the south end of the district are two well-maintained properties
built as residential, which are now used for commercia► purposes. In
2016 the former Rapid Oil Change site was redeveloped to build two
matching brick buildings — one for Gateway Bank at 4530 France
Avenue and a neighboring office building at 4528 France Avenue. Due
to a significant grade change, some of these properties along France at
the south end of the district also have lower level access to the rear.
Along the north side of Sunnyside and south side of 44th, there several
small professional office buildings providing dental, chiropractic and
specialty physician services. These properties were developed in the
1950s and are well-maintained and occupied. However, several factors
may create momentum for redevelopment of these properties
including: low ceiling heights, interior configurations, changes in
professional practices, small buildings located on highly valued land,
the age of property owners and related generational changes.
Behind these properties and west
of the France Avenue-facing
properties there inefficiently
used, privately-owned surface
parking. Power poles and lines,
fencing and barriers - sometimes
with adjacent weeds and
volunteer trees - contribute to a
visually cluttered appearance.
Also located in this area is a
warehouse behind 4402 France
Avenue, which originally served
a sporting goods store located
at 4402. The warehouse is now
leased out to separate tenants,
with some city restrictions on
the type of tenant, due to the
lack of water and sewer service
to the property.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 58
Trends and Challenges
One of the strengths of the area is its collection of independent business and property owners, and most
still involve local ownership. Many of the businesses at the node participate in the Linden Hills Business
Association, which includes businesses at three nodes: 44th and France, 44th and Beard, and 43rd and
Upton. Some property owners are members, but the emphasis is on business owners and managers
working together on beautification and landscaping, providing a pedestrian-friendly environment, event
planning and other business promotion activities.
Property values in the area are increasing and bring a related increase in property taxes. At some point
in time, all buildings need significant maintenance investments (e.g. roof, HVAC systems, etc.). It is more
difficult to justify these investments if a property is becoming obsolete in other ways. For some of the
properties, the economics of property ownership and generational change will increase the pressure for
redevelopment.
The 50th and France Association made a transition years ago under the leadership of Tres Lund to more
actively engage property owners. Property owners are a key to important long-term decisions about the
direction of a commercial node including its economic niche and tenant mix, shared parking and more
substantial investments in design and appearance.
Property owners have differing goals and circumstances. Some are focused on maintaining rental
income and minimizing expenses, others look more to enhance value long-term. Property owners who
also own the business as well as the property, often bring an integrated view of enhancing physical
space as part of the business image and business development.
A number of properties at 44th and France are aging and generational changes are occurring among
both business and property owners. Revitalization parcel by parcel will limit the potential of the area.
More active engagement among property owners can help them move toward a shared vision to
enhance the node. This always is a delicate and imperfect process, but with good leadership it is
possible to achieve a shared vision that also supports the self-interests of the individual property owners
and enhances their property values long term.
Redevelopment economics can be challenging. Land values in healthy urban markets in the metro area
are $100 psf. Demolition, clean up costs and the cost of high quality new construction, consistent with
the Edina market, must be factored into the equation. Increased density is needed to justify the costs
associated with redevelopment. Recent examples in the market area include:
Linden 43 63 units/acre
Market Street 72 units/acre
Elements (France Ave) 72 units/acre
Ellipse & e2 (Excelsior Ave) 65 units/acre
Elmwood (36th and Xenwood) 85 units/acre
Parkway 25 (former Vescio Restaurant) 71 units/acre
The number of units per acre should not be the only consideration however, because larger units reduce
the density and smaller units increase density, and the quality and value of the units impact the tax base
generated. Redevelopment economics are complex. A project, its appropriateness for market, its
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 59
consistency with the 44th/France Small Area Plan vision (as expressed in the guiding principles) and
goals, and its contributions to the public realm must be considered holistically.
Goals and Policies
Economic Vitality Goals
• Encourage property owners to meet to explore shared interests.
• Explore the city's interest and capacity to participate in property acquisition and assembly. Establish
city approach, goals and policies regarding potential participation in purchasing and holding
property in the area.
• Explore potential for employing a Business Improvement District or other mechanisms to support
maintenance of shared parking and other public realm improvements. Be a supportive partner if
business and property owners in the area choose to pursue options for shared improvements and
maintenance.
Economic Vitality Policies
The City will:
• Support redevelopment of obsolete properties, site assembly and revitalization of the 44th and
France node consistent with the small area plan and other city goals and policies including urban
design, transportation, transit, housing, wellness, historic preservation, stormwater management
and complete streets goals.
• Use redevelopment tools to create public realm improvements including streetscape improvements,
pedestrian and bicycle safety and amenities, public parking, utility and transportation
improvements, storm water management and park, plaza or green spaces.
• Recognize that the City is best positioned to achieve a desirable outcome for the community by
maintaining the flexibility to use redevelopment tools by taking into consideration a variety of
factors including the quality of a development, its height, density and appropriateness for the
market, tax base and the quality and character of public realm improvements.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 60
Small Area Plan
for the
City of
Edina's 4111
44th & France
Neighborhood Node
Chapter 6
Parks, Open
Space, and
Natural
Resources
6. Park;, Open Spuce, Natural Resourcc.::.;
Current Conditions
There are no parks within the immediate vicinity of the study area. The nearest park in Edina is Weber
Park, located 2-3 blocks north of the study area. Weber Park has a number of athletic fields, including
baseball, softball, tennis, skating, and basketball facilities. The study area is even closer to Waveland
Park, located in Minneapolis.
Pedestrian sidewalks provide connectivity between this area and nearby parks.
There is a limited amount of greening and streetscaping in the vicinity, particularly on the Minneapolis
side.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 61
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Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 62
lea~lan
for the
Cit of
ma's
44th & France
Neighborhood
Chapter 7
Transportation
Transportation
Current Conditions
Streets and Traffic
France Avenue South (County State Aid Highway (CSAH) 17) is classified as an A Minor Arterial, a road
type with regional importance due to its role in relieving, expanding, and complementing the principal
arterial system. Forty-fourth (44th) Street is identified as a Collector, a road type that provides a
connection between neighborhoods and from neighborhoods to minor business concentrations. It is
also a Municipal State Aid street (MSA). The remainder of the streets in the study area are classified as
Local Connector and Local Streets, which provide access to local properties and destinations.
Because France Avenue is a CSAH, Hennepin County receives funding assistance from the state of
Minnesota (MNDOT) for its upkeep and maintenance and, if necessary, its reconstruction. Likewise, the
City of Edina receives funding assistance for the maintenance and upkeep and potential reconstruction
of 44th Street. These streets receive funding from MnDOT, because the state's transportation agency
views them as important roadway links that provide access to its regional roads. As a consequence of
receiving funding assistance, both Hennepin County and the City of Edina must seek variances from
MnDOT if either wishes to implement roadway designs that do not meet the state's design standards.
Annual Average Daily Traffic (AADT) in the vicinity of the area has been fairly stable, fluctuating only
moderately over time.
Traffic Counts Near 44th & France (AADT)
16000
14000
12000
10000
8000
6000
4000
2000
0 II Ilk 111 1111
2003 2005 2007 2009 2011 2015
• France (north of 44th) • France (south of 44th)
Ei 44th (east of France) • 44th (west of France
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 63
TABLE 6
DAILY TRAFFIC VOLUMES
France North of Morningside
Year AADT Percent
Change
2007 13800
2008 10100 -27%
2010 9350 - 7%
2011 10700 +14%
2015 9600 -10%
France South of Morningside
Year AADT Percent
Change
2008 12300
2011 12300 0%
2015 11200 -9%
Morningside West of France
Year AADT Percent
Change
2003 1859
2016 1300 -30%
44th West of France
Year AADT Percent
Change
2005 3592
2009 3312 -8%
2012 2984 -10%
2013 4467 + 50%
Sunnyside West of France
Year AADT Percent
Change
2001 2792
2011 4013 44%
2017 2435 -39%
Analyses conducted during the planning and design process
found that the change from year to year in daily traffic
volumes was almost negligible. Table 6 shows results of the
analyses. As shown, in some instances daily traffic volumes
have decreased over time.'
The traffic analyses further showed that the daily traffic
volumes on streets in the study area were consistent with
those that are expected for Minor Arterials, Collectors, Local
Connectors, and Local streets. A-Minor Arterials, like France
Avenue, have daily volumes in excess of 7,000 vehicles per
day (vpd). Local Collectors, like 44th Street, have daily
volumes between 6,000 and 7,000 vpd.
• Local Connectors, like Sunnyside and Morningside,
typically have daily volumes that are 1,000 vpd or more
• Residential Local Streets have volumes between 400 and
600 vpd.
• The traffic analyses found that increased traffic
volumes that are associated with appropriately-scaled
development and redevelopment projects could be
tolerated by the street system, with the following
caveats:
• The scale (footprint, height, and density) of development
and redevelopment projects should be appropriate to
ensure that site-generated traffic can be accommodated
at an acceptable Level of Service (LOS) by the existing
street system
• Project-specific circulation systems should be designed to
maximize traffic flow on France Avenue and minimize
flow on local streets
Pedestrian and Bicycle
• Most of the streets in the study area have sidewalks on
both sides of the street. An exception is 44th Street
where there is no sidewalk on the south side of the street
beginning at the dental offices and going west to end of
the study area. There are also sidewalks on both sides of
Sunnyside Road and Morningside Road. There are also
pedestrian signals and marked pedestrian crossings where
9 The 2017 traffic counts shown for Sunnyside Road west of France were collected during the first week of
August when school was not in session. It is suspected by some that the reported AADT may understate
actual daily traffic volumes throughout most of the calendar year.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 64
Morningside Road, 44th Street, and Sunnyside Road intersect France Avenue. The marked crossing
at Morningside Road is incomplete, and the marked crossings at 44th Street and Sunnyside Road are
faint where the paint has deteriorated over time.
• West 44th Street is a signed bicycle route, although there are no dedicated bicycle lanes so bicyclists
share lanes with automobile traffic. France Avenue South is identified as a primary route in the
city's bicycle plan, but there are no facilities or signage. Bicycle parking is available near the
intersection of 44th and France.
Parking
Free, off-street parking is available for residents and business patrons. Some on-street parking is
identified as two-hour limit, to encourage turnover for restaurant and retail use. Most off-street parking
is signed to be accessible only to patrons of a particular business. There has been some discussion in the
past about opening more spaces up to shared parking, but no agreement has been reached to date.
Surface parking lot west of France Avenue and between 44th Street and Sunnyside Road. The lot was divided into
13 zones (A through L) for analysis purposes. The total number of parking spaces is 209, with 39 spaces being
located in Lot D, the lot at the Odd Fellows Building.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 65
In order to understand parking operations in the study area, field surveys were conducted and parking
counts were taken on several days and at several times each day. Field observations indicated there are
currently 209 stalls in the surface lots. The counts were taken on Tuesday, June 13th at 12-1pm;
Wednesday, June 14th at 4-6pm; Thursday, June 15th at 12-1pnn and 7-8pm;and on Saturday, June 17th,
at 8-10am, 12-1pm, 4-6pm, and 7-8pm.
The parking supply/demand analyses conducted during the planning and design process showed that
spaces in the existing surface parking lots were not in high demand. Moreover, the parking stalls were
not occupied (utilized) during days of the week and times of the day where parking demand in a vibrant
commercial node would be expected to outstrip the available supply.
Results of the parking counts and analysis showed that the parking lots were never more than 53
percent full, including Lot D, the Odd Fellows lot. When the Odd Fellows lot was excluded from the
analysis, the main surface lot between 44th Street and Sunnyside Road was never more than 37 percent
full. It was learned that some of the lots will have high utilization percentages for short periods of time;
for example, Lots A, B, E, F, G, and I. These utilization rates ranged between 45 percent and 100
percent. Fairly reliably, however, these comparatively higher utilization rates were offset by low
utilization rates in Lots C, H, J, K, and L. The utilization rates in these lots ranged between 0 and 35
percent.
Transit
A Metro Transit bus route serves the area
regularly. Route 6 runs along France Avenue,
stopping at the intersection of France and
Sunnyside Road (one short block south of 44th
Street). Route 6 provides service to the
University of Minnesota, Downtown Minneapolis,
destinations along France Avenue South, and
Southdale. Service is provided seven days a
week, with more frequent service available during
rush hours.
The bus stop referred to above is shown in the photograph to the right. As pictured, a bench on a
narrow sidewalk is provided for transit riders, who are only two feet away from the edge of the street.
It was reported that during periods of heavy snowfall, transit riders are about 2 feet away from piles of
snow that have been shoveled toward the curb. Other than the bench at this stop, transit riders at this
stop are without any other amenity.
Freight
Both France Avenue and 44th Street are truck routes, providing access to the regional highway system,
particularly via Trunk Highway (TH) 100 and TH 62.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 66
Trends and Challenges
Issues identified in this study area include:
• Irregular intersection layout. The angles of intersections at some intersections — including 44th
Street and Sunnyside Avenue, and France Avenue and Sunnyside Avenue — are located at a
skew.
• Dangerous intersection for pedestrians. The free right-turn channel on the eastbound
approach to the Sunnyside Road/France Avenue intersection was reported to be dangerous for
pedestrians, because drivers accomplishing the free right-turn fail to watch for pedestrians
crossing the street. A review of crash/accident data collected by the city for the period between
October 2011 and July 2015 did show that the intersection of 44th Street/France Avenue, a
signalized intersection, had the highest frequency of crashes. None of the crashes involved
pedestrians.
• High traffic volume on France Avenue. It was reported that the peak hour volume of traffic on
France Avenue has increased even though the daily volume has gone done. It was reported that
the volume of north/south traffic on France Avenue is so high that it impacts the flow of
east/west traffic on Sunnyside Road and 44th Street.
• High volume of cut-through traffic. Residents report a high volume of traffic cutting through
the residential areas to the west of France Avenue. 44th Street, an east/west MSA street, has
the highest volume, particularly after the city implemented traffic calming devices on Sunnyside
Road two years ago.
• Lack of parking for some businesses. This limits the types of businesses that can locate in the
area and potentially puts pressure on surrounding neighborhoods due to people (employees
and shoppers) looking for on-street spots. The lack of accessible, convenient parking will limit
the extent to which businesses at the node can thrive.
• Lack of on-street bicycle facilities. No dedicated bicycle lanes serve this area, and bike racks are
only located on the northwest corner of the France Avenue/Sunnyside Road intersection.
• Lack adequate transit facilities. The northbound and southbound bus stops on France Avenue
are just stops with a bench. No shelters are provided.
• Sidewalk widths are narrow. The pedestrian environment is uninviting. The sidewalk along
France Avenue is narrow, and the presence of street furniture and periodical racks makes the
effective width so narrow that it is difficult to walk two-abreast.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 67
Goals and Policies
Transportation Goals
Transportation goals for the study area are:
• Ensure safe, convenient, and efficient movement through and within the small area for all
transportation modes, including motorized vehicles (trucks and automobiles), transit buses,
bicycles, and pedestrians.
• Match transportation infrastructure and facilities to the appropriate travel purpose with intent
to:
Improve convenience, safety and efficiency for local (External-to-Internal, Internal-to-
External, and Internal-to-Internal) trips
Encourage through (External-to-External) trips to travel on France Avenue
- Minimize the impact of traffic on 44th Street, a local collector street
- Discourage through traffic from travelling on local connector, residential streets (e.g.,
Sunnyside Road)
• Ensure that the area's transportation system can accommodate redevelopment- and
development-generated traffic during peak periods of the day.
• Ensure that there are safe and secure places to park cars and bikes where parkers will have
convenient access to study area destinations..
• Enhance the small area's transit environment by providing amenities that make it easier and
more comfortable to wait for and use transit for the complete range of trip purposes.
• Enhance the small area's pedestrian system, including sidewalks, crosswalks, and traffic control
devices that operate to improve pedestrian safety.
• Enhance the small area's bicycle system, focusing on improvements to increase safety and
ensure that cyclists with a wide range of abilities and comfort levels are able to bike within the
small area.
Transportation Policies
In order to ensure that the above stated transportation goals are met, the City of Edina will:
1. Coordinate with MnDOT, Hennepin County, the City of Minneapolis, and Metro Transit in order
to assess and resolve transportation issues in the small area with a focus on implementing
district-wide solutions.
2. Independent of the need to address redevelopment/development proposals, the city will
periodically coordinate with other affected transportation agencies to assess and evaluate
transportation and traffic operations in the study area; including:
- Vehicle through-put on France Avenue
- Traffic signal operations (timing and phasing)
- Traffic operations, specifically the free right-turn movement on the eastbound approach to
the Sunnyside Road/France Avenue intersection
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 68
- Incidents where a high volume of regional traffic continues to cut through residential areas
on local streets
- Transit operations
- Pedestrian and bicycle operations
3. In the event the above periodic assessments and evaluations indicate there are deficiencies in
the system and/or compromises to safety and livability, the city will, independent of a
development/redevelopment proposal, address the issue(s) and, either acting alone or in
cooperation with other transportation agencies: a) conduct studies to clearly define issues and
identify alternative solutions, b) conduct design studies, and c) implement the preferred
solution(s).
4. Require the proposers of new development projects and significant redevelopment projects to
complete Traffic Impact Analysis (TIA) reports as a component of the development review
process. The geographic scope of TIA reports will be defined by the City of Edina, as will the
scope of transportation/traffic issues to address. At a minimum, the TIA reports will describe:
- Peak hour Level of Service (LOS) at critical intersections for the existing, forecast No-Build,
and forecast build conditions
- Peak hour LOS for critical roadway links where there are important friction factors, such as
transit operations, parking, and bicycle and pedestrian circulation
- On-site traffic circulation assessment for on-site parking, service and delivery vehicles, and
bikes and pedestrians
Parking supply and demand analysis
- Travel Demand Management element where the proposer defines steps that will be taken
once the development/redevelopment is implemented to reduce automobile vehicle
demand and assist the city in reaching its automobile demand reduction goals
The scope of the TIA report (both its geography and range of issues) may be expanded beyond
the list above by the City.
5. In the event the TIA indicates the proposer's development will generate traffic that exceeds the
capacity of the street system and/or will impact adjacent residential areas, the city and project
proposer will identify mitigation measures that should be examined to determine which will
ensure that acceptable traffic operations can achieved.
Future Transportation System
Analyses conducted during the planning and design process showed that the following mitigation
measures would likely enhance the existing system's capacity and safety and serve to reduce traffic
volumes on local streets:
• Convert France Avenue to a three-lane roadway, where a Two-Way Left-Turn Lane (TWLTL)
would serve as a dedicated northbound and southbound left-turn lane.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 69
• Install traffic calming devices at appropriate locations along Sunnyside Road and 44th Street that
will channelize traffic, slow vehicle speeds and generally discourage traffic from using these
streets for bypass routes.
• Reduce the width of general traffic lanes on residential street
Figures 15 through 18, on the following pages, illustrate these recommended improvements.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 70
Traffic
Lane
Traffic
Lane
Center
Turn
Lane
Parking
Lane Sidewalk Sidewalk
arking
Lane Sldewal Traffic
Lane
Traffic
Lane
Parking
Lane Sidewalk
15 15' 6"
60'
France Ave S at Sunnyside Road
Existing
Looking North
France Ave S at Sunnyside Road
Proposed
Looking North
10' 12' 12' 11' 7' 8'
60'
Figure 15
Recommended Improvement on France Avenue
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 71
storm
-water
Vault
Sidewalk
60'
Sunnyside Road at France Ave S
Proposed
Looking West
13' 13'
62'
Figure 16
Recommended Improvement on Sunnyside Road
12' 6' 12'
Sunnyside Road at France Ave S
Existing
Looking West
Cana Clears,
Parking Sidewalk Lane Traffic I
Lane
1
1
Traffic
Lane
Parking'
Lane Sidewalk
10' 7' 12' 12' 7' 12'
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 72
West 44th Street at France Ave S
Proposed
Looking West
Parking Sldevralk Lane
Traffic
Lane
11'
Traffic
Lane
11'
54'
Parking
Lane
7'
Sidewalk
12' 7' 6'
West 44th Street at France Ave S
Existing
Looking West
Sidewalk Parking
Lane
Traffic
Lane
11'
Traffic
Lane
11'
Paddng
Lane
7'
Storm -wat Sidewalk
Vault
4'
Stam
Vault
4' 7'
60'
Figure 17
Recommended Improvement on 44th Street
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 73
Chicane
Narrowed
Roadway
Traffic Channelizer
Traffic
Channelizer
Neighborhood-Scale
Traffic Circle
Speed Table
Neighborhood-Scale
Traffic Circle
A... Speed Table
Figure 18
Traffic Calming Precedents
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 74
Small Area Pla
for the
City of
Edina's
44th & France
Neighborhood Node
Chapter 8
Community
Facilities
facilities
Current Conditions
Public Facilities
There are no public facilities located within the study area. A summary of the public facilities that serve
this area is included below:
• Schools —This area is within the Edina Public Schools district, a highly regarded and sought after
district. West 44th Street forms the boundary between the Highland Elementary and Concord
Elementary attendance area. Two private schools are located within three blocks of the study
area: Calvin Christian School and Golden Years Montessori.
• Public Safety — Police, fire, and emergency medical services are provided centrally through the
City of Edina.
• Library — Edina is served through the Hennepin County Library system. While Edina has a
centrally located library at Grandview Square, the closest Hennepin County library to the study
area is the Linden Hills Library in Minneapolis.
• Other Services — Edina has a community center, senior center, continuing education
programming, parks and recreation facilities, and other services provided citywide from
centralized locations.
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 75
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Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 76
Small Area Plan
for the
City of
Edina's
44th & France
Neighborhood Nod
Chapter 9
Implementation
9. Im0Iei
Land Use and Urban Design Implementation
Action Lead Timeframe
The City will adopt the designation of
Neighborhood Node (as shown in the
44th/France Small Area Plan) to replace the
previous designation of Neighborhood
Commercial.
City of Edina Planning
Department
With City Council
adoption of 44th/France
Small Area Plan
The City will review development applications
of all future projects within the boundaries of
the 44th and France neighborhood node to
ensure compliance with Land Use and Design
Guiding Principles outlined on pages 12
through 23 of this small area plan.
City of Edina Planning
Department
With City Council
adoption of 44th/France
Small Area Plan
The City will consider new development that
changes current and permitted land use scale
and intensity by implement a process where a
developer must invest in the public realm (both
at the Small Area-wide scale and Project-
specific scale) in order for the proposed
development to be considered for approval.
City of Edina Planning
Department
With City Council
adoption of 44th/France
Small Area Plan
The City will consider development proposals
for approval where:
- Proposed heights are within a range of
three to four stories along France Avenue
and two to three stories along Sunnyside
Road and 44th Street and/or
- Proposed densities are appropriate, based
on building height and lot area; and
- The developer addresses and demonstrates
willingness, the means, and a commitment
to invest in the public realm within the
Small Area.
City of Edina Planning
Department
With City Council
adoption of 44th/France
Small Area Plan
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 77
Economic Vitality Implementation
Action Lead Timeframe
Encourage property owners to meet to explore
shared interests
City of Edina Economic
Development
Department and
Chamber of Commerce
With City Council
adoption of 44th/France
Small Area Plan
Explore the city's interest and capacity to
participate in property acquisition and
assembly. Establish city approach, goals and
policies regarding potential participation in
purchasing and holding property in the area.
City of Edina Planning
and Economic
Development
Departments
With City Council
adoption of 44th/France
Small Area Plan
Explore potential for employing a Business
Improvement District or other mechanisms to
support maintenance of shared parking and
other public realm improvements. Be a
supportive partner if business and property
owners in the area choose to pursue options
for shared improvements and maintenance.
City of Edina Planning
and Economic
Development
Departments
With City Council
adoption of 44th/France
Small Area Plan
Support redevelopment of obsolete properties,
site assembly and revitalization of the 44th and
France node consistent with the small area plan
and other city goals and policies including
urban design, transportation, transit, housing,
wellness, historic preservation, stormwater
management and complete streets goals.
City of Edina Planning
and Economic
Development
Departments
With City Council
adoption of 44th/France
Small Area Plan
Use redevelopment tools to create public realm
improvements including streetscape
improvements, pedestrian and bicycle safety
and amenities, public parking, utility and
transportation improvements, storm water
management and park, plaza or green spaces.
City Planning and
Economic Development
Departments in
coordination with
developers seeking
approval of proposals
that exceed limits in
Code of Ordinances and
2008 Comprehensive
Plan
With City Council
adoption of 44th/France
Small Area Plan
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 78
Transportation Implementation
Action Lead Timeframe
Coordinate with MnDOT, Hennepin County, the
City of Minneapolis, and Metro Transit in order
to assess and resolve transportation issues in
the small area with a focus on implementing
district-wide solutions.
Coordinate with other agencies to initiate
France Avenue Corridor Study with affected
jurisdictions.
City of Edina
Transportation Planning
and Engineering
Department
With City Council
adoption of 44th/France
Small Area Plan
2019
Independent of the need to address
redevelopment/development proposals, the
city will periodically coordinate with other
affected transportation agencies to assess and
evaluate transportation and traffic operations
in the study area; including:
- Vehicle through-put on France Avenue
- Traffic signal operations (timing and
phasing)
- Traffic operations, specifically the free
right-turn movement on the eastbound
approach to the Sunnyside Road/France
Avenue intersection
- Incidents where a high volume of regional
traffic continues to cut through residential
areas on local streets
- Transit operations
- Pedestrian and bicycle operations
City of Edina
Transportation Planning
and Engineering
Department and
Hennepin County
With City Council
adoption of 44th/France
Small Area Plan
Ongoing
In the event the above periodic assessments
and evaluations indicate there are deficiencies
in the system and/or compromises to safety
and livability, the city will, independent of a
development/redevelopment proposal, address
the issue(s) and, either acting alone or in
cooperation with other transportation
agencies: a) conduct studies to clearly define
issues and identify alternative solutions, b)
conduct design studies, and c) implement the
preferred solution(s).
City of Edina
Transportation Planning
and Engineering
Department
Ongoing
With City Council
adoption of 44th/France
Small Area Plan
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 79
Transportation Implementation (continued)
Action Lead Timeframe
Require the proposers of new development
projects and significant redevelopment project
s to complete Traffic Impact Analysis (TIA)
reports as a component of the development
review process. The geographic scope of TIA
reports will be defined by the City of Edina, as
will the scope of transportation/traffic issues to
address
City of Edina
Transportation Planning
and Engineering
Department
With City Council
adoption of 44th/France
Small Area Plan
Implement roadway improvements to France
Avenue that are recommended in this small
area plan
Cities of Edina and
Minneapolis and
Hennepin County
With City Council
adoption of 44th/France
Small Area Plan
2020
Implement roadway improvements to
Sunnyside Road that are recommended in this
small area plan
City of Edina
Transportation Planning
and Engineering
Department
With City Council
adoption of 44th/France
Small Area Plan
In coordination with
development proposals
Implement roadway improvements to 44th
Street that are recommended in this small area
plan
City of Edina
Transportation Planning
and Engineering
Department and
MnDOT
With City Council
adoption of 44th/France
Small Area Plan
In coordination with
development proposals
Small Area Plan for the City of Edina's 44th & France Neighborhood Node
Page 80
Approved by City Council 2017.12.05 Commission: Heritage Preservation Commission 2018 Annual Work Plan Proposal Initiative # 1 Council Charge (Proposed Charge Completed by CM) ☐☐☐☐ 1 (Study & Report) ☐☐☐☐ 2 (Review & Comment) ☒☒☒☒ 3 (Review & Recommend) ☐☐☐☐ 4 (Review & Decide) Target Completion Date Budget Required (Staff Liaison) Staff Support Required (Staff Liaison) Initiative Type ☐ New Initiative ☐ Continued Initiative ☒ Ongoing Responsibility Ongoing ☒ Funds available Funds are included in the Planning Department Budget. ☒ Staff Liaison: 10 hours ☐ CTS (including Video) ☒ Other Staff: Consultant, Robert Vogel, Evaluate potential heritage resources to add to the determined eligible for heritage landmark designation list. -Research ☐ Funds not available There are not funds available for this project (explain impact of Council approving initiative in liaison comments). Progress Report: Initiative # 2 Council Charge (Proposed Charge Completed by CM) ☐☐☐☐ 1 (Study & Report) ☐☐☐☐ 2 (Review & Comment) ☒☒☒☒ 3 (Review & Recommend) ☐☐☐☐ 4 (Review & Decide) Target Completion Date Budget Required (Staff Liaison) Staff Support Required (Staff Liaison) Initiative Type ☐ New Initiative ☐ Continued Initiative ☒ Ongoing Responsibility Ongoing ☒ Funds available Fees are collected for COA Applications: $600 or $1200 for a new house in the CCD. ☒ Staff Liaison: 70% of the work of the HPC is reviewing COA’s. 70% of staff’s time for HPC is also relates to COA’s. Staff meets with applicants, answers COA questions, processes applications and writes staff reports. ☒ Other Staff Consultant, Robert Vogel: Staff Consultant Vogel reviews all of the COA’s and writes a memo to staff with a recommendation. Review Certificates of Appropriateness (COA) application for changes to heritage landmark designated properties. -Preservation ☐ Funds not available There are not funds available for this project (explain impact of Council approving initiative in liaison comments). Progress Report:
Approved by City Council 2017.12.05 Initiative # 3 Council Charge (Proposed Charge Completed by CM) ☐☐☐☐ 1 (Study & Report) ☐☐☐☐ 2 (Review & Comment) ☐☐☐☐ 3 (Review & Recommend) ☒☒☒☒ 4 (Review & Decide) Target Completion Date Budget Required (Staff Liaison) Staff Support Required (Staff Liaison) Initiative Type ☐ New Initiative ☐ Continued Initiative ☒ Ongoing Responsibility Ongoing ☒ Funds available Funds are included in the Planning Department Budget. ☒ Staff Liaison: 20 hours ☐ CTS (including Video) ☒ Other Staff, Consultant Vogel will work on drafting a Plan of Treatment for each property that is designated. Invite owners of determined eligible properties to designate their properties Edina Heritage Landmarks. -Preservation ☐ Funds not available There are not funds available for this project (explain impact of Council approving initiative in liaison comments). Progress Report: Initiative # 4 Council Charge (Proposed Charge Completed by CM) ☐☐☐☐ 1 (Study & Report) ☐☐☐☐ 2 (Review & Comment) ☐☐☐☐ 3 (Review & Recommend) ☒☒☒☒ 4 (Review & Decide) Target Completion Date Budget Required (Staff Liaison) Staff Support Required (Staff Liaison) Initiative Type ☐ New Initiative ☐ Continued Initiative ☒ Ongoing Responsibility Ongoing ☒ Funds available Funds are included in the Planning Department Budget. ☒ Staff Liaison: 20 hours ☒ CTS (including Video) ☐ Other Staff Provide opportunities for the public to engage in celebrating Edina’s heritage during Preservation Month (May), and throughout the year. ☐ Funds not available There are not funds available for this project (explain impact of Council approving initiative in liaison comments). Progress Report:
Approved by City Council 2017.12.05 Initiative # 5 Council Charge (Proposed Charge Completed by CM) ☐☐☐☐ 1 (Study & Report) ☐☐☐☐ 2 (Review & Comment) ☐☐☐☐ 3 (Review & Recommend) ☒☒☒☒ 4 (Review & Decide) Target Completion Date Budget Required (Staff Liaison) Staff Support Required (Staff Liaison) Initiative Type ☐ New Initiative ☐ Continued Initiative ☒ Ongoing Responsibility Ongoing ☒ Funds available Funds are included in the Planning Department Budget. ☒ Staff Liaison: 20 hours ☐ CTS (including Video) ☒ Other Staff: Consultant, Robert Vogel Add to resources for public on topics such as architecture and technical advice, i.e. the “Preservation Toolbox”. ☐ Funds not available There are not funds available for this project (explain impact of Council approving initiative in liaison comments). Progress Report: Initiative # 6 Council Charge (Proposed Charge Completed by CM) ☐☐☐☐ 1 (Study & Report) ☒☒☒☒ 2 (Review & Comment) ☐☐☐☐ 3 (Review & Recommend) ☐☐☐☐ 4 (Review & Decide) Target Completion Date Budget Required (Staff Liaison) Staff Support Required (Staff Liaison) Initiative Type ☒ New Initiative ☐ Continued Initiative ☐ Ongoing Responsibility 2018 ☒ Funds available Funds are included in the Planning Department Budget. ☒ Staff Liaison: Staff will assist Consultant Vogel as needed. ☐ CTS (including Video) ☒ Other Staff: Consultant, Robert Vogel will perform the survey of the Country Club District. The HPC and staff will assist. Review and comment on survey of the historic Country Club District, including the re-evaluation of the District’s treatment plan. ☐ Funds not available There are not funds available for this project (explain impact of Council approving initiative in liaison comments). Progress Report:
Approved by City Council 2017.12.05 Initiative # 7 Council Charge (Proposed Charge Completed by CM) ☐☐☐☐ 1 (Study & Report) ☒☒☒☒ 2 (Review & Comment) ☐☐☐☐ 3 (Review & Recommend) ☐☐☐☐ 4 (Review & Decide) Target Completion Date Budget Required (Staff Liaison) Staff Support Required (Staff Liaison) Initiative Type ☐ New Initiative ☒ Continued Initiative ☐ Ongoing Responsibility 2018 ☒ Funds available Funds are included in the Planning Department Budget. ☒ Staff Liaison: 20 Hours ☐ CTS (including Video) ☒ Other Staff: Consultant, Robert Vogel, is continuing to work on the Comprehensive Plan as requested. Comprehensive Plan Update-assist as requested with the development of the City’s Comprehensive Plan update. ☐ Funds not available There are not funds available for this project (explain impact of Council approving initiative in liaison comments). Progress Report: Parking Lot: (These items have been considered by the BC, but not proposed as part of this year’s work plan. If the BC decides they would like to work on them in the current year, it would need to be approved by Council.) Proposed Month for Joint Work Session (one time per year, up to 60 minutes): ☐ Mar ☐ April ☐ May ☐ June ☐ July ☒ Aug ☐ Sept ☐ Oct ☐ Nov