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Home My WebLink About2022-04-13 Planning Commission Regular MeetingAg enda Planning Commission City Of E dina, Minnesota City H all, Council Cham ber s Wednesday, Apr il 13, 2022 7:00 PM Watch the m eeting on cable TV or at EdinaMN.gov/LiveMeeting s or Facebook.com /EdinaMN. To participate in Public H ear ings: Call 800-374-0221. E nter Conference ID 4964144. Give the operator your nam e, street address and telephone number. Press *1 on your telephone keypad when you would like to get in the queue to speak. A City sta8 m em ber will introduce you when it is your tur n. I.Ca ll To Ord er II.Roll Ca ll III.Approva l Of Meeting Agenda IV.Approva l Of Meeting Min u tes A.Draft March 9, 2022 Meetin g Minutes V.Special Recogn ition s An d Presentation s A.W elcom e New Com m ission Mem b ers- Lori Olson , Bonnie Pa d illa , and Quin cy Sm ith VI.Com m u n ity Com m ent 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. G enerally 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. VII.Pu b lic Hea rings A.Site Plan Review - 4931 77th Street W est VIII.Rep orts/Recom m en d ation s A.Sketch Plan Review – St. Peter's Ch u rch Site (5421 & 5425 Fra n ce Aven u e) B.Sketch Plan Review – 7200 & 7250 France Aven u e IX.Cha ir An d Mem ber Com m ents X.Sta< Com m ents XI.Adjournm en t The City of Edina wants all residents to be comfortable being part of the public process. If you need assistance in the way of hearing ampli?cation, an interpreter, large-print documents or something else, please call 952-927-8861 72 hours in advance of the meeting. Date: April 13, 2022 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:Draft Marc h 9, 2022 Meeting Minutes 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: Approve the March 9, 2022 minutes. I N TR O D U C TI O N: AT TAC HME N T S: Description Draft Minutes March 9, 2022 Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2022 Page 1 of 3 Minutes City Of Edina, Minnesota Planning Commission Edina City Hall Council Chambers March 9, 2022 I. Call To Order Chair Agnew called the meeting to order at 7:00 PM. II. Roll Call Answering the roll call were: Commissioners Miranda, Smith, Hayward, Strauss, Bennett, Olsen, and Chair Agnew. Staff Present: Cary Teague, Community Development Director, Bill Neuendorf, Economic Development Manager, Liz Olson, Administrative Support Specialist. Absent from the roll call: Commissioner Barberot, Alkire, Olson, and Padilla. III. Approval Of Meeting Agenda Commissioner Strauss moved to approve the March 9, 2022, agenda. Commissioner Miranda seconded the motion. Motion carried unanimously. IV. Approval Of Meeting Minutes A. Minutes: Planning Commission, February 9, 2022 Commissioner Strauss moved to approve the February 9, 2022, meeting minutes. Commissioner Olsen seconded the motion. Motion carried unanimously. V. Special Recognitions and Presentations A. Welcome New Commission Members – Lori Olson, Bonnie Padilla, and Quincy Smith Chair Agnew introduced the three new Commissioners. Commissioner Smith reviewed his background with the Commission. B. Annual Election Commissioner Olsen moved to elect Agnew as Chair of the Planning Commission. Commissioner Smith seconded the motion. Motion carried unanimously. Commissioner Olsen moved to elect Bennett as Vice-Chair of the Planning Commission. Commissioner Agnew seconded the motion. Motion carried unanimously. Commissioner Olsen moved to elect Miranda as Secretary of the Planning Commission. Commissioner Smith seconded the motion. Motion carried unanimously. Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2022 Page 2 of 3 VI. Community Comment None. VII. Reports/Recommendations A. Resolution B-22-06 – 70th and France TIF Plan Economic Development Manager Neuendorf presented the request for a TIF Plan at 70 th and France. Staff recommended approval of the TIF Plan, as requested subject to the findings and conditions listed in the staff report. Staff answered Commission questions. The Commission reviewed the development plans within the TIF Plan and made the following comments:  Concern with how the development plan fits in with the City’s goals and Climate Action Plan.  Concern with changes made in the development plans to include a freestanding parking ramp.  Parts of the development plan does not seem to align to the Comprehensive Plan  Questioned the amount of parking in the project Economic Development Manager Neuendorf reviewed the concerns and parking with the Commission. Motion Commissioner Olsen moved that the Planning Commission recommend denial of Resolution B- 22-06 - TIF Plan at 70th and France as presented, due to not meeting certain goals and policies of the Comprehensive Plan, does not meet certain goals of the Design Experience Guidelines as well as the Climate Action Plan. Commissioner Bennett seconded the motion. Motion carried 5 ayes, 1 nay (Strauss). Staff will draft a revised resolution to state that the development plan for the 70 th and France tax increment financing district does not conform to the general plans for the development and redevelopment of the City of Edina, to be signed by the Chair and Secretary of the Commission. B. Sketch Plan Review – 4404 Valley View Road Director Teague presented the request for a Sketch Plan review. Staff answered Commission questions. Appearing for the Applicant Ms. Rebecca Remick, City Homes, addressed the Commission. The Commission asked questions of the applicant. The Commission reviewed the sketch plan and offered the following comments: Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2022 Page 3 of 3  The layout and townhomes proposed are favorable to the development.  Continue the sidewalk throughout the development.  Provide monument signage to mark the entrance to this commercial node.  This type of housing is needed in Edina, and this is a perfect spot for it.  Like how the massing of the proposal is broken up.  Likes the amount of greenspace. VIII. Correspondence and Petitions None. IX. Chair and Member Comments Received. X. Staff Comments Received. XI. Adjournment Commissioner Smith moved to adjourn the March 9, 2022, Meeting of the Edina Planning Commission at 8:44 PM. Commissioner Bennett seconded the motion. Motion carried unanimously. Date: April 13, 2022 Agenda Item #: V.A. To:P lanning C ommission Item Type: F rom: Item Activity: Subject:Welc ome New C ommission Members - Lori O lson, Bonnie P adilla, and Q uinc y S mith 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: I N TR O D U C TI O N: Date: April 13, 2022 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 ite P lan R eview - 4931 77th S treet Wes t 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 Site P lan subject to the findings and conditions in the staff report. I N TR O D U C TI O N: William B auer, S E H on behalf of P rince Bhakta, J R H ospitality is requesting a Site P lan review for a project within the P entagon P ark South (P U D -17) known as P entagon Village. P entagon Village was approved in 2019. T he site at 4931 77th Street received a Site P lan approval to construct a five-story 235-room hotel. Construction of the hotel was delayed in 2020 due to Covid-19. T he Site P lan approvals therefore have expired. T he applicant is proposing to construct the same hotel that was approved in 2019. AT TAC HME N T S: Description Staff Report Engineering Memo Site Location, Zoning, & Comp. Plan Better Together Public Hearing Comment Report Applicant Narrative Proposed Plans Traffic and Parking Study Updated Traffic and Parking Study 2018 Approved Site Plan & Hotel 2018 Pentagon Village Approved Overall Plan William Bauer, SEH on behalf of Prince Bhakta, JR Hospitality is requesting a Site Plan review for a project within the Pentagon Park South (PUD-17) known as Pentagon Village. Pentagon Village was approved in 2019. The site at 4931 77th Street received a Site Plan approval to construct a five-story 235-room hotel. Construction of the hotel was delayed in 2020 due to Covid-19. The Site Plan approvals therefore have expired. The applicant is proposing to construct the same hotel that was approved in 2019; the proposal is City Code compliant. (See attached plans and narrative.) The overall development site for PUD-17 is 12.5 acres. The uses approved for the PUD include retail space, a 235-room hotel, a 200-unit apartment, a parking ramp, and office buildings. (See approved Overall PUD-17 Plans.) The request requires the following: 1. Site Plan review. The proposed site plan has not changed from the original approval. Internal drive aisles/road and parking lots have not changed. The footprint of the building, building height and building materials proposed have not changed. Landscaping has slightly increased, and the number of rooms within the structure has increased by four. SUPPORTING INFORMATION Surrounding Land Uses Northerly: Multi-family residential and retail; zoned MDD-6, Mixed Development District and guided OR, Office Residential. April 13, 2022 Planning Commission Cary Teague, Community Development Director Site Plan Review – 4931 77th Street West Information / Background: STAFF REPORT Page 2 Easterly: Office/light industrial uses; zoned PID, Planned Industrial District and guided OR, Office Residential. Southerly: City of Bloomington. Westerly: Highway 100. Existing Site Features The subject site within the PUD is vacant and relatively flat. Planning Guide Plan designation: Office/Residential (20-75 residential units per acre) Zoning: PUD-17, Planned Unit Development District-17 Site Circulation/Traffic The proposal would not change the vehicular or pedestrian circulation of the overall development plan for Pentagon Village. Vehicle access would be by the interior roadway. There would be sidewalks provided on all three sides of the building. WSB and Wenck Associates conducted traffic studies for this development. The studies concluded that the existing roadways can be supported by the project, and no roadway improvements are necessary. (See attached traffic studies.) Parking When the project was approved in 2019, a parking study was done by WSB. The study determined that the amount of parking proposed within this project is adequate. There are 1,422 parking stalls in the existing ramp and surface parking areas. The study concluded that 1,359 spaces is adequate for the overall development. (See attached study.) The ramp and adjacent surface parking lot would serve the hotel. Landscaping The landscape plan is consistent with the previously approved landscape plan for the site. (See the approved overall development plan.) There would be overstory trees planted near the front entrance and along the back of the hotel. A full complement of understory shrubs and bushes are proposed. Grading/Drainage/Utilities There have been no changes to the approved plans from 2019. The city engineer has reviewed the proposed plans and found them to be acceptable subject to the comments and conditions outlined in the attached engineering memo. (See attached memo.) STAFF REPORT Page 3 Building/Building Material The building materials would be a combination Ledgestone with Nichiha fiber cement siding and EIFS. These materials are consistent with the approved 2019 Plans. (See attached renderings and building materials and the previously approved building material plan.) Mechanical Equipment/Trash Enclosures Any rooftop and/or ground level equipment and trash enclosures would have to be screened if visible from adjacent property lines. Mechanical equipment and the trash enclosure would be located at the southeast corner of the building. The enclosures must match the building. Compliance Table STAFF RECOMMENDATION Recommend the City Council approve the Site Plan request for 4931 77th Street West. Approval is based on the following findings: 1. The proposed land uses, and development meet all city code requirements. 2. The proposed plans are consistent with plans approved for this site in 2019. Approval is subject to the following Conditions: 1. The Plan must be consistent with the Plans date stamped March 11, 2022. PUD-17 Proposed Setbacks - Buildings 77th Street Computer Avenue Normandale Boulevard Viking Drive 15 feet 15 feet 50 feet 10 Feet 75+ feet 100+ feet NA 100+ feet Building Height 12 stories & 144 feet per the height overlay district 6 stories and 68 feet Parking lot and drive aisle setback 20 feet 20+ feet Maximum Floor Area Ratio (FAR) 1.5% 1.5% STAFF REPORT Page 4 2. The Final Landscape Plan must meet all minimum landscaping requirements per Chapter 36 of the Zoning Ordinance. A performance bond, letter-of-credit, or cash deposit must be submitted for one and one-half times the cost amount for completing the required landscaping, screening, or erosion control measures at the time of any building permit. 3. Provision of code compliant bike racks for each use near the building entrances. 4. The Final Lighting Plan must meet all minimum requirements per Section 36-1260 of the City Code. 5. Roof-top mechanical equipment and ground level equipment must be screened per Section 36-1459 of the City Code. 6. Submit a copy of the Nine Mile Creek Watershed District permit. The City may require revisions to the approved plans to meet the district’s requirements. 7. Compliance with the conditions outlined in the director of engineering’s memo and transportation planner dated April 8, 2022. 8. Hours of construction must be consistent with City Code. Staff Recommendation Staff recommends approval of the request subject to the findings listed above. Deadline for a city decision: June 21, 2022 DATE: April 8, 2022 TO: 4931 77th Street, Owner and Development Team FROM: Chad Millner PE – Director of Engineering RE: 4931 77th Street – Lot 2, Hotel Pentagon Park South The Engineering Department has reviewed the subject property for pedestrian facilities, utility connections, grading, and storm water. Plans reviewed were; Preliminary Plat, Site and Utilities, Grading and Erosion Control, Landscape, and Survey drawings dated 08/13/2020. Review Comment Required For General 1. Deliver as-built records of public and private utility infrastructure post construction Certificate of Occupancy 2. Provide MPCA NPDES Construction permit Grading/Building Permit Living Streets 3. Design sidewalks to meet ADA requirements. Grading/Building Permit Sanitary and Water Utilities 4. Verify fire demand and hydrant locations. Grading/Building Permit 5. Domestic water shall be sized by the developer’s engineer. Grading/Building Permit 6. Domestic sanitary shall be sized by the developer’s engineer. Grading/Building Permit 7. Apply for a sewer and water connection permit with public works. Prior to Starting Utility Work 8. Meter required for building service line and combined lines. No meter required for fire only service line. Grading/Building Permit Public works to determine acceptable installation methods. Grading/Building Permit 9. A SAC determination will be required by the Metropolitan Council. The SAC determination will be used by the city to calculate sewer and water connection charges Grading/Building Permit Storm Water Utility 10. Provide geotechnical report with soil borings. Grading/Building Permit 11. Provide hydraulic and hydrologic report meeting watershed and state construction site permit requirements. • Report should reference prior master development stormwater management plan and describe how this site changes and modifies the prior assumptions for stormwater. Grading/Building Permit 12. Submit watershed district permit and copies of private maintenance agreement in favor of watershed. Grading/Building Permit 13. Lowest opening required at no less than 824.4’. Grading/Building Permit 14. Provide net cut/fill calculations to ensure no net fill below 822.4’. Grading/Building Permit Grading Erosion and Sediment Control 15. A SWPPP consistent with the state general construction site stormwater permit is required to be issued and followed. The city will enforce these permit requirements. Grading/Building Permit Constructability and Safety 16. Construction staging, traffic control, and pedestrian access plans will be required for public roadway work. Grading/Building Permit Sustainability 17. Staff recommends installing EV chargers for a minimum of 5% of proposed parking in addition to wiring 10% for EV conversion in the future. General Comment 18. The Metropolitan Council's Extreme Heat map shows that during an extreme heat event (when air temperatures are 90 or above), this area of Edina can be 10-30 degrees F hotter than surrounding areas. Green roofs reduce the urban heat island effect, reducing amount of greenhouse gas emissions trapped in the atmosphere and energy needs to cool a building. Staff recommends adding a green roof or garden to reduce this urban heat island effect and energy costs to cool the building. General Comment 19. The University of Minnesota's Solar Suitability map rates this site as "good" for solar roof installations with a grade of 83 out of 100. Staff recommends considering rooftop solar panels to maximize benefits of renewable energy. General Comment 20. The City of Edina is committed to increasing its tree canopy in areas experiencing high heat and low vegetation, and has General Comment identified the southeast quadrant of Edina as an opportunity area. Staff recommends planting native and climate-adaptive plants and trees to increase the healthy tree canopy in this area. 21. See Sustainable Design Questionnaire for additional considerations. General Comment Other Agency Coordination 22. Nine Mile Creek Watershed District permits are required. Grading/Building Permit EdinaMN.gov 5 S i t e EdinaMN.gov 6 S i t e Survey Responses 30 January 2019 - 06 April 2022 Public Hearing Comments-4931 77th St Pentagon Park South Better Together Edina Project: Public Hearing: 4931 77th Street for Pentagon Park South VISITORS 3 CONTRIBUTORS 1 RESPONSES 1 1 Registered 0 Unverified 0 Anonymous 1 Registered 0 Unverified 0 Anonymous Respondent No:1 Login:Ryan S Email:rps.collaborative@gmail.co m Responded At:Apr 04, 2022 07:47:56 am Last Seen:Apr 04, 2022 14:51:05 pm IP Address:75.168.223.225 Q1.First and Last Name Ryan Siemers Q2.Address 5821 Wooddale Ave Edina MN Q3.Comment From the ONE rendering I can see of this main facade, I like the breakdown of scale and massing. I would hope to see that carry through around the building and not just on the main entrance. Simple but contemporary materials. It doesn't appear to be trying TOO hard to make the faced just a bunch of visual busyness. Fairfield Inn and Suites and TownePlace Inn and Suites Edina, MN Intended Use Statement The proposed hotel will provide lodging accommodations for both leisure and business travelers visiting the area. The dual branded hotel will provide larger shared amenities (pool, breakfast, fitness, etc.), while also giving guests the option to choose between two hotel brands that each offer their own unique amenities. JR Hospitality and Hawkeye Hotels both have decades of hotel experience. The current members are all 3rd generation hotel owners that grew up in the hotel business. Our group has recently constructed and opened the Holiday Inn Express in Bloomington, MN. We also fully remodeled the Courtyard Hotel that is in close vicinity to this property. c;ly cr MAR 1 1 2022 Fairfield Inn and Suites and TownePlace Inn and Suites Edina, MN Intended Use Statement The proposed hotel will provide lodging accommodations for both leisure and business travelers visiting the area. The dual branded hotel will provide larger shared amenities (pool, breakfast, fitness, etc.), while also giving guests the option to choose between two hotel brands that each offer their own unique amenities. JR Hospitality and Hawkeye Hotels both have decades of hotel experience. The current members are all 3rd generation hotel owners that grew up in the hotel business. Our group has recently constructed and opened the Holiday Inn Express in Bloomington, MN. We also fully remodeled the Courtyard Hotel that is in close vicinity to this property. File #227702810 July 7, 2021 DRAFT Prepared by: Stantec Consulting Services Inc. 1800 Pioneer Creek Center Maple Plain, MN 55359 Phone: 7963-479-4200 Fax: 763-479-4242 Prepared for: City of Edina 4801 W. 50th Street Edina, MN 55424 Traffic and Parking Study for 4911 77th Street W in Edina, MN July 2021 i DRAFT Table of Contents TABLE OF CONTENTS ..................................................................................... I 1.0 EXECUTIVE SUMMARY ...................................................................... 1-1 2.0 PURPOSE AND BACKGROUND ........................................................... 2-1 3.0 EXISTING CONDITIONS .................................................................... 3-1 4.0 TRAFFIC FORECASTS ........................................................................ 4-1 5.0 TRAFFIC ANALYSIS ........................................................................... 5-1 6.0 PARKING ANALYSIS ......................................................................... 6-1 7.0 CONCLUSIONS AND RECOMMENDATIONS ......................................... 7-1 8.0 APPENDIX ........................................................................................ 8-1 FIGURES FIGURE 1 PROJECT LOCATION .................................................................. 2-2 FIGURE 2 SITE PLAN ................................................................................ 2-3 FIGURE 3 EXISTING CONDITIONS ............................................................. 3-3 FIGURE 4 WEEKDAY PEAK HOUR VOLUMES ................................................ 4-3 FIGURE 5 WEEKDAY PEAK HOUR LOS RESULTS .......................................... 5-5 I hereby certify that this report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. __________________________________ DATE: July 7, 2021 Edward F. Terhaar License No. 24441 July 2021 1-1 DRAFT 1.0 Executive Summary The purpose of this Traffic and Parking Study is to evaluate the impacts of the proposed new residential building located at 4911 77th Street W. in Edina, MN. The project site is located in the northwest quadrant of the Computer Avenue/Viking Drive intersection. The proposed project location is currently vacant land within the previously approved Pentagon South development. This study examined weekday a.m. and p.m. peak hour traffic impacts of the proposed development at the following intersections: • 77th Street W./Parklawn Avenue • 77th Street W./Computer Avenue • 77th Street/development access • 77th Street W./TH 100 NB ramp • Edina Industrial Blvd/TH 100 SB ramp • Computer Avenue/development access The proposed project will involve constructing a new apartment building with 200 dwelling units. The project is expected to include 157 on-site parking stalls. The project will also use stalls in the adjacent parking ramp. As shown in the site plan, the site has access to the internal street system within the Pentagon South development. The project is expected to be completed in 2023. The conclusions drawn from the information and analyses presented in this report are as follows: • The proposed development is expected to add 72 net trips during the a.m. peak hour, 88 net trips during the p.m. peak hour, and 1,088 net trips daily. Net trips account for new trips generated by the development and trips eliminated by removal of the existing office space. • The net trips added to the roadway system by the proposed development are expected to have minimal impact on traffic operations on the surrounding street system. No improvements are needed at the subject intersections to accommodate the proposed project. • Traffic volume data collected for previous studies in this area was used at all intersections to avoid traffic volume reductions that have occurred due to the COVID-19 pandemic impacts. This process resulted in reasonable estimates for the weekday peak hours that would occur under non-pandemic conditions. • Future plans for this area include a new primary sidewalk on 77th Street. Future plans for this area also include a conventional bike lane on 77th Street. The proposed project will benefit from the existing and proposed sidewalk and bicycle facilities in this area. • The project owner is encouraged to provide bicycle parking spaces to promote bicycle use by residents. Long-term spaces for residents within the building and outside racks for short-term parking are recommended. The provision of a bicycle July 2021 1-2 DRAFT maintenance station will also help encourage bicycle use by residents. • Based on the ITE data, the peak weekday parking demand for the overall site 2 62 spaces. The 157 spaces on-site are 105 spaces less than the expected peak parking demand. • The current City parking ordinance is 2 stalls per unit, which equates to 400 stalls. The proposed draft parking ordinance that is in front of the City Council is 1.25 stalls per unit, which equates to 250 stalls. • The expected parking demand for the first phase of office space (19,000 square feet) and a 235 room hotel within Pentagon South was calculated to be 177 spaces from 6-8 a.m. Combining this peak demand with the portion of the apartment peak demand that would use the parking ramp (105 spaces) results in a total demand of 282 spaces. This peak demand is 141 spaces less than the total 423 spaces in the parking ramp. • The project owner is encouraged to implement Travel Demand Management strategies for this site with the goal of reducing vehicular trips during peak hours and reducing carbon emissions from vehicles. Potential strategies for this site include: o Providing maps that show the area bus routes, bus schedules, and bicycle and pedestrian facilities. o Providing information on starting and joining commuter programs. o Providing charging stations for electric vehicles in the resident parking areas. o Providing long-term and short-term bicycle parking spaces for apartment residents. o Offering a pre-paid Metro Transit Go-To Card to all new residents. July 2021 2-1 DRAFT 2.0 Purpose and Background The purpose of this Traffic and Parking Study is to evaluate the impacts of the proposed new residential building located at 4911 77th Street W. in Edina, MN. The project site is located in the northwest quadrant of the Computer Avenue/Viking Drive intersection. The proposed project location is currently vacant land within the previously approved Pentagon South development. The project location is shown in Figure 1. This study examined weekday a.m. and p.m. peak hour traffic impacts of the proposed development at the following intersections: • 77th Street W./Parklawn Avenue • 77th Street W./Computer Avenue • 77th Street/development access • 77th Street W./TH 100 NB ramp • Edina Industrial Blvd/TH 100 SB ramp • Computer Avenue/development access Proposed Development Characteristics The proposed project will involve constructing a new apartment building with 200 dwelling units. The project is expected to include 157 on-site parking stalls. The project will also use stalls in the adjacent parking ramp. As shown in the site plan, the site has access to the internal street system within the Pentagon South development. The project is expected to be completed in 2023. The current site plan is shown in Figure 2. July 2021 2-2 DRAFT July 2021 2-3 DRAFT July 2021 3-1 DRAFT 3.0 Existing Conditions The project site is currently vacant land within the previously approved Pentagon South development. The site is bounded by Computer Avenue on the east, Viking Drive on the south, and the Pentagon South development on the north and west. Near the site location, 77th Street is a five-lane roadway with a center left turn lane. Computer Avenue and Parklawn Avenue are two-lane roadways. To the west of the site, 77th Street intersects with TH 100 at a full grade separated interchange. The speed limit on all local streets in the study area is 30 miles per hour. Existing conditions at the proposed project location are shown in Figure 3 and described below. 77th Street W./Parklawn Avenue This four-way intersection is controlled with a traffic signal. The eastbound approach provides two left turn lanes and one through/right turn lane. The westbound approach provides one left turn lane, one through lane, and one through/right turn lane. The southbound approach provides one left turn/through lane and two right turn lanes. The northbound approach provides one left turn/through/right turn lane. The south leg provides access a commercial use on the south side of 77th Street. 77th Street W./Computer Avenue This four-way intersection is controlled with a traffic signal. The eastbound approach provides one left turn lane, two through lanes, and one right turn lane. The westbound approach provides one left turn lane, one through lane, and one through/right turn lane. The northbound approach provides one left turn lane, one left turn/through lane, and one right turn lane. The southbound approach provides one left turn/through/right turn lane. The north leg provides access to an office use on the north side of 77 th Street. 77th Street W./development access This four-way intersection is controlled with a traffic signal. The eastbound approach provides one left turn lane, two through lanes, and one right turn lane. The westbound approach provides one left turn lane, one through lane, and one through/right turn lane. The northbound approach provides one left turn lane, one left turn/through lane, and one right turn lane. The southbound approach provides one left turn/through/right turn lane. The north leg provides access to an office use on the north side of 77th Street. 77th Street W./TH 100 NB ramp This four-way intersection is controlled with a traffic signal. The eastbound approach provides on left turn lane, one through lane, and one through/right turn lane. The westbound approach provides one left turn lane, two through lanes, and one right turn lane. The northbound approach provides two left turn lanes and one through/right turn lane. The southbound approach provides two left turn lanes, one through lane, and one channelized right turn lane. July 2021 3-2 DRAFT Edina Industrial Blvd/TH 100 SB ramp This four-way intersection is controlled with a traffic signal. The eastbound app roach provides on left turn lane, one through lane, and one through/right turn lane. The westbound approach provides one left turn lane, two through lane s, and one channelized right turn lane. The northbound approach provides one left turn lane, one through lane, and one right turn lane. The southbound approach provides two left turn lanes, one through lane, and one right turn lane. Computer Avenue/development access This three-way intersection is controlled with a stop sign on the eastbound developmen t access approach. The eastbound approach provides one left/right turn lane. The northbound approach provides one left turn/through lane. The southbound approach provides one through/right turn lane. Traffic Volume Data Existing turn movement data previously collected for other studies in the area was obtained from City staff for the following intersections: • 77th Street W./Parklawn Avenue • 77th Street W./Computer Avenue • 77th Street W./development access • 77th Street W./TH 100 NB ramp • Edina Industrial Blvd/TH 100 SB ramp July 2021 3-3 DRAFT July 2021 4-1 DRAFT 4.0 Traffic Forecasts Traffic Forecast Scenarios To adequately address the impacts of the proposed project, forecasts and analyses were completed for the year 2024. Specifically, weekday a.m. and p.m. peak hour traffic forecasts were completed for the following scenarios: • 2021 Existing. Existing volumes were determined through traffic counts at the subject intersections. The existing volume information includes trips generated by the uses near the project site. • 2024 No-Build. Existing volumes at the subject intersections were increased by 1.0 percent per year to determine 2024 No-Build volumes. The 1.0 percent per year growth rate was calculated based on both recent growth experienced near the site and projected growth due to additional development in the area. • 2024 Build. Trips generated by the proposed development were added to the 2024 No-Build volumes to determine 2024 Build volumes. Estimation of Existing Volumes Due to COVID-19 Impacts The impacts of COVID-19 have resulted in significant reductions in traffic volumes due to changes in work and travel habits. Traffic volume data collected for studies completed prior to the pandemic were used for the traffic forecasts presented in this report. Trip Generation for Proposed Project Weekday a.m. and p.m. peak hour trip generation for the proposed development were calculated based on data presented in the tenth edition of Trip Generation, published by the Institute of Transportation Engineers (ITE). The resultant trip generation estimates are shown in Table 4-1. Table 4-1 Trip Generation for Proposed Project Land Use Size Weekday AM Peak Hour Weekday PM Peak Hour Weekday Daily In Out Total In Out Total Total Proposed use Apartments 200 DU 19 53 72 54 34 88 1088 DU=dwelling unit As shown, the project adds 72 net trips during the a.m. peak hour, 88 net trips during the p.m. peak hour, and 1,088 net trips daily. July 2021 4-2 DRAFT Trip Distribution Percentages Trip distribution percentages for the subject development trips were established based on the nearby roadway network, existing and expected future traffic patterns, and location of the subject development in relation to major attractions and population concentrations. The distribution percentages for trips generated by the proposed development are as follows: • 25 percent to/from the north on TH 100 • 25 percent to/from the south on TH 100 • 25 percent to/from the west on Edina Industrial Boulevard • 2 percent to/from the south on Computer Avenue • 11 percent to/from the north on Parklawn Avenue • 12 percent to/from the east on 77th Street Traffic Volumes Development trips were assigned to the surrounding roadway network using the preceding trip distribution percentages. Traffic volumes were established for all the forecasting scenarios described earlier during the weekday a.m. and p.m. peak hours. The resultant traffic volumes are presented in Figure 4. July 2021 4-3 DRAFT July 2021 5-1 DRAFT 5.0 Traffic Analysis Intersection Level of Service Analysis Traffic analyses were completed for the subject intersections for all scenarios described earlier during the weekday a.m. and p.m. peak hours using Synchro/SimTraffic software. Initial analysis was completed using existing geometrics and intersection control. Capacity analysis results are presented in terms of level of service (LOS), which is defined in terms of traffic delay at the intersection. LOS ranges from A to F. LOS A represents the best intersection operation, with little delay for each vehicle using the intersection. LOS F represents the worst intersection operation with excessive delay. The follow ing is a detailed description of the conditions described by each LOS designation: • Level of service A corresponds to a free flow condition with motorists virtually unaffected by the intersection control mechanism. For a signalized or an unsignalized intersection, the average delay per vehicle would be approximately 10 seconds or less. • Level of service B represents stable flow with a high degree of freedom, but with some influence from the intersection control device and the traffic volumes. For a signalized intersection, the average delay ranges from 10 to 20 seconds. An unsignalized intersection would have delays ranging from 10 to 15 seconds for this level. • Level of service C depicts a restricted flow which remains stable, but with significant influence from the intersection control device and the traffic volumes. The general level of comfort and convenience changes noticeably at this level. The delay ranges from 20 to 35 seconds for a signalized intersection and from 15 to 25 seconds for an unsignalized intersection at this level. • Level of service D corresponds to high-density flow in which speed and freedom are significantly restricted. Though traffic flow remains stable, reductions in comfort and convenience are experienced. The control delay for this level is 35 to 55 seconds for a signalized intersection and 25 to 35 seconds for an unsignalized intersection. • Level of service E represents unstable flow of traffic at or near the capacity of the intersection with poor levels of comfort and con venience. The delay ranges from 55 to 80 seconds for a signalized intersection and from 35 to 50 seconds for an unsignalized intersection at this level. • Level of service F represents forced flow in which the volume of traffic approaching the intersection exceeds the volume that can be served. Characteristics often experienced include long queues, stop-and-go waves, poor travel times, low comfort and convenience, and increased accident exposure. Delays over 80 seconds for a signalized intersection and over 50 seconds for an unsignalized intersection correspond to this level of service. July 2021 5-2 DRAFT The LOS results for the study intersections are shown in Figure 5 and are discussed below. 77th Street W./Parklawn Avenue (traffic signal control) During the a.m. peak hour under 2021, 2024 No-Build, and 2024 Build conditions, all movements operate at LOS B or better. The overall intersection operates at LOS B for all scenarios. During the p.m. peak hour under 2021, 2024 No-Build, and 2024 Build conditions, all movements operate at LOS C or better. The overall intersection operates at LOS B for all scenarios. 77th Street W./Computer Avenue (traffic signal control) During the a.m. peak hour under 2021, 2024 No-Build, and 2024 Build conditions, all movements operate at LOS C or better. The overall intersection operates at LOS B for all scenarios. During the p.m. peak hour under 2021, 2024 No-Build, and 2024 Build conditions, all movements operate at LOS D or better. The overall intersection operates at LOS D or better for all scenarios. 77th Street W./development access (traffic signal control) During the a.m. peak hour under 2021, 2024 No-Build, and 2024 Build conditions, all movements operate at LOS D or better. The overall intersection operates at LOS C for all scenarios. During the p.m. peak hour under 2021, 2024 No-Build, and 2024 Build conditions, all movements operate at LOS D or better. The overall intersection operates at LOS C for all scenarios. 77th Street W./TH 100 NB ramp (traffic signal control) During the a.m. peak hour under 2021, 2024 No-Build, and 2024 Build conditions, all movements operate at LOS D or better. The overall intersection operates at LOS A for all scenarios. During the p.m. peak hour under 2021, 2024 No-Build, and 2024 Build conditions, all movements operate at LOS E or better. The overall intersection operates at LOS C or better for all scenarios. Edina Industrial Blvd/TH 100 SB ramp (traffic signal control) During the a.m. peak hour under 2021, 2024 No-Build, and 2024 Build conditions, all movements operate at LOS C or better. The overall intersection operates at LOS C for all scenarios. During the p.m. peak hour under 2021, 2024 No-Build, and 2024 Build conditions, all movements operate at LOS E or better. The overall intersection operates at LOS C for all scenarios. July 2021 5-3 DRAFT Computer Avenue/access (minor street stop control) During the a.m. peak hour under 2021, 2024 No-Build, and 2024 Build conditions, all movements operate at LOS B or better. The overall intersection operates at LOS A for all scenarios. During the p.m. peak hour under 2021, 2024 No-Build, and 2024 Build conditions, all movements operate at LOS B or better. The overall intersection operates at LOS A for all scenarios. Overall Traffic Impact The net trips added to the roadway system by the proposed development are expected to have minimal impact on traffic operations on the surrounding street system. No improvements are needed at the subject intersections to accommodate the proposed project. Comparison to Pentagon South Traffic Study The traffic volume forecasts for the current project were compared to forecasts presented in the Pentagon South traffic study dated May 2, 2018. The Pentagon South traffic study accounted for full development of the site assuming a 153 room hotel on the current project site. A comparison of the trip generation for the previous hotel use to the current apartment use is shown in Table 5-1. Table 5-1 Trip Generation Comparison for Proposed Project and Previous Use Land Use Size Weekday AM Peak Hour Weekday PM Peak Hour Weekday Daily In Out Total In Out Total Total Proposed use Apartments 200 DU 19 53 72 54 34 88 1088 Previous study use Hotel 153 rooms 42 30 72 47 45 92 1279 DU=dwelling unit As shown, the proposed apartment use generates the same number of trips during the a.m. peak hour, 4 fewer trips during the p.m. peak hour, and 191 fewer daily trips. Overall, the proposed apartment use has less impact to traffic operations than the previously assumed hotel use. Therefore, the results and recommendations from the Pentagon South traffic study are not impacted and are still valid. Bicycle and Pedestrian Facilities Under existing conditions, sidewalk is provided on the south side of 77th Street, the west side of Parklawn Avenue, and the west side of Computer Avenue. The Nine Mile Creek Regional Trail is located north of the project site. All intersections in the study have crosswalks across all or a portion of the approaches. Bicycles are allowed on all the surrounding streets. July 2021 5-4 DRAFT Future plans for this area include a new primary sidewalk on 77th Street. Future plans for this area also include a conventional bike lane on 77th Street. The proposed project will benefit from the existing and proposed sidewalk and bicycle facilities in this area. The project owner is encouraged to provide bicycle parking spaces to promote bicycle use by residents. Long-term spaces for residents within the building and outside racks for short-term parking are recommended. The provision of a bicycle maintenance station will also help encourage bicycle use by residents. Transit Facilities The subject site presently is served by the Metro Transit bus routes 6 and 540. Bus stops exist on 77th Street at the development access and at Computer Avenue. Potential Travel Demand Management Measures The project owner is encouraged to implement Travel Demand Management strategies for this site with the goal of reducing vehicular trips during peak hours and reducing carbon emissions from vehicles. Potential strategies for this site include: • Providing maps that show the area bus routes, light rail and bus schedules, and bicycle and pedestrian facilities. • Providing information on starting and joining commuter programs. • Providing charging stations for electric vehicles in the resident parking areas. • Providing long-term and short-term bicycle parking spaces for apartment residents. • Offering a pre-paid Metro Transit Go-To Card to all new residents. July 2021 5-5 DRAFT July 2021 6-1 DRAFT 6.0 Parking Analysis As described earlier, the project is expected to include 157 on-site parking stalls. The project will also use stalls in the adjacent parking ramp which has 423 stalls. The proposed amount of parking was compared to industry standards to determine adequacy. Parking data from the Institute of Transportation Engineers (ITE) was used to determine the expected parking demand for the proposed land uses. Data provided in the ITE publication Parking Generation, 5th Edition, indicates the various proposed uses peak at different times during the day. The ITE data was adjusted to account for the expected modal split for the site. Based on the ITE data, the peak weekday parking demand for the overall site 262 spaces. The 157 spaces on-site are 105 spaces less than the expected peak parking demand. The current City ordinance is 2 stalls per unit, which equates to 400 stalls. The proposed draft parking ordinance that is in front of the City Council is 1.25 stalls per unit , which equates to 250 stalls. The expected parking demand was also calculated for additional development within the Pentagon South development. The parking demand was calculated for the first phase of office space of 19,000 square feet and a 235 room hotel. The peak parking demand for these uses is 177 spaces from 6-8 a.m. Combining this peak demand with the portion of the apartment peak demand that would use the parking ramp (105 spaces) results in a total demand of 282 spaces. This peak demand is 141 spaces less than the total 423 spaces in the parking ramp. July 2021 7-1 DRAFT 7.0 Conclusions and Recommendations The conclusions drawn from the information and analyses presented in this report are as follows: • The proposed development is expected to add 72 net trips during the a.m. peak hour, 88 net trips during the p.m. peak hour, and 1,088 net trips daily. Net trips account for new trips generated by the development and trips eliminated by removal of the existing office space. • The net trips added to the roadway system by the proposed development are expected to have minimal impact on traffic operations on the surrounding street system. No improvements are needed at the subject intersections to accommodate the proposed project. • Traffic volume data collected for previous studies in this area was used at all intersections to avoid traffic volume reductions that have occurred due to the COVID-19 pandemic impacts. This process resulted in reasonable estimates for the weekday peak hours that would occur under non-pandemic conditions. • Future plans for this area include a new primary sidewalk on 77th Street. Future plans for this area also include a conventional bike lane on 77th Street. The proposed project will benefit from the existing and proposed sidewalk and bicycle facilities in this area. • The project owner is encouraged to provide bicycle parking spaces to promote bicycle use by residents. Long-term spaces for residents within the building and outside racks for short-term parking are recommended. The provision of a bicycle maintenance station will also help encourage bicycle use by residents. • Based on the ITE data, the peak weekday parking demand for the overall site 262 spaces. The 157 spaces on-site are 105 spaces less than the expected peak parking demand. • The current City parking ordinance is 2 stalls per unit, which equates to 400 stalls. The proposed draft parking ordinance that is in front of the City Council is 1.25 stalls per unit, which equates to 250 stalls. • The expected parking demand for the first phase of office space (19,000 square feet) and a 235 room hotel within Pentagon South was calculated to be 177 spaces from 6-8 a.m. Combining this peak demand with the portion of the apartment peak demand that would use the parking ramp (105 spaces) results in a total demand of 282 spaces. This peak demand is 141 spaces less than the total 423 spaces in the parking ramp. • The project owner is encouraged to implement Travel Demand Management strategies for this site with the goal of reducing vehicular trips during peak hours and reducing carbon emissions from vehicles. Potential strategies for this site include: July 2021 7-2 DRAFT o Providing maps that show the area bus routes, bus schedules, and bicycle and pedestrian facilities. o Providing information on starting and joining commuter programs. o Providing charging stations for electric vehicles in the resident parking areas. o Providing long-term and short-term bicycle parking spaces for apartment residents. o Offering a pre-paid Metro Transit Go-To Card to all new residents. July 2021 8-1 DRAFT 8.0 Appendix • Level of Service Worksheets MASTER PLAN UPDATE PROPOSED UPDATED MASTER PLAN FUTURE OFFICE DEVELOPMENT FUTURE RETAIL DEVELOPMENT PENTAGON VILLAGE APARTMENTS Edina, Minnesota July 29, 2021 | PAGE 421-0068 development VIEW FROM THE NW PENTAGON VILLAGE - RENDER PENTAGON VILLAGE APARTMENTS Edina, Minnesota July 29, 2021 | PAGE 221-0068 development Date: April 13, 2022 Agenda Item #: VI I I.A. To:P lanning C ommission Item Type: O ther F rom:C ary Teague, C ommunity Development Director Item Activity: Subject:S ketch P lan R eview – S t. P eter's C hurch S ite (5421 & 5425 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 requested. I N TR O D U C TI O N: P rovide the applicant non-binding feedback on a potential future development application. AT TAC HME N T S: Description Staff Memo Memo - Affordable Hous ing Development Manager Site Location, Zoning, & Comp. Plan Proposed Plans City of Edina • 4801 W. 50th St. • Edina, MN 55424 City Hall • Phone 952-927-8861 Fax 952-826-0389 • www.CityofEdina.com Date: April 13, 2022 To: Planning Commission From: Cary Teague, Community Development Director Re: Sketch Plan Review – St. Peter’s Church Site (5421 & 5425 France Avenue) The Planning Commission is asked to consider a sketch plan request to redevelop the St. Peter’s Church site located at the intersection of France Avenue and Fuller Street. (5421 & 5425 France Avenue) The applicant is proposing to remodel and expand the existing church at 5421 France Avenue. The expansion would be a three -story 48-unit apartment. Twelve (12) of the units (25%) would be considered affordable housing and designated for young adults with intellectual and developmental disab ilities. The proposal includes a subdivision to build four single family homes. (See attached applicant narrative and plans.) The properties are currently zoned R-1, Single Dwelling Unit District and guided LDR, Low Density Residential in the Comprehensive Plan, which allows between 1-5 units per acre. The proposed density at the church site is 22 units per acre; therefore, would require a Comprehensive Plan amendment. The request would require the following:  A Comprehensive Plan Amendment to re-guide the site from LDR, Low Density Residential to HD, High Density Residential.  Rezoning from R-1, Single-Dwelling Unit District to PUD, Planned Unit Residential District. Flexibility from R-1 zoning district standards would be requested for building setbacks, height, parking stalls and building coverage.  Subdivision with Lot Area and Lot Width Variances for the creation of the single- family lots on the south and north side of Fuller Street. City of Edina • 4801 W. 50th St. • Edina, MN 55424 Highlights/Issues:  Density. The development density proposed for the site (22 units per acre) would require a Comprehensive Plan Amendment from Low Density (1-5 units per acre) to High Density Residential (12-60 units per acre). The density would be 33 units per acre using just the parcel on the north side of Fuller. Staff has concern regarding the proposed density given its proximity to Low Density Residential land uses to the north and south. Typically, there is a transition in land uses from Low Density Residential to High Density, with a Low Density Attached Residential (4 -8 units per acre) or Medium Density Residential (5-12 units per acre) development in between.  Proposed Use. The twelve affordable housing units for adults with disabilities would be an asset to the City of Edina. This would be a housing type that is needed within the City of Edina.  Setbacks & Height. The proposed building would require flexibility through the PUD for setbacks along Fuller Street, building height and lot coverage.  Pedestrian Connections/boulevard sidewalks. Demonstrate how the project fits into the neighborhood, and how pedestrians would move through the site. Sidewalks must be boulevard style sidewalks. Sidewalk on France Ave would be maintained by the City; sidewalks along Fuller Street, Drew Avenue and on-site would be privately maintained (including snow-plowing).  Traffic and parking study. A traffic and parking study would be required as part of any formal application to determine the appropriate number of parking stalls needed for the site for each of the uses. Bicycle parking stalls should be provided at a minimum rate of 5% the automobile parking requirement. Applicant should also consider long-term bike parking either within the underground garage or with a bike shelter.  Sustainability. Any submittal for a rezoning will require compliance with the City’s Sustainability Policy. The table on the following page demonstrates how the proposed addition would comply with the R-1 Zoning District standards, and the designated future land use plan in the Comprehensive Plan. Please note that several variances would be required. Flexibility from these standards would be requested through the PUD, Planned Unit Development . City of Edina • 4801 W. 50th St. • Edina, MN 55424 Compliance Table City Standard (R-1) Comp. Plan Proposed Front – Fuller Street Front – France Avenue Side – East Side – North 35 feet 35 feet 10 feet 35 feet 6 feet* 15 feet** 30 feet 15** and 62 Building Height 2.5 stories 3 stories* Building Coverage .30 .48* Density 1-5 units per acre 22 units per*** Single-Family Lot Size 9,000 s.f. 8,100 s.f.* Single-Family Lot Width 75 feet 60 feet* Single-Family Lot Depth 135 feet 135 feet Parking – Church Parking – Residential Parking – Day Care 1/3 seats = 33 2 per unit = 96 1 /employee+1/20 students = 17 46 spaces 48 spaces* 46 spaces *Variances required **Existing Condition ***Comprehensive Plan Amendment Required TO: Cary Teague, Community Development Director FROM: Stephanie Hawkinson, Affordable Housing Development Manager DATE: March 24, 2022 RE: Cornerstone Village Sketch Plan Thank you for sharing the sketch plan for the proposed development at St. Peter’s Church along France Avenue. The proposed development aligns with the three principles that the Edina Housing Strategy Task Force identified as being foundational to maintain Edina’s strength as a residential community: 1. Addresses the need to accommodate projected growth that is also outlined in the 2040 Comprehensive Plan; 2. Provides housing choice to meet the diverse needs within the community with regards to income, ability, and age; and 3. Provides an income mix to address the need for more affordable units. Although not all of these pertain to the request for a change in land use, I wanted to add additional context. The proposed development also aligns with the Housing Strategy Task Force Report in other ways:  Goal 1: Promote Life-Cycle Housing o Promote Affordable and Attainable Housing. Although not included in the site plan study, Cornerstone Village will have some units set aside for affordability. These units will be included within the multifamily building. There is also discussion on whether a single family house or two will provide affordable homeownership opportunities. o Promote Special Needs Housing, including a range of housing options for people with special needs. Cornerstone Village will have units set aside for adults with special needs. This is being promoted by a group of Edina moms who have aging children with disabilities. Able Light has been successful with this type of mixed used developments in other communities, which is why they were selected to develop this site.  Goal 2: Amend Land Use Regulation to Enable a More Diverse Housing Mix o Consider amending current R1 zoning to allow for higher density along transit corridors including France Avenue. Cornerstone Village is on France Avenue, across the street from multifamily developments. The plan includes a cushion between the existing single family houses and the increased density by including single family housing and setbacks with play areas. EdinaMN.gov 2 Site EdinaMN.gov 3 Site EdinaMN.gov 4 Site Comprehensive Plan EdinaMN.gov 5 AERIAL PHOTO W FULLER ST FRANCE AVE SDREW AVE SEDINA, MN / 03.22.2022 / 21-0015 AbleLight - Edina 1 EXISTING RESIDENTIAL DENSITY FRANCE AVE S10 - 15 D.U. / Acre - Brownstones on France 15 - 20 D.U. / Acre - France Way Condos 1 20 - 30 D.U. / Acre - France Way Condos 2 - The Henley at Edina - The Edina Regency 30 - 40 D.U. / Acre - The Lanterns - Ewing Place 40 - 50 D.U. / Acre - Terrace Apartments - Xerxes Manor Apartments Edina / Minneapolis Border W 50TH ST W 54TH ST Site EDINA, MN / 03.22.2022 / 21-0015 AbleLight - Edina 2 21.0 20.0 14.5 23.6 24.3 32.6 40.5 49.5 43.9 PRE-SCHOOL / SCHOOL AGE PLAY AREA TODDLER PLAY AREA RESIDENT COURTYARD MULTIFAMILY 3 LEVELS COMMON ENTRY DROP-OFF 45 PARKING STALLS RAMP DOWN SITE PLAN W FULLER ST FRANCE AVE SDREW AVE SEDINA, MN / 03.22.2022 / 21-0015 AbleLight - Edina 3 6’-10’62’-4”152’-6’ SHADOW STUDY - MARCH/SEPTEMBER 9:00 AM 3:00 PM12:00PM 9:00 AM 3:00 PM12:00PM SHADOW STUDY - DECEMBER EDINA, MN / 03.22.2022 / 21-0015 AbleLight - Edina 4 EXISTING SHADOW STUDY - MARCH/SEPTEMBER 9:00 AM 3:00 PM12:00PM 9:00 AM 3:00 PM12:00PM EXISTING SHADOW STUDY - DECEMBER EDINA, MN / 03.22.2022 / 21-0015 AbleLight - Edina 5 DEVELOPMENT SUMMARY: Ablelight Edina - New construction Updated 2022-03-22 DESCRIPTION Parking GSF Structured Parking Surface Parking Total Parking Amenity NLSF Efficiency Residential Parking Residential Units S1 Sublevel Parking 17,723 17,723 48 48 17,723 13,824 369 48 1 Lobby / Common / Commercial 17,723 46 46 17,723 4,600 10,236 58%16 2 Units / Amenity 17,723 17,723 13,824 78%16 3 Units 17,723 17,723 13,824 78%16 70,892 17,723 48 46 94 0 70,892 4,600 51,708 73% 48 48 Gross SF Parking GSF Structured Parking Surface Parking Total Parking Commercial GSF Residential GSF Amenity NLSF Efficiency Residential Parking Residential Units METRICS North and South Site Totals Single Family Lots UUnniitt TTyyppee MMiixx QQttyy TToottaall BBeeddss AAvvgg UUnniitt NNLLSSFF TToottaall NNLLSSFF Site SF 120,131 SF 30,000 1 BR 38%18 18 700 12,600 Site Acreage 2.76 Acres 0.69 2 BR 52%25 50 1,025 32,108 Dwelling Units 52 DU 4 3 BR 10%5 15 1,400 7,000 Dwelling Unit per Acre 18.9 DU/Acre 5.8 Residential Parking Ratio Per Unit 1.00 Stalls/Unit 2 Residential Parking Ratio Per Bedroom 0.58 Stalls/Bed 100%48 83 939 51,708 RESIDENTIAL MIX TOTAL PARKING RESIDENTIAL Gross SF Residential GSF COMMERCIAL Commercial GSF EDINA, MN / 03.22.2022 / 21-0015 AbleLight - Edina 6 Date: April 13, 2022 Agenda Item #: VI I I.B. To:P lanning C ommission Item Type: O ther F rom:C ary Teague, C ommunity Development Director Item Activity: Subject:S ketch P lan R eview – 7200 & 7250 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 requested. I N TR O D U C TI O N: P rovide the applicant non-binding comments and feedback on a potential future development application. AT TAC HME N T S: Description Staff Memo Site Location, Zoning, & Comp. Plan Proposed Plans and Narrative 2018 Approved Plans for the Site AFO Review (Mic Johns on) Key Pages from the Southdale Des ign Experience Guidelines EdinaMN.gov 2 Site Site EdinaMN.gov 3 Site SKETCH PLAN SUBMISSION7200 FRANCE EDINA, MN 2 ESG | ARCHITECTURE & DESIGN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 TABLE OF CONTENTS SITE CONTEXTA. PROJECT NARRATIVE + GUIDELINESB. C.SITE PLANS + MASSING INFO SITE FORCES + IMPROVEMENTSD. E.CONCEPTUAL RENDERINGS + VISUALS 3 ESG | ARCHITECTURE & DESIGN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 EXISTING SITE CONDITIONS 4 ESG | ARCHITECTURE & DESIGN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 EXISTING BIRD’S EYE VIEWS 5 ESG | ARCHITECTURE & DESIGN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 EXISTING SITE PHOTOS 6 ESG | ARCHITECTURE & DESIGN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 STATEMENT + NARRATIVE PROJECT OVERVIEW: The team envisions this site as an opportunity to create an iconic development along the France corridor that will be a catalyst for growth. • Project Team includes Orion Investments, ESG, and others to advance the development, entitlement and design of our redevelopment concept • The Greater Southdale District Plan and District Design Experience Guidelines serve as the main planning and design criteria for this stage. PROJECT PROGRAM: • Consistent with the City of Edina’s vision to create a street grid system • Two sites to be developed at a newly-established grade along France Ave. • Excavates site to create two levels of parking below newly-established grade • Stormwater retention pond and rain garden included to manage local rainfall on site and provide public amenity when not active 7 ESG | ARCHITECTURE & DESIGN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 SOUTHDALE VISION Architecture Field Office DRAFT for review –May 18, 2017 8 the vision:build upon existing assets 8DRAFT for review –May 18, 2017 Architecture Field Office DRAFT for review –May 18, 2017 9 the vision: improve access 9DRAFT for review –May 18, 2017 the vision: walkable the vision: human-scaled 8 ESG | ARCHITECTURE & DESIGN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 SOUTHDALE VISION Architecture Field Office DRAFT for review –May 18, 2017 12 the vision: architecturally varied 12DRAFT for review –May 18, 2017 Architecture Field Office DRAFT for review –May 18, 2017 14 the vision: family friendly 14DRAFT for review –May 18, 2017 the vision: green the vision: mixed-use 9 ESG | ARCHITECTURE & DESIGN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 UP DN 853.5' GROCER BUILDING ABOVE ESCALATOR CORE OFFICE BUILDING ABOVE OFFICE CORE 18 23 RAMP DOWN TO P2 RAMP UP TO L1 46 28 26 32 50 18 24 6 28 10 PLAN NORTH Scale:1" = 30'-0" FRANCE AVE RETAIL MEDICAL 3/1/2022 SITE AND PARKING GROCER 44,365 GSF 7250 BUILDING 25,000 GSF/FLOOR 1-4 10-30,000 GSF/FLOOR 5 110,000-130,000 GSF N STREET LEVEL & LEVEL 1 PLAN 10 ESG | ARCHITECTURE & DESIGN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 SITE A (SOUTHEAST) • 110,000-130,000 GSF Office building • 4 stories at 25,000 GSF + 1 amenity floor at 10,000-30,000 GSF • 65’-75’ overall building height • 74 Surface parking stalls on parcel; 214 parking spaces across two parking levels below grade • Strong street presence • Pedestrian access along internal streets and entry plaza • Large amenity floor and deck • Activates public-facing facades. AXONOMETRIC NORTHWEST 11 ESG | ARCHITECTURE & DESIGN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 SITE B (NORTHEAST): • 40,000-45,000 SF National Grocer on corner • 25’-30’ building height with equipment screening • 58 Surface parking stalls on parcel; 412 parking spaces across two parking levels below grade • Desirable location on easily-navigable corner of 72nd and France • Surrounded by planted setbacks off of 72nd and France for pedestrian experience • Building entry points are along internal streets AXONOMETRIC NORTHWEST 12 ESG | ARCHITECTURE & DESIGN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 SITE PLAN: • Green and hardscape elements • 132 Surface parking stalls; 626 parking stalls across two levels of underground parking • 4.55 Parking Stalls per 1000 SF across the Site. • Human-scaled, comfortable pedestrian experience • Native and low maintenance plantings at stormwater retention pond • Generous setback at France Ave frontage • Activate façades facing the public realm • Major building entry points to occcur on new internal streets adjacent to formal pedestrian plaza AXONOMETRIC NORTHWEST 13 ESG | ARCHITECTURE & DESIGN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 SITE SECTIONS EAST - WEST NORTH - SOUTH 14 ESG | ARCHITECTURE & DESIGN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 SITE ACCESS SITE ENTRANCE SITE EGRESS 15 ESG | ARCHITECTURE & DESIGN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 SITE CONDITIONS EXISTING CONDITIONS POTENTIAL CONDITIONS 16 ESG | ARCHITECTURE & DESIGN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 SITE CONNECTIONS PROPOSED SITE CONNECTIONS SOUTHDALE DESIGN GUIDELINES DISTRICTS SOUTHDALE DESIGN GUIDELINES FUTURE MASSING 17 ESG | ARCHITECTURE & DESIGN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 PEDESTRIAN CONNECTIONS 18 ESG | ARCHITECTURE & DESIGN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 Gallagher DriveFrance Ave(A Public R/W)(A Public R/W)Edge of Woods Edge of Woods Edge of Woods Edge of WoodsWood Wall W 72nd St(A Public R/W)Lyman Ln(A Public R/W)France Ave S(A Public R/W)6" CIPProject Number: Issue Date: Revision Number: Revision Date: 5000 GLENWOOD AVE GOLDEN VALLEY, MN 55422 612-615-0060 www.CivilSiteGroup.com N 7200-7250 FRANCE AVENUE SOUTH, EDINA, MN 55435 GRADING PLAN .21419 3/7/2022 . . 7200-7250 FRANCE PROPOSED TOPO + DRAINAGE 19 ESG | ARCHITECTURE & DESIGN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 Gallagher DriveFrance Ave(A Public R/W)(A Public R/W)Conc. Walk Wood Wall W 72nd St(A Public R/W)Lyman Ln(A Public R/W)France Ave S(A Public R/W)6" CIPSANITARY STUB CONNECTION TO GARAGE LEVEL SANITARY TIE IN TO EXISTING SANITARY MANHOLE 44 LF PIPE SANITARY STUB CONNECTION TO GARAGE LEVEL CORE DRILL AND SADDLE TEE CONNECTION TO EXISTING SANITARY PIPE 45 LF PIPE STORM WATER OUTLET LOCATION AND TIE IN TO CITY SYSTEM, PUMP STATION TO BE UTILIZED COMBINED WATER SERVICE, STUB TO WITHIN 5' OF BLDG CONNECT TO EXISTING WATER STUB WET TAP CONNECTION W/ VALVE TO EXISTING CITY WATER MAIN PROPOSED FIRE HYDRANT WITH GATE VALVE COMBINED WATER SERVICE, STUB TO GARAGE LEVEL Project Number: Issue Date: Revision Number: Revision Date: 5000 GLENWOOD AVE GOLDEN VALLEY, MN 55422 612-615-0060 www.CivilSiteGroup.com N 7200-7250 FRANCE AVENUE SOUTH, EDINA, MN 55435 UTILITY PLAN .21419 3/7/2022 . . 7200-7250 FRANCE UTILITY PLAN 20 ESG | ARCHITECTURE & DESIGN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 LANDSCAPE PLAN 21 ESG | ARCHITECTURE & DESIGN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 SITE VEGETATION - BEFORE 22 ESG | ARCHITECTURE & DESIGN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 SITE VEGETATION - AFTER 23 ESG | ARCHITECTURE & DESIGN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 VIEW FROM SOUTHWEST 24 ESG | ARCHITECTURE & DESIGN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 VIEW FROM NORTHEAST 25 ESG | ARCHITECTURE & DESIGN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 VIEW FROM SOUTHEAST 26 ESG | ARCHITECTURE & DESIGN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 VIEW FROM NORTHWEST 27 ESG | ARCHITECTURE & DESIGN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 VIEW FROM WEST VIEW FROM EAST 28 ESG | ARCHITECTURE & DESIGN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 VIEW FROM SOUTH VIEW FROM NORTH 29 ESG | ARCHITECTURE & DESIGN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 THANK YOU! QUESTIONS? Edina, MN December 4, 2018 17-124.01 7200 - 7250 France Avenue Edina, MN December 4, 2018 17-124.01 7200 - 7250 France Avenue Height Diagram Comparison Height Diagram - CurrentEdina, MN November 7, 2018 17-124.01 7200 - 7250 France Avenue Height Diagram 56' 56' 45'-5" 24'-5" 24'-5" 14' 14' 67'-5" 24'-5" 56' 24' 56'45'-5" 67'-5" 56' APPARENT HEIGHT 65'-5" DUE TO FIRST LEVEL BEING 2' BELOW FRANCE AVE AND GALLAGHER DR. Edina, MN December 4, 2018 17-124.01 7200 - 7250 France Avenue North East View •6th Floor @ 67’-5” •Full step back on 6th floor •Stone on street level •Brick added on upper levels CITY COUNCIL MEETING, DECEMBER 4TH 56'-0" 67'-5" 56'-0" 67'-5" 56'-0" Edina, MN December 4, 2018 17-124.01 7200 - 7250 France Avenue South East View •6th Floor @ 67’-5” •Full step back on 6th floor •Stone on street level •Brick added on upper levels CITY COUNCIL MEETING, DECEMBER 4TH 56'-0" 67'-5" 56'-0" 67'-5" 56'-0" Edina, MN December 4, 2018 17-124.01 7200 - 7250 France Avenue •6th Floor @ 67’-5” •Full step back on 6th floor •Stone on street level •partial Brick on upper levels South West View CITY COUNCIL MEETING, DECEMBER 4TH 67'-5" 67'-5" 67'-5" 56'-0" 56'-0" 56'-0" 56'-0" Edina, MN December 4, 2018 17-124.01 7200 - 7250 France Avenue •6th Floor @ 67’-5” •Full step back on 6th floor •Stone on street level •Brick added on upper levels North West View 67'-5" 67'-5" 67'-5" 67'-5" 56'-0" 56'-0" CITY COUNCIL MEETING, DECEMBER 4TH Edina, MN December 4, 2018 17-124.01 7200 - 7250 France Avenue South East View •6th Floor @ 67’-5” •Full step back on 6th floor •Stone on street level •Brick added on upper levels CITY COUNCIL MEETING, DECEMBER 4TH Cary: At your request, we reviewed the most recent Sketch Plan submission for the proposed redevelopment of 7200-7250 France Avenue South based on our experience working with the Greater Southdale Work Group to craft a physical vision for how their guiding principles may translate to the built environment. The resulting vision for development in the district is to create an enhanced human experience along existing major and new connector streets, with overall experience shaped via landscape setbacks, building step backs, a hierarchy of street typologies, transparency at street level, minimizing the impact of the car, and managing storm water as an amenity. The outcome of our collaborations with the Work Group is described in the urban design chapter of the Greater Southdale District Plan and resulted in the Greater Southdale District Design Experience Guidelines. There are a few attributes of the proposal that adhere to the Design Experience Guidelines, notably: 1. The setback along France Avenue meets the intent of the guidelines in providing an active landscape that would encourage people to walk along a very busy and noisy street, and integrates stormwater management. 2. The setback along W est 72nd and Gallagher meets the setback requirements, although truck loading/deliveries are not addressed in the current proposal. 3. Buildings at the corners of West 72nd and France and Gallagher and France are important transitions. In particular, having a grocery store as a gateway building to the residential neighborhoods could take on particular importance. 4. Much of the site’s parking is below grade. However, we do have several concerns with the proposal as presented. The project does not adhere to the Street Room Typology 1A as outlined in the Design Experience Gu idelines – which applies to this particular site within the District – but rather defers to a ‘future’ development strategy (presumably to be devised by a future landowner) as the means to achieve those goals. From a building massing and fenestration strategy, it does not meet the goals of the City. In addition, the overall organization of the building program on the site could impact the single family residential context of the Cornelia neighborhood – a primary consideration in the development of the Greater Southdale District vision framework, comprehensive plan, and Design Experience Guidelines. The development team has not addressed the proposed development’s potential impact on the overall character of the neighborhood, or its impact on pedestrian movement, nor have they demonstrated how the specific West Promenade street typology would shape and respect the To City of Edina Cary Teague, Community Development Director 4801 W. 50th Street Edina, MN 55424 From Mic Johnson, FAIA Date April 6, 2022 Page 2 of 7 existing neighborhood. It is intended in the Guidelines that the specific implementation of the street typologies would also encourage redevelopment of marginal underutilized land and the transformation of existing parking lots to integrated neighborhood assets over time. In this particular location, the woonerf typology could become a catalyst for the adjacent multi-family residential development to the west to re-think their parking lots and bring new uses to the west side of the West Promenade. Specific Comments West Promenade The DEG Street Room Typology 1 is concerned with Promenades and Transition Zones, where new woonerf-type streets are located on the west side of France Avenue and on the east side of York Avenue. Within this typology, there are several different variations for new building development in these important transition zones, responding to and respecting the context of adjacent multi-family and single family neighborhoods. Typology 1A, as illustrated on page 21 of the Design Experience Guidelines (above) describe the scale and dimensional characteristics for the west side of the proposed site and on the site itself. The current proposal does not meet these guidelines. West 72½ Street There are several references to green streets in the Design Experience Guidelines . We encourage the design team to refer to the diagram on page 9 which describes the Space Between Buildings as a result of the 200’ x 200’ block pattern. The space between buildings becomes an important asset in shaping the overall sense of landscape and continuity of public realm throughout the district. Because the superblocks have primary responsibility for serving the vehicular traffic needs of the district, access to the smaller blocks for drop-off, service and parking can be planned to stay at the perimeter of a block (in this case, through the woonerf) allowing for the spaces between the remaining block to be used for a network of green spaces that support the health and wellbeing of the community. This site, albeit a small superblock, still has responsibility for the larger traffic needs of the district in how it provides access to the 2 smaller blocks for drop off, service and parking. In this case, 72½ Street could be defined as an access point for vehicular access or pedestrian-only access, in a sense leaving other space on the site for larger purposeful community needs such as stormwater retention and actual usable landscape. Page 3 of 7 Building Scale and Fenestration Street Rooms are the one of the most significant characteristics of the Design Experience Guidelines. They define Street Rooms not as passages for vehicles but as places for people come to and stay, because of the quality of the personal experience rather than impersonal experience of a car oriented street. Some of the important considerations related to building design within the context of the street room are: • Seventy five percent (75%) of the face of building walls need to be at the setback line to support the creation of a street room. • All new building façades in the district must have seventy five percent (75%) transparency at the ground level. • All building façades are prime (including parking) and must be designed accordingly. There is no back side of a building. • All facades on the first vertical 60 feet of a building (above grade) shall use natural materials facing the public realm. In particular the grocery store needs to meet this criteria in that it is not just a storage facility for groceries but an important social and physical attr ibute of a sustainable community. The transparency of its façade should show the value of what’s inside and also be reflected on its exterior. Recognizing that all walls on the inside of grocery cannot be open, at least a rhythm of openings whether transparent or not can demonstrate a public-oriented façade and create an experience that can serve the nature of pedestrian activity. Site Organization and Future Evolution As stated on page 20 of the Design Experience Guidelines, “The sub-district to the west side of France between 69th and Parklawn is a unique transition zone within the Greater Southdale District. Any proposed developments within this zone should be approached with special sensitivity. This means that the street experience within that zone should be perceived as connected to the Cornelia neighborhood through landscaping and trees, and buildings that gradually transition in both height and function and use between lower intensity neighborhoods to the more commercially-focused district on the east side of France Avenue.” While this proposal references a future woonerf that would become part of a broader West Promenade, it only addresses development on one side of that woonerf and offers no demonstration of how the site could evolve over time to meet this important district and neighborhood goal. Since the proposal does not meet the Typology 1A criteria, this stage would be an ideal time to demonstrate how flexibility for future program, building structure, and site planning can be addressed and extended to meet long term community needs. For example, if the parking lots as currently shown in the proposal were designated to eventually transform to 2- and 3-story row houses matching the DEG goals for transition zones, then the “Future W oonerf” indicated in the proposal should address the alignment of the West Promenade, and there should be assurances that the structural design of the parking structure would be development ready – able to support those future townhouses. The proposal would illustrate the planning approach for the West Promenade, including pedestrian movement and access, and the quality of the landscaping along the promenade and throughout the development. This would give evaluators confidence that the Design Experience Guidelines were being considered in the development of the overall proposal. The pages that follow provide a series of diagrams and narrative that illustrate how the site could evolve over time to better adhere to the Guidelines. Page 4 of 7 The driving intent behind the West Promenade was to assure a gradual transition between the lower scale mostly residential buildings in the Cornelia neighborhood to the higher scale and density of buildings along France Avenue and within the Greater Southdale District. The Guidelines take into consideration the challenge of access from France Avenue for service functions, public building drop off, and access to below grade parking. But they also recognize that a street between France and the Cornelia neighborhood must be more than another vehicular street. The woonerf typology meets the criteria of providing vehicular access to of the aforementioned needs of buildings along France, but also, by making a street where pedestrians and bicycles are first to be considered and vehicles last, it strikes a balance between France Avenue and the neighborhood. Even though a grocery store is planned for the corner of 72nd and France, it is also assumed that the woonerf for the movement between cars and the front entrance to the grocery will be safe enough for child on a bicycle could go to the store on an errand for her mom or dad. The landscape of the West Promenade should reinforce the characteristics of the neighborhood: tree lined to make sidewalks pleasant and safe to be on, creating a green vertical street room that is always pleasant to walk down, even on a cold Minnesota winter day when the leaves are gone. The quality of the landscape, representing the single and multi-family character of the neighborhoods—flowering shrubs, flowers and grasses native to our region, suitable for any house in the neighborhood—should be complimentary to the notion of community placemaking. The diagram at lower left, creates a modified woonerf as the primary North/South street through the development in the first phase of construction. Instead of creating parking lots, the woonerf combines 90 degree parking with 12-foot-wide tree lined sidewalks for its entire length. 72½ Street is narrowed with no parking to adjust for the width of the grocery store so there is pedestrian continuity on sidewalks lining sides of the street. Plazas for the office building and the grocery store are located at the intersection of the woonerf and 72½ Street to create a combined public place within the development. Page 5 of 7 The diagrams above illustrate how the site could evolve to meet District goals over time. The diagram at left above creates a modified woonerf as a part of the West Promenade and serves as the primary North/South street through the development in the first phase of construction. Adj usting the access street to go around surface parking and being designed as a woonerf style street creates an opportunity for future development of the parking lots. Obviously this is not ideal but it can eventually meet the intent of making street rooms throughout the district to enhance the pedestrian experience and sense of community for residents. Instead of just creating parking lots as shown in the current proposal, the modified woonerf combines 90 degree parking with 12-foot wide tree lined sidewalks that access both north and south parking through the entire length of the development. The plan narrows 72½ Street with no parking to adjust for the width of the grocery store while still maintaining pedestrian connection to France Avenue. Plazas for the office building and the grocery store are located at the intersection of the woonerf and 72½ Street to create a combined public place within the development. Traffic patterns remain the same as outlined in the proposal. The diagram above right shows a future planning scenario, where townhouses infill the current parking lots. This would mean that structural frame and slab adjustments would need to be made in the first phase of construction to accommodate the site’s future evolution, and those modifications would need to be built in to the overall development. Page 6 of 7 The diagram at left takes the idea outlined on the previous page and flips the organization of the program, moving the grocery store to the south parcel at Gallagher and France, where there is a light controlled intersection, allowing for access for vehicles in all four directions. This will naturally move the majority of traffic from the Cornelia neighborhood by moving the primary access to parking and the grocery store to the south end of the site. The parking layout with 90 degree parking along the length of the woonerf, although not ideal, matches parking patterns found in many small town main streets. Plazas for the office building and the grocery store are located at the intersection of the woonerf and 72½ Street to create a combined public place within the development. The opportunity in this approach is adding a townhouse development at the north end of the site. As a lower building of 2 to 3 stories this would meet the Guideline typology for the site, providing a more sensitive transition to the neighborhood to the west. The overall plan parti also creates opportunities for the Cedars of Edina housing development to evolve in the future with its own townhouse development. The diagram at left illustrates the primary pedestrian circulation from the Nine Mile Regional Trail, which intersects the Promenade and culminates at the light at Gallagher. This lighted intersection could become even more important with the introduction of a grocery store that would be in easy walking distance from the high density, medium density, and single family neighborhoods east of France Avenue and the multi- and single family neighborhoods west of France Avenue. Although there are other grocery stores in the district, this would reinforce pedestrian movement throughout the neighborhood without residents having to cross France from the west. A second important part of the grocery store location is the lighted intersection at Gallagher and France would be the natural access point into the development, lessening traffic into the neighborhood. Page 7 of 7 Obviously there are many planning considerations and design options that can be pursued, however, defining the woonerf as a generic or undefined future option as it is described in the current proposal means it will not be built any time soon – if ever. By ignoring the important districtwide organizing principle of the West Promenade in the Design Experienc e Guidelines, we believe this proposal does not meet the basic goals of providing community-based streets that are active and safe, and providing for the community’s health and wellbeing. Thank you for the opportunity to review. Please let me know if you have any questions. Mic Greater Southdale District Design Experience Guidelines March 5, 2019 Greater Southdale District | Design Experience Guidelines March 5, 2019 page c APreface What are Design Experience Guidelines? Greater Southdale District | Design Experience Guidelines March 5, 2019 page A1 For nearly four years, a Work Group comprised of Edina residents and business leaders contemplated the future evolution of the Greater Southdale District, using the notion of “experience” as the foundational element from which to shape the district over the next 50 years. The first phase of the Work Group’s efforts consisted of developing Working Principles that would guide the group’s efforts into subsequent stages as well as suggest a dialog for considering new introductions within the district. Phase Two translated these principles into an urban design framework plan that proposed enhanced connections across existing major streets, introduced a new block framework to encourage walkability, and posed design strategies to create an improved public realm and promote higher quality, pedestrian-oriented development. The broader experience the urban design framework strives to achieve is the creation of a Greater Southdale District that connects seamlessly between the existing urban and residential fabric, maximizes the development potential of each site, enhances walkability and livability, and encourages interaction among current and future residents, businesses, and institutions. The urban design framework is the foundation to the Greater Southdale District Plan, a part of the City of Edina 2018 Comprehensive Plan. The Greater Southdale District Design Experience Guidelines is a companion to those documents, outlining high-level planning and design strategies for public realm, site, and building design supporting the desired experience outcomes. The Design Experience Guidelines sets baseline guidance for developers, designers, City of Edina staff, Planning Commissioners and members of the City Council when proposing, designing or evaluating proposed introductions within the Greater Southdale District. Use of the Design Experience Guidelines The Design Experience Guidelines apply to proposed development within the Greater Southdale District and former Pentagon Park, and should be referred to when embarking on new development or redevelopment. The Design Experience Guidelines also offer direction for new public realm features and the reimagining of existing public infrastructure. The document does not stand alone; it must be considered as part of a larger set of district goals, urban design framework and patterns, and policy guidance outlined in the Greater Southdale District Plan and the 2018 City of Edina Comprehensive Plan. Together, these documents set forth A. Preface What are Design Experience Guidelines? Greater Southdale District | Design Experience Guidelines March 5, 2019 page A2 City expectations for the future form of the Greater Southdale District, and inform all potential projects within the district. The Design Experience Guidelines are not a substitute for City of Edina zoning codes and ordinances, but instead provide substantial background for developers and design teams and a framework from which to approach proposed projects within the district. The Design Experience Guidelines clarify the dimensional characteristics of eight different Street Room typologies that together form the experience within the district. The physical qualities of each street room’s height and width, and shaped by the architecture of the district, informs the design of the public realm on streets that connect and bind the human experience of the district. These physical characteristics also shape the experience of transition – transitions from existing single-family neighborhoods and transitions into and out of the district, outlining gradual changes in building scale within these critical transition areas to bridge between one- and two-story residences and the greater intensity of the Greater Southdale District. In conjunction with the Urban Design chapter of the Greater Southdale District Plan, this document provides both a philosophical and practical framework to facilitate discussion among the City, development teams, and the community when considering proposals for change within the district. During the recommended Sketch Plan review process (described on page 70 of the Greater Southdale District Plan), the Design Experience Guidelines are intended to facilitate dialog about broader district goals, patterns and connections, building massing, programmatic opportunities and shared public realm connectivity. Dialog at this point in the review of a proposal requires imagination, looking beyond the immediate site to imagine the creation of a consistently positive human experience, requiring a proposal to recognize the ways in which it influences that experience on adjacent and nearby sites. Once a proposal progresses beyond the Sketch Plan, the document is used as a test of outcomes and touchstone to measure how every proposal meets the desired district experience. Further specific design details related to landscaping, curb and intersection design, stormwater management and daylighting, lighting standards, street furniture, and a host of other factors related to the experience of the district will be described in future versions of this or a similar document as the need for direction related to those features becomes better understood. Greater Southdale District | Design Experience Guidelines March 5, 2019 page 2 2 The Vision Aspirations for the Greater Southdale District Greater Southdale District | Design Experience Guidelines March 5, 2019 page 3 Background and Context Collectively, for nearly four years, the Greater Southdale Area Work Group has focused on building upon our community’s history of innovation, engagement and community commitment to create a vision for the possibilities of the Greater Southdale District. This work has culminated in the Greater Southdale District Plan (adopted December 2018) and the Greater Southdale District Design Experience Guidelines. Change is inevitable within the district. In the past five years alone, over 1,500 new housing units have been constructed or are underway, along with myriad other commercial projects. This is a tremendous opportunity in time, and in the broader evolution of our community. We can transform the physical environment of the Greater Southdale District from a traditional car-oriented suburban commercial district with its sea of surface parking lots and ‘superblocks,’ into a vibrant place whose character is neither urban nor suburban, but blends the best characteristics of both to create a place that is uniquely of Edina. This new model will support all modes of transportation (cars, buses, bikes, scooters, and pedestrians) and serve future generations of Edina residents, employers, and visitors. It will complement, not compete with, the single family neighborhoods that have historically defined much of the community’s fabric. Within the broader 750+ acre Greater Southdale District, and the former Pentagon Park, there exist a remarkable variety of assets. This plan connects those assets with a new street grid that overlays a human scale and allows access via a variety of transportation options. The plan sets forth a strategy to bridge between adjacent single family neighborhoods and the more commercially focused areas of the district. And, it uses public realm infrastructure— including parks, plazas, green streets, woonerfs, and waterways that manage stormwater—as the connective tissue that gives the district its unique identity. Together, these attributes will set the stage for a remarkable daily experience for those who live, work and play within the Greater Southdale District. Aspirations for the Future Greater Southdale District The Greater Southdale Work Group summarized the overall districtwide vision and land use strategies as part of the District Plan. These aspirations, which follow, are at the foundation of design policy parameters and the overall experience we are striving to shape as the Greater Southdale Area evolves over the next 50 years. 1. Imagine Greater Southdale District evolution organized around human activity, with vibrant pedestrian-focused streets, beautiful parks and public spaces, and endearing and enduring buildings where: • A sense of invention is expected from new introductions, both public and private, that build on the district’s spirit of innovation. • Its role as regional and local center for living, shopping, working, learning, entertainment, hospitality, and medical services is enhanced. • Other Edina neighborhoods, near and distant, benefit from investment in the district and the evolution of each parcel. • Investment in the public realm is reflected by a commensurate investment as private parcels evolve. • Public and civic services accommodate a growing and diverse district and community population. • Transitions at the district’s edges recognize compatible use and scale and neighboring uses are perpetuated on their terms. 2. The Vision The Greater Southdale District Experience Greater Southdale District | Design Experience Guidelines March 5, 2019 page 4 2. Make the Greater Southdale District the model of healthy urban living where: • The district’s form encourages healthy living habits, particularly through walking. • The design of buildings and spaces, both public and private, attract the widest possible range of the district’s population. • Storm water is a valued resource by making it part of the experience of the district. • Emissions and pollutants are mitigated through the introduction of significant tree canopy and limiting idling vehicles on streets, creating a more inviting walking experience along the district’s streets. • Sustainable solutions result in a stock of healthy buildings that compel healthy activity for their occupants. • Public features mitigate impacts of non-local infrastructure, especially to contain the ill effects of adjacent highways. 3. Invent sustainable infrastructure matching the district’s sense of innovation where: • Mutually-supportive and forward-looking infrastructure is the norm, looking beyond baseline utilitarian functions of a single site to create a broadly supportive district infrastructure. • Infrastructure aligns with the creation of public space in the district, sharing space and resources that result in compelling, attractive and high-functioning civic spaces. • Care for and perpetuation of public infrastructure anticipates daily human activity in all seasons. 4. Create neighborhoods of activity within the broader mixed-use patterns of the district where: • Logical boundaries based on reasonable walking distances are established, with major streets as seams binding the activity of each side into an inviting and accessible public space. • Focal points of public activity are found within each neighborhood. • Key community services and facilities are present and help define the fabric of the District. • Core services are delivered within each neighborhood or in an adjacent neighborhood. • Neighborhoods are linked along street and park corridors highlighted by visible human activity. 5. Offer a spectrum of living opportunities integrated through the district where: • Housing orients to a variety of income levels and household types. • Ownership options constitute a significant portion of the living opportunities in the area. • “Missing Middle” living opportunities (duplexes, triplexes, side-by-side or stacked townhouses, rowhouses with multiple units, and small buildings with four to six apartments) allow a broader range of Edina residents, workforce members and others to consider relocating to the District. • Buildings for living strongly orient to the public spaces of each neighborhood within the District. 6. Expand significantly the number and extent of parks and public spaces where: • Opportunities for the introduction of another large signature public space complement the programming and activities available at Centennial Lakes. • An extension of the Promenade to Strachauer Park links neighbors and activity to the district. • New promenades on the East and West edges of the District create movement corridors for pedestrians and bicyclists and serve as vital places for a transition between neighborhoods and the District. • Parks and publicly accessible spaces are clearly visible and directly accessible from the public realm. • Spaces for visible human activity and occupation, either public or publicly accessible, occur on every block. Greater Southdale District | Design Experience Guidelines March 5, 2019 page 5 7. Encourage district evolution based on incremental change and the creation of a great pedestrian experience where: • A basic framework of streets and blocks encourages pedestrian activity and well-considered buildings. • A rich variety of public or publicly accessible spaces are woven into the experience of the district. • Sites and buildings support a pedestrian experience first, with storage of cars not a focus. • Development on each site links to adjacent streets and to neighboring sites to create continuous, safe, and inviting pedestrian experiences. 8. Build (or plan for) a street network encouraging pedestrian movement across and through the district where: • Walkable block lengths (200 feet) are the baseline framework for development. • Enhanced and more frequent street crossings facilitates pedestrian movement. • Wide landscaped boulevards encourage pedestrian activity and create a distinct district signature. • Community corridors within and extending well beyond the district enhance bicycle and pedestrian access while accommodating vehicle traffic on pedestrian terms. 9. Imagine transportation in the district where: • Cars are not the focus and streets accommodate more than vehicles. • Major streets balance access and mobility. • Some streets serve as community corridors, linking to other community destinations with features that allow for movement in addition to cars. • Transit is a baseline service, both within the district and to non-Edina locations. • Transportation recognizes trends, including autonomous vehicles and a time when parking structures aren’t needed for public parking 10. Expect the delivery of high quality, well-designed buildings and sites where: • Spaces on sites are considered for people first, including connections between sites; then the ways structures are placed; and then places to store cars are found. • Visible human activity is prominent and integrated at every site. • People are brought to the streets via major building entries oriented to major streets. • Storm water remains visible as an amenity, allowing it to become a central part of the experience of each site. 11. Frame development guidance for evolution where: • Development review includes the desired experience, not solely quantitative thresholds. • Accommodation of adjacent and near parcels are considered in the evolution of a single parcel. • Early reviews focus on ideas, patterns and relationships, not specific and engineered plans, with that part of the review process based in dialog, not presentation and reaction. • Demonstrations of quality and especially quality from a long-term perspective are baseline considerations. • Collaboration leads to a superior result, with the community’s expectations clearly framed as part of the deliberation. • Flexibility is not a right, but rather the natural by-product of a fair exchange for benefits, collaboration, and quality in development. Greater Southdale District | Design Experience Guidelines March 5, 2019 page 18 STREET ROOM TYPOLOGIES A hierarchy of streets and pathways within the district is the framework for public realm development and related building form. Each street across the district has a role in how it serves pedestrians, bicycles and vehicles in connecting sub-districts, adjacent single family neighborhoods, and the overall Greater Southdale District and creating a unified sense of place. It is the intent that street typologies define the public realm experience: the space between buildings, dimensions of building setbacks from the street, heights of facades at the building face at the street and building step backs, where the façade of the building steps back from the volume of the street room. Street Room Typology 1: Promenades and Transition Zones Promenades are new woonerf-type streets on the west side of France Avenue and on the east side of York Avenue. Within this typology, there are several different variations for new building development in these important transition zones, responding to and respecting the context of adjacent single family neighborhoods. Street Room Typology 2: Cornelia Overlay Zone With the understanding that there is special sensitivity related to new building development near the Cornelia neighborhood, this is a special zone governing the design of the public realm/street room on the east side of France Avenue between the north side of 69th Street and Gallagher Drive. Buildings within this zone will be expected to maintain the east side of the France Avenue street room, but will be of a lower overall scale than new Transition Zones 1A West Promenade 1B West Promenade (South) 1C East Promenade 2 Cornelia Overlay 3 New Local Streets 4 Primary East-West Streets 5 Boulevards 6 Central Promenade Spine 66TH STREETVALLEY VIEW RD.66TH STREET69TH STREET70TH STREETHAZELTON RD.GALLAGHER DRPARKLAWN AVE76TH STREET77TH STREETMINNESOTA DR72ND STREETEDINBOROUGH WAY YORK AVENUE FRANCE AVENUE XERXES AVENUE BARRIE RD78TH STREETN Greater Southdale District | Design Experience Guidelines March 5, 2019 page 20 The sub-district to the west side of France between 69th and Parklawn is a unique transition zone within the Greater Southdale District. Any proposed developments within this zone should be approached with special sensitivity. This means that the street experience within that zone should be perceived as connected to the Cornelia neighborhood through landscaping and trees, and buildings that gradually transition in both height and function and use between lower intensity neighborhoods to the more commercially-focused district on the east side of France Avenue. The West Promenade, a new north-south pedestrian, bike and vehicle street/woonerf that accommodates service access, is envisioned between France Avenue and the Cornelia neighborhood. This new shared street is intended to provide service access to new developments along France (keeping vehicular traffic out of single family neighborhoods), and providing a new framework to support the transition from townhouses and lower-scale residential buildings on the west side of the West Promenade, to slightly taller buildings on the east side of the West Promenade. Street Room Typology 1A West Promenade / Transition to Cornelia Neighborhood Transition Zones 1A West Promenade 1B West Promenade (South) 1C East Promenade 2 Cornelia Overlay 3 New Local Streets 4 Primary East-West Streets 5 Boulevards 6Central Promenade Spine NPARKLAWN AVE.76TH STREETMINNESOTA DR.GALLAGHER DR.72ND STREETHAZELTON RD.70TH STREET69TH STREET66TH STREET65TH STREETFRANCE AVE. YORK AVE. VALLEY VIEW RD. BARRIE RD. XERXES AVE. EDINBOROUGH WAY77TH STREET78TH STREET Greater Southdale District | Design Experience Guidelines March 5, 2019 page 21 Dimensional Characteristics of Street Room Typology 1A West Promenade / Transition to Cornelia Neighborhood As illustrated in the section above, within this transition zone, building heights will step up incrementally, from those that are adjacent to single family homes to those that are facing France Avenue to provide a more gradual transition from the residential neighborhood to the more commercially-oriented Southdale District. The street room experience within Typology 1A will be shaped by the following experience guidelines: • New buildings that are adjacent to single family residential properties, on the west side of the West Promenade, should not exceed 36 feet in height. Townhomes are the preferred residential typology in this area of the transition zone. • All ground level space east of the West Promenade should have 20-foot floor-to-floor height. This dimension allows for flexibility to accommodate one level of retail space along the street, or two-story townhomes facing the West Promenade. • All parking, other than short-term retail or guest parking, and building services need to be located below grade or hidden within the building. If on ground level or above, parking and/or building services must be surrounded on all sides by program space such as commercial or housing. • On the east side of the West Promenade, building faces should not exceed 50’ in height. Any height above that limit should step back 20 feet from the facade of the building. • On France Avenue, a 50 foot setback is required from curb to face of building with a maximum building height of 60 feet. • On individual developments, should the City choose to permit height above the 60-foot height limit, it is recommended that additional height above 60 feet step back from the face of the building by a minimum of 10 feet in depth and 12 feet in height. Street Typologies West Promenade Transition to the Cornelia Neighborhood A “Woonerf” reallocates the public right-of-way to create a place for people and plantings while accommodating slow-moving vehicles. The street is elevated so it is flush with the sidewalk, allowing for a continuous walking surface. When the street is closed for public events such as a fes tival, the area becomes a public plaza. The proposed building setbacks and building step-backs are intended to create a gradual transition in use and scale from the existing Cornelia Neighborhood on the west to France Avenue to the east. Between a transitional Street “Woonerf” is used as both a collector for neighborhood needs and a barrier against additional vehicular traffic flowing into the neighborhood. This street-park hybrid is considered as public open space and needs to be programmed. With a perpetual festival permit in place, the street becomes a venue for community events such as salsa dancing, a wine crush or a pop-up playground. Within the district it is the intention to define a series of street rooms each having their own characteristics and connections to the existing neighborhoods and other parts of the district to enhance the experience of the pedestrian creating both a sense of place and safe environment to be in. The West Promenade is intended to be a pedestrian and bicycle collector between the existing residential neighborhood. A1 Traffic Lanes 50 Foot Setback France Avenue 50 Feet West Promenade “Woonerf” (60’ wide Street) Single Family ResidenceTownhouses 36 Feet maximum 20 Foot Step Back Mixed Use Buildings 60 Feet Maximum Neighborhood Street 15 Foot Front Yard Setback60 Feet Maximum Greater Southdale District | Design Experience Guidelines March 5, 2019 page 22 Street Room Typology 1B West Promenade Between Parklawn and Minnesota Drive South of the zone designated as Street Room Typology 1A (where the Cornelia transition area immediately abuts single family neighborhoods), the Street Room experience shifts to respond to its changing context. It becomes one that is more commercial in nature and in concert with the expected higher intensity in the southwest quadrant the Greater Southdale District. As the West Promenade extends south into Typology 1B, it continues to serve pedestrian, vehicular and service access. Uniform building heights on each side of the West Promenade are intended to support the transition from existing multi-family housing to taller buildings at the south end of France Avenue near the gateway from 494. Transition Zones 1A West Promenade 1B West Promenade (South) 1C East Promenade 2 Cornelia Overlay 3 New Local Streets 4 Primary East-West Streets 5 Boulevards 6Central Promenade Spine NPARKLAWN AVE.76TH STREETMINNESOTA DR.GALLAGHER DR.72ND STREETHAZELTON RD.70TH STREET69TH STREET66TH STREET65TH STREETFRANCE AVE. YORK AVE. VALLEY VIEW RD. BARRIE RD. XERXES AVE. EDINBOROUGH WAY77TH STREET78TH STREET Greater Southdale District | Design Experience Guidelines March 5, 2019 page 23 Dimensional Characteristics of Street Room Typology 1B West Side of France Between Parklawn and Minnesota Drive Within this zone, existing buildings are more commercial in nature and do not immediately abut single family neighborhoods. This unique condition lends itself to new development along the West Promenade that is still lower in scale, without the preference for townhomes or smaller scale buildings along one edge, as in Typology 1A. The street room experience within Typology 1B will be shaped by the following experience guidelines: • Building faces at the West Promenade within Typology 1B shall not exceed 50 feet in height. Any height above that limit should step back 20 feet from the facade of the building. • All street level space shall be 20 feet, floor-to-floor in height. This dimension allows for flexibility for retail space (on France) and two-story townhomes facing the West Promenade. • All parking, other than short-term retail or guest parking, and building services need to be located below grade or hidden within the building. If on ground level or above, parking and/or building services must be surrounded on all sides by program space such as commercial or housing. • Building faces on the east side of the West Promenade are intended to provide continuity in scale and experience from Street Room Typology 1A and from one side of the street to another. West Promenade “Woonerf” (60’ wide Street) 20 Foot Step Back 50 Feet 20 Foot Step Back Street TypologiesWest Promenade A2 A “Woonerf” reallocates the public right-of-way to create a place for people and plantings while accommodating slow- moving vehicles. The street is elevated so it is flush with the sidewalk, allowing for a continuous walking surface. When the street is closed for public events such as a festival, the area becomes a public plaza. This street-park hybrid is considered as public open space and needs to be programmed. With a perpetual festival permit in place, the street becomes a venue for community events such as salsa dancing, a wine crush or a pop-up playground. 60 Feet 105 Feet 20 Foot Step Back 2 Foot Step Back Traffic Lanes 50 Foot Setback France Avenue 60 Feet Maximum Greater Southdale District | Design Experience Guidelines March 5, 2019 page 32 Street Room Typology 5 The Boulevards Streets that are included in this typology include the primary district boulevards such as France Avenue, York Avenue, W 66th Street and W 77th Street. In addition to being the widest streets in the district, they also currently carry a high volume of vehicular traffic. The intent of this typology is to create streets that connect the Greater Southdale District to the larger Edina community. These commercially-focused streets will reinforce the district’s unique role in serving Edina’s neighborhoods, while at the same time, recognizing that the district has a role in the broader metropolitan region—providing employment, health, retail, entertainment, and a wide range of housing options. The streets that fall into Typology 5 will have the greatest impact in conveying the overall identity of the district, with wide, multi-use streetscapes lined with a double row of trees within a consistent 50-foot setback. Medians may also be present in the boulevard streetscape to accommodate plantings and/or mass transit lines and stations. In many cases, boulevards will be adjacent to the tallest buildings in the district and will be the locations for transit stops. Transition Zones 1A West Promenade 1B West Promenade (South) 1C East Promenade 2 Cornelia Overlay 3 New Local Streets 4 Primary East-West Streets 5 Boulevards 6Central Promenade Spine NPARKLAWN AVE.76TH STREETMINNESOTA DR.GALLAGHER DR.72ND STREETHAZELTON RD.70TH STREET69TH STREET66TH STREET65TH STREETFRANCE AVE. YORK AVE. VALLEY VIEW RD. BARRIE RD. XERXES AVE. EDINBOROUGH WAY77TH STREET78TH STREET Greater Southdale District | Design Experience Guidelines March 5, 2019 page 33 Dimensional Characteristics of Street Room Typology 5 The Boulevards On these wide streets, a sense of scale is maintained by creating a uniform street wall of 60 feet, with taller structures stepping back from this 60-foot datum. This consistency in building heights along the street will form the edge of the street room—bridging between lower intensity and transitional areas, and the higher intensity zones within the Greater Southdale District. The street room experience within Typology 5 will be shaped by the following experience guidelines: • On France Avenue, a 50 foot setback is required from curb to face of building with a minimum building height of 60 feet (diagram at left). Above that 60 foot height, the building face should step back two feet to create a cornice line, and can then extend to 105 feet. Above 105 feet, building faces must step back an additional 10 feet (as illustrated in diagram at right, above.) • Building podiums along these streets need to maintain as closely as possible the 60-foot height limit while still adhering to the guidance of 75% of building face at the setback line to create the fundamental experience of the street room. • All parking, other than short-term retail or guest parking, and building services need to be located below grade or hidden within the building. If on ground level or above, parking and/or building services must be surrounded on all sides by program space such as commercial or housing. • Parking and building services should not be accessed via these streets. • Incorporate 10- to 12-foot wide sidewalks that create opportunities for gathering, outdoor cafes, pavilions, etc. • Within the 50-foot setback, trees should be planted in a double row to add a strong canopy for pedestrian activity. Street Typologies Boulevards France Avenue, York Avenue, W 66th Streetand W 76th and W 77th: multi- modal thoroughfares within the Greater Southdale District. They have wide, multi- use streetscapes lined with a double row of trees. Medians may also be present in the Boulevard streetscape to accommodate plantings as well as mass transit lines and stations. In many cases, Boulevards will be adjacent to the tallest buildings in the district and will be the locations for transit stops. D A 50 feet setback is required from curb to face of building with minimum building height of 60 feet with a maximum building height of 105 feet. Any part of the building above 105 feet requires a 20 foot step back. Preferred building materials: Concrete, steel or heavy timber structural frame. 60 Feet 105 Feet 10 Foot Step Back 2 Foot Step Back Traffic Lanes50 Foot Setback France AvenueFrance Avenue 60 Feet Traffic Lanes50 Foot Setback Greater Southdale District | Design Experience Guidelines March 5, 2019 page 36 5 Implementing and Measuring the Guidance Ten Things to Remember Greater Southdale District | Design Experience Guidelines March 5, 2019 page 37 1. Every new development begins with the 200’ x 200’ block, or some variation based on context. 2. Every block or building in a development will need streets to connect between buildings. Not all of these streets will need to accommodate vehicles, providing the opportunity for parks, plazas or courtyards—important parts of the public realm. 3. Buildings will not be greater than 200 feet in length, thereby minimizing the negative impact continuous walls can have on a comfortable pedestrian experience. 4. All streets are not equal. The plan outlines a hierarchy that is driven by the kind of experiences that are expected on these streets and how they facilitate an enlivened public realm. 5. Designated transition zones are about maintaining the quality of life in these areas without restricting growth in other parts of the district. 6. Promenades and East-West Streets are the bridge between single family neighborhoods, such as the Cornelia neighborhood of Edina and the west side of Richfield, to more intense parts of the district. 7. Street Rooms will intersect and overlap each other in many circumstances. At these intersections, lower building heights should prevail, giving the smaller scaled building precedence over larger scale buildings. 8. Building footprints above 60 feet in height are limited to 12,000 SF for residential uses, and 24,000 SF for commercial. 9. Within the first 60 vertical feet of a building, primary materials systems that are more traditional like brick, stone, glass wall systems are preferred. Above 60 feet, other materials such as metal wall systems within a larger curtainwall system, can be introduced. These baseline parameters should not be a deterrent to architectural innovation but rather are intended to serve as a measure of quality and continuity throughout the district 10. Transparency at the ground level facing the public realm is key to the individual experience and is a catalyst for how to activate and maintain a community-based approach to daily life and experience. 5. Implementing and Measuring the Guidance Ten Things to Remember The CITYofEDINASite Plan Review – Pentagon Village Hotel The CITYofEDINAEdinaMN.gov2 The CITYofEDINAEdinaMN.gov3Site The CITYofEDINAEdinaMN.gov4Site The CITYofEDINAEdinaMN.gov5Approved PUD –Pentagon Park South The CITYofEDINAEdinaMN.gov6Approved PUD –Pentagon Park South The CITYofEDINAEdinaMN.gov72018 Approved Hotel for the site The CITYofEDINAEdinaMN.gov8 The CITYofEDINAPlanning & Zoning Discretion PyramidBldgPermitSite Plan ReviewConditional Use PermitZoning, RezoningComprehensive PlanSubdivisions/PlatsVariancesMore Discretion Less Discretion The CITYofEDINAThis Request Requires:EdinaMN.gov10A Site Plan Review The CITYofEDINAEdinaMN.gov11 The CITYofEDINAEdinaMN.gov12 The CITYofEDINAEdinaMN.gov13 The CITYofEDINAEdinaMN.gov14 The CITYofEDINABetter Together EdinaEdinaMN.gov15 The CITYofEDINARecommendationEdinaMN.gov16 The CITY of EDINA Sketch Plan Review – 5421 & 5425 France Avenue (St. Peter’s Church) The CITY of EDINA EdinaMN.gov 2 Site The CITY of EDINA EdinaMN.gov 3 Site Site The CITY of EDINA EdinaMN.gov 4 The CITY of EDINA EdinaMN.gov 5 Site Comprehensive Plan The CITY of EDINA EdinaMN.gov 6 The CITY of EDINA EdinaMN.gov 7 The CITY of EDINAThis Request Requires: EdinaMN.gov 8 A Comprehensive Plan Amendment to re-guide the site from LDR, Low Density Residential to HD, High Density Residential. Rezoning from R-1, Single-Dwelling Unit District to PUD, Planned Unit Residential District. Flexibility from R-1 zoning district standards would be requested for building setbacks, parking standards, height, and building coverage. Subdivision with Lot Area and Lot Width Variances for the creation of the single-family lots on the south and north side of Fuller Street. The CITY of EDINA Planning & Zoning DiscretionPyramid Bldg Permit Site Plan Review Conditional Use Permit Zoning, Rezoning Comprehensive Plan Subdivisions/Plats Variances More Discretion Less Discretion The CITY of EDINA EdinaMN.gov 10 The CITY of EDINA EdinaMN.gov 11 City Standard (R-1) Comp. Plan Proposed Front – Fuller Street Front – France Avenue Side – East Side – North 35 feet 35 feet 10 feet 35 feet 6 feet* 15 feet** 30 feet 15** and 62 Building Height 2.5 stories 3 stories* Building Coverage .30 .48* Density 1-5 units per acre 22 units per*** Single-Family Lot Size 9,000 s.f.8,100 s.f.* Single-Family Lot Width 75 feet 60 feet* Single-Family Lot Depth 135 feet 135 feet Parking – Church Parking – Residential Parking – Day Care 1/3 seats = 33 2 per unit = 96 1 /employee+1/20 students = 17 46 spaces 48 spaces* 46 spaces The CITY of EDINADiscussion/Sketch Plan Review EdinaMN.gov 12 Density. The development density proposed for the site (22 units per acre) would require a Comprehensive Plan Amendment from Low Density (1-5 units per acre) to High Density Residential (12-60 units per acre). The density would be 33 units per acre using just the parcel on the north side of Fuller. Staff has concern regarding the proposed density given its proximity to Low Density Residential land uses to the north and south. Typically, there is a transition in land uses from Low Density Residential to High Density, with a Low Density Attached Residential (4-8 units per acre) or Medium Density Residential (5-12 units per acre) development in between. Proposed Use. The twelve affordable housing units for adults with disabilities would be an asset to the City of Edina. This would be a housing type that is needed within the City of Edina. The CITY of EDINADiscussion/Sketch Plan Review EdinaMN.gov 13 Setbacks & Height. The proposed building would require flexibility through the PUD for setbacks along Fuller Street, building height and lot coverage. Pedestrian Connections/boulevard sidewalks. Demonstrate how the project fits into the neighborhood, and how pedestrians would move through the site. Sidewalks must be boulevard style sidewalks. Sidewalk on France Ave would be maintained by the City; sidewalks along Fuller Street, Drew Avenue and on-site would be privately maintained (including snow-plowing). Traffic and parking study. A traffic and parking study would be required as part of any formal application. Bicycle parking stalls should be provided at a minimum rate of 5% the automobile parking requirement. Applicant should also consider long-term bike parking either within the underground garage or with a bike shelter. Sustainability. Any submittal for a rezoning will require compliance with the City’s Sustainability Policy. The CITY of EDINA EdinaMN.gov 14 The CITY of EDINA EdinaMN.gov 15 AERIAL PHOTO W FULLER ST FRANCE AVE SDREW AVE SEDINA, MN / 04.13.2022 / 21-0015 AbleLight - Edina 1 EXISTING RESIDENTIAL DENSITY FRANCE AVE S10 - 15 D.U. / Acre - Brownstones on France 15 - 20 D.U. / Acre - France Way Condos 1 20 - 30 D.U. / Acre - France Way Condos 2 - The Henley at Edina - The Edina Regency 30 - 40 D.U. / Acre - The Lanterns - Ewing Place 40 - 50 D.U. / Acre - Terrace Apartments - Xerxes Manor Apartments Edina / Minneapolis Border W 50TH ST W 54TH ST Site EDINA, MN / 04.13.2022 / 21-0015 AbleLight - Edina 2 21.0 20.0 14.5 23.6 24.3 32.6 40.5 49.5 43.9 VICINITY PHOTOS FRANCE AVE SW 54TH ST W FULLER ST 1 4 2 5 3 6 EDINA, MN / 04.13.2022 / 21-0015 AbleLight - Edina 3 1 3 2 5 4 6 PRE-SCHOOL / SCHOOL AGE PLAY AREA TODDLER PLAY AREA RESIDENT COURTYARD MULTIFAMILY 3 LEVELS COMMON ENTRY DROP-OFF 45 PARKING STALLS RAMP DOWN SITE PLAN W FULLER ST FRANCE AVE SDREW AVE SEDINA, MN / 04.13.2022 / 21-0015 AbleLight - Edina 4 6’-10’62’-4”152’-6’ SHADOW STUDY - MARCH/SEPTEMBER 9:00 AM 3:00 PM12:00PM 9:00 AM 3:00 PM12:00PM SHADOW STUDY - DECEMBER EDINA, MN / 04.13.2022 / 21-0015 AbleLight - Edina 5 EXISTING SHADOW STUDY - MARCH/SEPTEMBER 9:00 AM 3:00 PM12:00PM 9:00 AM 3:00 PM12:00PM EXISTING SHADOW STUDY - DECEMBER EDINA, MN / 04.13.2022 / 21-0015 AbleLight - Edina 6 DEVELOPMENT SUMMARY: Ablelight Edina - New construction Updated 2022-03-22 DESCRIPTION Parking GSF Structured Parking Surface Parking Total Parking Amenity NLSF Efficiency Residential Parking Residential Units S1 Sublevel Parking 17,723 17,723 48 48 17,723 13,824 369 48 1 Lobby / Common / Commercial 17,723 46 46 17,723 4,600 10,236 58%16 2 Units / Amenity 17,723 17,723 13,824 78%16 3 Units 17,723 17,723 13,824 78%16 70,892 17,723 48 46 94 0 70,892 4,600 51,708 73% 48 48 Gross SF Parking GSF Structured Parking Surface Parking Total Parking Commercial GSF Residential GSF Amenity NLSF Efficiency Residential Parking Residential Units METRICS North and South Site Totals Single Family Lots UUnniitt TTyyppee MMiixx QQttyy TToottaall BBeeddss AAvvgg UUnniitt NNLLSSFF TToottaall NNLLSSFF Site SF 120,131 SF 30,000 1 BR 38%18 18 700 12,600 Site Acreage 2.76 Acres 0.69 2 BR 52%25 50 1,025 32,108 Dwelling Units 52 DU 4 3 BR 10%5 15 1,400 7,000 Dwelling Unit per Acre 18.9 DU/Acre 5.8 Residential Parking Ratio Per Unit 1.00 Stalls/Unit 2 Residential Parking Ratio Per Bedroom 0.58 Stalls/Bed 100%48 83 939 51,708 RESIDENTIAL MIX TOTAL PARKING RESIDENTIAL Gross SF Residential GSF COMMERCIAL Commercial GSF EDINA, MN / 04.13.2022 / 21-0015 AbleLight - Edina 7 EDINA, MN / 04.13.2022 / 21-0015 AbleLight - Edina 8 EDINA, MN / 04.13.2022 / 21-0015 AbleLight - Edina 9 EDINA, MN / 04.13.2022 / 21-0015 AbleLight - Edina 10 EDINA, MN / 04.13.2022 / 21-0015 AbleLight - Edina 11 The CITY of EDINA Sketch Plan Review – 7200 & 7250 France Avenue The CITY of EDINA EdinaMN.gov 2 Site The CITY of EDINA EdinaMN.gov 3 Site Site The CITY of EDINA EdinaMN.gov 4 The CITY of EDINA EdinaMN.gov 5 The CITY of EDINA EdinaMN.gov 6 2018 Approved Overall Development Plan The CITY of EDINA EdinaMN.gov 7 2018 Approved Overall Development Plan The CITY of EDINA EdinaMN.gov 8 Site 2018 Approved Overall Development Plan The CITY of EDINA EdinaMN.gov 9 2018 Approved Overall Development Plan Site The CITY of EDINA EdinaMN.gov 10 Sketch Plan Proposal The CITY of EDINA EdinaMN.gov 11 The CITY of EDINA EdinaMN.gov 12 The CITY of EDINA EdinaMN.gov 13 The CITY of EDINA EdinaMN.gov 14 The CITY of EDINA EdinaMN.gov 15 The CITY of EDINAThis Request Requires: EdinaMN.gov 16 A Rezoning to revise the existing Planned Unit Development District The CITY of EDINA Planning & Zoning DiscretionPyramid Bldg Permit Site Plan Review Conditional Use Permit Zoning, Rezoning Comprehensive Plan Subdivisions/Plats Variances More Discretion Less Discretion The CITY of EDINA EdinaMN.gov 18 City Standard (PUD-16) (Measured to the curb) POD District (Measured to the curb) Proposed (Measured to the curb) Front – 72nd Street Front – France Ave. Front – Galagher Drive Side – West (north half) Side – West (south half Front – Loading Facility on 72nd Street 35 feet 39 feet 20 feet 90 feet 45 feet 30 feet 50 feet 30 feet 20 feet 20 feet 30 feet 35 feet 50 feet 35 feet 150+ feet 100+ feet 15 feet* Building Height 6 stories and 67 feet 4 stories and 48 feet 5 stories and 75 feet* Floor Area Ratio (FAR) 1.8 .50 .77* Building Coverage .30 .31* Parking Office – 605 spaces Retail – 242 spaces Total – 847 spaces 758 spaces* *Requires Variance for the original zoning requirement The CITY of EDINADiscussion/Sketch Plan Review EdinaMN.gov 19 Current Zoning, PUD-16, Planned Unit Development. As mentioned above, the current zoning of the site is PUD. The existing zoning would allow two six-story buildings with 299 unit of housing and 30,000 square feet of retail/restaurants and 10 owner occupied townhomes. The PUD was granted largely due to the dedication of public space on the property with the construction of a woonerf (public pedestrian and vehicular paths north south and east west though the site, the provision of 20% of the units affordable Previous Zoning, POD, Planned Office District. The underlying, or previous zoning on the site is POD, Planned Office District. The previous POD district would allow 113,000 square feet of office/medical office use. A freestanding retail use would not be allowed in a POD, Planned Office District. The proposed square footage of this development is 175,000 square feet. The CITY of EDINADiscussion/Sketch Plan Review EdinaMN.gov 20 OR, Office Residential Designation. The following is the land use description for OR, Office Residential (which this site is guided) in the Comprehensive Plan: “Transitional areas along major thoroughfares or between higher-intensity districts and residential districts. Many existing highway- oriented commercial areas are anticipated to transition to this more mixed-use character. Primary uses are offices, attached or multifamily housing. Secondary uses: Limited retail and service uses (not including “big box" retail), limited industrial (fully enclosed), institutional uses, parks and open space. Vertical mixed-use should be encouraged and may be required on larger sites.” •“Big box” retail is not defined in the Comprehensive Plan. General definitions of big box retail, usually describe big box and a single-use structure larger than 50,000 s.f. Examples of a big box store are often cited as Walmart, Kmart, Target, Home Depot, Ikea and Best Buy. The proposed grocery store is 45,000 square feet. The CITY of EDINADiscussion/Sketch Plan Review EdinaMN.gov 21 Future Woonerf (West Promenade) Suggested in the Southdale Design Experience Guidelines. While the proposed plans show a future woonerf, the development plans do not provide any north-south pedestrian connection at this time,and only provides a traditional driveway. The plans also don’t provide an indication of how the site would transition to a woonerf in the future. The future woonerf on the southern half of the site is partially located on the adjacent property. At a minimum, easements would need to be obtained for future construction at the expense of the property owners. Building Materials & Facades. Buildings must be made of natural materials (stone, brick) on the first vertical 60 feet of a building, and first floor ceiling heights must be 20 feet tall. As suggested in the Southdale Design Experience Guidelines and by City Code; all new front building facades that face the public realm must have 75 percent transparency (ability to see inside the building) at the ground level. When designing the final plans, the “street typologies” suggested in the Design Experience Guidelines should be more closely considered. The CITY of EDINADiscussion/Sketch Plan Review EdinaMN.gov 22 Truck Entrance on 72nd Street. The proposed loading facility on 72nd Street does not meet the setback requirements. Per Section 36-1382 of the Zoning Ordinance, “no loading facility shall be located within the required front street or side street setback for the principal building or within ten feet of an interior side lot line or a rear lot line.” A “loading facility” is defined as “the dock to or from which the transport vehicle is being loaded or unloaded, the berth for the vehicle while it is being loaded or unloaded and the areas needed to maneuver the vehicle into or out of the berth.” The CITY of EDINADiscussion/Sketch Plan Review EdinaMN.gov 23 Truck Entrance on 72nd Street. The proposed loading facility on 72nd Street does not meet the setback requirements. Per Section 36-1382 of the Zoning Ordinance, “no loading facility shall be located within the required front street or side street setback for the principal building or within ten feet of an interior side lot line or a rear lot line.” A “loading facility” is defined as “the dock to or from which the transport vehicle is being loaded or unloaded, the berth for the vehicle while it is being loaded or unloaded and the areas needed to maneuver the vehicle into or out of the berth.” SKETCH P LAN SUBMISSION 7 200 FRANCE EDINA, MN 2 E S G | A R C H I T E C T U R E & D E S I G N | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 TABLE OFCONTENTS A. SITECONTEXT B. PROJECT NARRATIVE + GUIDELINES C. SITE PLANS + MASSINGINFO D. SITE FORCES + IMPROVEMENTS E. CONCEPTUAL RENDERINGS +VISUALS 3 E S G | A R C H I T E C T U R E & D E S I G N | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 EXISTING SITECONDITIONS 4 E S G | A R C H I T E C T U R E & D E S I G N | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 EXISTING BIRD’S EYEVIEWS 5 E S G | A R C H I T E C T U R E & D E S I G N | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 EXISTING SITE PHOTOS 6 E S G | A R C H I T E C T U R E & D E S I G N | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 STATEMENT +NARRATIVE PROJECTOVERVIEW: The team envisions this site as an opportunity to create an iconic development along the France corridor that will be a catalyst for growth. • Project Team includes Orion Investments, ESG, and others to advance the development, entitlement and design of our redevelopment concept • The Greater Southdale District Plan and District Design Experience Guidelines serve as the main planning and design criteria for this stage. PROJECTPROGRAM: • Consistent with the City of Edina’s vision to create a street grid system • Two sites to be developed at a newly-established grade along France Ave. • Excavates site to create two levels of parking below newly-established grade • Stormwater retention pond and rain garden included to manage local rainfall on site and provide public amenity when not active 7 E S G | A R C H I T E C T U R E & D E S I GN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 SOUTHDALEVISION Architecture FieldOffice DRAFT for review – May 18, 2017 8 the vision: build upon existing assets 8DRAFT for review – May 18, 2017 Architecture FieldOffice DRAFT for review – May 18, 2017 9 the vision: improve access 9DRAFT for review – May 18, 2017 the vision:walkable the vision:human-scaled 8 E S G | A R C H I T E C T U R E & D E S I GN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 SOUTHDALEVISION Architecture FieldOffice DRAFT for review – May 18, 2017 12 the vision: architecturally varied 12DRAFT for review – May 18, 2017 Architecture FieldOffice DRAFT for review – May 18, 2017 14 the vision: family friendly 14DRAFT for review – May 18, 2017 the vision:green the vision:mixed-use 9 E S G | A R C H I T E C T U R E & D E S I GN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 UP DN 853.5' GROCER BUILDING ABOVE ESCALATOR CORE OFFICE BUILDING ABOVE OFFICE CORE 18 23 RAMP DOWNTO P2 RAMPUP TOL1 46 28 26 32 50 18 24 6 28 10 GROCER 44,365 GSF 7250 BUILDING 25,000 GSF/FLOOR 1-4 10-30,000 GSF/FLOOR 5 110,000-130,000 GSF N STREET LEVEL & LEVEL 1PLAN 10 E S G | A R C H I T E C T U R E & D E S I G N | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 SITE A (SOUTHEAST) •110,000-130,000 GSF Office building • 4 stories at 25,000 GSF + 1 amenity floorat 10,000-30,000 GSF •65’-75’ overall building height •74 Surface parking stalls on parcel; 214 parking spaces across two parking levels below grade • Strong street presence • Pedestrian access along internal streets and entry plaza • Large amenity floor and deck • Activates public-facing facades. AXONOMETRICNORTHWEST 11 E S G | A R C H I T E C T U R E & D E S I G N | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 SITE B(NORTHEAST): •40,000-45,000 SF National Grocer on corner •25’-30’ building height with equipment screening •58 Surface parking stalls on parcel; 412 parking spaces across two parking levels below grade • Desirable location on easily-navigable corner of 72nd and France • Surrounded by planted setbacks off of 72nd and France for pedestrian experience • Building entry points are along internal streets AXONOMETRICNORTHWEST 12 E S G | A R C H I T E C T U R E & D E S I G N | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 SITEPLAN: • Green and hardscape elements •132 Surface parking stalls;626 parking stalls across two levels of underground parking •4.55 Parking Stalls per 1000 SF across the Site. • Human-scaled, comfortable pedestrian experience • Native and low maintenance plantings at stormwater retention pond • Generous setback at France Ave frontage • Activate façades facing the public realm • Major building entry points to occcur on new internal streets adjacent to formal pedestrian plaza AXONOMETRICNORTHWEST D E S I GN | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 SITESECTIONS EAST - WEST 13 E S G | A R C H I T E C T U R E & NORTH - SOUTH | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 SITEACCESS SITE ENTRANCE 14 E S G | A R C H I T E C T U R E & D E S I G N SITEEGRESS | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 SITECONDITIONS EXISTING CONDITIONS 15 E S G | A R C H I T E C T U R E & D E S I G N POTENTIALCONDITIONS | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 SITECONNECTIONS PROPOSED SITE CONNECTIONS 16 E S G | A R C H I T E C T U R E & D E S I G N SOUTHDALE DESIGN GUIDELINES DISTRICTS SOUTHDALE DESIGN GUIDELINES FUTURE MASSING 17 E S G | A R C H I T E C T U R E & D E S I G N | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 PEDESTRIANCONNECTIONS 18 E S G | A R C H I T E C T U R E & D E S I G N | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 AveG(aA PlulbalicgR/Wh)er DriveF(ArPaubnliccR/We)Edge of Woods Edge of Woods Edge of Woods Edge of WWoooodds Wall d St W(A Pub7lic2R/Wn)Fr(AaPubnlic6"LCI(PAyPublN PROPOSED TOPO + DRAINAGE 19 E S G | A R C H I T E C T U R E & D E S I G N | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 Galla gher DriveAve(A Public R/W)F(ArPaubnliccR/We)Conc. Walk Wood Wall d St W(A Pub7lic2R/Wn)Fr(AaPubnlic6"LCI(PAyPublSANITARYSTUB CONNECTION TO GARAGELEVEL SANITARY TIE IN TO EXISTING SANITARY MANHOLE 44 LFPIPE SANITARY STUB CONNECTION TO GARAGELEVEL CORE DRILL AND SADDLE TEE CONNECTION TO EXISTING SANITARYPIPE 45 LFPIPE STORMWATEROUTLET LOCATION AND TIEINTO CITYSYSTEM,PUMP STATION TO BEUTILIZED COMBINED WATER SERVICE, STUB TO WITHIN5' OFBLDG CONNECT TOEXISTING WATERSTUB WETTAPCONNECTION W/ VALVE TOEXISTING CITY WATERMAIN PROPOSEDFIRE HYDRANT WITH GATE VALVE COMBINED WATER SERVICE, STUB TO GARAGELEVEL N UTILITYPLAN 20 E S G | A R C H I T E C T U R E & D E S I G N | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 LANDSCAPEPLAN 21 E S G | A R C H I T E C T U R E & D E S I G N | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 SITE VEGETATION - BEFORE 22 E S G | A R C H I T E C T U R E & D E S I G N | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 SITE VEGETATION - AFTER 23 E S G | A R C H I T E C T U R E & D E S I G N | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 VIEW FROMSOUTHWEST 24 E S G | A R C H I T E C T U R E & D E S I G N | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 VIEW FROMNORTHEAST 25 E S G | A R C H I T E C T U R E & D E S I G N | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 VIEW FROMSOUTHEAST 26 E S G | A R C H I T E C T U R E & D E S I G N | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 VIEW FROMNORTHWEST 27 E S G | A R C H I T E C T U R E & D E S I G N | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 VIEW FROMWEST VIEW FROMEAST GALLAGHER DRIVE72NDSTREET GALLAGHER DRIVE 72ND STREET 28 E S G | A R C H I T E C T U R E & D E S I G N | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 VIEW FROMSOUTH VIEW FROMNORTH FRANCE AVE FRANCE AVE 29 E S G | A R C H I T E C T U R E & D E S I G N | SKETCH PLAN PC MEETING - 7200 & 7250 FRANCE - EDINA, MN | 3.8.2022 THANK YOU! QUESTIONS?