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Home My WebLink About2023-04-12 Planning Commission Regular Meeting PacketAg enda Planning Commission City Of E dina, Minnesota City H all Council Chambers Wednesday, Apr il 12, 2023 7:00 PM Watch the m eeting on cable TV or at EdinaMN.gov/LiveMeeting s or Facebook.com /EdinaMN. Participate in Public Hearings Call 786-496-5601 E nter Confer ence Pin 6876070# Press *1 on your telephone keypad when you would like to g et in the queue to speak An operator will intr oduce you when it is your turn I.Ca ll To Ord er II.Roll Ca ll III.Approva l Of Meeting Agenda IV.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. V.Pu b lic Hea rings A.Public Hearin g: 6500 Ba rrie Road, Monum en t Sign Setb ack Va ria n ce VI.Rep orts/Recom m en d ation s A.Sketch Plan Review - 7235 France Aven u e VII.Cha ir An d Mem ber Com m ents VIII.Sta0 Com m ents IX.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 ampli4cation, an interpreter, large-print documents or something else, please call 952-927-8861 72 hours in advance of the meeting. Date: April 12, 2023 Agenda Item #: V.A. To:P lanning C ommission Item Type: R eport and R ecommendation F rom:Emily Bodeker, As s is tant C ity P lanner Item Activity: Subject:P ublic Hearing: 6500 Barrie R oad, Monument S ign S etbac k Varianc e 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 requested sign variance to allow the monument sign adjacent to 65th S treet W be 14 feet 6 inches from the curb. I N TR O D U C TI O N: T he applicant, Rodney H intz with M S P C ommercial, on behalf of, Bhatti Edina P roperties, property owner, is requesting a sign variance for the setback of a freestanding sign on the north side of the property at 6500 Barrie R oad. 6500 B arrie R oad is located at the southwest corner of the intersection of Barrie Road and 65th Street West. A site plan for a new medical office building on the subject property was approved in 2021. T he building is currently under construction. T he applicant is asking for one variance, for one of the two allowable monument signs. Outside of the proposed variance to the setback of the monument sign on the north side of the building, the proposed signage meets the requirements of the city’s sign code. AT TAC HME N T S: Description Staff Report Applicant Submittal Site Location Map Email from Traffic Safety Coordinator Better Together Public Hearing Comment Report Staff Pres entation The applicant, Rodney Hintz with MSP Commercial, on behalf of, Bhatti Edina Properties, property owner, is requesting a sign variance for the setback of a freestanding sign on the north side of the property at 6500 Barrie Road. This site is located at the southwest corner of the intersection of Barrie Road and 65th Street West. A site plan for a new medical office building on the subject property was approved in 2021. The building is currently under construction. The approved site plan included variances for the north and west setbacks. The approved building setback on the north side of the building is 18 feet (measured to the curb). The subject property has two street frontages and is allowed to have two freestanding signs, one adjacent to 65th Street West and one adjacent to Barrie Road. The applicant is asking for setback variance from 20 feet to 14 feet 6 inches, measured to the curb, for the freestanding sign on 65th Street West. All other signage is code compliant. Surrounding Land Uses Northerly: The Colony, three story condominiums; zoned PRD-4, Planned Residential District and guided Regional Medical Easterly: Single-story office and medical office; zoned POD-1, Planned Office District and guided Regional Medical Southerly: Four-story medical office building; zoned POD-1, Planned Office District and guided Regional Medical Westerly: Large surface parking lot for medical office; zoned POD-1, Planned Office District and guided Regional Medical April 12, 2023 PLANNING COMMISSION Emily Bodeker, Assistant City Planner B-23-05, Sign variance for monument sign setback at 6500 Barrie Road Information / Background: STAFF REPORT Page 2 Existing Site Features A 24,000 square foot medical office and surgery center is currently under construction on the site. A site Plan with variances was approved in 2021. Setback variances for the building under construction were approved for the 65th Street setback and for the side setback to the west. The closest setback on the north side of the building measures 18 feet to the curb. Planning Guide Plan designation: RM, Regional Medical Zoning: POD-1, Planned Office District *Requires a variance Compliance Table Signs located in the POD District Buildings four stories or less Sign Standards-POD Proposed Monument Signs Proposed Wall Signage Number of Signs: Square footage: Setback from curb Height: 1 wall sign per building per frontage and one freestanding sign per frontage. 86 square feet total between the two signs, with no individual sign being greater than 50 square feet. 20 feet 8 feet 1 monument sign adjacent to 65th Street and 1 sign adjacent to Barrie Road. Both monument signs are 36 square feet. *Monument Sign adjacent to 65th St: 14 feet 6 inches Monument sign adjacent to Barrie Rd: 20 feet. 8 feet 2 Both wall signs are 49.09 square feet. N/A N/A STAFF REPORT Page 3 PRIMARY ISSUES & STAFF RECOMENDATION Primary Issues Is the proposed variance justified? Yes, Staff believes the requested sign variance is justified. Minnesota Statues and Edina Ordinances required that the following conditions must be satisfied affirmatively to grant a variance. The proposed variance will: 1) Relieve practical difficulties that prevent a reasonable use from complying with ordinance requirements. Reasonable use does not mean that the applicant must show the land cannot be put to any reasonable use without the variance. Rather, the applicant must show that there are practical difficulties in complying with the code and that the proposed use is reasonable. The setback for the building on the north side of the property is 18 feet to the curb. The required setback for a monument sign is 20 feet measured to the curb. A monument sign could not be placed 20 feet to the curb due to the location of the building. A sign couldn’t be placed on the west side of the building due to the location of transformers and electrical conduits underground. The monument sign will allow for the building’s tenants to have some visibility due to the limited amount of building signage the building is allowed. The practical difficulty is caused by the small lot size of the lot and narrow width, which were the findings for the setbacks granted for the building. 2) There are circumstances that are unique to the property, not common to every similarly zoned property, and that are not self-created? As was determined when the site plan was approved for the building, this lot is the narrowest in the district. The circumstance of the small lot and narrow width limited where the building was able to be situated on the lot. The small lot size and width is not common in this area or zoning district. These circumstances were not created by the applicant. 3) Will the variance alter the essential character of the neighborhood? The proposed variance will not alter the essential character of the neighborhood. The location of the proposed sign will have limited impact on the surrounding neighborhood. The city’s traffic safety coordinator reviewed the location of the sign and verified that the proposed sign does not impede visibility and should provide adequate stopping distance. Staff Recommendation Approve the requested variance to allow the monument sign on the north side of the building to be setback 14 feet 6 inches to the curb based on the following findings: STAFF REPORT Page 4 1. The criteria for the proposed sign variance are met. The proposed monument sign will help with visibility for building tenants. 2. The practical difficulty is the size and width of the lot. The building under construction received a setback variance to allow the building to be setback 18 feet from the curb. The limited lot size and width were not created by the applicant. 3. The proposed signage will not alter the character of the neighborhood. 4. A sign couldn’t be placed on the west side of the building to meet the required setback due to the location of transformers and electrical conduits underground. Approval is subject to the following conditions: 1. The site must be developed and maintained in conformance with the following plans: • Sign plans and submittal date stamped March 16, 2023. 2. Separate sign permits are required for each proposed sign. 3. The sign must comply with Sec. 36-1655, Illuminated Signs. 651.287.8888 www.mspcommercial.com 1215 Town Centre Drive Suite 130 Eagan, MN 55123 Commercial Real Estate Expertise February 14, 2023 City of Edina-Planning Commission 4801 W. 50th Street Edina, MN 55424 RE: 6500 Barrie Road, Edina Bhatti GI Dear Planning Commission, Please accept this request from MSP Commercial on behalf of Bhatti Edina Properties, for a signage variance request. Bhatti Edina Properties has engaged Signart to provide and install building and monument signage for their new building at 6500 Barrie Road. In reviewing building setbacks and site lines, it was determined that placing a monument sign on the north side was not feasible to keep the sign within the setback requirement of 20’, as it would be up against the building and not visible due to loading area and building corners. Therefore, this request is to allow the north monument sign to be place at a setback of approximately 14’-6” from the curb line. By allowing this signage setback variance it will provide better visual for traffic traveling on W 65th Street, as there are larger trees on adjacent properties that is going to impact visibility to the building signage on the NW corner of the building. The proposed location of the monument sign will not have any impact adjacent properties and finishes will fit in with the aesthetics of the new building. We feel this variance is in good harmony with other variances approved for building setbacks as designed and approved by the City of Edina as part of the property development. Included in the package are full design drawings for all the site signage, from Signart Design for your review and consideration showing proposed location of the north Monument sign, along with Elevations and Dimensions. Please let me know if there are any further questions or information you need as part of the application process. On behalf of Bhatti Edina Properties, MSP Commercial thanks you for your consideration. Should you require any additional information, please let me know. Sincerely, Rodney Hintz Sr. Project Manager MSP Commercial SIGN PACKAGE REVISION F 3/16/2023 1 of 7 SIGN PACKAGE REVISION F 3/16/2023 2 of 7 SIGN PACKAGE REVISION F 3/16/2023 3 of 7 SIGN PACKAGE REVISION F 3/16/2023 4 of 7 SIGN PACKAGE REVISION F 3/16/2023 5 of 7 SIGN PACKAGE REVISION F 3/16/2023 6 of 7 See Next Page for alternate location and variance request for Monument sign on North side. If signage set back 20', puts sign up against building, with limited visibility. SIGN PACKAGE REVISION F 3/16/2023 7 of 7 Variance request and proposed location of Monuments sign at 14-6" set back from curb. Proposed North Monument sign locaiton with variance request to locate sign 14'-6" setback from curb in lieu of 20' SIGN PACKAGE REVISION E 2/1412023 7 of 7 aC MI tz •: CUSTOMER INFORMATION Customer: Bhatti GI Address: Edina, MN Sales: Jesse Yungner Site Plan with Sign Locations (Option 2) mi ,-- t ti GREEN SP -.___.. G 'Bhatti GP Channel Letterset (South Elevation) .. mu E 27-77- . SPACE —..) I S 'Bhatti GI' Channel Letterset West Elevation) ,,- ',/ tyi tvl 21.-6" IV' cp Multi-Tenant Monument Sign .... S Multi-Tenant Monument Sign Proposed Monument Sign Location. . . ...J._ DRAWING INFORMATION - g 1 N. ,.: SPACE ____ ' File Name:Bhatti GI Edina, MN Sign Locations (Site Plan) REV B 2-3-23 Date REV A 2-1-23 Revisions: REV B 2-3-23 Scale: 1/32" = 1.-0" at 11" x 17" Page: 1 of 1 Designer. Jenna Welke a.- I SPACE r GREEN . I 1 BUILDING FOOTPRINT APPROX 13,515 SF 1111 r GREEN SPACE ) . r GREEN SPACE ...) s. I I .. I d BARRIE ROAD Customer/ LL Approval: (signet) SignArt Company Eau Claire, WI 715-834-5127 800-235-5178 St. Paul, MN 651-688-0563 80o-69g-0563 0 www.signartusa.com This drawing was created to assist you in visualizing our proposal. It is the property of Sign Art Company and may not be used or reproduced by others. 20 1 ARCHITECTURAL SITE PLAN Alt, ®—EI A1.1 1/16" = I-0" 0. 10 20 AO NIII I .. NORTH --El \ \ \ SIGN PACKAGE REVISION E 2/14/2023 6 of 7 3 3 3 CUSTOMER INFORMATION Customer. Bhatti GI Address: Edina, MN Sales: Jesse Yungner Site Plan with Sign Locations (Option 1) MU 2: la G-i , - - -1' -- — a GI' Channel Letterset (South Elevation) AIM ,Bhatti " SE k"-- ,. GREEN SP .--// .7,/,. 1- . L l 'Bhatti GI' Channel Letterset (West Elevation) sn of E a Multi-Tenant Monument Sign 0-04- . S Multi-Tenant Monument Sign I If signage set back 20'. • puts sign right up s ." ' ..-._ DRAWING INFORMATION File Name: Bhatti GI Edina, MN Sign Locations (Site Plan) REV B 2-3-23 Date REV A 2-1-23 Revisions: REV B 2-3-23 Scale: 1/32" = 1'-0" at 11" x 17" Page: 1 of 1 Designer: Jenna Welke against building, with .. limited visibility. f: (-• GREEN SPACE -..) • _ n I r GREEN SPACE .- MI BUILDING FOOTPRINT APPROX 13,515 SF r GREEN 7 I '.1 I il I r GREEN SPACE ) BARRIE ROAD Customer/ LL Approval: 11 (signet) SignArt Company Eau Claire, WI 715-834-5127 800-235-5178 St. Paul, MN 651-688-0563 800-699-0563 0 www.signartusa.com This drawing was created to assist you in visualizing our proposal. It is the property of Sign Art Company and may not be used or reproduced by others. CD 020-3 'A UTE] 20'-0 1 ARCHITECTURAL SITE PLAN AL- • A1.1 1/16" = 1-0" CP 10 20 +oVI I 0 i. - - - NORTH PI ®-- 4= I ._„ . 1 Emily Bodeker From:Nick Bauler Sent:Thursday, April 6, 2023 10:55 AM To:Emily Bodeker Subject:RE: Anonymous User completed Public Hearing Comments-6500 Barrie Rd. Emily, Following a site visit, I see no concern from a traffic safety perspective regarding the proposed location of the sign. The biggest potential impact I reviewed would be for eastbound drivers on W 65th St approaching Barrie Rd. Eastbound W 65th traffic is stop controlled at Barrie, the main concern is to maintain adequate visibility of the stop sign. This proposed sign does not impede the visibility and should provide adequate stopping distance. Did you want any response to the public comment mentioned below? Thanks, Nick Bauler, Traffic Safety Coordinator 952-826-0349 | Fax 952-826-0392 7450 Metro Blvd. | Edina, MN 55439 NBauler@EdinaMN.gov | EdinaMN.gov Share your thoughts and ideas with the City online! Visit www.BetterTogetherEdina.org. From: Emily Bodeker <EBodeker@EdinaMN.gov> Sent: Thursday, April 6, 2023 9:19 AM To: Nick Bauler <NBauler@EdinaMN.gov> Subject: RE: Anonymous User completed Public Hearing Comments-6500 Barrie Rd. Yes, that’s correct! Thanks Nick! Emily Bodeker, Assistant City Planner 952-826-0462 | Fax 952-826-0389 4801 W. 50th St. | Edina, MN 55424 EBodeker@EdinaMN.gov | EdinaMN.gov From: Nick Bauler <NBauler@EdinaMN.gov> Sent: Thursday, April 6, 2023 8:59 AM To: Emily Bodeker <EBodeker@EdinaMN.gov> Subject: RE: Anonymous User completed Public Hearing Comments-6500 Barrie Rd. Hi Emily, If I’m looking at these plans properly, is the proposed sign the small red box listed D1? Located 14’6” from the curb of W 65th St? Survey Responses Public Hearing Comments-6500 Barrie Rd. Better Together Edina Project: Public Hearing: 6500 Barrie Road VISITORS 3 CONTRIBUTORS 3 RESPONSES 3 1 Registered 0 Unverified 2 Anonymous 1 Registered 0 Unverified 2 Anonymous Respondent No:1 Login:Anonymous Email:n/a Responded At:Apr 05, 2023 15:16:27 pm Last Seen:Apr 05, 2023 15:16:27 pm IP Address:n/a Q1.First and Last Name Joel Stegner Q2.Address 6312 Barrie Road 1C Q3.Comment The only issue is whether it obstructs the view of drivers turning left or right going east on 65th or turning left or right off of Barrie Road onto 65th. During construction, the view has often been obscured and the turns are difficult already because of so many driveways and all the traffic on the road, particularly as it is the road in Edina with the most traffic without sidewalks, I believe there are plans to rebuild Barrie Road in 2023, adding sidewalks.! The city recently allowed parking in front of Edina Towers. With problems with snow plowing, there are not two full lanes right after a blind turn. There are three outlets just from Edina Towers. The area is already congested and I wonder whether the proposed road redesign is adequate. The builders have left large vehicles on the street blocking traffic and I wonder if street parking will be allowed also on that part of Barrie. There has been no recent communication about any of this to the neighborhood. This notice and this explanation could have indicated when the project is expected to be done and what will happen after. Rather than communicating minimally, please try to provide more of a content? Respondent No:2 Login:Anonymous Email:n/a Responded At:Apr 06, 2023 05:52:33 am Last Seen:Apr 06, 2023 05:52:33 am IP Address:n/a Q1.First and Last Name Linda Olson Q2.Address 6405 Barrie Rd Q3.Comment I am not in favor of the variance. After reviewing the documents, I found no visual of how the monument signage would look from the street, as is being proposed. I am concerned the sign would be too close to traffic causing visibility problems for drivers. The sign seems very large for the location. According to the documentation, there are large signs on the building that can be seen from 65th Street and Barrie Rd. So the arguments that the monument sign would not be seen seems very weak and superficial. I would be in favor of a much smaller sign, perhaps. This proposed monument sign does not fit the site location, and should have been considered while the building was being designed. No variance for the monument sign Respondent No:3 Login:Liz Olson Email:lkolson@EdinaMN.gov Responded At:Apr 06, 2023 07:42:03 am Last Seen:Apr 07, 2023 13:18:57 pm IP Address:156.142.13.110 Q1.First and Last Name Floy Sims Q2.Address 6433 Barrie Road Q3.Comment As long as that sign does not block use for people turning left or right at that intersection. I turn left off 65th onto Barrie Road several times a week. Thank you so much I'll try to get in on the public hearing on the 12th. Thank you. (Voicemail received 4/5/23 at 4:23 PM. Transcribed by City Staff) The CITY of EDINA B-23-05 6500 Barrie Road Sign Setback Variance The CITY of EDINA www.EdinaMN.gov 2 6500 Barrie Road The CITY of EDINA www.EdinaMN.gov 3 The CITY of EDINA www.EdinaMN.gov 4 The CITY of EDINAIs the proposed variance justified? Yes. 1. The criteria for the proposed sign variance is met. The proposed monument sign will help with visibility for building tenants. 2. A sign couldn’t be placed on the west side of the building to meet the required setback due to the location of transformers and electrical conduits underground. 3. The practical difficulty is the size and width of the lot. The building under construction received a setback variance to allow the building to be setback 18 feet from the curb. The limited lot size and width were not created by the applicant. 4. The proposed signage will not alter the character of the neighborhood. www.EdinaMN.gov 5 The CITY of EDINA www.EdinaMN.gov 6 The CITY of EDINASite Photos www.EdinaMN.gov 7 The CITY of EDINA www.EdinaMN.gov 8 The CITY of EDINA www.EdinaMN.gov 9 The CITY of EDINA www.EdinaMN.gov 10 The CITY of EDINA36-1655.- Illuminated Signs. www.EdinaMN.gov 11 Illuminated signs shall comply with the following requirements: 1. No sign shall change in either color or intensity of light more frequently than once per hour, except signs giving the time, date, temperature or weather information. 2. All incandescent bulbs or fluorescent tubes, except neon, LED or fiber optic light sources, shall be shielded with an opaque or translucent material. 3. No sign which is visible from a residential district, located within 200 feet of the sign, shall be illuminated between 10:00 p.m. and 7:00 a.m.; provided, however, such signs may be illuminated at any time when the use identified by the sign is open for business. 4. The planner may specify additional restrictions regarding the hours of illumination as a condition to the issuance of a permit. Date: April 12, 2023 Agenda Item #: VI.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 - 7235 F ranc e Avenue Dis cus s ion 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: Enclave Companies have submitted a sketch plan proposal for redevelopment of the M acy’s Furniture store site at 7235 F rance Avenue. T he proposal is to tear down the existing structure and build the following: Two 150,000 square foot office buildings (10 and 11 stories) on France Avenue and two 7-story multifamily residential buildings, 230 units in each building, on the east side of the site adjacent to the P romenade. AT TAC HME N T S: Description Planning Commission Staff Memo Applicant Narrative Proposed Sketch Plans AFO Review (Mic Johns on) Southdale Area Design Experience Guidelines Site Location, Zoning, & Comp. Plan Applicant Pres entation Staff Pres entation 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 12, 2023 To: Planning Commission From: Cary Teague, Community Development Director Re: Sketch Plan Review – 7235 France Avenue Enclave Companies have submitted a sketch plan proposal for redevelopment of the Macy’s Furniture store site at 7235 France Avenue. The proposal is to tear down the existing structure and build the following: Two 150,000 square foot office buildings (10 and 11 stories) on France Avenue and two 7-story multifamily residential buildings, 230 units in each building, on the east side of the site adjacent to the Promenade. The request would require the following:  Rezoning from PCD-3 to PUD. Flexibility would be requested through the PUD Ordinance to vary from existing setback, height, and floor area ratio (FAR) requirements. The PUD Zoning is also used to ensure the affordable housing on the site.  Consideration of an Environmental Assessment Worksheet (EAW). An EAW considers the impacts the project will have on the environment. WSB has been hired by the City of Edina, at the expense of the developer to perform the EAW. The table on the last page of this report demonstrates how the proposed new buildings would comply with the Planned Commercial District. The Planning Commission is asked to provide non-binding comments focusing on the justification of the use of a PUD for this project, and the Design Experience Guidelines. Mic Johnson, AFO, Architectural Field Office has provided a review of the proposed plans, based on the Guidelines. (See attached.) As stated in the Design Experience Guidelines “Flexibility is not a right, but rather the natural by- product of a fair exchange for benefits, collaboration, and quality in development.” City of Edina • 4801 W. 50th St. • Edina, MN 55424 Additional Considerations/Staff Concerns  CAC, Community Activity Center. The following is the land use description for CAC, Community Activity Center (which this site is guided) in the Comprehensive Plan: “Contains larger scale uses, height and coverage. Primary uses: Retail, office, lodging, entertainment, and residential uses, combined or in separate buildings. Secondary uses: Institutional and recreational. Buildings should be placed in appropriate proximity to streets to create pedestrian scale. Buildings may “step down" at boundaries with lower-density districts and upper stories “step back" from street. More stringent design standards for larger buildings. Emphasize pedestrian circulation; re-introduce finer-grained circulation patterns where feasible.”  Residential Density. This site is 7.97 acres in size. There are 460 units proposed. The overall density would be 58 units per acre, or when using just the residential sites, 115 units per acre. The Comprehensive Plan allows between 90-150 units per acre on the site.  Affordable Housing. The applicant is proposing 10% of the units (46) to be provided for affordable housing, per the City’s Affordable Housing Policy.  Building Height. The proposed building height of the office buildings is 11 stories and 150 feet tall. The City Code requirement is 8 stories and 96 feet. The Southdale area design experience guidelines contemplate greater height in this area in between France and York Avenues. Edina City Code requires buildings over nine stories to be setback six times the height of the building from R-1 zoned property. This 150-foot-tall building would require a 900-foot setback to the nearest R-1 property or single-family home lot. The nearest lots are 720 feet to the west. (See attached map.)  Floor Area Ratio (FAR). The proposed FAR of roughly 2.4 is high compared to the most recent project with a high FAR. The 70th and France redevelopment site is to be 2.1.  Street Room Typology 2. The proposed building on the northwest lot does not follow Typology 2 in the design guidelines. The maximum height recommended is 84 feet. (See page 27 in the attached Design Experience Guidelines.) Reducing the height of the office buildings to closer follow the Guidelines would also address the building height issue mentioned above. Building height for the office should be reduced to meet this street room typology.  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, especially on the south and west sides of the building. City of Edina • 4801 W. 50th St. • Edina, MN 55424  Pedestrian Connections. Pedestrian sidewalks are proposed on all sides of the building, including connections from France to the Promenade. Public use easements would be established over these areas.  Sustainability. Any formal application must meet the City’s Sustainability Policy.  Traffic & Parking Study. Would be required as part of any formal application.  Environment Assessment Worksheet. The proposed project at full build out would qualify for consideration of an Environmental Assessment Worksheet (EAW). An EAW will be performed by WSB on behalf of the City of Edina at the applicants’ expense. (See attached EAW.) The guidelines for an EAW are outlined by the Minnesota Environmental Quality Board (EQB). The EAW guidelines provide information about a project that may have the potential for environmental effects. Cumulative potential effects can either be addressed under each applicable EAW Item or can be addressed collectively in the EAW. The purpose of an EAW is to determine whether a full Environment Impact Statement (EIS) must be done.  The table on the last page of this memo demonstrates how the proposal would comply with the PCD-3 Zoning District standards, and the designated future land use plan in the Comprehensive Plan. Please note that variances would be required for setbacks, height, and floor area ratio. PUD The purpose and intent of a PUD is to include most or all of the following: a. provide for the establishment of PUD (planned unit development) zoning districts in appropriate settings and situations to create or maintain a development pattern that is consistent with the City's Comprehensive Plan; b. promote a more creative and efficient approach to land use within the City, while at the same time protecting and promoting the health, safety, comfort, aesthetics, economic viability, and general welfare of the City; c. provide for variations to the strict application of the land use regulations in order to improve site design and operation, while at the same time incorporate design elements that exceed the City's standards to offset the effect of any variations. Desired design elements may include: sustainable design, greater utilization of new technologies in building design, special construction materials, landscaping, lighting, stormwater management, pedestrian oriented design, and podium height at a street or transition to residential neighborhoods, parks or other sensitive uses; d. ensure high quality of design and design compatible with surrounding land uses, including both existing and planned; City of Edina • 4801 W. 50th St. • Edina, MN 55424 e. maintain or improve the efficiency of public streets and utilities; f. preserve and enhance site characteristics including natural features, wetland protection, trees, open space, scenic views, and screening; g. allow for mixing of land uses within a development; h. encourage a variety of housing types including affordable housing; and i. ensure the establishment of appropriate transitions between differing land uses. Below is a compliance table demonstrating how the proposed new building would comply with the existing PCD-3 Standards on the lot. Compliance Table (Not exact as this is a sketch plan) City Standard (PCD-3) (Setback measured from the front building line to the curb) Proposed (Setback measured from the front building line to the curb) Building Setbacks Front – France Avenue Side – North Side – South Rear – Promenade Setback to R-1 Property 50 feet 50 feet or building height (150 feet) 50 feet or building height (150 feet) 50 feet or building height (82 feet) 900 feet 50 feet 20 feet* 35 feet* 21 feet* 718 feet* Building Height 8 stories & 96 feet 7-11 stories and 150 feet* Density 90-150 units per acre 115 units per acre (using just the residential sites) (58 units per acre overall) Floor Area Ratio (FAR) .50% 2.4%* Parking Retail/Office = 1,000 spaces Residential = 460 enclosed spaces 1,460 spaces total 1,200 574 proposed enclosed spaces 24 surface spaces 1,838 spaces total proposed *Does not meet base Zoning Standards-Flexibility would be requested through a PUD City of Edina • 4801 W. 50th St. • Edina, MN 55424 March 9, 2023 Cary Teague, Community Development Director Members of the Edina City Council & Planning Commission City of Edina 4801 W 50th Street Edina, MN 55424 RE: MACY’S FURNITURE STORE MIXED -USE REDEVELOPMENT Mr. Teague, Members of the Edina City Council & Planning Commission: Enclave is pleased to present this proposal for a premier mixed-use community located at 7235 France Avenue South. Please accept this submittal for a Planned Unit Development (PUD): Schematic Plan Application. The subject property is approximately 7.97-acres in gross size and is currently operating as a Macy’s Furniture Store. Enclave has entered into a purchase agreement and sale agreement with the property owner, Macy’s. This redevelopment proposal would require the demolition/clearing of all improvements on the existing site, and relocation of the existing Macy’s Furniture store. In consultation with ESG Architecture & Design, Enclave has reviewed the City’s Comprehensive Plan and the Greater Southdale District Plan. Enclave has also discussed this proposed development with City staff. Based on guidance received, Enclave is proposing breaking up the subject property into four (4) developments/blocks, as generally outlined below, and further described within the enclosed plans. • NW Block: approx. 150K square foot +/- office building, w/ground floor active uses, fronting France Ave • SW Block: approx. 150K square foot +/- office building, w/ground floor active uses, fronting France Ave • NE Block: approx. 230-unit +/- multifamily building, w/ground floor active uses, fronting Centennial Lakes Promenade • SE Block: approx. 230-unit +/- apartment building, w/ground floor active uses, fronting Centennial Lakes Promenade DEVELOP  CONSTRUCT  MANAGE 2 This development will include the following: • Expansion of Centennial Lakes Promenade Developer to dedicate portion of land, located on the NE corner of the subject property, to the City, expanding Centennial Lakes Promenade. • New Plaza/Woonerf Project design includes construction of a new east-to-west plaza/woonerf connection between France Avenue and Centennial Lakes Promenade, including ground floor active uses and public placemaking. • New Public Trail Connection Project design includes a new public trail connection, located on the north side of Subject property, connecting France to Centennial Lakes Promenade. • Live-Work Units Apartment buildings will include live-work units, attractive for small and/or startup businesses. Live-work units have individual addresses and include exterior, ground-floor public access and are pre-wired for an exterior sign. • Solar & EV Apartment buildings will include provision of solar power on rooftops and electric vehicle charging stations. • Stormwater Treatment No stormwater treatment occurring on subject property today. New development will comply with City and Watershed standards, resulting in a significant and material net improvement to stormwater treatment. • 10% Affordable Apartment Units The proposed apartment building will include 10% of units rented to individuals with a maximum 50% AMI (approximately 46 units +/-). • Job Creation This development will yield a significant amount of new Class A office space, which will result in high - quality job creation. The project team includes: • Enclave—Lead developer and applicant for overall project • ESG—Architectural and project design • Stantec—Civil engineering, landscaping design, storm water design, site plan design • Braun Intertec—Environmental, geotechnical, pre-demo, and TIF consulting services Enclave does anticipate the need for TIF Assistance on this project. Upon receiving PUD schematic design feedback from the City/neighborhood, Enclave will complete its underwriting and work with City staff to submit a TIF Application, all required materials, and the required escrow. On behalf of our development team, Enclave is honored to submit this proposal. We are grateful for the opportunity to be considered by the City of Edina. Respectfully, Patrick E. Brama CITY OF EDINA - SKETCH PLAN SUBMISSION 7235 FRANCE AVE S EDINA, MNSubmitted 03/09/2023 TABLE OF CONTENTS 7-10 3-7 11-13 SOUTHDALE VISION EXISTING SITE AND CONTEXT ABOUT ENCLAVE 14-23 CONCEPTUAL SITE DIAGRAMS AND VISUALS 2 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023 Submitted 03/09/2023 About Enclave As a unified real estate investment firm, Enclave’s development, construction, and management teams create distinct spaces and places where partners, team members, and communities thrive. By functioning as developer, contractor, and property manager, we remain hands-on in owning each phase of an asset’s lifecycle. 100+ Projects Completed Since 2011 80+ Multifamily/Mixed-Use Developments 200+ Team Members ABOUT ENCLAVE3 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023 Submitted 03/09/2023 MULTIFAMILY HEALTHCARE MIXED-USE INDUSTRIAL Serving multifamily, mixed-use, industrial, healthcare and commercial industries ABOUT ENCLAVE4 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023 Submitted 03/09/2023 Enclave’s Role •Property Under Contract (Buyer) •Lead Developer/Primary Applicant •Assemble Project Team: ESG Architecture & Design, Stantec, and Braun Intertec ABOUT ENCLAVE5 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023 Submitted 03/09/2023 Area & Site Familiarity •Real estate brokerage and market research community •In-depth internal market analysis •Edina 2040 Comprehensive Plan •Greater Southdale District Guidelines •Preliminary discussions with City Staff ABOUT ENCLAVE6 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023 Submitted 03/09/2023 The Vision Pedestrian friendly mixed-use development making strong connections between France Avenue and Centennial Lakes Promenade. The proposed design intentionally incorporates and enhances Centennial Lakes Promenade, includes various sustainable strategies, and meets the City’s goal of providing 10% of residential units at 50% AMI. ABOUT ENCLAVE7 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023 Submitted 03/09/2023 EXISTING SITE CONTEXT8 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023 Submitted 03/09/2023 EXISTING BIRD’S EYE LOOKING NORTHEAST LOOKING SOUTHEAST LOOKING NORTHWEST LOOKING SOUTHWEST Project Site France Ave SFrance Ave S Project SiteFrance Ave SFrance Ave S Project SiteFrance Ave SFrance Ave S Project Site France Ave SFrance Ave S9 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023 Submitted 03/09/2023 EXISTING SITE IMAGES10 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023 Submitted 03/09/2023 SOUTHDALE VISION PROPOSED SITE CONNECTIONS SOUTHDALE DESIGN GUIDELINES DISTRICTS SOUTHDALE DESIGN GUIDELINES FUTURE MASSING 11 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023 Submitted 03/09/2023 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 12 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023 Submitted 03/09/2023 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 13 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023 Submitted 03/09/2023 OVERVIEW + PROGRAM PROJECT OVERVIEW: Enclave is pleased to present this proposal for a premier mixed-use community located at 7235 France Avenue South. Please accept this submittal for a Planned Unit Development (PUD): Schematic Plan Application. The subject property is approximately 7.97-acres in gross size and is currently operating as a Macy’s Furniture Store. Enclave has entered into a purchase agreement and sale agreement with the property owner, Macy’s. This redevelopment proposal would require the demolition/clearing of all improvements on the existing site, and relocation of the existing Macy’s Furniture store. In consultation with ESG Architecture & Design, Enclave has reviewed the City’s Comprehensive Plan and the Greater Southdale District Plan. Enclave has also discussed this proposed development with City staff. Based on guidance received, Enclave is proposing breaking up the subject property into four (4) developments/ blocks, as generally outlined below, and further described within the enclosed plans. PROJECT PROGRAM: • NW Block: 150K square foot office building, w/ground floor active uses, fronting France Ave • SW Block: 150K square foot office building, w/ground floor active uses, fronting France Ave • NE Block: 230-unit multifamily building, w/ground floor active uses, fronting Centennial Lakes Promenade • SE Block: 230-unit apartment building, w/ground floor active uses, fronting Centennial Lakes Promenade 14 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023 Submitted 03/09/2023 SITE DIAGRAM EXISTING PROPOSED•no engagement along France•primarily surface parking (impervious) •no pedestrian connectivity •no engagement along Promenade•single story (underutilized) 15 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023 •green node •pedestrian node •pedestrian node •pedestrian/plaza connectivity •connectivity•connectivity•NW Block •SW Block •NE Block •SE Block •connectivity•connectivity•engage and further activate Promenade•tie into east/west connectivity •connectivity•connectivity Submitted 03/09/2023 SITE PLAN SECTION 4 NSCALE: 1"=60'16 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023 Submitted 03/09/2023 BIRDSEYE MASSING VIEWS LOOKING SW LOOKING NE LOOKING NW LOOKING SE 17 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023 Submitted 03/09/2023 SECTION PERSPECTIVES SECTION 1: FRANCE AVE SECTION 2: INTERIOR Greater Southdale Area District Plan | Design Experience Guidelines DRAFT November 15, 2018 page 27 The street room experience within Typology 2 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 building podium height of 60 feet. Above the 60-foot height limit, additional height should step back 10 feet from the face of the building, to a maximum height of 84 feet. • 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. Dimensional Characteristics of Street Room Typology 2Cornelia Overlay at France Avenue 84 Feet France Avenue 60 Feet Traffic Lanes50 Foot Setback 10 Foot Step Back Greater Southdale Area District Plan | Design Experience Guidelines DRAFT November 15, 2018 page 29 Street Typologies 60’ Wide Connector Street Typical 60’ Wide Local Street (within super-blocks) 105 Feet 20 Foot Step Back 60 Feet 2 Foot Step Back 2 Way Traffic Plus Parking 12’ Sidewalk 12’ Sidewalk It is recommended that buildings above 60 feet step back a minimum of 20 feet when there is an opposing building at the street edge Podium Heights can vary The intent is to create a street that provides a access from roads that are bordered by France and York and are connected by east /west streets such as Parklawn Ave, Parklawn Court, Hazelton Road, W 70th, W 69th, W 65th. Internal street within the supper block provide interconnections between supper block connecting residents across the district north and south supporting potential for community space. By creating pedestrians walkways with existing public and private infrastructure thereby supporting connections within and outside the block. The street width is based on the nature of the uses within the larger super block structure. They can be lined with a mix of uses, including residential and retail while providing connectivity within a neighborhood. They contain shady places to walk the dog or sit and have a coffee connecting to neighborhood parks, places of worship, and schools. Unique to the Greater Southdale District, many of the Connector Streets may become entirely devoted to landscaping. B The street room experience within Typology 3 will be shaped by the following experience guidelines: • New local streets should be 60 feet in width. Those streets which carry vehicular traffic should comprise two traffic lanes with two lanes of parking or pick-up/drop-off. Sidewalks should be located on each side of these vehicular streets as illustrated in the diagram above. • Minimizing vehicular access to provide drop off, service and parking can be planned to share the vehicular needs of blocks allowing the remaining spaces between the remaining blocks to be used in a variety of ways for the benefit of the community. This “space between” buildings can be transformed into pocket parks, gardens, play areas, plazas, wetlands, and many other activities that support the health and wellbeing of the community. • Building podium heights can vary, from 36 feet up to 60 feet. • Above the 60 foot height limit, the long sides of a rectangular or “L” shaped building need to step back 20 feet from the street room facade (as illustrated in the building at left in the diagram above), and the narrow ends need to step back 2 feet from the street room facade (building at right in diagram above). This minimizes the impact of the taller building form on sunlight at the street, and provides a lower-scale building at the street, resulting in a more cohesive and comfortable pedestrian experience. The footprint on taller residential buildings should not exceed 12,000 SF, while taller commercial buildings are permitted larger footprints of up to 24,000 SF for efficient space utilization. • 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. Vehicular access to the buildings should be as close as possible to primary superblock streets (e.g. Typology 4 or 5). Dimensional Characteristics of Street Room Typology 3 New Local Streets Greater Southdale Area District Plan | Design Experience Guidelines DRAFT November 15, 2018 page 29 Street Typologies 60’ Wide Connector Street Typical 60’ Wide Local Street (within super-blocks) 105 Feet 20 Foot Step Back 60 Feet 2 Foot Step Back 2 Way Traffic Plus Parking 12’ Sidewalk 12’ Sidewalk It is recommended that buildings above 60 feet step back a minimum of 20 feet when there is an opposing building at the street edge Podium Heights can vary The intent is to create a street that provides a access from roads that are bordered by France and York and are connected by east /west streets such as Parklawn Ave, Parklawn Court, Hazelton Road, W 70th, W 69th, W 65th. Internal street within the supper block provide interconnections between supper block connecting residents across the district north and south supporting potential for community space. By creating pedestrians walkways with existing public and private infrastructure thereby supporting connections within and outside the block. The street width is based on the nature of the uses within the larger super block structure. They can be lined with a mix of uses, including residential and retail while providing connectivity within a neighborhood. They contain shady places to walk the dog or sit and have a coffee connecting to neighborhood parks, places of worship, and schools. Unique to the Greater Southdale District, many of the Connector Streets may become entirely devoted to landscaping. B The street room experience within Typology 3 will be shaped by the following experience guidelines: • New local streets should be 60 feet in width. Those streets which carry vehicular traffic should comprise two traffic lanes with two lanes of parking or pick-up/drop-off. Sidewalks should be located on each side of these vehicular streets as illustrated in the diagram above. • Minimizing vehicular access to provide drop off, service and parking can be planned to share the vehicular needs of blocks allowing the remaining spaces between the remaining blocks to be used in a variety of ways for the benefit of the community. This “space between” buildings can be transformed into pocket parks, gardens, play areas, plazas, wetlands, and many other activities that support the health and wellbeing of the community. • Building podium heights can vary, from 36 feet up to 60 feet. • Above the 60 foot height limit, the long sides of a rectangular or “L” shaped building need to step back 20 feet from the street room facade (as illustrated in the building at left in the diagram above), and the narrow ends need to step back 2 feet from the street room facade (building at right in diagram above). This minimizes the impact of the taller building form on sunlight at the street, and provides a lower-scale building at the street, resulting in a more cohesive and comfortable pedestrian experience. The footprint on taller residential buildings should not exceed 12,000 SF, while taller commercial buildings are permitted larger footprints of up to 24,000 SF for efficient space utilization. • 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. Vehicular access to the buildings should be as close as possible to primary superblock streets (e.g. Typology 4 or 5). Dimensional Characteristics of Street Room Typology 3 New Local Streets Greater Southdale Area District Plan | Design Experience Guidelines DRAFT November 15, 2018 page 27 The street room experience within Typology 2 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 building podium height of 60 feet. Above the 60-foot height limit, additional height should step back 10 feet from the face of the building, to a maximum height of 84 feet. • 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. Dimensional Characteristics of Street Room Typology 2 Cornelia Overlay at France Avenue 84 Feet France Avenue 60 Feet Traffic Lanes50 Foot Setback 10 Foot Step Back 50' 63' 20' 76' ACTIV E U S E PARKIN G L2(10')P A R K I N G L6 (15') O F F I C E L3 (10')P A R K I N G L4 (10')P A R K I N G L5 (10')P A R K I N G L7 (15') O F F I C E L8 (15') O F F I C E (L9 15') O F F I C E L10 (15' ) O F F I C E BELOW G R A D E P A R K I N G PARKIN G 63' 70'BELOW GRADE PARKING L1a (10') PARKING L1b (10') PARKING L2 (10') PARKING L3 (10') PARKING L4 (10') PARKING L5 (10') PARKING 20' 60' 12' 16' L6 (15') OFFICE L10 (15') OFFICE BELOW GRADE PARKING 12'L1 (12') RES L1 ( 2 0 ' ) 36' 32'L7 (15') OFFICE L8 (15') OFFICE L9 (15') OFFICE L2 (10.5') RES L3 (10.5') RES L4 (10.5') RES L5 (10.5') RES L6 (10.5') RES L7 (10.5') RES 3' bays 82' 150' 150' 18 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023 Submitted 03/09/2023 SECTION PERSPECTIVES SECTION 4: PROMENADE Greater Southdale Area District Plan | Design Experience Guidelines DRAFT November 15, 2018 page 35 The street room experience within Typology 6 will be shaped by the following experience guidelines: • The 36 foot height along the Central Spine encourages a mix of uses focused on entertainment venues such as restaurants, gathering places or community-oriented facilities that provide destinations to come to and stay at. These lower-scale buildings that line the Promenade should reflect its stature as a special community amenity, with a rich variety of architectural experiences that front this park-like environment. • Above 36 feet, buildings shall step back 20 feet to the 60 foot podium height. Above 60 feet, buildings shall step back an additional 20 feet. • Buildings above the 60 foot height limit should be oriented to maximize the amount of sun on the Promenade. • Locations where Typology 6 intersects Typology 4 and 5 are critical to reinforce the idea of the linear public spine that connects this entire district. These intersections are the gateway to the Spine and should have a unique architectural response. • 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. Dimensional Characteristics of Street Room Typology 6 Central Promenade Spine Street Typologies Central Promenade Spine The Central Promenade Spine is intended to connect the Greater Southdale District from the west at Highway 100, east to the heart of Centennial Lakes, along the existing Promenade north through The Galleria and Southdale Mall and north to Strachauer Park. The Central Promenade Spine transverses through different building types from 2 and 3 story Townhouses to 1 and 2 story commercial/retail buildings to 6 story office buildings. In imagining the future of the spine natural sunlight light and limited shadow will determine the experiential use of the space. Creating maximum height of 36 feet at its edges support a mix of uses fronting the spine while not limiting additional height to maximize the program of new building rising along its edges will not compromise the experience of walking and biking through a park like environment 50’ height limit Central Promenade Spine 36 Feet 60 Feet 20 Foot Step Back 20 Foot Step Back 105 Foot Maximum 15 Foot Front Yard Setback E Greater Southdale Area District Plan | Design Experience Guidelines DRAFT November 15, 2018 page 35 The street room experience within Typology 6 will be shaped by the following experience guidelines: • The 36 foot height along the Central Spine encourages a mix of uses focused on entertainment venues such as restaurants, gathering places or community-oriented facilities that provide destinations to come to and stay at. These lower-scale buildings that line the Promenade should reflect its stature as a special community amenity, with a rich variety of architectural experiences that front this park-like environment. • Above 36 feet, buildings shall step back 20 feet to the 60 foot podium height. Above 60 feet, buildings shall step back an additional 20 feet. • Buildings above the 60 foot height limit should be oriented to maximize the amount of sun on the Promenade. • Locations where Typology 6 intersects Typology 4 and 5 are critical to reinforce the idea of the linear public spine that connects this entire district. These intersections are the gateway to the Spine and should have a unique architectural response. • 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. Dimensional Characteristics of Street Room Typology 6 Central Promenade Spine Street Typologies Central Promenade Spine The Central Promenade Spine is intended to connect the Greater Southdale District from the west at Highway 100, east to the heart of Centennial Lakes, along the existing Promenade north through The Galleria and Southdale Mall and north to Strachauer Park. The Central Promenade Spine transverses through different building types from 2 and 3 story Townhouses to 1 and 2 story commercial/retail buildings to 6 story office buildings. In imagining the future of the spine natural sunlight light and limited shadow will determine the experiential use of the space. Creating maximum height of 36 feet at its edges support a mix of uses fronting the spine while not limiting additional height to maximize the program of new building rising along its edges will not compromise the experience of walking and biking through a park like environment 50’ height limit Central Promenade Spine 36 Feet 60 Feet 20 Foot Step Back 20 Foot Step Back 105 Foot Maximum 15 Foot Front Yard Setback E SECTION 3: EAST-WEST STREETS 21' 36' 14' 22' 20' 22' BELOW GRADE PARKING L1 (12') RES RES L2 (10.5') RES L3 (10.5') RES L4 (10.5') RES L5 (10.5') RES L6 (10.5') RES L7 (10.5') 82' BELOW GRADE P A R K I N G PARKING ACTIVE USE L2(10')PARKIN G L3(10')PARKING L4(10')PARKING L5(10')PARKING L6(15')OFFICE L7(15')OFFICE L8(15')OFFICE L9(15')OFFICE L10(15')OFFICE PARKING L1(20') 34' 10' 10' 46' 63' 150' L11 15' OFF I C E 19 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023 Submitted 03/09/2023 NE+ SE BLOCKS: • Multi-Family Residential • 82’ (excludes overruns) • Stepping down to Promenade per stepback guidelines • NE Block targeting 230 Dwelling Units/ 275 structured parking stalls/12 surface stalls/1.25 stalls per DU • SE Block targeting 230 Dwelling Units/ 275 structured parking stalls/12 surface stalls/1.25 stalls per DU • Ground floor active uses with shared auto/pedestrian plaza between buildings • Engaging Centennial Lakes Promenade with walk-up units, pathways, and active landscape nodes • NE Block dedicating portion of land for extension of Promenade • NE Block new pedestrian connection at north to connect France and Promenade • New north/south connection at midpoint of site with walkup units, landscaping, access drive, and parallel street parking • Live-Work Units with individual addresses. Ideal for startup and small businesses • Solar power on rooftops and electric vehicle charging stations • 10% of units affordable with max 50% RESIDENTIAL CONCEPTUAL MASSING IMAGES: PRECEDENT IMAGES: 20 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023 Submitted 03/09/2023 OFFICE/MIXED USE CONCEPTUAL MASSING IMAGES: NW+ SW BLOCKS: • Mixed-Use Office • 150' (excludes overruns and mechanical screening) • Stepping down per New Local Streets stepback guidelines • NW Block +/-150K square foot office with ground floor active uses fronting France and plaza/+/-620 structured parking stalls • SW Block +/-150K square foot office with ground floor active uses fronting France and plaza/+/-620 structured parking stalls • Skyway connected levels for office tenants who require a 60K sf plate • 50' setback with landscaped plaza per Cornelia overlay guidelines • New north/south connection at midpoint of site with landscaping, access drive, and parallel street parking • East/West at-grade pedestrian plaza between buildings • Enhanced architectural screening at parking GARAGE SKIN OFFICE BUILDING PRECEDENT IMAGES: 21 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023 Submitted 03/09/2023 PUBLIC REALM CONCEPTUAL MASSING IMAGES: GROUND FLOOR + PLAZAS + PARKS: • NE Block dedicating portion of land for extension of Promenade • 50' setback with landscaped plaza per Cornelia overlay guidelines • East/west shared auto/pedestrian plaza between buildings with ground floor active uses and possible event programming • New north/south connection at midpoint of site with walkup units, landscaping, access drive, and parallel street parking • New east/west pedestrian connection at north of site to connect France and Promenade PRECEDENT IMAGES: 22 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023 Submitted 03/09/2023 THANK YOU QUESTIONS? 23 ESG | ARCHITECTURE & DESIGN | CITY OF EDINA - SKETCH PLAN SUBMISSION - 7235 FRANCE AVE S - EDINA | MAR 09, 2023 Submitted 03/09/2023 Architecture Field Office 2200 Zane Ave N | Minneapolis, MN 55422 www.archfieldoffice.com Cary: At your request, we reviewed the Sketch Plan submission for the proposed redevelopment of the Macy’s Furniture Store site based on our experience working with the Greater Southdale Work Group to craft a physical vision for how their guiding principles may translate to the built environment. The resulting vision for development in the district is to create an enhanced human experience along existing major and new connector streets, with overall experience shaped via landscape setbacks, building step backs, a hierarchy of street typologies, transparency at street level, minimizing the impact of the car, and managing storm water as an amenity. The outcome of our collaborations with the Work Group is described in the urban design chapter of the Greater Southdale District Plan and resulted in the Greater Southdale District Design Experience Guidelines. The proposed four block concept is working in important ways to meet the Design Experience Guidelines, demonstrating positive attributes as it relates the creation of an active public realm, and general consideration for the neighborhood. We note the following: 1. The proposal breaks the large site into four blocks with a simple pedestrian and vehicular circulation pattern. 2. The proposal responds to the existing context, in particular via building setbacks and stepbacks along the Promenade and France Avenue. 3. Along the Promenade the buildings are varied in both stepbacks and in their spatial configuration, working with the Promenade in providing a variety of landscape opportunities that could enhance the experience along this important pedestrian pathway. 4. The scale and general massing of the buildings align with the intention of street room typologies. 5. The concept as illustrated in the submission do es not go beyond where the development is at in this early stage, which in turn should offer plenty of time for the development team time to take into consideration comments from the community, Planning Commission and City Council before moving into more formal review and approval of the proposal. To City of Edina Cary Teague, Community Development Director 4801 W. 50th Street Edina, MN 55424 From Mic Johnson, FAIA Date March 26, 2023 Architecture Field Office We also would like to point out a few additional Opportunities noted in the current overall street plan and building massing for consideration. (Numbers on the diagram below correspond with comments.) 1. The Guidelines recognize existing super blocks comprised of major North/South Boulevards, (France and York Avenues) and East /West Streets (66th Street, 69th Street, 70th Street, Hazelton Road, Parklawn Avenue and West 76th Street). In the diagram above, the internal street that connects the proposed four blocks together helps create a small super block in collecting the transportation needs of the blocks, as noted in the dashed yellow line. There is an opportunity to arrange the vehicular and service access for each of the four buildings to be by these streets only. 2. Woonerfs are an important way to mix pedestrians and vehicles together – but we don’t need cars everywhere. Given the previous comment, the importance of creating more outdoor social space such as suggested in the Design Experience Guidelines under “The Space Between Buildings” (Pocket Parks, Recreation, Play Areas, Gardens, Stormwater Management, Wetlands, Waterways), and as a primary east/west green connection to the Promenade, the place between the proposed four buildings could become a more natural green area for peds/bikes rather than a paved plaza. 3. The intersection at Gallagher is an important part of creating a pedestrian connection between Fred Richards Park, the Promenade and Yorktown Park. New developments such Architecture Field Office as the proposed medical office building at 7200-7250 France and this proposed development on the east side of France provide an opportunity to catalyze a new design for intersections along France. 4. The Nine Mile Creek Regional Trail connects Edina from west to east. As such it is an important characteristic to acknowledge and reinforce on the south side of this proposed development, and at the intersection at Gallagher. 5. The proposed diagrams recognize the Cornelia Overlay but the building heights along the west side of France (proposed at 150 feet) do not correspond to the 84 foot height limit. In this proposal, there are significant opportunities to rebalance the stepbacks between the east and west façades of the office buildings. Reducing the stepbacks on the east side and increasing the setbacks on the west side, with a stepback at the 84 feet height limit, could help resolve the discrepancy and give greater relief from the building’s height along France and in the Cornelia Overlay District. 6. The guidelines give leeway to the depth of the stepbacks within the blocks outside of the major street typologies. In part, it is to give design teams the flexibility to shape buildings to uniquely respond to their context. It is also an opportunity to insure that any part of the façade above 60 feet helps positively shape the quality of sunlight on the internal east-west streets. In a northern climate, the north facades of buildings have the additional burden to protect the wintertime pedestrian experience; stepping those facades back would provide greater depth of sunlight into the street on the south face of the opposing building. 7. It is noted that space has been allocated for solar pan els on the apartment buildings, which is illustrated in this submission. Based on these diagrams, there is still an enormous area left on the four buildings for solar panels. As an important way to offset energy use and costs, in particular on affordable homes/apartments, reducing utility bills for everyone is both a sustainability and a diversity strategy. We would encourage the development team to consider more robust solar arrays. 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 Table of Contents A. Preface What are Design Experience Guidelines? 1. Introduction page 1 Placemaking Through the Lens of Experience 2. The Vision pages 3-5 The Greater Southdale District Experience 3. The Framework pages 7-11 The 200’ x 200’ Grid Street Rooms and Seams 4. The Guidance pages 13-35 Public Realm Experience Transitions and Connections Street Room Typologies 5. Implementing and Measuring Experience page 37 Ten Things to Remember 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 A3 1 Introduction Placemaking Through the Lens of Experience Greater Southdale District | Design Experience Guidelines March 5, 2019 page 1 Places link our past to the future. Within every community there exists a context of memory and identity. That context is made up of the choices/ decisions of the past and is inseparable from the physical identity of place; how buildings and streets look, and what parks and open space feel like. These choices are integral to what a place will become. By describing the evolving Greater Southdale District through experience criteria shaped by the physical context, a framework emerges for how streets will be structured, the relationship of open space to buildings, and how together the designed environment will support the desired experience outcome. To expand this basic idea into contemporary design is to be both democratic and innovative. What it means to be democratic is to encourage everyone to contribute to the possibilities of a new experience within the notion that its comes from what is unique about living in Edina. To be innovative is to reach beyond current conditions to create an extraordinary place and experience. Placemaking is not an act of invention... it is the study of how a unique place in world works, in combination with bringing contemporary design into alignment with the existing characteristics. The tools created via a collaborative process of engagement with the Greater Southdale Area Work Group takes this approach to the planning of the overall district, with the intent of providing the community, civic leaders, developers and designers the inspiration to think about the possibilities of this place in new and enterprising ways. 1. Introduction Placemaking Through the Lens of Experience In the making of the Greater Southdale District we must: • Support the public realm • Create equity throughout • Respect the larger context • Express the collective nature of community • Attend to all street rooms equally • Represent the whole in all actions • Put the collective before individual expression • Act to support the next 200 years of the Edina community — Architecture Field Office, 2018 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 6 3 The Framework Building Blocks to Support the Vision Greater Southdale District | Design Experience Guidelines March 5, 2019 page 7 3. The Framework Building Blocks to Support the Vision THE 200’x200’ GRID There is an expectation of the street grid: it is democratic, it is uniform, it is connective. The uniform grid and the buildings that line the grid give the city its form. The space between buildings is used for access for pedestrians and vehicles; for entrance into both public and private buildings; and to provide light, air, and common green or social spaces. To break down the scale of the ‘superblocks’ that currently characterize the district’s overall land use framework, three distinct street grid patterns were considered, to inform what how the Greater Southdale District might transform into a more uniform and connected community. Small Portland blocks (200’ x 200’) were compared to the long blocks of New York City (200’x600’) and the larger square blocks of Minneapolis (350’ x350’). The Work Group focused on Portland as a model because of its walkability, and the scale of its buildings resulting from the 200 foot restriction on the length of building elevations fronting the public realm. Further studies analyzed land ownership patterns, size of property and generally how connections could made through the superblocks. It was concluded that the 200’ x200’ foot system was more adaptable to variety of site conditions supporting a more engaging public realm and opportunities for a better community experience. Considerations Width of street Sunlight in public spaces View corridors Building scale – height, length and footprint Transparency at street level Landscape, lighting and street furniture Streets and public realm paving Courtyards and pocket parks Cultural context – pride of place, historical framework Framework Vision: Block Organization Based on the Portland 200’ x 200’ square block layout This diagram overlays the general dimensions of the Portland block model on our primary test sites. Based on existing conditions, variations can occur in the nominal 200 by 200 square grid. N Greater Southdale District | Design Experience Guidelines March 5, 2019 page 8 c 180,000 200,000 180,000 200,000 Existing Sites: The criteria for buildings sites: Large parking area serving 1 story building Sites that are critical to the overall success of development in the district Important connections that would extend the public realm assets such as the Promenade Under utilized land that can be repurposed to serve the public realm goals of the district : Potential Building Sites This diagram illustrates those parcels within the Greater Southdale Area and adjacent Pentagon Park that are potential redevelopment opportunities. Criteria to measure the opportunity inherent in these sites include: • Sites that currently have large, dominating surface parking lots. • Sites that are critical to the overall success of development in the district. • Important connections that would extend existing public realm assets such as the Promenade. • Underutilized land that can be repurposed to serve the public realm goals of the district. 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 9 Potential Building Sites The diagram at right illustrates how the basic principle of a 200’ x 200’ grid can be applied nominally on potential redevelopment sites throughout the district without consideration of property line. It is recognized that land ownership will influence the ultimate form of the grid. Other considerations influencing block pattern: • Building scale • Public realm connections • Connections through blocks • Pedestrian-oriented street intersections The Space Between Buildings As a result of the 200’ x 200’ block pattern, the space between buildings becomes an important asset in shaping the overall sense of landscape and continuity of public realm throughout the district. Because the superblocks have primary responsibility for serving the vehicular traffic needs of the district, access to the smaller blocks for drop-off, service and parking can be planned to stay at the perimeter of a block, allowing for the spaces between the remaining block to be used for a network of green spaces that support the health and wellbeing of the community. c 180,000 200,000 180,000 200,000 v The Space between Buildings: As a result of the 200x200 foot block pattern is the space between building that becomes an important asset to the overall sense of landscape throughout the district. Because the super blocks have primary responsibility for the larger traffic needs of the district, access to the smaller blocks for drop off, service and parking can be planned to stay at the perimeter allowing the spaces between the remaining block to used for pocket parks, gardens, play areas and many other activities that support the health and well being of the community. The “space between” Buildings –as places and connections to larger community pathways ParksPocket parksRecreationPlay areasGardensStorm water managementWet landsWater ways : Opportunities for the “Space Between” buildings to become places and connections to larger community pathways: • Parks • Pocket Parks • Recreation • Play Areas • Gardens • Stormwater Management • Wetlands • Waterways c 180,000 200,000 180,000 200,000 v Block Pattern: The basic principal of a 200’X200’ grid was applied nominally throughout the district without consideration of property line. It is recognized that land owner ship will influence the ultimate form of the grid. Considerations: building scale public realm connections through block connections Pedestrian oriented street intersections (see intersection diagram) : N N Greater Southdale District | Design Experience Guidelines March 5, 2019 page 10 STREET ROOMS AND SEAMS With changes in the way people are living in cities and suburban environments, it is important to seek new ways in which our communities can be experienced without sacrificing the spatial and architectural values of existing neighborhoods. Defining the way in which transitions are seen and developed, and the way each street can have a different character, use and form, puts the emphasis on the public qualities of the public realm rather than on the buildings themselves. In this way buildings can develop based on highest and best use without compromising characteristics of existing community life. Respect of context can bring about a degree of commonality where every building is not required to mirror its context but rather, support a connected and meaningful community experience. The intention in the design visioning process for the Greater Southdale District was to create a new paradigm for suburban mixed use districts, in which individual buildings respect their context and each other. The ensembles created as part of this process are Street Rooms. In this approach, the geometry of the city plays an important part in the definition of the street room, by width of street, length of block, solar orientation and axis as it relates to other grids defining other public rooms of the city like courtyard, plazas and parks. The real identity of the city is closely related to how the city is seen up close, making it possible to understand the true character of a place. It is these up close characteristics that make a city unique. This holistic approach depends on an attitude of relational subjectivity in articulating the components of each street room. This means that each wall of a building is studied as a part of the street that it faces and in conjunction with the building directly across the street. Scale, color, material and construction details are considerations in the whole composition of the street room—allowing the street to communicate a sense of place and completeness. A district full of street rooms promotes activity and social discourse while signifying the possibility of new functions. The street room is a source of sense of community even when it is not in use, thereby stabilizing the overall fabric of the public realm. Street Rooms within the Greater Southdale District Throughout the Greater Southdale District, the public realm is defined by a series of street rooms. These rooms are further defined by edges, referred to as the “seam” between the volume of the street and the form of the building—which together, create the experience at a pedestrian scale. Seams dictate the basic height of the defining street room wall (i.e. the building podium) but not necessarily the rest of the building form, allowing buildings to respond to their context on all four sides of the building and creating a form that is appropriate for each street room surrounding it. This creates variety throughout the district, and supports the notion that there are transitions between characteristics of neighborhoods that are different in scale, program and building type. As an example, transitions from single family houses to 36-foot-tall or 60-foot-tall buildings will not have the same criteria as transitions from a podium base to taller structures sitting on the podium. Greater Southdale District | Design Experience Guidelines March 5, 2019 page 11 The following considerations all factor into the development of public realm and street rooms. These ideas should be utilized and considered by decision-making bodies when reviewing proposed development projects. • Transparency of building walls in the public realm can be both private and public. When the ground plane is connected along and through the building wall, it creates a link to experience the richness of activities in the public realm • Buildings could be sited perpendicular to streets, allowing vistas and pathways through the new street grid. • Buildings can create a very consistent form and a clear sense of place within the public realm. Each building is part of the next – both internally and externally. Regardless of building age, the continuity of scale, rhythm and materials of each building that lines the street creates a sense of room. • Continuity of building material quality is contained within each stone, brick, window pattern and cornice to define the edges of the public realm and the street room • Continuity of architectural language in the edges of shapes and rhythm of openings define a street room into horizontal and vertical forms that frame the experience of being in room – whether interior or exterior. The architectural language of the street should not be replicated but rather understood and transformed in each new building within the context of its particular location within the Greater Southdale District. • Buildings frame the public rooms of the district (parks, pocket parks, playgrounds, etc.) and should represent the scale required to meet the needs of the community. Moving through these spaces, one should easily see choices for other desired destinations. • Good street rooms provoke a culture’s spatial imagination, social discourse and creative energy. The street typologies and corresponding guidelines on building form define experience and spatial form that connects the district together. • The structure of the street rooms is organized to support residents, defining a particular place within a neighborhood and the overall district. The memory of experiences in each of these rooms provides the experience of sense of place and connects to other places within the Greater Southdale District. • Walking is a shared experience. An engaging walk can be short, long, slow, quick, or meandering – in weather that is wet, calm, windy, sunny, bright, cold, hot, or snowing – in places that appear open, closed, low, tall, long, narrow, wide or expansive. The experience of walking through the street rooms must be full of events connecting to a broader set of experiences. • The materials of the walls that make up the street room define the characteristics of the public realm. A certain part of this will depend on the age of the street, the program of the building and the design style in which they were constructed. All of these factors, in whatever form, are read and experienced in different ways and need to be delineated clearly. Greater Southdale District | Design Experience Guidelines March 5, 2019 page 12 4 The Guidance Shaping the Greater Southdale District Experience Greater Southdale District | Design Experience Guidelines March 5, 2019 page 13 4. The Guidance Shaping the Greater Southdale District Experience Overlaying a new street network and street grid is a fundamental strategy in breaking down the scale of the existing massive ‘superblocks’ within the Greater Southdale District and improving the public realm experience. All new development should begin with the premise of the 200-foot-square block as the measure by which a building footprint is determined. The space between buildings are streets—which could be for cars, bikes, pedestrians only, or transformed into parks and open space. By connecting the design of streets with the concept of street rooms, the district will transform to one that is human-scaled, comfortable, green, and flexible for change and evolution over the next 50 years. While each street room and neighborhood will provide a distinctive experience, there are certain characteristics that are common to streets throughout the Greater Southdale District, helping to creating a holistic experience for pedestrians and bicyclists, transit-riders, and drivers alike. Buildings lining the public realm/street room will incorporate a mix of uses, including housing, workplace/office, cultural, community, and commercial/retail space— setting the stage for a rich variety of experiences. The overall public realm experience within the Greater Southdale District is supported by: • Consistent building setbacks that create the opportunity for an expansive public realm within the district and sub-district. • More frequent intersections to promote pedestrian connections within the district and to neighboring districts. • Distinctive sidewalks that support the pedestrian experience, separate and dedicated bikeways, and appropriate number lanes of vehicular traffic. • Wide sidewalks with places for gathering, play areas, gardens, outdoor cafes, etc. • Publicly-accessible pocket parks and courtyards along the street and sidewalk extend the public realm of the sidewalk in between buildings. • Separate and dedicated bikeways, and an appropriate number of lanes of vehicular traffic. • Integrated signage and lighting systems that offer safety, interest and diversity to the pedestrian. • Consistent signage that reflects sub-district identity to promote wayfinding within the larger Southdale District, identifying characteristics of the street and public amenities. • Pedestrian and vehicular paving (permeable) that is unique to a sub-districts streets and sidewalks. • Trees that vary in species, installed in rows or clumps, and spaced to create visual interest and promote a range of experiences such as shaded groves with benches, or a sun-dappled outdoor cafe, along the street. • Pedestrian, bicycle and vehicular access routes through larger blocks. • Safe, comfortable places where people can stop, view, socialize and rest. These may incorporate “landing zones” for ride sharing services such as Uber and Lyft — particularly near primary gathering places and public rooms along the Promenade, connector streets and future East and West Promenades. These places of respite should not conflict with other sidewalk uses. • Different, and defined, zones on all sidewalk: building frontage zone, street furniture zone, movement zone, and the curb. Cafes and outdoor seating can be located in the building frontage zone, extending the activity of a building to include the sidewalk. Greater Southdale District | Design Experience Guidelines March 5, 2019 page 14 • Transit stops that are designed to provide districtwide continuity, reinforcing the qualities of the Greater Southdale District. • Integrated plantings, water features and/or art to enhance public open space. • Stormwater that is daylighted and used as a water feature or amenity, integrated into the overall experience of the street and the district. • Street parking provided at the curb to support a mix of activities for both residential and commercial activities. • Varied landscaping and street trees that create a canopy over the street. Consider the changing climate when selecting plant species with the understanding that indigenous plant materials may not always be the most appropriate choice. • Building equipment, mechanical exhaust systems and/or service areas concealed in a manner that does not detract from the pedestrian environment. • The public realm is for both summer and winter conditions and as such must be planned to be easily maintained in all conditions. Building owners and city stakeholders should plan for maintenance, operations and upkeep within the public realm. This includes prompt and thorough snow removal on every reach of the sidewalks, care and feeding of trees, landscape and decorative planters (which should be changed on a seasonal basis). Greater Southdale District | Design Experience Guidelines March 5, 2019 page 15 PRIMARY COMPONENTS OF THE PUBLIC REALM EXPERIENCE The following guidance is provided to assist the community, civic leaders, designers and developers in understanding the vision and baseline parameters related to both building and public realm within the Greater Southdale District. Connections • The overall strategy is to connect intersections, incorporate street typologies, and incorporate green systems to add value to the experience of the district. • The public realm is to be connected continuously north-south from Centennial Lakes, the Promenade, the Galleria, Southdale Center, Fairview Southdale, to Strachauer Park. All new development shall support that goal. • The public realm should be connected east-west from Edinborough Park to Centennial Lakes, west of France to Pentagon Park and Fred Richards Park to Highway 100 on the west. This will set up future connections to districts to the west—such as 70th and Cahill—supporting an overall vision of a more connected and integrated Edina community. • The district must be connected continuously east-west from the Cornelia neighborhood to Yorktown Park. • New north-south promenades should be created on the west side of France and east side of Xerxes as part of the broader strategy to sensitively transition to single family residential neighborhoods. • Expand Centennial Lakes Park to France Avenue… celebrate this important public amenity by making it more visible as a gateway into the district. • Create a dynamic landscape that includes water, especially stormwater expressed as part of landscape, to create public amenity spaces. • Streets within the superblocks, East and West Promenades, and extension of the Promenade north to Strachauer Park should be surfaced with pavers to promote a dominance of pedestrians and bikes over vehicles. • New parks and plazas shall be either public or publicly-accessible, not private, in nature. • Increase number of sidewalks, pathways, and smaller parks/gardens to better address mobility. Incorporate places to sit throughout the district. • New trees should provide continuity of the street room experience with canopies that are consistent with the Street Room Typology to enhance the continuity of pedestrian experience. Intersections • Street Room Typologies overlay each other, unifying the overall district experience through the recognition of unique conditions that evoke unique design responses based upon location. • Street Room Typologies connect intersections throughout the district, linking experiences together from one neighborhood to the next. • Street Room Typologies with lower façade heights take president over those with higher façade heights at these points of intersection. • The architecture of a façade of one block making up an intersection should be conceived as part of all corners of the intersection. • Crosswalks at intersections need to be an integral part of the public realm and continue the overall street room experience from one block to another. • The hierarchy of intersections will change based on an evolving context and investment in the intersection experience. Greater Southdale District | Design Experience Guidelines March 5, 2019 page 16 Street Room Form • Building setbacks are to be considered as a part of the overall landscape and public amenities, and should be designed to create a continuous pedestrian experience along major corridors to support “pools of human activity.” • Every new development should connect all publicly-accessible spaces such as pocket parks, courtyards and plazas to the street room typology. • Along all major corridors, seventy five percent (75%) of 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. • Above 50-60 feet, glass, precast panels with brick/tile are the preferred material palette. Metal panel can be used as a secondary part of a wall system. • No building façade can be longer than 200’ without changing direction by a minimum of 90 degrees. Building Form • Ground floors should have a minimum ceiling height of 20’ for flexibility. This floor-to-floor height will allow the space to accommodate commercial, two floors of parking, or two-story townhouses. • Above-grade parking structures should be designed with flat floorplates to allow for future conversion and lined with programmable public realm space to minimize the visual impact of car storage. • Within 50-60 feet of the ground, it is preferred that rooftops be programmed to accommodate residential or public user activities (e.g. a restaurant or terrace). • Rooftops facing the Promenades must be functional and programmed to provide interest and variety along these important pedestrian spines. • All development services, including rooftop mechanical systems, should be located within buildings and should not be visible from the public realm, or semi-private and private areas of the development. The exception are rooftop-mounted solar panels, which should be located on the highest point of the buildings. • Building footprints above 60 feet should be no greater than 12,000 SF for residential use and 24,000 SF for commercial space. • Design buildings for flexibility and adaptability in the future, including use of structural systems that will allow a building’s function to fundamentally change. Greater Southdale District | Design Experience Guidelines March 5, 2019 page 17 TRANSITION AND CONNECTIONS Within the Greater Southdale District, a new network of streets will provide both commercial and resident access to new mixed- use buildings along France and York Avenues, keeping traffic out of the adjacent single family neighborhoods. These new streets offer the opportunity for new development to more gradually transition from the scale of the existing single family neighborhoods and the commercial heart of the Southdale District. New development within transition zones is expected to balance scale and building use between these single family neighborhoods and the higher density, more commercially focused Greater Southdale District. West and East Promenades The character of the West and East Promenades, new north-south streets that run to the west of France Avenue and the east of York Avenue, to are envisioned as woonerfs—shared streets for pedestrians, bicycles and vehicles. This typology creates opportunities for multiple access to buildings for both below grade parking and service, as well as temporary/short-term parking for retail and building drop offs. Within the woonerf concept, pedestrians have priority over cars, and as a shared street, cars are forced to slow down and travel with caution. Because of their organization, these streets also can support a variety of uses, with building types catered to residential uses such as townhomes, with considerations for retail space that support less intensive commercial needs of adjacent neighborhoods. The sense of scale by way of width of street to height of building is maintained by creating a street form that is no less than 60 feet high at its edges, with developments potentially increasing in height as buildings reach the edge of the boulevards, and descending in height as they move to the single family neighborhoods, providing an edge to the east and west transition zones. Primary East-West Streets East-west streets through the Greater Southdale District connect existing single family neighborhoods to the heart of the district. The design of these streets is intended to respect the neighborhood scale and context in a meaningful way, with an ample tree canopy, extensive setbacks and consistently-scaled buildings at the face of the public realm. By employing these characteristics, the landscape experience serves as a bridge, knitting together the single family residential neighborhoods and the greater intensity of the district. 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 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 19 buildings at the north or south ends of France. Street Room Typology 3: New Local Streets These are new 60’ wide streets internal to existing superblocks. These streets will be constructed as new buildings are added to the district, and will help create the new network of streets and pedestrian pathways throughout the Greater Southdale District. Some of these spaces between buildings may become parks or plazas, extending the public realm. Others will become primary vehicular access for drop off and pick up, as well as access to parking and primary building services. Street Room Typology 4: Primary East-West Streets The existing 69th Street, 70th Street, Hazelton Road, Parklawn Avenue and West 76th Street are important connections through the district from east to west. This typology is intended to respect the neighborhood scale and context in a meaningful way, with an ample tree canopy, extensive setbacks and lower scale buildings at the face of the public realm. By employing these characteristics, the landscape experience of the single family residential neighborhoods is extended through the Greater Southdale District. Street Room Typology 5: The Boulevards France Avenue, York Avenue, West 66th Street and West 77th Street are the district’s gateway streets. They carry the highest traffic volumes and are intended to have higher transit volumes than any other streets within the district. These streets will have the greatest impact in conveying the overall identity of the district: a consistent 50 foot setback with a double row of trees will extend the length of these streets, while consistency in building heights along the street edge will form the edge of the street room—bridging between the lower intensity and transitional areas and the higher intensity zones within the Greater Southdale District. Street Room Typology 6: Central Spine The Central Spine comprises the existing Promenade, its potential expansion northward, and future connections to the west to Fred Richards Park. This important pedestrian network is an attractive destination for both residents and visitors alike. New development along the spine must respond to and respect this important public amenity. 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 24 Street Room Typology 1C East Promenade and Xerxes Avenue: Transition to Richfield Similar to the transition strategy on the west side of France Avenue, on the east side of the district, the existing Xerxes Avenue South is recast as the East Promenade to transition between the single family Richfield neighborhood to the east and the more commercially focused Greater Southdale District on the west. The general character of Xerxes is single family housing on the Richfield side and multi-family residential backed up to commercial on York Avenue. The intent of this typology is to have townhouses along the street, set back to a taller building above, creating an scale appropriate to the existing character of the street. Xerxes is bisected by Yorktown Park and Adams Hill Park, near the Southdale YMCA. When Xerxes transitions through Yorktown Park and Adams Hill Park, the street becomes more woonerf-like, without vehicular traffic. This street-park hybrid is considered as public open space and needs to be programmed. This typology extends along the north end of Xerxes between 65th and Highway 62 without the woonerf designation. 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 25 The street room experience within Typology 1C will be shaped by the following experience guidelines: • On both Xerxes Avenue north of 65th and on the East Promenade, a 15-foot “front yard” setback is required from curb to face of building. • Building faces at the East Promenade across the street from single-family homes shall not exceed 36 feet in height. Height above that limit shall step back 20 feet from the facade of the building, and shall not exceed 60 feet in height. Any further height shall step back an additional 20 feet, to a maximum height of 84 feet. • 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. • See Street Room Typology 5 for description of dimensional characteristics of new development facing York Avenue. Dimensional Characteristics of Street Room Typology 1C East Promenade and Xerxes Avenue: Transition to Richfield Street TypologiesEast Promenade Transition to the Richfield Neighborhood The East Promenade Transition on Xerxes Avenue South is between the Richfield neighborhood to the east and the Southdale District on the west. The character of the street is bisected buy Adams Place Park that is east York Avenue and the Southdale YMCA. The general character of the Xerxes is single family housing on the Richfield side and multi-family residential backed up to commercial on York Avenue. The intent of the building step back with townhouses transition to taller building creating an scale appropriate to the existing character of the street. When Xerxes transitions to Adams Place Park the character of the street becomes more Woonerf like in without vehicular traffic. 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. A3 50’ height limit East Promenade Existing Neighborhood Street Single Family Residence 36 Feet 60 Feet 20 Foot Step Back 20 Foot Step Back 15 Foot Front Yard Setback 84 Feet Greater Southdale District | Design Experience Guidelines March 5, 2019 page 26 Street Room Typology 2 Cornelia Overlay at France Avenue As a reflection of the scale of buildings east of the West Promenade in Street Room Typology 1A, Typology 2 extends the scale of this potential new development to the east side of France Avenue from Gallagher Drive to south of 68th Street. This strategy is intended to frame the street room experience along this corridor with similarly scaled buildings that are respectful of the nearby single family neighborhoods. The goal is to establish this zone along France as a more commercially-focused corridor (rather than residential) while employing similar height buildings as on the west side of France within the Cornelia transition zone. 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 27 The street room experience within Typology 2 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 building podium height of 60 feet. Above the 60-foot height limit, additional height should step back 10 feet from the face of the building, to a maximum height of 84 feet. • 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. Dimensional Characteristics of Street Room Typology 2 Cornelia Overlay at France Avenue 84 Feet France Avenue 60 Feet Traffic Lanes50 Foot Setback 10 Foot Step Back Greater Southdale District | Design Experience Guidelines March 5, 2019 page 28 Street Room Typology 3 New Local Streets These new local streets, created as part of the strategy of breaking down the scale of the existing superblocks, will augment the current street network, providing new circulation options that can connect residents and visitors across the district, and support community life. Creating internal pedestrian walkways, with accommodation for bicycles and potentially cars, combined with existing public and private infrastructure, supports connections within and outside the block. The width of these new local streets, and the corresponding building form is based on the nature of the uses within the larger superblock structure. Streets can be lined with a mix of uses, including residential, commercial, or retail. They contain shady places to walk the dog or sit and have a coffee connecting to neighborhood parks, places of worship, and schools. Unique to the Greater Southdale District, some of these local streets may become linear parks between buildings, with vehicular access limited only to emergency responders. 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 29 Street Typologies60’ Wide Connector Street Typical 60’ Wide Local Street (within super-blocks) 105 Feet 20 Foot Step Back 60 Feet 2 Foot Step Back 2 Way Traffic Plus Parking 12’ Sidewalk 12’ Sidewalk It is recommended that buildings above 60 feet step back a minimum of 20 feet when there is an opposing building at the street edge Podium Heights can vary The intent is to create a street that provides a access from roads that are bordered by France and York and are connected by east /west streets such as ParklawnAve, ParklawnCourt, Hazelton Road, W 70th, W 69th, W 65th. Internal street within the supper block provide interconnections between supper block connecting residents across the district north and south supporting potential for community space. By creating pedestrians walkways with existing public and private infrastructure thereby supporting connections within and outside the block. The street width is based on the nature of the uses within the larger super block structure. They can be lined with a mix of uses, including residential and retailwhile providing connectivity within a neighborhood. They contain shady places to walk the dog or sit and have a coffee connecting to neighborhood parks, places of worship, and schools. Unique to the Greater Southdale District, many of the Connector Streets may become entirely devoted to landscaping. B The street room experience within Typology 3 will be shaped by the following experience guidelines: • New local streets should be 60 feet in width. Those streets which carry vehicular traffic should comprise two traffic lanes with two lanes of parking or pick-up/drop-off. Sidewalks should be located on each side of these vehicular streets as illustrated in the diagram above. • Minimizing vehicular access to provide drop off, service and parking can be planned to share the vehicular needs of blocks allowing the remaining spaces between the remaining blocks to be used in a variety of ways for the benefit of the community. This “space between” buildings can be transformed into pocket parks, gardens, play areas, plazas, wetlands, and many other activities that support the health and wellbeing of the community. • Building podium heights can vary, from 36 feet up to 60 feet. • Above the 60 foot height limit, the long sides of a rectangular or “L” shaped building need to step back 20 feet from the street room facade (as illustrated in the building at left in the diagram above), and the narrow ends need to step back 2 feet from the street room facade (building at right in diagram above). This minimizes the impact of the taller building form on sunlight at the street, and provides a lower-scale building at the street, resulting in a more cohesive and comfortable pedestrian experience. The footprint on taller residential buildings should not exceed 12,000 SF, while taller commercial buildings are permitted larger footprints of up to 24,000 SF for efficient space utilization. • 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. Vehicular access to the buildings should be as close as possible to primary superblock streets (e.g. Typology 4 or 5). Dimensional Characteristics of Street Room Typology 3 New Local Streets Greater Southdale District | Design Experience Guidelines March 5, 2019 page 30 Street Room Typology 4 Primary East-West Streets These streets, including 69th Street, 70th Street, Hazelton Road, Parklawn Avenue, and West 76th Street, serve an important role within the district. These are unique streets in that they form the district’s superblocks with France and York Avenues, keeping traffic out of adjacent single family neighborhoods while connecting to the neighborhoods through the 30 foot setbacks that are landscaped to provide a pedestrian focused experience. This typology is intended to respect the neighborhood scale and context in a meaningful way, with an ample tree canopy, extensive setbacks and consistently-scaled buildings at the face of the public realm. By employing these characteristics, the landscape experience of the single family residential neighborhoods is extended through the Greater Southdale District. Street Room Typology 4 consists of streets that are between 110 and 125 feet wide, with two lanes of traffic in each direction, a center median and no parking. Several of these existing streets feature roundabouts. These streets provide access to parking and building services for buildings in Typology 3, as described previously. 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 31 The street room experience within Typology 4 will be shaped by the following experience guidelines: • Within this typology, a 30 foot setback is required from curb to face of building with a building podium height of 60 feet. Above the 60-foot height limit, additional height should step back 30 feet from the face of the building, to a maximum height of 105 feet. Any height about 105 feet should step back and additional 10 feet from the face of the building. • 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. Dimensional Characteristics of Street Room Typology 4 Primary East-West Streets Existing East West Streets 60 Feet 20 Foot Step Back 30 Foot Step Back Traffic Lanes30 Foot Setback 30 Foot Setback 69thStreet, 70thStreet, Hazelton Road, ParklawnAvenue and 76th Street are unique streets to the Greater Southdale District. They form a super grid with France Avenue and York Avenue, keeping traffic out of adjacent single family neighborhoods while connecting to the neighborhoods through the 30 foot setback that are landscaped to provide a pedestrian focused experience. The streets act as collectors that provide a balance between pedestrian and vehicular circulation. Local streets and Woonerfs perpendicular to these streets will provide access to shops, galleries, restaurants, hotels, offices, and residential uses. Tree shaded benches in the streetscape will provide a place for pedestrians to rest, storm water management and bicyclists can use these streets to connect from home to small outdoor cafés and other amenities. Street TypologiesPrimary East-West Streets C 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 34 Street Room Typology 6 Central Promenade Spine The Central Promenade Spine is intended to connect the Greater Southdale District from the west at Highway 100, extending east to the heart of Centennial Lakes and beyond to Edinborough Park. This Central Spine also extends the existing Promenade north through the Galleria and Southdale Center, and north across a future green lid over Highway 62 to Strachauer Park. The Central Promenade Spine traverses through a variety of building types, ranging from townhouses to multi-family housing, to low scale commercial/retail buildings, to mid-rise office buildings. As the physical form of buildings along this spine evolves, natural sunlight light and limited shadow will determine the experiential use of the space. Creating maximum height of 36 feet at its edges will support a mix of uses fronting the spine. Height above this 36 foot limit will step back from the building face, maximizing the program of new buildings rising along its edges without compromising the experience of walking and biking through a park- like environment 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 35 The street room experience within Typology 6 will be shaped by the following experience guidelines: • The 36 foot height along the Central Spine encourages a mix of uses focused on entertainment venues such as restaurants, gathering places or community-oriented facilities that provide destinations to come to and stay at. These lower-scale buildings that line the Promenade should reflect its stature as a special community amenity, with a rich variety of architectural experiences that front this park-like environment. • Above 36 feet, buildings shall step back 20 feet to the 60 foot podium height. Above 60 feet, buildings shall step back an additional 20 feet. • Buildings above the 60 foot height limit should be oriented to maximize the amount of sun on the Promenade. • Locations where Typology 6 intersects Typology 4 and 5 are critical to reinforce the idea of the linear public spine that connects this entire district. These intersections are the gateway to the Spine and should have a unique architectural response. • 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. Dimensional Characteristics of Street Room Typology 6 Central Promenade Spine Street TypologiesCentral Promenade Spine The Central Promenade Spine is intended to connect the Greater Southdale District from the west at Highway 100, east to the heart of Centennial Lakes, along the existing Promenade north through The Galleria and Southdale Mall and north to Strachauer Park. The Central Promenade Spine transverses through different building types from 2 and 3 story Townhouses to 1 and 2 story commercial/retail buildings to 6 story office buildings. In imagining the future of the spine natural sunlight light and limited shadow will determine the experiential use of the space. Creating maximum height of 36 feet at its edges support a mix of uses fronting the spine while not limiting additional height to maximize the program of new building rising along its edges will not compromise the experience of walking and biking through a park like environment 50’ height limit Central Promenade Spine 36 Feet 60 Feet 20 Foot Step Back 20 Foot Step Back 105 Foot Maximum 15 Foot Front Yard Setback E 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 Sketch Plan Review –7235 France Avenue (Macy’s Furniture Store Site) EdinaMN.gov 2 Site EdinaMN.gov 3 Site EdinaMN.gov 4 Site EdinaMN.gov 5 Site EdinaMN.gov 6 Sketch Plan Review –7235 France Avenue (Macy’s Furniture Store Site) EdinaMN.gov 2 Site EdinaMN.gov 3 Site EdinaMN.gov 4 Site EdinaMN.gov 5 EdinaMN.gov 6 EdinaMN.gov 7 This Request Requires: EdinaMN.gov 8 ➢Rezoning from PCD-3 to PUD. Flexibility would be requested through the PUD Ordinance to vary from existing setback, height, and floor area ratio (FAR) requirements. The PUD Zoning is also used to ensure the affordable housing on the site. ➢Consideration of an Environmental Assessment Worksheet (EAW). An EAW considers the impacts the project will have on the environment. WSB has been hired by the City of Edina, at the expense of the developer to perform the EAW. EdinaMN.gov 9 City Standard (PCD-3) (Setback measured from the front building line to the curb) Proposed (Setback measured from the front building line to the curb) Building Setbacks Front –France Avenue Side –North Side –South Rear –Promenade Setback to R-1 Property 50 feet 50 feet or building height (150 feet) 50 feet or building height (150 feet) 50 feet or building height (82 feet) 900 feet 50 feet 20 feet* 35 feet* 21 feet* 718 feet* Building Height 8 stories & 96 feet 7-11 stories and 150 feet* Density 90-150 units per acre 115 units per acre (using just the residential sites) (58 units per acre overall) Floor Area Ratio (FAR) .50%2.4%* Parking Retail/Office = 1,000 spaces Residential = 460 enclosed spaces 1,460 spaces total 1,200 574 proposed enclosed spaces 24 surface spaces 1,838 spaces total proposed *Does not meet base Zoning Standards-Flexibility would be requested through a PUD Discussion/Sketch Plan Review EdinaMN.gov 10 ➢ Building Height. The proposed building height of the office buildings is 11 stories and 150 feet tall. The City Code requirement is 8 stories and 96 feet. The Southdale area design experience guidelines contemplate greater height in this area in between France and York Avenues. Edina City Code requires buildings over nine stories to be setback six times the height of the building from R-1 zoned property. This 150-foot-tall building would require a 900-foot setback to the nearest R-1 property or single-family home lot. The nearest lots are 720 feet to the west. (See attached map.) ➢ Floor Area Ratio (FAR). The proposed FAR of roughly 2.4 is high compared to the most recent project with a high FAR. The 70th and France redevelopment site is to be 2.1. EdinaMN.gov 11 Discussion/Sketch Plan Review EdinaMN.gov 12 ➢ Street Room Typology 2. The proposed building on the northwest lot does not follow Typology 2 in the design guidelines. The maximum height recommended is 84 feet. (See page 27 in the attached Design Experience Guidelines.) Reducing the height of the office buildings to closer follow the Guidelines would also address the building height issue mentioned above. Building height for the office should be reduced to meet this street room typology. ➢ 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, especially on the south and west sides of the building. EdinaMN.gov 13 Discussion/Sketch Plan Review EdinaMN.gov 14 EdinaMN.gov 15 EdinaMN.gov 16