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Home My WebLink About2020-01-08 Planning Commission Regular Meeting PacketAgenda Plan n ing Com m ission City Of Edina, Minnesota City Hall Council Chambers, 4801 W. 50th Street Wednesday, January 8, 2020 7:00 PM I.Call To Order II.Roll Call III.Approval Of Meeting Agenda IV.Approval Of Meeting Minutes A.Minutes: Planning Commission November 13, 2019 B.Minutes: Planning Commission December 11, 2019 V.Community Comment During "Community Comment," the Board/Commission will invite residents to share relevant issues or concerns. Individuals must limit their comments to three minutes. The Chair may limit the number of speakers on the same issue in the interest of time and topic. Generally speaking, items that are elsewhere on tonight's agenda may not be addressed during Community Comment. Individuals should not expect the Chair or Board/Commission Members to respond to their comments tonight. Instead, the Board/Commission might refer the matter to sta% for consideration at a future meeting. VI.Public Hearings A.PUBLIC HEARING: Preliminary Plat with Variances, 5928 Ashcroft Avenue VII.Reports/Recommendations A.Sketch Plan Review - 7001 & 7025 France Avenue VIII.Correspondence And Petitions IX.Chair And Member Comments X.Sta: Comments XI.Adjournment The City of Edina wants all res idents to be c om fortable being part of the public proc ess . If you need as sistance in the way of hearing ampli<c ation, an interpreter, large-print documents or s om ething els e, pleas e c all 952-927-8861 72 hours in advanc e of the m eeting. Date: January 8, 2020 Agenda Item #: I V.A. To:P lanning C ommission Item Type: Minutes F rom:Liz O ls on, Administrative S upport S pecialist Item Activity: Subject:Minutes : P lanning C ommis s ion November 13, 2019 Ac tion C ITY O F E D IN A 4801 West 50th Street Edina, MN 55424 www.edinamn.gov A C TI O N R EQ U ES TED: P lease approve the M inutes from the P lanning Commission meeting on November 13, 2019. I N TR O D U C TI O N: AT TAC HME N T S: Description Minutes Planning Commission November 13, 2019 Draft Minutes☐ Approved Minutes☒ Approved Date: January 8, 2020 Page 1 of 4 Minutes City of Edina, Minnesota Planning Commission Edina City Hall Council Chambers November 13, 2019 I. Call To Order Chair Olsen called the meeting to order at 7:03 PM. II. Roll Call Answering the roll call were: Commissioners Miranda, Berube, Strauss, Melton, Nemerov, Bennett, Lee, Douglas and Chair Olsen. Staff Present: Cary Teague, Community Development Director, Kris Aaker, Assistant Planner, Emily Bodeker, Assistant Planner, Stephanie Hawkinson, Affordable Housing Development Manager, Liz Olson, Administrative Support Specialist. Absent from the roll call: Commissioner Thorsen, Velavuli. III. Approval Of Meeting Agenda Commissioner Lee moved to approve the November 13, 2019, agenda. Commissioner Berube seconded the motion. The motion carried unanimously. IV. Approval Of Meeting Minutes A. Minutes: Planning Commission, October 23, 2019 Commissioner Nemerov moved to approve the October 23, 2019, meeting minutes as amended. Commissioner Bennett seconded the motion. Motion carried. V. Community Comment None. VI. Public Hearings A. Variance Request – 4617 Cascade Lane Draft Minutes☐ Approved Minutes☒ Approved Date: January 8, 2020 Page 2 of 4 Assistant City Planner Bodeker presented the request of a Variance for a 3.1-foot side yard setback. Staff recommended approval of the 3.1-foot side yard setback variance, as requested, subject to the findings and conditions listed in the staff report. Mr. Jared Reiner, applicant, addressed the Commission. Public Hearing None Commissioner Bennett moved to close the public hearing. Commissioner Lee seconded the motion. Motion carried. Motion Commissioner Nemerov moved that the Planning Commission recommend approval of the variance request as outlined in the staff memo subject to the conditions and findings therein. Commissioner Bennett seconded the motion. Motion carried. B. 2018 Comprehensive Plan Update Mr. Bill Smith, Biko Associates, Inc., Ms. Haila Maze, Bolton & Menk, Inc., and Mr. Dan Cornejo, Cornejo Consultants presented the 2018 Comprehensive Plan update for Commission review. Staff recommended approval of the 2018 Comprehensive Plan Update. Ms. Maze shared information on the population figures that were updated.  The minimum standard to address the population figures was every ten years and was associated with the Comprehensive Plan cycle.  The 2020 census will give them the opportunity for recalibration on the numbers. Public Hearing Mr. Steve Brown, 5528 Halifax Lane, addressed the Commission and indicated he favored approval of the Comprehensive Plan. Ms. Carolyn Jackson, 5716 Continental Drive, addressed the Commission and indicated she favored approval of the Comprehensive Plan. Ms. Hope Melton, 4825 Valley View Drive, addressed the Commission and indicated she favored approval of the Comprehensive Plan. Ms. Roberta Castellano, 4854 France Avenue S., addressed the Commission and indicated she did not support approval of the Comprehensive Plan. Draft Minutes☐ Approved Minutes☒ Approved Date: January 8, 2020 Page 3 of 4 Commissioner Bennett moved to close the public hearing. Commissioner Miranda seconded the motion. Motion carried. Commissioner Comments  Thanks and appreciation for the consultants dedication, hard work, and to everyone involved.  Noting that we have done an outstanding job of balancing things and this is a great plan.  The plan was a complete rewrite, almost 4000 pages, a huge undertaking.  Relatively tame public hearing of 3 in favor, 1 opposed, is a testament to the thoroughness of the collaborative nature of the process.  Residents feel they got a chance to speak their minds and things have been reflected.  Thanks to fellow commissioners. We produced a great product and should go ahead and approve it.  It's been a long process, but a very comprehensive process, and we will work to see that it gets implemented and that it will be achievable.  Appreciate that the individuality of each chapter was retained rather than making it all the same.  Process truly did seek out all viewpoints.  Comp plan must be general to carry out a vision. We did the best we could, and is a wonderful product based on the process.  Population trends, housing trends, and density changes make it a living document subject to changes and open to future amendments. It will need to be updated more frequently than every 10 years. The foundation of the plan is a good one and it will continue to get better.  We may need to change even more over the next 10 years than we think. Motion Commissioner Nemerov moved that the Planning Commission recommend approval to the City Council of the 2018 Comprehensive Plan Update as outlined in the staff memo. Commissioner Bennett seconded the motion. Motion carried. VII. Reports/Recommendations A. 7075-79 Amundson – Tax Increment Financing District Affordable Housing Development Manager Hawkinson presented the request for Tax Increment Financing (TIF) District for 7075-79 Amundson. Ms. Hawkinson stated the Planning Commission was asked to confirm the proposed project was generally in compliance with Edina’s Comprehensive Plan. It was noted a public hearing was scheduled for December 3, 2019. Staff recommended approval of the TIF District, as requested, subject to the findings and conditions listed in the staff report. Motion Commissioner Lee moved that the Planning Commission recommend approval to the City Council Resolution 2019-21, finding that the Amundson Avenue Tax Increment Financial Plan conforms to the General Plans for the development and redevelopment of the City. Commissioner Miranda seconded the motion. Motion carried unanimously. Draft Minutes☐ Approved Minutes☒ Approved Date: January 8, 2020 Page 4 of 4 VIII. Correspondence and Petitions None. IX. Chair and Member Comments Commissioner Strauss shared information regarding the Planning Commission learning session he and Commissioner Lee attended. Commissioner Lee also shared input on the learning session. Commissioner Miranda noted that Metro Transit staff had recommended the France Avenue alignment for the E-Line BRT. He indicated he joined the Hennepin County Bicycle Advisory Committee for District 6. Commissioner Lee updated the Commission on the TDM Workgroup meeting. X. Staff Comments None. XI. Adjournment Commissioner Berube moved to adjourn the November 13, 2019, Meeting of the Edina Planning Commission at 9:00 PM. Commissioner Bennett seconded the motion. The motion carried unanimously. Date: January 8, 2020 Agenda Item #: I V.B. To:P lanning C ommission Item Type: Minutes F rom:Liz O ls on, Administrative S upport S pecialist Item Activity: Subject:Minutes : P lanning C ommis s ion December 11, 2019 Ac tion C ITY O F E D IN A 4801 West 50th Street Edina, MN 55424 www.edinamn.gov A C TI O N R EQ U ES TED: P lease approve the M inutes from the P lanning Commission meeting on December 11, 2019 I N TR O D U C TI O N: AT TAC HME N T S: Description Minutes Planning Commission December 11, 2019 I. Call To Order Minutes City Of Edina , Minnesota Planning Commission Edina City Hall Council Chambers December I I, 2019 Chair Olsen called the meeting to order at 7:00 PM . II. Roll Call Draft Minutes □ Approved Minutes}( Approved Date: January 8, 2020 Answering the roll call were: Commissioners Miranda, Berube, Strauss, Velavuli, Bennett, Lee , and Chair Olsen. Staff Present: Cary Teague, Community Development Director, Jennifer Bennerotte, Communications & Technology Services Director, Liz Olson, Administrative Support Specialist. Absent from the roll call : Commissioners Melton, Thorsen, Nemerov and Douglas . Ill. Approval Of Meeting Agenda Commissioner Berube moved to approve the December 11, 2019, agenda. Commissioner Miranda seconded the motion. The motion carried unanimously. IV. Approval Of Meeting Minutes A. Minutes: Planning Commission. November 13. 2019 The Commission discussed possible changes to the minutes. Commissioner Strauss moved to table the November 13, 2019, meeting minutes. Commissioner Bennett seconded the motion. The motion carried unanimously. V. Community Comment None. VI. Public Hearings A. Preliminary Plat with Variances -4625 Lexington Ave Director Teague presented the request of a Preliminary Plat with Variances for 4625 Lexington Avenue. Staff recommends approval of the Preliminary Plat with Variances , as requested subject to the findings and conditions listed in the staff report. Ms . Jessica Lindberg, applicant and Mr. Lance Elliott, Civil Engineer, addressed the Commission. Page 1 of 2 Public Hearing Mr. David Frenkel, 4510 Lakeview Drive, addressed the Commission. Draft Minutes □ Approved MinutesW Approved Date: January 8 , 2020 Commissioner Berube moved to close the public hearing. Commissioner Miranda seconded the motion. The motion carried unanimously. Motion Commissioner Strauss moved that the Planning Commission recommend approval of the variance request as outlined in the staff memo subject to the conditions and findings therein. Commissioner Berube seconded the motion. The motion carried unanimously. VI I. Reports/Recommendations A. Finding that the Acquisition of 4040 W. 70 th Street is Consistent with the Comprehensive Plan -Tax Increment Financing District Director Teague presented the request of the Edina Housing Foundation for a fin9ing that the acquisition of 4040 W. 70th Street is consistent with the Comprehensive Plan. Staff recommends making a finding that the acquisition of 4040 W 70th St. for an affordable multifamily development is consistent with the Comprehensive Plan . Director Teague noted that the Resolution was revised by Staff and handed out during the December I I , 2019 Planning Commision meeting. Motion Commissioner Berube moved that the Planning Commission recommend approval of the Resolution as outlined in the staff memo subject to the conditions and findings therein. Commissioner Miranda seconded the motion. The motion carried unanimously. VIII. Correspondence and Petitions None. IX. Chair and Member Comments Commissioner Bennett updated the Commission on City Council approvals. X. Staff Comments Planner Teague reported on the December 11 , 2019 Planning Commission Worksession and public hearing notification updates. XI. Adjournment Commissioner Bennett moved to adjourn the December I I, 20 19, Meeting of the Edina Planning Commission at 8:06 PM. Commissioner Miranda seconded the motion. The motion carried unanimously. Page 2 of 2 Date: January 8, 2020 Agenda Item #: VI.A. To:P lanning C ommission Item Type: R eport and R ecommendation F rom:C ary Teague, C ommunity Development Director Item Activity: Subject:P UBLI C HEAR I NG : P reliminary P lat with Varianc es , 5928 As hc roft Avenue Ac tion C ITY O F E D IN A 4801 West 50th Street Edina, MN 55424 www.edinamn.gov A C TI O N R EQ U ES TED: R ecommend the C ity C ouncil approve the request. S taff has outlined options for the P lanning C ommission to consider in the attached staff report. I N TR O D U C TI O N: Nathan R aich on behalf of the property owner Kevin Fischer is requesting a subdivision of 5928 Ashcroft Avenue. T he existing home on the lot would be torn down, and two new homes built on the new parcels. Both lots would gain access off Ashcroft Avenue. T his lot was originally platted as two lots. T he applicants are proposing to restore the original plat. AT TAC HME N T S: Description Staff Report Engineering Memo Preliminary Plat & Grading & Drainage Plan Exis ting Conditions 500 Foot Median Calculations Site Location Maps Recent Similar Subdivis ions Street View January 8, 2020 Planning Commission Cary Teague, Community Development Director PUBLIC HEARING: Preliminary Plat with Variances for 5928 Ashcroft Avenue Information / Background: Nathan Raich on behalf of the property owner Kevin Fischer is requesting a subdivision of 5928 Ashcroft Avenue. The existing home on the lot would be torn down, and two new homes built on the new parcels. Both lots would gain access off Ashcroft Avenue. This lot was originally platted as two lots. The applicants are proposing to restore the original plat. (See applicant narrative and plans attached.) To accommodate the request the following is required: 1. A subdivision; 2. Lot width variances from 75 feet to 50 feet for both lots; and 3. Lot area variances from 9,000 square feet to 6,813 and 6,790 square feet; and Within this neighborhood, the median lot area is 8,841 square feet, median lot depth is 135 feet, and the median lot width is 66 feet. (See attached median calculations.) Surrounding Land Uses The lots on all sides of the subject properties are zoned and guided low-density residential. Existing Site Features The existing site contains a single-family home. STAFF REPORT Page 2 Planning Guide Plan designation: Single-dwelling residential Zoning: R-1, Single-dwelling district Lot Dimensions Area Lot Width Depth REQUIRED 9,000 s.f. 75 feet 135 feet Lot 1 6,813 s.f.* 50 feet* 135 feet Lot 7 6,790 s.f.* 50 feet* 135 feet * Variance Required Grading/Drainage and Utilities The city engineer has reviewed the proposed plans and found them acceptable, subject to conditions. (See the attached memo from the city engineer.) Note that a 10-foot utility easement must be established on the north lot line of Lot 1. No structure shall be located within the easement. Drainage would flow to the street in the front yard and to the rear toward rainwater garden/infiltration basins that would be constructed in the rear yard of each lot. (See attached grading and drainage plan.) There shall be no increase in peak rate or volume to neighboring properties. Any disturbance to the roadway caused by the construction of the new homes must be repaired. The detailed grading plans would be reviewed by the city engineer at the time of a building permit application. A construction management plan will be required for the construction of the new home. Specific hook-up locations would be reviewed at the time of a building permit for each lot. A Minnehaha Creek Watershed District permit would also be required. Tree Removal Per the City’s tree ordinance, trees may be removed within a 10-foot radius of building pads and a 5-foot radius of driveways. Any tree removed outside of those areas would need to be replaced. A more detailed review would occur at the time of building permit review for each lot. History of Subdivision Requests with Variances The City of Edina has considered several subdivision requests with variances in this general area. (See attached area map.) The following is the history in the past 15 years: History of Recent Subdivisions with Variances STAFF REPORT Page 3 1. In 2006, the property at 5901 France Avenue received variances to build four (4) 66-foot wide lots consistent with the area. (Median = 9,269 s.f. & 73 feet wide.) 2. In 2008, 6120 Brookview Avenue was proposed to be divided into two (2) 50-foot lots; however, the applicant withdrew the request before action was taken. (Median = 6,700 s.f. & 50 feet wide.) 3. In 2009, a 100-foot lot at 5920 Oaklawn was granted variances to divide into two (2) 50-foot lots. (Median = 6,699 s.f. & 50 feet wide.) 4. In 2011, the property at 5829 Brookview was granted variances to divide into two (2) 50-foot lots. (Median = 6,769 s.f. & 50 feet wide.) 5. In 2012, the property at 6109 Oaklawn was denied the request to subdivide the property into two (2) 50-foot lots. (Median = 6,701 s.f. & 50 feet wide.) 6. In 2012, 6120 Brookview was again proposed for subdivision. That request was denied. (Median = 6,700 s.f. & 50 feet wide.) 7. In 2012, 5945 Concord was denied the request to subdivide the property into two (2) 50-foot lots. (Median = 10,028 s.f. & 77 feet wide.) 8. In 2015, a 100-foot lot at 5825 Ashcroft Avenue was granted variances to divide into two (2) 50-foot lots. (Median = 6,790 s.f. & 50 feet wide.) 9 In 2015, 5945 Concord was approved for a request to subdivide the property into two (2) 50-foot lots. (Median = 10,028 s.f. & 77 feet wide.) 10. In 2016, 5845 Kellogg Avenue was denied a request to subdivide the property into two (2) 50-foot lots. (Median = 6,715 s.f. & 50 feet wide.) 11. In 2017, 6124 Ewing Avenue was approved for a request to subdivide into two (2) lots with lot width and area variances. (Median = 11,500 s.f. & 80 feet wide.) 12. In 2017, 5404 Park Place was approved for a request to subdivide into two (2) lots with lot width variances from 75 feet to 65 feet for each lot; and lot area variances from 9,000 square feet to 8,705 and 8,840 square feet. (Median = 8,107 s.f. & width was 60 feet wide.) 13. In 2019, 5841 Oaklawn was approved for a request to subdivide into two (2) lots with lot width variances from 75 feet to 50 feet for one lot; and lot area variances from 9,000 square feet to 8,793 and 6,694 square feet. The City has approved and denied similar subdivisions in this neighborhood. However, in the instances when subdivisions have been denied, the area immediately surrounding the site contained a wide variety of lot sizes. In instances when subdivisions have been approved, the requesting lot was oversized (twice as large) compared to lots in the immediate area. Please note that this lot is STAFF REPORT Page 4 located within a neighborhood where similar requests have been approved and denied. (See attached location maps.) Including the lot at the corner of 59th and Concord that was both denied (in 2012) and then approved (in 2015) by the City. (See #7 and #9 above.) Primary Issue Are the findings for a variance met? • Are the findings for a variance met? Yes. Staff believes that the findings for a Variance are met for this subdivision. Per state law and the Zoning Ordinance, a variance should not be granted unless it is found that the enforcement of the ordinance would cause practical difficulties in complying with the zoning ordinance and that the use is reasonable. As demonstrated below, staff believes the proposal meets the variance standards, when applying the three conditions: a) Will the proposal relieve practical difficulties that prevent a reasonable use from complying with the ordinance requirements? Yes. Reasonable use does not mean that the applicant must show the land cannot be put to any reasonable use without the variance. Rather, the applicant must show that there are practical difficulties in complying with the code and that the proposed use is reasonable. “Practical difficulties” may include functional and aesthetic concerns. The practical difficulty is due to the fact that previous property owners did not develop on the lot that is proposed to be divided. The original owner purchased two lots and combined them into one lot and built a home over the two lots. (See the attached original plat.) The requested variances to split this lot are reasonable in the context of this block. The lots to the west, north and south are similar in size. Within this block, the City approved this same request (in 2015) to divide 5945 Concord Road into two 50-foot lots. The proposed subdivision would result in two lots more characteristic of this block. If the variances were denied, the applicant would be denied a subdivision of property which the lots would be the same or like existing lots in the area. The applicant is proposing to restore the lots into the form of the original plat. b) There are circumstances that are unique to the property, not common to every similarly zoned property, and that are not self-created? The circumstances regarding the size of the lot, and that a previous property owner built on and developed the site from two lots into one. That condition was not created by the applicant. STAFF REPORT Page 5 c) Will the variance alter the essential character of the neighborhood? No. The proposed improvements requested by the variance would not alter the essential character of the neighborhood. Two new single-family homes would be constructed on lots similar in size to the lots to the west and south. Options for Consideration As demonstrated on pages 2-3 of this report, there are options for consideration when considering a subdivision like this one. The following outlines options for the Planning Commission and City Council to consider. Denial Recommend that the City Council deny the proposed two lot subdivision of 5928 Ashcroft Avenue with lot width variances from 75 feet to 50 feet and lot area variances from 9,000 square feet to 6,813 and 6,790 square feet. Denial is based on the following findings: 1. The Subject Property is a conforming single-family residential lot with a new single-family house and has a taxable market value of $630,000. Reasonable use of the property exists today. 2. There are no practical difficulties in complying with the zoning ordinance standards. The requested variances to split this lot are not reasonable in the context of the immediate neighborhood. The existing lot is similar in size to the lots to the east on Ashcroft (across the street) and the corner lot to the south. The Subject Property is 13,585 square feet in size and 100 feet wide, more like the lot across the street at 13,613 square feet and 100 feet wide, and the corner lot to the south which is 13,588 square feet and 100 feet wide. 3. The practical difficulty alleged by the applicant’s proposal to subdivide the property is self- created. 4. The need for the variance is created only by Applicant’s desire to maximize the return on its investment. Such economic considerations alone do not constitute practical difficulties. Approval Recommend that the City Council approve the proposed two lot subdivision of 5928 Ashcroft Avenue with lot width variances from 75 feet to 50 feet and lot area variances from 9,000 square feet to 6,813 and 6,790 square feet. Approval is based on the following findings: 1. Except for the variances, the proposal meets the required standards and ordinance for a subdivision. 2. The proposal re-establishes the original plat of two lots. STAFF REPORT Page 6 3. The proposed lots would be similar in size than all lots on Concord to the west and the majority of lots on the 5900 block of Ashcroft. 4. The practical difficulty is due to the fact that previous property owners did not develop on the lot that is proposed to be divided. The original owner purchased two lots and combined them into one lot and built a home over the two lots. 5. The requested variances to split this lot are reasonable in the context of the immediate neighborhood. The lots to the west, north and south are similar in size. 6. The proposed subdivision would result in two lots more characteristic of the lots to the west, north and south. Approval is subject to the following conditions: 1. The City must approve the final plat within one year of preliminary approval or receive a written application for a time extension or the preliminary approval will be void. 2. Prior to issuance of a building permit, the following items must be submitted: a. Submit evidence of Minnehaha Creek Watershed District approval. The City may require revisions to the preliminary plat to meet the district’s requirements. b. A curb-cut permit must be obtained from the Edina engineering department. c. A grading, drainage and erosion control plan subject to review and approval of the city engineer. The proposed plans shall meet all conditions outlined in the engineering memo dated January 2, 2019. d. There shall be no increase in peak rate or volume to neighboring private property. e. Any disturbance to the roadway caused by the construction of the new homes must be repaired by replacing the asphalt pavement from curb-to-curb and from saw-cut to saw-cut. f. A construction management plan will be required for the construction of the new homes. g. Utility hook-ups are subject to review of the city engineer. h. The Final Plat must show a 10-foot utility easement along the north lot line of Lot 1. No structure shall be located within any easement area, effectively establishing a 10- foot side-yard setback to the north lot line of Lot 1. i. New homes shall conform to the city’s tree ordinance. STAFF REPORT Page 7 Staff Recommendation Recommend that the City Council approve the proposed two lot subdivision of 5928 Avenue with lot width variances from 75 feet to 50 feet and lot area variances from 9,000 square feet to 6,813 and 6,790 square feet, subject to the findings and conditions above. Deadline for a City Decision: March 1, 2020 DATE: January 2, 2020 TO: Cary Teague – Planning Director FROM: Zuleyka Marquez – Graduate Engineer RE: 5928 Ashcroft Avenue - Subdivision Review The Engineering Department has reviewed the subject property for street and utility concerns, grading, storm water, erosion and sediment control and for general adherence to the relevant ordinance sections. This review was performed at the request of the Planning Department; a more detailed review will be performed at the time of building permit application. Plans reviewed include the preliminary plat dared 7/26/19, existing survey dated 7/15/19, and existing HydroCAD dated 07/29/19. Survey Provide updated survey with City owned public utilities and easements shown. A 15-inch storm sewer pipe exists along the north 10-ft of lot 1. It was installed in 2005 at the request of area property owners. Verify location of 10-ft drainage and utility easement. If no easement was recorded, applicant required to provide 10- ft easement for future maintenance of the storm sewer pipe. No structures shall be constructed within the drainage and utility easement. Grading and Drainage The existing site drains to private property to the west and Ashcroft Avenue to the east. Grading for Lot 1 and 2 will closely match existing drainage paths. Applicant shall try to direct as much stormwater flow east to Ashcroft Avenue from both Lots 1 and 2. Floodplain Mitigation Lot 1 overlaps with two existing 1% annual chance flood shapes . T he flood elevation is 881.8’ to the west (NC_158) and 884.5’ to the east (NC_157). Lot 2 also overlaps with the flood shape to the west. Lowest entry elevation must be a minimum of 2 feet above the 1% annual chance flood elevation. The window wells in the rear shall be tied into the foundation to decrease the risk of basement flooding. A net cut volume of 41 cubic feet is indicated for the flood shape in sub-watershed NC_158. Applicant to indicate if fill is proposed under the flood elevation 884.5’—mitigation would be required. Stormwater Mitigation City of Edina Building Policy SP-003 requires stormwater mitigation for this project and requires a stormwater management plan. The subject property contributes to a structural flooding issue. The applicant’s stormwater management plan illustrates the use of swales and rain gardens. HydroCAD for existing conditions was provided. Applicant to provide HydroCAD proposed conditions to ensure no net increase in peak rate and volume reduction calculations. Applicant shall try to direct as much stormwater flow east to Ashcroft Avenue from both Lots 1 and 2. Erosion and Sediment Control The erosion and sediment control plan is in general compliance with the City of Edina Building Policy SP-002. Street and Curb Cut Curb cut permits will be required to replace/relocate existing curb cut. Public Utilities Water and sanitary sewer is served from Ashcroft Avenue. Per City of Edina Building Policy SP-024, a one-inch water service line is required from the curb stop to the dwelling. An additional lateral will be required for both water and sanitary. Additional laterals will require Met Council sac and City REC (water and sanitary sewer) fees. O ther Items A Minnehaha Creek Watershed District permit will be required. A final grade as-built survey and inspection will be required to verify compliance with the approved stormwater plan. If connecting to the City sump line, a permit and compliance with City of Edina Building Policy SP-006 will be required. #LICENSE NO.DATES1JUNE 12, 2019Minnetonka, Minnesota 55345Phone (952) 474-796417917 Highway 7Web: www.advsur.comAdvanceSurveying & Engineering, Co.NR PROPERTIES5928 ASHCROFT AVENUECLIENT NAME / JOB ADDRESSEDINA, MNSHEET TITLEMEAN / MEDIANCOMPUTATIONSSHEET NO.SHEET 1 OF 1DRAWING ORIENTATION & SCALE2001000190740 TBDRAWING NUMBERDATE DRAFTED:DATE SURVEYED:N/AJUNE 12, 2019# 42379Thomas M. BloomSHEET SIZE22 X 34SCALE - 1" = 100'SCOPE OF WORK & LIMITATIONS:1.Using the Hennepin County GIS information for lot size.2.We scanned the Hennepin County half section maps and inserted theminto this CAD drawing to determine the length and widths for theirregular shaped lots.3.No fieldwork was done for any part of these calculations. The CITY of EDINA History of Similar Requests EdinaMN.gov 1 2&6 3 4 7&9 8 5 1 History of Recent Similar Subdivisions 1.In 2006, the property at 5901 France Avenue received variances to build four (4) 66-foot wide lots consistent with the area. (Median = 9,269 s.f. & 73 feet wide.) 2.In 2008, 6120 Brookview Avenue was proposed to be divided into two (2) 50- foot lots; however, the applicant withdrew the request before action was taken. (Median = 6,700 s.f. & 50 feet wide.) 3.In 2009, a 100-foot lot at 5920 Oaklawn was granted variances to divide into two (2) 50-foot lots. (Median = 6,699 s.f. & 50 feet wide.) 4.In 2011, the property at 5829 Brookview was granted variances to divide into two (2) 50-foot lots. (Median = 6,769 s.f. & 50 feet wide.) 5.In 2012, the property at 6109 Oaklawn was denied the request to subdivide the property into two (2) 50-foot lots. (Median = 6,701 s.f. & 50 feet wide.) 6. In 2012, 6120 Brookview was again proposed for subdivision. That request was denied. (Median = 6,700 s.f. & 50 feet wide.) 7.In 2012, 5945 Concord was denied the request to subdivide the property into two (2) 50-foot lots. (Median = 10,028 s.f. & 77 feet wide.) 8.In 2015, a 100-foot lot at 5825 Ashcroft Avenue was granted variances to divide into two (2) 50-foot lots. (Median = 6,790 s.f. & 50 feet wide.) 9 In 2015, 5945 Concord was approved for a request to subdivide the property into two (2) 50-foot lots. (Median = 10,028 s.f. & 77 feet wide.) 10. In 2016, 5845 Kellogg Avenue was denied a request to subdivide the property into two (2) 50-foot lots. (Median = 6,715 s.f. & 50 feet wide.) 11. In 2017, 6124 Ewing Avenue was approved for a request to subdivide into two (2)lots with lot width and area variances. (Median = 11,500 s.f. & 80 feet wide.) 12. In 2017, 5404 Park Place was approved for a request to subdivide into two (2) lots with lot width variances from 75 feet to 65 feet for each lot; and lot area variances from 9,000 square feet to 8,705 and 8,840 square feet. (Median = 8,107 s.. & width was 60 feet wide.) 13. In 2019, 5841 Oaklawn was approved for a request to subdivide into two (2) lots with lot width variances from 75 feet to 50 feet for one lot; and lot area variances from 9,000 square feet to 8,793 and 6,694 square feet. Approved 10 11 12 Date: January 8, 2020 Agenda Item #: VI I.A. To:P lanning C ommission Item Type: R eport and R ecommendation F rom:C ary Teague, C ommunity Development Director Item Activity: Subject:S ketch P lan R eview - 7001 & 7025 F rance Avenue Disc ussion C ITY O F E D IN A 4801 West 50th Street Edina, MN 55424 www.edinamn.gov A C TI O N R EQ U ES TED: No Action R equested. P rovide the applicant non-binding comments on a potential future re-development request. I N TR O D U C TI O N: T he P lanning Commission is asked to consider a sketch plan request to redevelop the southeast corner of 70th and France (7001 & 7025 France Avenue.) T he applicant would tear down the existing 66,200 square foot office and bank, and build the following: - A 6,000 s.f. U S B ank building with drive-through. - A 4,000 s.f. retail building with drive-through. - A 45,000 s.f. multi-tenant retail building at the corner of 70 th & F rance. - A 225-unit market rate apartment. - A 90-unit affordable housing apartment. - S hared/district parking. AT TAC HME N T S: Description Staff Memo Proposed Plans Site Location Maps Soudale District Des ign Experience Guidelines 70th and France AFO Comments City of Edina • 4801 W. 50th St. • Edina, MN 55424 City Hall • Phone 952-927-8861 Fax 952-826-0389 • www.CityofEdina.com Date: January 8, 2020 To: Planning Commission From: Cary Teague, Community Development Director Re: Sketch Plan Review – 7001 & 7025 France Avenue The Planning Commission is asked to consider a sketch plan request to redevelop the southeast corner of 70th and France (7001 & 7025 France Avenue.) The applicant would tear down the existing 66,200 square foot office and bank, and build the following: A 6,000 s.f. US Bank building with drive-through. A 4,000 s.f. retail building with drive-through. A 45,000 s.f. multi-tenant retail building at the corner of 70th & France. A 225-unit market rate apartment. A 90-unit affordable housing apartment. Shared/district parking. The applicant has revised their previous plans that were considered for sketch plan in 2019, based on the feedback from that review. Some of the more significant revisions include: Enhanced public realm. Increased setback on France from 30 feet to 50 feet to meet the Design Experience Guidelines. Enhanced market rate building in the northeast corner of the site 14+ stories, meeting the street room typology to 70th Street from the Design Experience Guidelines. (number of units increases from 120 to 225) Reduced surface parking by 50%. Rotated the US Bank building to block views of surface parking and the drive through from France Avenue. Enhanced and enlarged retail buildings on France Avenue. Provision of district parking. Mic Johnson, AFO, Architectural Field Office is reviewing the plans and will provide a memo in advance of the Planning Commission meeting. City of Edina • 4801 W. 50th St. • Edina, MN 55424 The plans also contemplate future expansion. (See pages 28-29 of the applicant submittal plans.) This includes expansion of retail buildings on France Avenue and a small expansion of the market rate apartment building. As part of future development consideration, staff has discussed with the applicant the possibility of adding a vehicle connection to 70th at the point where pedestrian connection is now shown. Additional buildings could be constructed to face this added internal street/woonerf. This potential would be studied as part of the transportation study. The request would require the following: 1. Rezoning from PCD-3 to PUD. Flexibility would be requested through the PUD Ordinance to vary from existing setback and floor area ratio (FAR) requirements. The PUD Zoning is also used to ensure the affordable housing on the site. The FAR increase is to allow the square footage on the site up to 1.8. Below is a compliance table demonstrating how the proposed new building would comply with the existing PCD-3 Standards on the lot. Compliance Table City Standard (PCD-3) Proposed Lot line Street Building Setbacks Front – France Avenue Front – 70th Street Side – East Side – South 35 feet 35 feet (lobby retail) 140+ (housing) 140+ feet 35-60 feet 5 feet 50 feet 20-25 feet* 30 feet 60 feet* 30 feet 40 feet* 20 feet* Building Height 8 stories & 96 feet 2, 6 & 14 stories* Density 12-100 units per acre 55 units per acre Floor Area Ratio (FAR) .50% 1.8%* Parking Retail/Office = 287 spaces Residential = 315 enclosed spaces 602 spaces total 600 enclosed spaces 75 surface spaces 675 spaces total *Does not meet base Zoning Standards-Flexibility would be requested through a PUD As stated in the Design Experience Guidelines “Flexibility is not a right, but rather the natural by-product of a fair exchange for benefits, collaboration, and quality in development.” City of Edina • 4801 W. 50th St. • Edina, MN 55424 This proposed site plan has been much better designed using the Greater Southdale Design Experience Guidelines than the previous proposal, including: dividing the site into 4 blocks; mixture of land uses, 90 units of affordable housing (28%), 50-foot setback from France, 30-foot setback from 70th, addresses street room typology, improved pedestrian connections, public realm, providing a future pedestrian connection to the Promenade from inside the site (assuming the property to the east develops), and considering future development along France. As mentioned, AFO will be providing a review of the proposed project in advance of the Planning Commission meeting. A traffic and parking study would be required. The applicant will also be asked to respond to the city’s Sustainability Questionnaire within their formally submitted plans. City of Edina • 4801 W. 50th St. • Edina, MN 55424 SKETCHPLAN SUBMITTAL 70th & France Site | Edina, MN December 31, 2019 12 BLOCK PATTERN N O R T H 1. PROJECT SUMMARY & NARRATIVE 2. EXISTING SITE CONDITIONS 3. CHARACTER PRECEDENT IMAGES 4. REVISED OVERALL SITE DIAGRAMS - Before & After - Perspectives and Street Room Section - Public Elements - Pedestrian Connections - Shared / District Parking 5. FUTURE DENSITY STUDIES TABLE OF CONTENTS PROJECT SUMMARY & NARRATIVE SECTION 1 December 31, 2019 70th & France Site - Edina, MN - 4 Project Summary and Narrative Creates quality new housing options in high demand for Edina residents City wide there’s currently an under supply of housing options tailored to the preferences of Edina empty nesters who wish to downsize. Many are opting to relocate to new properties in Minneapolis and Wayzata due to lack of choices in Edina. The recent multifamily communities developed in the Southdale District are largely millennial-focused in terms of unit sizes, mix, and amenities. 70th & France will satisfy Edina residents who prefer a sophisticated building and mature resident base – and induce more sales of existing single family homes that can free up for young families seeking an Edina address. Similarly, the proposed inclusion of workforce housing for workers in the Southdale District employed at medical, retail, and public service jobs is in high demand – particularly at a walkable, transit friendly location that 70th & France offers. 70th & France’s quality housing will fill a void in the city’s existing supply of housing stock. Creates pedestrian-friendly pathways and sustainable public realm where none currently exists Incorporating publicly accessible tree-lined & landscaped sidewalks, patio seating, lawn areas, and visible storm water treatment brings a healthy, community-based approach that will enliven this site. The requested new crosswalk across 70th Street at the roundabout will promote easier pedestrian access to and from The Galleria. Transparency at the ground level spaces in the commercial and residential uses, including a France Ave-fronting community room in the new US Bank building, will further enhance the daily experience for those who live, work, and visit 70th & France. The interior park promenade creates valuable public space in the heart of the development with lighted tree lined walkways, landscaping, open lawns, dog park, daylighted stormwater, and outdoor seating areas. Breaks down the “Superblock” and enables future connections to the Promenade and Hazelton Road Interior east-west & north-south streets and pathways within the site establish a denser urban grid in alignment with the Greater Southdale District Plan for parcels bounded by France, 70th, Hazelton, and the Promenade. The sea of surface parking present today will be reduced significantly, with convenience retail parking screened behind new commercial uses and residential parking accommodated below grade and out of sight. Setting a quality precedent for the future of Edina, 70th & France now features 50’ and 30’ setbacks and a 60’ high corner building that conforms to Street Room Typologies 2 and 4 of the Southdale District Experience Guidelines. With greatly increased density of all uses, a rotated US Bank Branch, thoughtfully designed woonerfs, and significant below grade shared/district parking (surface parking reduced another 50%), the revised plan creates a human centered experience that also accommodates the market needs of today. 70th & France Vision U.S. Bank has had a valued history in Edina, Minnesota, and it is proud to be part of the community. As the Southdale District has evolved, U.S. Bank identified an opportunity to open the door for new development in the area. U.S. Bank has made the decision to partner with Ryan Companies in a forward- thinking redevelopment of this property inspired by guidelines established in the new Greater Southdale District Plan. The bank proposes to build a new branch at the southwest corner of the site to reinvest in the experience of its customers. U.S. Bank is doing everything it can to ensure a smooth transition for its employees, customers and community – and the company plans to remain open for business at the current location while construction is underway on the new location. U.S. Bank looks forward to the possibilities that this proposed redevelopment will provide for the community. This will also unlock the rest of the 5.7-acre site for a master plan that offers the following benefits: Project Summary • 6,000 SF Flagship US Bank Branch • 4,000 SF Standalone Retail Building • 45,000 SF Corner Commercial Building • 225 Market-Rate Multifamily Units • 90 Income-Restricted Multifamily Units • Public Realm Enhancements (sidewalks, interior streets, outdoor seating, green space) • Shared / District Parking December 31, 2019 70th & France Site - Edina, MN - 5 Southdale District Design Guidelines The 70th & France Development will meet the city’s Aspirational Goals in the following ways: Model of healthy urban living Interior parcel sizes consistent with the intent of 200x200 pedestrian-friendly overlay View corridors allow visual & pedestrian access to public spaces Engagement with existing pedestrian connections to nearby retail developments Vibrant pedestrian-focused streets Interior parcel sizes consistent with 200x200 pedestrian-friendly overlay View corridors allow visual & pedestrian access to public spaces Break-down into smaller blocks improves site permeability and pedestrian experience Neighborhoods of Activity Within Site Mixture of uses to attract residents and visitors to housing and retail destinations Publicly accessible space will be visual and emotional center of site High-Quality, Well-Designed Buildings & Site Transition from pedestrian scale at street toward increased density at eastern edge View corridors allow visual & pedestrian access to public spaces Development with Evolution In Mind Current design reflects people-first approach focused on ideas, patterns & relationships Responsible parking approach with ground floor space could be repurposed to meet future market conditions Set up for future pedestrian connections to Promenade and Rue De France property EXISTING SITE CONDITIONS SECTION 2 December 31, 2019 70th & France Site - Edina, MN - 7 Existing Site Plan W 70TH ST HAZELTON RDFRANCE AVE STO HWY 62 TO HWY 494 EXISTING US BANK PROMENADE December 31, 2019 70th & France Site - Edina, MN - 8 Existing Site Photos Site NE Corner Site NW Corner Site SW CornerSite W Side December 31, 2019 70th & France Site - Edina, MN - 9 Existing Site Aerial Views Site NE Corner Site SE Corner Site NW Corner Site SW Corner December 31, 2019 70th & France Site - Edina, MN - 10 Site Context Photos December 31, 2019 70th & France Site - Edina, MN - 11 Site Context Photos December 31, 2019 70th & France Site - Edina, MN - 12 Zoning Analysis NORTH PROJECT SITE PLANNED COMMERCIAL DISTRICT 3 (PCD-3) Proposed Density FAR: 1.8 (448,000 SF building, 248,270 SF lot) Dwellings: 55 Units / Acre (315 Units / 5.7 Acres) CHARACTER PRECEDENT IMAGES SECTION 3 December 31, 2019 70th & France Site - Edina, MN - 14 Design Character Precedent Images - Landscape December 31, 2019 70th & France Site - Edina, MN - 15 Design Character Precedent Images - Landscape December 31, 2019 70th & France Site - Edina, MN - 16 Design Character Inspiration REVISED OVERALL SITE DIAGRAMS SECTION 4 December 31, 2019 70th & France Site - Edina, MN - 18 July 2019 Sketch Plan Comments: • Proposed massing does not align with the ‘street typologies’ set forth in the Greater Southdale DIstrict Design Experience Guidelines • Overall site doesn’t appear to be pedestrian friendly - promenade appears to be a aprt of the housing amenity, not accessible to public • Feels like 4 different projects • Lacks feature at corner of France Ave & 70th Strteet • Desires more height for retail and more density for rest of site • Reduce number of surface parking, and visibility of parking from streets • US Bank to be more prominent Improvements & Updated Design: • Enhanced public realm with an internal public plaza area and programmable woonerfs, integrating pedestrian circulation and more graceful transitions between buildings and adjacent blocks • 50’ Setback along France Avenue, meets ‘Street Room Typology 2’ • 30’ Setback along 70th Street, meets ‘Street Room Typology 4’ • Addition of height, increased density, and architectural interest at corner building, now 60’H, 45,000 SF building area with new below grade parking to support added density • Overall massing supports greater density on site • Reduced number of surface parking by another 50%, with addition of significant below grade shared/district parking capacity • Rotated US Bank building now aligned along France Avenue, for more prominent presence and visibly screened parking France Avenue70th streetFrance Avenue70th street Massing Comparison BEFORE AND AFTER December 31, 2019 70th & France Site - Edina, MN - 19 Site Program Summary 6,000 SF Flagship US Bank Branch 4,000 SF Standalone Retail Building 45,000 SF Corner Commercial Building 225 Market-Rate Multifamily Units 90 Workforce Multifamily Units Public Realm Enhancements Shared / District Parking 70th Street France AvenuePROJECT SUMMARY December 31, 2019 70th & France Site - Edina, MN - 20 Perspective View from 70th Street looking South December 31, 2019 70th & France Site - Edina, MN - 21 Perspective View Looking North December 31, 2019 70th & France Site - Edina, MN - 22 Street Room Typology & Setback Diagrams 70th Street 24’-0” 36’-0” 19’-0” 30’-0” 60’-0”70th Street50’-0” France Avenue 20’-0” 60’-0” 30’-0”France AveStreet Room Typology 2 at France Avenue Street Room Typology 4 at 70th Street STREET ROOM SECTIONS 70th and France Option 1 - Drive Thru N 0 60 120 December 31, 2019 70th & France Site - Edina, MN - 23 Site Program Summary Public Realm Enhancements: Walkable Block Lengths, Tree-lined Sidewalks, Public Plaza, Outdoor Seating • Plaza Spaces • Play Area • Woonerfs • Programmable Community Space • Stormwater Management • Shared / District Parking • 50 foot setbacks on France Avenue • Enhanced Landscaping • Income-Restricted Housing 70th Street France AvenueHazelton Road GalleriaP rom enadePUBLIC ELEMENTS Public Realm December 31, 2019 70th & France Site - Edina, MN - 24 Pedestrian Connections 70th Street France AvenueHazelton Road GalleriaPromenade Pedestrian NetworkPublic Gathering - Daily Use Green Space PEDESTRIAN CONNECTIONS December 31, 2019 70th & France Site - Edina, MN - 25 Shared / District Parking Access Diagram SHARED / DISTRICT PARKING ACCESS P P P PP P Shared / District ParkingResident ParkingP 70th Street France AvenueComm e r c i a l Reside n t i a l Lobby Retail Flex Space Retail US Bank Resident i a l U n i t s Shared P a r k i n g Loading /BOH Shared / District Parking serves retail stores, commercial uses, adjacent shopping malls, access to promenade and supports future planned growth of Edina. P P P PP P Shared / District ParkingResident ParkingP December 31, 2019 70th & France Site - Edina, MN - 26 Shared / District Parking And Private Resident Parking 70th and France December 30, 2019 Option 1 - Drive Thru N Below Grade Parking L1 Plan Typical Plan (L2-4) 0 100 200 70th and France December 30, 2019 Option 1 - Drive Thru N Below Grade Parking L1 Plan Typical Plan (L2-4) 0 100 200 PPP Residential Lobby Commercial Retail Residential Lobby Loading /BOH Flex SpaceRetail Commercial Units Resident ParkingShared Parking Shared / District Parking Units Retail US Bank Community Room SHARED / DISTRICT PARKING AND PRIVATE RESIDENT PARKING At Grade Shared Parking / Infrastructure Above Grade Resident Structured Parking Below Grade Shared / District Parking P P P PP P Shared / District ParkingResident ParkingP FUTURE PHASE DENSITY STUDIES SECTION 5 December 31, 2019 70th & France Site - Edina, MN - 28 Future Phase Density Studies FUTURE PHASE DENSITY STUDY December 31, 2019 70th & France Site - Edina, MN - 29 Future Phase Density Studies 70th Street 24’-0” 36’-0” 19’-0” 30’-0” 60’-0”70th Street50’-0” France Avenue 20’-0” 60’-0” 30’-0”France Ave84’-0” Street Room Typology 2 at France Avenue Street Room Typology 4 at 70th Street 10’-0” 30’-0” 84’-0” 84’-0” 70th Street 24’-0” 36’-0” 19’-0” 30’-0” 60’-0”70th Street50’-0” France Avenue 20’-0”60’-0”30’-0”France Ave84’-0”Street Room Typology 2 at France Avenue Street Room Typology 4 at 70th Street 10’-0” 30’-0” 84’-0” 84’-0” FUTURE PHASE STUDY - STREET ROOM SECTIONS 70th and France Option 1 - Drive Thru N 0 60 120 Thank You 2200 Zane Ave N | Minneapolis, MN 55422 www.archfieldoffice.com Cary: At your request, we reviewed the revised Sketch Plan submission for the current US Bank site at West 70th Street and France Avenue based on our 4+ years’ experience working with the Greater Southdale Work Group to craft a physical vision for how their guid ing principles may translate to the built environment. The resulting vision for development in the district is to create an enhanced human experience along existing major and new connector streets, with overall experience shaped via landscape setbacks, building step backs, a hierarchy of street typologies, transparency at street level, a minimized impact of the car, and managing storm water as an amenity. The outcome of our collaborations with the Work Group is described in the urban design chapter of the Greater Southdale District Plan and resulted in the Greater Southdale District Design Experience Guidelines. As noted in our June 2019 review of the applicant’s previous proposal, t he proposed site is a pivotal, centrally-located parcel within the Greater Southdale District, on Edina’s “main street,” France Avenue and adjacent to the Galleria. At 5.7 acres, it offers great potential contribute to the broader goal of a walkable, resilient, human-centric district. We believe the proposal has evolved in a positive way, and is now more closely aligned with the development with in the Greater Southdale District Design Experience Guidelines. That being said, we do have a few suggestions for site design, building scale and massing, and overall master planning to move the proposal closer to the City’s aspirations for the district. And, as context to the following comments about the specific proposal, below we have reiterated the vision for the district as a reminder of the importance of this place in the overall context of the district. Building Scale and Experience The future of the Greater Southdale District is envisioned to offer a vibrant mix of uses, supported by flexible buildings that can evolve over time. This transformation requires a greater focus on eliminating parking lots, and creating below-grade and hidden parking for residents, employees, visitors and customers. It incorporates smaller building blocks that are nominally 200’x200’ with buildings that have consistent 60-foot- tall podium bases, with the potential of taller building components stepping back from the street, in deference to the pedestrian experience. The ground floor of buildings is to be 20’ floor-to-floor to allow for future To City of Edina Cary Teague, Community Development Director 4801 W. 50th Street Edina, MN 55424 From Mic Johnson, FAIA Date January 6, 2020 2 flexibility, with 75% transparency at street level. Using these principles as a baseline, a hierarchy of street typologies serves as an organizing direction for architectural planning and design within the district. Site Organization and Connections The goal of the roughly 200’x 200’ block is to set the stage for a building scale that positively impacts human experience in the public realm: o Promoting connections to adjacent properties and buildings, as well as connections through larger sites. o Allowing more variety in architectural expression and ultimately, the creation of more diverse places. o Limiting the length of building facades. o Offering shorter walking distances between blocks. o Creating a variety of street experiences. o Supporting greater density. o Minimizing the impact of the car. SPECIFIC PROPOSAL COMMENTS While the proposal has improved in terms of adherence to the Guidelines, there are opportunities for improvements to bring it into better alignment with the overall vision for development within the district. While the proposed development does not meet all the Guidelines’ desired building heights along France Avenue, progress has been made by the applicant to create a more consistent edge to the street room. The scale of the building at the corner of West 70th Street and France Avenue is more appropriate to its role as an important gateway to a major east-west district street. On the east edge of the site, the residential tower building scale has grown significantly to help meet the need for “empty-nester” housing within the city, and the proposed workforce housing south of the tower brings opportunity to the heart of district. The proposed north-south pedestrian street through the site will become an important asset to future development and connections to the south and north, and should be considered as enlivened residential street at a variety of scales. Below grade parking is supported by above grade structured parking in the base of the residential tower with retail parking at grade. It should be noted that both the on-grade and structured parking will need to be screened on the north-south pedestrian corridor to adhere with the Experience Guidelines. Building form along France Avenue. The Experience Guidelines recommend a 60 foot minimum height limit along France Avenue in this zone of the district. It also recommends that 75% of the street wall meets this height. If the US Bank is permitted at one story, the remaining buildings along France will need to meet the desired 60 foot height, including the proposed freestanding one story retail building with an approximately 17 foot parapet to bring it to 36 feet. If the applicant is unable to meet these desired height requirements, we would recommend that they propose a realistic strategy for future developmen t of this street-facing frontage that is more closely in alignment with the Experience Guidelines. The vertical expansion of a one story building seems highly unlikely as a future strategy given the requirements for structure, foundations, and potential parking implications. North-South Pedestrian Axis. The center north-south pedestrian axis (described as a ‘woonerf’ in the proposal) from West 70th Street is an important long-term strategy for a network of pedestrian connections that link various buildings and sites together. The current plan shows at-grade walls with parking structure 3 behind and a parking entrance along the west elevation of the tower building and, on the west side of the pedestrian way is a parking lot. Providing landscaping without activity generated by active bu ilding facades also does not meet the intent of the Experience Guidelines. We suggest the applicant look at Street Typology 1 in the Design Experience Guidelines, which address woonerfs for suggestions on how building program and massing can come together with landscape and public realm design to activate these important public spaces. Center of the site. W hile the proposal better responds than its predecessor to the street typologies set forth in the Design Experience Guidelines, the following comments pertain to the center of the site – which remains somewhat ‘suburban’ in character. Although in our December meeting with the applicant, we discussed the possibility of introducing vehicular access between the commercial building and the residential tower on West 70th Street, having had the opportunity to review the proposal in greater detail, it now seems more important to clarify the intended role of the north-south pedestrian street both within the development and in its connections to other parcels within the district. In addition, as stated in the Design Experience Guidelines, “All building façades are prime (including parking) and must be designed accordingly. There is no back side of a building.” In this proposal, the west façade of the residential tower shows a façade with parking structure behind, a parking entry, and a space with unknown use designated as ‘flex space.’ The comments that follow, and associated diagrams, are about opportunities to intensify the program along the pedestrian corridor and are intended to create a dialogue between the Planning Commission, City Council, City of Edina staff, and the developer.While we recognize that this proposal is currently in the Sketch Plan phase and the applicant has not fully articulated the development’s architectural design and detail, we suggest the applicant take our comments pertaining to architectural details under consideration when drafting formal submittal documents. 1. With parking entrances on the east and the south, an additional west entrance into parking under the tower seems redundant, and could potentially draw more vehicular traffic into the north-south promenade, which is envisioned to be pedestrian-oriented. 2. The Experience Guidelines recommend liner buildings where parking within buildings face the public realm. By eliminating the west parking entrance, the footprint currently denoted as ‘Flex Space’ could be expanded to the north as a liner building, creating active space facing the public realm in front of the parking wall of the tower. 3. The Experience Guidelines recommend active programmed space facing the public realm. To that end, a possible use for the Flex Space extending along the west side of the tower could be townhouses that would create a human edge to the public realm. 4. While it is possible to vertically expand the commercial building and retail buildings along France Avenue as shown in the future density studies, it is 4 generally understood to be financially challenging to do so while the floor below is occupied or the existing programmed space cannot be replicated elsewhere. Additionally, in the diagrams, the vertical expansion appears to add minimal square footage to the site, which makes its future implementation less realistic. 5. However, the applicant could consider structuring the proposed below-grade district parking to accommodate an additional building in the future – thereby creating an opportunity to build significant square footage at the center of the site rather than adding two floors above existing buildings. Existing on grade parking could remain to support the retail along France Avenue. 6. Adding density to the center of the site would be in keeping with the goals of the Experience Guidelines in terms of creating pedestrian corridors. A 50-foot wide street without vehicles is a very comfortable pedestrian place, especially with the continuity of landscaping extending from West 70th Street. 7. Creating spatial variation along the public realm is an important aspect of creating an interesting an d dynamic pedestrian experience. Adding an 84 foot high building to the center of the site would creat e an ideal transition from the existing neighborhoods on the west side of France by breaking up the taller building façade and creating a backdrop to the lower buildings proposed along France Avenue. Per City guidelines pertaining to density, there is plenty of capacity to increa se the site’s density from 55 units/acre. 8. Recognizing the role that site development will have on future decisions is an important part of the decisions that are made in the beginning of the design process. Does the applicant have a strategy for how the US Bank Site could be developed when the on-grade parking and drive-through are no longer required? 9. It is unclear why shared/district parking is not extended under the one-story retail as it could contribute to district parking or greater density to the site. As noted previously, this is an important site within the district because it has all of the components found in numerous smaller parcels—namely, a relationship to France Avenue, adjacency to important districtwide amenities, and a mix of program uses—and is distinguished via its size and catalytic potential. Through our conversations with the Work Group, it was also an important site in the development of the guidelines because of its relationship and proximity to the Cornelia neighborhood. The redevelopment of the site at 70th and France is a tremendous opportunity for the City of Edina, the development team, and US Bank to create a new model of development based on human experience. We look forward to seeing the continued evolution of this proposal. Thank you for the opportunity to review. Please let me know if you have any questions. Mic