HomeMy WebLinkAbout2024-02-14 Planning Commission Regular Meeting PacketAg enda
Planning Commission
City Of E dina, Minnesota
City Council Cham ber s
Wednesday, February 14, 2024
7:00 PM
Watch the m eeting on cable TV or at EdinaMN.gov/LiveMeeting s or
Facebook.com /EdinaMN.
I.Ca ll To Ord er
II.Roll Ca ll
III.Approva l Of Meeting Agenda
IV.Approva l Of Meeting Min u tes
A.Regular Meeting Min u tes from Ja n u ary 10, 2024, and Sp ecia l
W ork Session Min u tes from Ja n u ary 10, 2024 a n d Janua ry 24,
2024
V.Special Recogn ition s An d Presentation s
A.Election of O(cers
VI.Com m u n ity Com m ent
During "Community Comment," the Board/Commission will invite residents to share relevant issues
or concerns. Individuals must limit their comments to three minutes. The Chair may limit the
number of speakers on the same issue in the interest of time and topic. G enerally speaking, items
that are elsewhere on tonight's agenda may not be addressed during Community Comment.
Individuals should not expect the Chair or Board/Commission Members to respond to their
comments tonight. Instead, the Board/Commission might refer the matter to sta% for
consideration at a future meeting.
VII.Rep orts/Recom m en d ation s
A.Sketch Plan Review - 5780 Lincoln Drive
B.Lincoln a n d Lon d onderry Sm a ll Area Plan W orkin g Grou p
Green p rint
VIII.Cha ir An d Mem ber Com m ents
IX.Sta6 Com m ents
X.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 ampli8cation, an
interpreter, large-print documents or something else, please call 952-927-8861
72 hours in advance of the meeting.
Date: F ebruary 14, 2024 Agenda Item #: I V.A.
To:P lanning C ommission Item Type:
Minutes
F rom:Liz O ls on, P lanning Adminis trative S upport S pec ialis t
Item Activity:
Subject:R egular Meeting Minutes from January 10, 2024, and
S pecial Work S ession Minutes from January 10, 2024
and January 24, 2024
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:
M otion to approve the Regular M eeting M inutes from January 11, 2024, and S pecial Work S ession M inutes from
January 11, 2024 and J anuary 24, 2024.
I N TR O D U C TI O N:
AT TAC HME N T S:
Description
Regular Meeting Minutes from January 10, 2024
Special Work Session Minutes from January 10, 2024
Special Work Session Minutes from January 24, 2024
Draft Minutes☒
Approved Minutes☐
Approved Date: ___, 2024
Page 1 of 2
Minutes
City Of Edina, Minnesota
Planning Commission
Edina City Hall Council Chambers
January 10, 2024
I. Call To Order
Chair Bennett called the meeting to order at 7:01 PM.
II. Roll Call
Answering the roll call were: Commissioners Bornstein, Miranda, Daye, Padilla, Strauss, Smith, Felt,
Schultze and Chair Bennett. Staff Present: Cary Teague, Community Development Director, Kris Aaker,
Assistant Planner and Liz Olson, Administrative Support Specialist.
Absent from the roll call: Commissioners Olson and Hu.
III. Approval Of Meeting Agenda
Commissioner Padilla moved to approve the January 10, 2024, agenda. Commissioner
Miranda seconded the motion. Motion carried unanimously.
IV. Approval Of Meeting Minutes
A. Minutes: Planning Commission, December 13, 2023
Commissioner Daye moved to approve the December 13, 2023, meeting minutes.
Commissioner Smith seconded the motion. Motion carried unanimously.
V. Community Comment
None.
VI. Public Hearings
A. B-24-01 Variance Request for 4603 Merilane
Assistant Planner Aaker presented the request of 4603 Merilane for a variance. Staff recommended
approval of the variance, as requested subject to the findings and conditions listed in the staff report.
Staff answered Commission questions.
Appearing for the Applicant
Mr. Kerry Hage, 2 Merilane, property owner, addressed the Commission and answered questions.
Draft Minutes☒
Approved Minutes☐
Approved Date: ___, 2024
Page 2 of 2
Public Hearing
None.
Commissioner Miranda moved to close the public hearing. Commissioner Padilla seconded
the motion. Motion carried unanimously.
The Commission discussed the Variance and felt the changes were appropriate. Discussion and comments
can be reviewed in the official meeting video.
Motion
Commissioner Miranda moved that the Planning Commission recommend approval of the
variance as outlined in the staff memo subject to the conditions and findings therein.
Commissioner Padilla seconded the motion. Motion carried unanimously.
VII. Chair and Member Comments
None.
VIII. Staff Comments
Received.
IX. Adjournment
Commissioner Felt moved to adjourn the January 10, 2024, Meeting of the Edina Planning
Commission at 7:33 PM. Commissioner Daye seconded the motion. Motion carried unanimously.
Draft Minutes☒
Approved Minutes☐
Approved Date: ___, 2024
Page 1 of 1
Minutes
City Of Edina, Minnesota
Planning Commission
Special Work Session
January 10, 2024
I. Call To Order
Staff called the meeting to order at 5:00 PM.
II. Roll Call
Answering the roll call were: Commissioners Strauss, Miranda, Padilla, Smith, Bornstein, and Felt. Staff
Present: Cary Teague, Community Development Director, Addison Lewis, Community Development
Coordinator, Kris Aaker, Assistant Planner, and Liz Olson, Administrative Support Specialist.
Absent from the roll call: Chair Bennett and Commissioners Olson, Daye, Hu and Schultze.
III. Approval Of Meeting Agenda
The meeting agenda was approved by general consensus.
IV. Accessory Dwelling Units
Commissioner Smith noted at the last work session meeting there was some really good feedback which
will be covered at this work session.
Community Development Coordinator Lewis presented information regarding the draft ordinance for
accessory dwelling units with Commission consensus on a lot of the information. He indicated parking
was also discussed and the Commission felt there did not need to be a minimum requirement for the
number of parking stalls for ADU. There was also discussion regarding the design requirements in the
draft ordinance.
The Commission continued the discussion on setbacks, exceptions for existing structures, non-conforming
structures and minimum size for two story accessory dwelling units.
The Commission asked questions and provided feedback. The work session meeting can be reviewed in
the official City meeting audio on the City website.
V. Adjournment
The Commission adjourned at 6:43 p.m.
Draft Minutes☒
Approved Minutes☐
Approved Date: ___, 2024
Page 1 of 1
Minutes
City Of Edina, Minnesota
Planning Commission
Special Work Session
January 24, 2024
I. Call To Order
Chair Bennett called the meeting to order at 5:00 PM.
II. Roll Call
Answering the roll call were: Commissioners Bornstein, Miranda, Daye, Smith, Felt and Chair Bennett.
Staff Present: Cary Teague, Community Development Director, Addison Lewis, Community Development
Director, Bill Neundorf, Economic Development Manager, and Liz Olson, Administrative Support
Specialist.
Absent from the roll call: Commissioner Padilla, Hu, and Schultze.
III. Sketch Plan Review – 7235 France Avenue
Director Teague presented the sketch plan for 7235 France Avenue and asked the Commission to provide
the applicant non-binding feedback on a potential future development application.
Economic Development Manager Neundorf and Community Development Coordinator Lewis made a
presentation to the Commission.
Staff answered Commission questions.
Applicants present were: Mr. Nick Enger and Mr. Josh Ziehwein, ESG Architects, Mr. Patrick Brama and
Mr. Luke Stern, Enclave, Mr. Ben Landhauser, Lifestyle Communities, Mr. Michael Schroeder, Consultant
to Edina, Mr. Michael Fisher, Consultant to Edina, LHB and Mr. Steve Brown, Neighbors for Affordable
Housing who reviewed the sketch plan and answered Commission questions.
The Commission discussed the sketch plan and offered feedback. This discussion can be reviewed in the
official City meeting audio.
IV. Adjournment
The meeting adjourned at 7:04 p.m.
Date: F ebruary 14, 2024 Agenda Item #: V.A.
To:P lanning C ommission Item Type:
O ther
F rom:C ary Teague, C ommunity Development Director
Item Activity:
Subject:Election of O fficers 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:
Election of a Chair, Vice-C hair, and S ecretary.
I N TR O D U C TI O N:
Date: F ebruary 14, 2024 Agenda Item #: VI I.A.
To:P lanning C ommission Item Type:
O ther
F rom:C ary Teague, C ommunity Development Director
Item Activity:
Subject:S ketch P lan R eview - 5780 Linc oln Drive 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. P rovide the applicant non-binding feedback on a potential future land use application.
I N TR O D U C TI O N:
S olhem Development L L C is requesting consideration of a sketch plan proposal to redevelop 5780 Lincoln
Drive. T he specific proposal is to tear down the existing office building on the site and construct a 3-story
81-unit apartment building with underground parking and a 2-story walkup townhome building with 8 units.
All units would be for affordable housing with individuals/families earning 50% AM I or less. (See attached
plans.)
T his site is currently zoned P I D , P lanned Industrial District, and guided O R , O ffice R esidential in the
C ity’s C omprehensive P lan. T he allowed residential density in this area is 20 – 75 units per acre. T his site
is 2.59 acres in size; therefore, the applicant is proposing a density of 34 units per acre.
T he request would require the following:
A Rezoning of the existing P I D, P lanned I ndustrial D istrict designation. T he applicant is
considering a Rezoning to one of the following two options: To P R D-4, P lanned Residential
District 4 or to P U D , P lanned U nit Development. F lexibility or Variances would likely be
required through the P U D Ordinance or R ezoning to vary from setbacks, building coverage,
floor area ratio (FAR), usable area, and density allowed in the P R D -4 D istrict. T he P U D
Zoning is the zoning tool that the C ity of Edina has used for 100% affordable housing
developments to ensure long term affordability. (T he Sound, Amundson Apartments, 4040
70th Street)
T he applicant has revised the original sketch plan based on the feedback they received. Revisions include
reducing the height of the structure from 5 to 3 stories, eliminating phase 2 which reduces the total number
of units from 141 to 89, and including 8 townhome units.
AT TAC HME N T S:
Description
Staff Memo
Site Location, Zoning and Comp. Plan
Proposed plans and renderings
Memo from the City's Affordable Housing Manager
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: February 14, 2024
To:
Planning Commission
From: Cary Teague, Community Development Director
Re:
Sketch Plan Review – 5780 Lincoln Drive
Solhem Development LLC is requesting consideration of a sketch plan proposal to redevelop 5780
Lincoln Drive. The specific proposal is to tear down the existing office building on the site and
construct a 3-story 81-unit apartment building with underground parking and a 2-story walkup
townhome building with 8 units. All units would be for affordable housing with individuals/families
earning 50% AMI or less. (See attached plans.)
This site is currently zoned PID, Planned Industrial District, and guided OR, Office Residential in the
City’s Comprehensive Plan. The allowed residential density in this area is 20 – 75 units per acre.
This site is 2.59 acres in size; therefore, the applicant is proposing a density of 34 units per acre.
The request would require the following:
A Rezoning of the existing PID, Planned Industrial District designation. The applicant is
considering a Rezoning to one of the following two options: To PRD-4, Planned Residential
District 4 or to PUD, Planned Unit Development. Flexibility or Variances would likely be
required through the PUD Ordinance or Rezoning to vary from setbacks, building coverage,
floor area ratio (FAR), usable area, and density allowed in the PRD-4 District. The PUD
Zoning is the zoning tool that the City of Edina has used for 100% affordable housing
developments to ensure long term affordability. (The Sound, Amundson Apartments, 4040
70th Street)
The applicant has revised the original sketch plan based on the feedback they received. Revisions
include reducing the height of the structure from 5 to 3 stories, eliminating phase 2 which reduces
the total number of units from 141 to 89, and including 8 townhome units.
The table on the following page demonstrates how the proposed new building(s) would comply
with the PRD, PID and similar PUD zoning standards. As this is a sketch plan the proposed numbers
may not be precise.
City of Edina • 4801 W. 50th St. • Edina, MN 55424
Compliance Table
City Standard
(PID)
City
Standard
(PRD-4)
(PUD - 4040 70th)
Proposed
(Measured from
building to lot
line)
Building Setbacks
Front – Lincoln
Front – Londonderry
Front – Highway 169
Side
50 feet
50 feet
50 feet
20 feet
35 feet
35 feet
35 feet
35 feet
50 feet (Valley View to curb)
40 feet (70th to curb)
10 feet
10 feet
25 feet**
25 feet**
25 feet**
25 feet**
Building Height 4 stories & 48 feet
4 stories & 48
feet
4 stories & 45 feet
2 & 3 stories
Density Comp. Plan
20-75 units per
acre
31 units per acre
(2.59 acres)
75 units per acre 34 units per acre**
Building Coverage 30% 46% 35%**
Usable Area (setback
driveway & building not
included)
NA 35,000 s.f. NA 8,375 s.f.**
Floor Area Ratio (FAR) .5% .5% 1.3% .93%*
Parking Housing Phase 1–
1 enclosed space
per unit + .25
surface spaces per
unit = 111 spaces
required
Housing Phase
1– 1 enclosed
space per unit +
.25 surface
spaces per unit
= 111 spaces
required
.9 spaces per unit
(Senior housing)
112 (89 enclosed)
*Does not meet base Zoning Standards-Flexibility would be requested through a PUD
** Variance in the PRD-4 District
Issues/considerations:
Small Area Plan. A Small Area Plan will be carried out for this area in 2024. Typically, a developer
will wait until that process is completed before proceeding with a formal application within the
boundaries of a small area plan. Staff also advises developers to wait with formal applications until a
small area plan is completed before submitting a formal redevelopment application. However, in
this instance the applicant has received up to 27 million dollars in funding for an 89-unit affordable
housing project, therefore, is requesting a sketch plan review to seek feedback prior to submittal of
a formal application.
City of Edina • 4801 W. 50th St. • Edina, MN 55424
The applicant will be looking for feedback on whether to submit a formal application or wait. The
City cannot, however, prevent a developer from submitting a formal application without adoption
of a development moratorium. Should the applicant submit a formal application, the City would
have 120 days to act on the application. Failure to act on the application would render the project
approved as submitted.
Affordable Housing. The project would add 89 units of affordable housing. The City of Edina has
established a goal to develop 992 to 1,804 new units of affordable housing by year end 2030. The
addition of 89 new units would help the City achieve its goal.
Density. The development density is toward the low end of the density range. The allowed
residential density in this area is 20-75 units per acre. This site is 2.59 acres in size; therefore, the
applicant is proposing a density of 34 units per acre.
Rezoning. PUD, Planned Unit Development has been the zoning district used for 100% affordable
housing projects. This allows the City to require the affordable housing to be carried forward on a
permanent basis. Note in the compliance table on the preceding page that the PRD District would
only allow a maximum of 80 on this site, while the Comprehensive Plan would allow up to 189.
This is an issue that will be examined during the audit of the City’s Zoning Ordinance, which is
currently taking place.
Sewer Capacity. Currently the City of Edina does not have the sanitary sewer capacity in this area
to support this project. There is potential to connect to the City of Minnetonka under Highway
169, paid for by the applicant and subject to Metropolitan Council and the City of Minnetonka
approval. This issue would have to be resolved prior to any approvals for housing on this site.
Proposed heights. The proposed height of 3 stories is below the code required 4-story maximum.
The applicant lowered the height of the building to address issues raised last year during the
original sketch plan review.
Pedestrian connection to the regional trail. The regional trail is located just to the south of this
site. Consideration should be given to pedestrian connections to better connect to the trail.
Sustainability. The applicant will be asked to submit the sustainability questionnaire as part of a
formal application.
Traffic and parking. A traffic and parking study would be required.
City of Edina • 4801 W. 50th St. • Edina, MN 55424
Site
Site
EDINA,Minnesota
SKETCH PLAN REVIEW
L INCOLN ON TH E CREEK
kaas wilson national
FUTURE LAND USE MAP PER THE 2040 COMPREHENSIVE PLAN
SITE -OFFICE RESIDENTIAL (20-75 U/A)
FIGURE 3.12
ZONING SUMMARY
SITE DATA
Site Area (SF)
Site Area (Acres)
District
Area per Units
Units /Acre
Max Allowable Units
Max Building Coverage
Height
Usable Lot Area
PRD 4
109,740 (SF)
2.5 (Acres)
Planned Residence District 4
2,900
15
37.8
30% - 32,922SF
4 stories or 48ft per HOD-4
400
SET BACKS
Front Street (ft) ( Lincoln)
Side Street (ft)
Interior Side Yard (ft)
Rear Yard (ft)
-
-
Figure 3.12 Future Land Use
-
Table 3.6 Future Land Use Categories
N/A
-
-
-
35 ft
35 ft
35 ft
35 ft
2040 Comp Plan Section2040 COMPREHENSIVE PLAN
109,740 (SF)
2.5 (Acres)
Office Residential
-
25-75
62.5 - 187.5
-
-
-
Update the zoning code to be consistent with new future land use guidance. May include
revisions to zoning district definitions, permitted densities, building height standards,
building massing and setback standards, standards and guidelines for mixed use
development, and other related changes that are consistent with the comprehensive plan.
Ordinance Section
-
-
Division 5
36-524
-
-
36-254
Height Overlay Districts Appendix A
36-526
109,740 (SF)
2.5 (Acres)
-
1,233sf*
35.6 Units /Acre*
89*
38.2% (42,000sfSF)*
40 ft to mid roof
614.7
25 ft*
25 ft*
25 ft*
25 ft*
36-525
36-525
36-525
36-525
PROPOSE
Required Parking
Total Parking
Enclosed Parking
90 degree Parking
Drive Aisle
Accessible Parking
Bumper Overhangs
1.25 min - 1.75 max per unit
At least one fully enclosed space per unit
112 - 155
89
8'-6" x 18'
24'
MSBC
1.5ft for full sized spaces
1.26 per unit &
At least one fully enclosed space per unit
112
81 at apt - 8 at TH = 89
8'-6" x 18'
24'
6
1.5ft for full sized spaces
36-1311.b.1
-
-
36-1317
36-1317
MSBC
36-1319
PARKING SET BACKS
* Proposed does not meet PRD 4
PARKING
Front
Side & Rear
Interior Side & Rear Yards
20 ft
10 ft
Tract Boundary
36-1316.a
36-1316.a
36-1316.a
N/A
N/A
Tract Boundary
R E V IS E O N C E W E H A V E U P D A T E D C H A R T
Lincoln on
the Creek
MINNETONKA
CURRENT ZONING
2040 COMPREHENSIVE
PLAN ZONING
OFFICE RESIDENTIAL
20-75 U/A
OPEN
SPACE
PARK
NINE MILE
CREEK
MEDIUM DENSITY
5-12 U/A
LOW DENSITY
1-5 U/A
LOW DENSITY ATTACHED
TO RESIDENTIAL 5-12 U/A
PLANNED INDUSTRIAL
COMMERCIAL
MIXED DEVELOPMENT
SINGLE DWELLING
PLANNED RESIDENCE 5
DOUBLE DWELLING
CONNECTION TO
NINE MILE CREEK
NINE MILE CREEK
TRAIL
WALNUT
RIDGE
PARK
N
PLAYGROUND
LOWER GARAGE ENTRY
81 UNITS
3 LEVELS OF HOUSING
OVER 1 LEVEL
UNDERGROUND GARAGE
LONDONDERRY RDHWY 169 ON RAMPNINE MILE CREEK REGIONAL TRAIL
8 UNITS
2 LEVEL
TOWNHOMES25'-0"25'-0"2 5 '-0 "2 5 '-0 "2 5 '-0 "
23 -SITE
PARKING
EXISTING
WALKING / BIKE PATH
COMMERCIAL BUILDING
MPLS AREA
REALTORS
NINE MILE CREEK
REGIONAL TRAIL
EXISTING
SIGNAGE
EXISTING MONUMENT SIGN
TO BE REDESIGNED
MONUMENT
SIGN
POTENTIAL FUTURE
PROPERTY LINE
STALLS BELOW
GRADE
81
PARKING
STALLS
N
playground
23 OUTDOOR
PARKING
STALLS
fitness
community
room
offices
2 5 '-0 "25'-0"25'-0"lobby
mail
8
TOWNHOMES
81 UNIT
APARTMENT
BUILDING
2 5 '-0 "
STAIR AS T A I R B
EXISTING
TOWNHOMES
NINEMILE CREEKPROPOSED
TOWNHOMES
PROPOSED
RESIDENTIAL
BUILDING
LEVEL 1
905'-0"LOWER TH GRADE
884'-0"
RIDGE
948'-0"
RIDGE
926'-0"PROPERTY LINETOPOGRAPHY PROVIDED BY MnTOPOHWY 169 ON RAMPLINCOLN DRPROPERTY LINETUCKER LNEXISTING
TOWNHOMES
APARTMENT
3 STORIES
PARKING
1 STORY BELOW GRADE
TOWNHOMES
2 STORIES
PROPOSED
TOWNHOMES
PROPOSED
RESIDENTIAL
BUILDING LONDONDERRYTOPOGRAPHY PROVIDED BY MnTOPO
LONDONDERRY
SHOPS
LINCOLN DRTHE LODENCHILDRENS
BUSINESS
CAMPUS BEYOND
LEVEL 1
905'-0"
RIDGE
948'-0"
AVERAGE RIDGE
926'-0"LEVEL 1
912'-0"
TO: Cary Teague, Community Development Director
FROM: Stephanie Hawkinson
DATE: February 5, 2024
RE: 5780 Lincoln: Lincoln on the Creek
The proposed Lincoln on the Creek is an 89-unit, 100% affordable family housing development. It provides
much needed housing for people of limited financial means who want to raise their children in Edina, live
near their employment, and/or age in community. Lincoln on the Creek will contribute to the City’s goal of
increasing the number of affordable units by 1804 units.
The affordable housing goal was established by the Metropolitan Council based on a variety of factors
including the growing disparity between wages and housing costs. The City Council approved the 1804 goal
with passage of the Comprehensive Plan and again via Resolution No. 2020-94 in October 2020. Although
the goal is ambitious, even if it were 1/3rd that number (541 units), the City still has work to do to address a
local shortage of affordable housing.
Affordable Housing Financing
Affordable Housing requires multiple sources of financing. The rents are insufficient to leverage the
mortgage debt necessary to cover the cost of construction. Depending on the location, the number of units,
and design requirements, the mortgage debt generally accounts for 30%-70% of the cost to develop, with
the remaining 30%-70% of the funds needed provided by public sources and Low-Income Housing Tax Credit
(LIHTC) equity. For Lincoln on the Creek, bank financing accounts for 20% of the development budget. This
requires 80% of the financing to come from other sources.
The City funds do not have an application deadline and are best used to leverage financing from our funding
partners, including Hennepin County, Minnesota Housing and the Metropolitan Council. In June 2023, the
HRA provided a contingent award of $2,500,00 accounting for 6.5% of the development budget. As the City
does not have the capacity to provide all required gap financing, this left $28,276,431 to be raised from
other sources.
Hennepin County, Minnesota Housing, and the Metropolitan Council have one funding round each year,
February, July, and August respectively. This year was exceptional on the State level due to the $1B
affordable housing budget that was passed during the 2023 legislative session. The increase in State funding
for multifamily affordable housing developments is available for just two years. Even so the funding was
oversubscribed: The funding applications far exceeded the funding available. The State, County, and
Metropolitan Council’s funding criteria may not fully align with Edina’s, but unless the City is able to full fund
an affordable development, to be competitive proposed developments must adhere to the City’s funding
partners’ priorities.
Lincoln on the Creek was exceptionally successful this past funding cycle. They are the only multifamily
development in the Western Metro to receive State financing. In addition to the State awarding over
$8.4MM in a deferred loan, they awarded 9% LIHTC, which will leverage over $15MM in private equity. In
addition, the Metropolitan Council awarded the development $1.95MM. This is over $25MM being
invested by other entities into the City.
Timing
In November and December 2021, the Solhem Companies presented a market rate development for sketch
plan review by the Planning Commission and City Council. At that time there was little to no neighborhood
push-back. The proposed market rate development did not move forward because there was no financial
capacity to pay for the sewer connection to Minnetonka. It did not qualify for any financing tools to help
offset that cost.
In May 2023 Solem returned with a 100% affordable development that raised a great deal of neighborhood
opposition. The timing was admittedly tight as financing applications to Minnesota Housing and the
Metropolitan Council were due in July and August respectively. To leverage those funds, they sought HRA
financial approval contingent upon securing Site Plan approval.
Six months after the Minnesota Housing funding application was submitted, the City Council authorized a
Small Area Plan to be conducted. Explicitly stated at the time was there was no moratorium placed on
development. Within weeks after this decision, both Minnesota Housing and the Metropolitan Council
announced their financing awards to this development.
The Federal government placed strict timing requirement on developments that receive 9%-LIHTC. By
January 12, 2024 Solhem was required to pay a $64,000 reservation fee. By November 1, 2024 the
Developer will need to know if the project is moving forward in order to “Carryover” the tax credits. The
proposed development must be placed in service by December 31, 2026.
Location
According to the Land Use Chapter of the Comprehensive Plan, 5780 Lincoln Avenue is guided Office
Residential which allows for 20 to 75 residential dwelling units per acre.
A vast majority of multifamily affordable housing is located in the southeast quadrant of the City. The
School District and residents in that area expressed concern that this concentration of affordable housing
fed into one elementary school. However, there are few places outside that quadrant that are guided to
allow for multifamily development.
5780 Lincoln provides an opportunity to develop affordable housing outside the Southdale area. This is the
only location west of Hansen Road and north of Highway 62 that is within .25 miles of a transit stop, thus
aligning with the City’s goal of creating affordable options near transit corridors. It is also just over ½ mi.
away from the future Opus light rail station. In addition, The Nine Mile Creek regional trail borders the site.
Within a half mile, Walnut Ridge Park offers fields, tennis courts, and a play area. The development proposes
improved access to the trails.
Future residents could benefit from the location, same as existing residents. Commercial uses are offered
along the highway, providing hundreds of jobs within walking distance, including Children’s Hospital
business center, United Healthcare group, and a Marriott Hotel. Concern has been expressed regarding
distance to a grocery store. In the same manner that current residents determine if 2.5 miles is too far to
travel, so will future residents and will self-select accordingly.
Lincoln on the Creek -Progress
ORIGINAL -JUNE 2023 UPDATED -FEB 2024
Density 2 phases -141 total units
(54 units / acre)
1 phase -89 total units
(34 units / acre)
Height 5 stories ~72 feet 3 stories ~40 feet
Setbacks < 25 feet 25+ feet
Site Layout Significant surface parking
Playground along site perimeter
Increased green space
Courtyard with playground
Pedestrian Safety No pedestrian access to SE crosswalk Sidewalk access to SE crosswalk
Sewer Connection Lack of sufficient sewer capacity Edina, Minnetonka, and Met Council
engineers meeting regularly
Affordable Home Ownership Rental only MHFA allows for ownership after initial
15-year affordability period
Lincoln on the Creek -Site Plan Updates
June 2023 February 2024
Lincoln on the Creek -Project Summary
89 Total Units of Workforce Housing
34 Units / Acre
Three-story Apartment Building
81 Units Studio -3BR Units
Height ~40’
Two-story Townhome Building
8 Units 4BR Units
1.26 Parking Spots per Unit
Amenities
Community room, fitness center, courtyard with
playground
US Green Building Standard –Silver
Certification
Lincoln on the Creek –Community Elements
Lincoln on the Creek –Rendering
Lincoln on the Creek –Rendering
Lincoln on the Creek –Building Section
Lincoln on the Creek –Zoning Summary
Lincoln on the Creek
(Proposed)PRD-4 Comprehensive Plan
SITE DATA
Site Area 2.59 acres / 112,820 sq feet 2.59 acres / 112,820 sq feet 2.59 acres / 112,820 sq feet
Area per Unit (sq ft)1268 1500 -2900 -
Units / Acre 34 15 25 -75
Max Allowable Units 89 39 -75 65 -194
Max Building Coverage 38% 30%-
Height 3 stories / 40 feet 4 stories / 48 feet -
Usable Lot Area 615 400 -
Setbacks 25+ feet all around 35 feet all around -
PARKING
Required Parking 1.26 spaces / unit
1 enclosed space / unit
1.25 –1.75 spaces / unit
1 enclosed space / unit -
Total Parking 112 112 -155 -
Enclosed Parking 89 89 -
90 Degree Parking 8’-6’ x 18’ 8’-6’ x 18’ -
Drive Aisle 24 feet 24 feet -
Accessible Parking 6 MSBC -
Lincoln on the Creek –Location & Access
Lincoln on the Creek -What’s Next?
Feb 2024
2nd Sketch Plan Review
Community Discussion
Planning Commission
City Council
Q1 2025
Start Construction
Permits secured
Land Use
Traffic & Parking Study
Submit Application
Q2 2024
Land Use
Land Use Approval
Begin permitting process
May 2024
Q3 2026
Construction Complete
Lease-up begins
Q4 2026
100% Occupied
Reference Slides
Lincoln on the Creek -Timeline
May/June 2023
Sketch Plan Review
Neighborhood Meeting
Planning Commission
City Council
June 2023
Edina HRA
$2.5M Commitment
CONTINGENT upon
Site plan approval
July 2023
MHFA &
Met Council
Submitted funding
applications
Feb 2024
2nd Sketch Plan Review
Community Discussion
Planning Commission
City Council
Dec 2023
MHFA &
Met Council
Awarded 9% Tax Credits and
$8.4M deferred loan
from MHFA
Awarded $1.95M from
Met Council
Lincoln on the Creek -Residents
50% AMI -66 Units
30% AMI -23 Units
(18 Supportive Housing)
Lincoln on the Creek -Capital Stack
Source Amount % of Funding Notes
MHFA 9% Tax Credit
Syndication Proceeds $15,056,981 39%Awarded Dec 2023
MHFA Deferred Loan $8,416,000 22%Awarded Dec 2023
City of Edina (HRA)$2,500,000 7%Contingent upon Site Plan approval
Met Council $1,950,000 5%Awarded Dec 2023
Deferred Developer Fee $1,700,000 4%Solhem committed 43% of Developer Fees
Hennepin County $1,000,000 3%To be secured May 2024
First Mortgage $7,644,000 20%NOI-supported debt
Total Development Costs = $38.4M
Lincoln on the Creek -Unit Mix
Unit Type # of Units
Studio 18
1BR 4
2BR 44
3BR 15
4BR 8 (townhomes)
30% AMI 23
50% AMI 66
Supportive Housing 18 (9 HPH, 9 PWD)
Rental Assistance 18
Non-Rental Assistance 71
Unit Type % AMI # of Units
Studio 30%18*
1BR
30%3
50%1
2BR
30%2
50%42
3BR 50%15
4BR 50%8
EdinaMN.govSketch Plan Review5780 Lincoln Drive
Site
Site
2023 Sketch Plan
2023 Sketch Plan
2023 Sketch Plan
Proposed 2024 Sketch Plan
Proposed 2024 Sketch Plan
Formal Application Would Require:A Rezoning of the existing PID, Planned Industrial District designation. The applicant is considering a Rezoning to one of the following two options: To PRD-4, Planned Residential District 4 or to PUD, Planned Unit Development. Flexibility or Variances would likely be required through the PUD Ordinance or Rezoning to vary from setbacks, building coverage, floor area ratio (FAR), usable area, and density allowed in the PRD-4 District. The PUD Zoning is the zoning tool that the City of Edina has used for 100% affordable housing developments to ensure long term affordability. (The Sound, Amundson Apartments, 4040 70th Street)
Compliance Table City Standard (PID) City Standard (PRD-4) (PUD - 4040 70th) Proposed (Measured from building to lot line) Building Setbacks Front – Lincoln Front – Londonderry Front – Highway 169 Side 50 feet 50 feet 50 feet 20 feet 35 feet 35 feet 35 feet 35 feet 50 feet (Valley View to curb) 40 feet (70th to curb) 10 feet 10 feet 25 feet** 25 feet** 25 feet** 25 feet** Building Height 4 stories & 48 feet 4 stories & 48 feet 4 stories & 45 feet 2 & 3 stories Density Comp. Plan 20-75 units per acre 31 units per acre (2.59 acres) 75 units per acre 34 units per acre** Building Coverage 30% 46% 35%** Usable Area (setback driveway & building not included) NA 35,000 s.f. NA 8,375 s.f.** Floor Area Ratio (FAR) .5% .5% 1.3% .93%* Parking Housing Phase 1– 1 enclosed space per unit + .25 surface spaces per unit = 111 spaces required Housing Phase 1– 1 enclosed space per unit + .25 surface spaces per unit = 111 spaces required .9 spaces per unit (Senior housing) 112 (89 enclosed) *Does not meet base Zoning Standards-Flexibility would be requested through a PUD ** Variance in the PRD-4 District
Issues/ConsiderationsSmall Area Plan. A Small Area Plan will be carried out for this area in 2024. Typically, a developer will wait until that process is completed before proceeding with a formal application within the boundaries of a small area plan. Staff also advises developers to wait with formal applications until a small area plan is completed before submitting a formal redevelopment application. However, in this instance the applicant has received up to 27 million dollars in funding for an 89-unit affordable housing project, therefore, is requesting a sketch plan review to seek feedback prior to submittal of a formal application. The City cannot, however, prevent a developer from submitting a formal application without adoption of a development moratorium. Should the applicant submit a formal application, the City would have 120 days to act on the application. Failure to act on the application would render the project approved as submitted.
Issues/ConsiderationsAffordable Housing. The project would add 89 units of affordable housing. The City of Edina has established a goal to develop 992 to 1,804 new units of affordable housing by year end 2030. The addition of 89 new units would help the City achieve its goal.Density. The development density is toward the low end of the density range. The allowed residential density in this area is 20-75 units per acre. This site is 2.59 acres in size; therefore, the applicant is proposing a density of 34 units per acre. Rezoning. PUD, Planned Unit Development has been the zoning district used for 100% affordable housing projects. This allows the City to require the affordable housing to be carried forward on a permanent basis. Note in the compliance table on the preceding page that the PRD District would only allow a maximum of 80 on this site, while the Comprehensive Plan would allow up to 189. This is an issue that will be examined during the audit of the City’s Zoning Ordinance, which is currently taking place.
Issues/ConsiderationsSewer Capacity. Currently the City of Edina does not have the sanitary sewer capacity in this area to support this project. There is potential to connect to the City of Minnetonka under Highway 169, paid for by the applicant and subject to Metropolitan Council and the City of Minnetonka approval. This issue would have to be resolved prior to any approvals for housing on this site. Proposed heights. The proposed height of 3 stories is below the code required 4-story maximum. The applicant lowered the height of the building to address issues raised last year during the original sketch plan review. Pedestrian connection to the regional trail. The regional trail is located just to the south of this site. Consideration should be given to pedestrian connections to better connect to the trail.
Discussion/Feedback
Date: F ebruary 14, 2024 Agenda Item #: VI I.B.
To:P lanning C ommission Item Type:
R eport and R ecommendation
F rom:Addis on Lewis, C ommunity Development
C oordinator Item Activity:
Subject:Linc oln and Londonderry S mall Area P lan Working
G roup G reenprint
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:
M otion to approve the Working G roup G reenprint for the L incoln and Londonderry S mall Area P lan.
I N TR O D U C TI O N:
T he P lanning Commission's 2024 Work P lan includes completion of the L incoln and Londonderry S mall Area
P lan. Working groups are typically formed to assist the C ommission in the completion of small area plans. T he
Working Group's charter is referred to as a "G reenprint" and establishes the group's purpose, expected outcomes,
and timeline for the project.
I f the P lanning Commission approves the G reenprint, staff would make the application for serving on the
Working Group available on T hursday, February 15. Applications would be accepted through Friday, March 8.
Applications would be reviewed and recommended by the Co-chairs (C ommissioners M iranda, D aye, and Felt).
Approval of the Working G roup members is voted on by the P lanning C ommission and would likely take place at
the March 27 meeting.
AT TAC HME N T S:
Description
Working Group Greenprint
Study Area
Board and Commission
Working Group Greenprint
BOARD/COMMISSION: Planning Commission
WORKING GROUP NAME: Lincoln and Londonderry Small Area Plan Working Group
WORKING GROUP OBJECTIVE: Complete a Small Area Plan to be adopted into the
City’s Comprehensive Plan
WORKING GROUP CO-CHAIRS: Commissioners Miranda, Felt, and Daye
Project Title
Lincoln and Londonderry Small Area Plan
Description
The intent is to work with Co-Chairs, City staff and its
consultant to engage neighborhood residents, businesses, and
other stakeholders in the study area for the purposes of
developing and drafting a small area plan to be adopted into
the City’s Comprehensive Plan. Additionally, the Work
Group will participate in working meetings and will present
the recommended small area plan to the Planning
Commission.
Purpose
It is intended that the small area plan would be adopted as an
amendment to the City’s Comprehensive Plan and be a guide
for future redevelopment and infrastructure decision making.
The small area plan may provide guidance on topics such as
land use, transportation, housing, economic development,
sustainability, parks, and natural resources. Work Group
members are asked to take a leadership role and to serve as
“champions” for the small area plan and inform the final
document.
Duration of the Group
The plan will be developed over the course of approximately
12 months, beginning in early 2024.
Deliverables
The deliverable will be a small area plan intended to be
incorporated into the City’s current Comprehensive Plan.
Community Benefit
The small area plan will provide a detailed framework to
guide future redevelopment and infrastructure decisions.
Key Dates
The planning process for the working group will take place
over approximately 12 months. It is anticipated that the
Working Group would meet once or twice per month and
will help facilitate workshops with the community at-large.
There will be possible additional check-ins with the group as
the plan is completed.
Promotion & Implementation
The small area plan will be presented to the Planning
Commission for review and recommendation to the City
Board and Commission
Working Group Greenprint
Council for approval. The findings and completion of the
small area plan are intended to be adopted into the City’s
current Comprehensive Plan.
Evaluation
The Working Group will work with the consultant team to
collaboratively produce findings to populate a small area plan.
Membership & Time Commitment
Approximately 12 months.
Ideally, the Working Group will be comprised of individuals
with a variety of backgrounds, interests, or connections to
the study area.
Public Notice & Member Recruitment Date for release of public notice: February 15, 2024
Working Group applications due: March 8, 2024
Date for Working Group member selection: March 27, 2024
Date for working group first meeting: Approximately the
week of April 22nd
Legend
Lincoln-Londonderry Small Area Plan
Parcel Boundaries
January 3, 2024
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