HomeMy WebLinkAbout2025-01-15 Planning Commission Regular Meeting Packet
Meeting location:
Edina City Hall
Council Chambers
4801 W. 50th St.
Edina, MN
Planning Commission Meeting Agenda
Wednesday, January 15, 2025
7:00 PM
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8861 at least 72 hours in advance of the meeting.
1. Call to Order
2. Roll Call
3. Approval of Meeting Agenda
4. Approval of Meeting Minutes
4.1. December 11, 2024 Planning Commission Meeting Minutes
5. Community Comment
During "Community Comment," the Board/Commission will invite residents to share
issues or concerns that are not scheduled for a future public hearing. Items that are on
tonight's agenda may not be addressed during Community Comment. 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. 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 staff for consideration at a future meeting.
6. Public Hearing
During "Public Hearings," the Commission chair will ask for public testimony after staff
and/or applicants make their presentations. The following guidelines are in place to ensure
an efficient, fair, and respectful hearing; limit your testimony to three minutes and to the
matter under consideration; the Chair may modify times, as deemed necessary; avoid
repeating remarks or points of view made by previous speakers. The use of signs, clapping,
cheering or booing or any other form of verbal or nonverbal communication is not
allowed.
6.1. PUBLIC HEARING: Front yard setback variance - 5115/5121 Lake Ridge Road
Page 1 of 221
6.2. PUBLIC HEARING: Preliminary/Final Plat to Plat an Outlot – 5229 & 5235 Highwood
Drive, 6012 Pine Grove Road
7. Reports/Recommendations
7.1. Sketch Plan - 5100 Eden Avenue
7.2. Advisory Communication - Parking
8. Chair and Member Comments
9. Staff Comments
10. Adjournment
Page 2 of 221
BOARD & COMMISSION
ITEM REPORT
Date: January 15, 2025 Item Activity: Approve
Meeting: Planning Commission
Agenda Number: 4.1
Prepared By: Liz Olson, Administrative Support
Specialist
Item Type: Minutes Department:
Item Title: December 11, 2024 Planning Commission Meeting Minutes
Action Requested:
Approve the December 11, 2024 Planning Commission Meeting Minutes.
Information/Background:
Supporting Documentation:
1. Planning Commission Minutes 12-11-24
Page 3 of 221
Draft Minutes☒
Approved Minutes☐
Approved Date: ___, 2024
Page 1 of 2
Minutes
City Of Edina, Minnesota
Planning Commission
Edina City Hall Council Chambers
December 11, 2024
I. Call To Order
Chair Bennett called the meeting to order at 7:00 PM.
II. Roll Call
Answering the roll call were: Commissioners Alkire, Daye, Jha, Padilla, Smith, Felt, and Chair Bennett.
Staff Present: Kris Aaker, Assistant Planner; Lauren Siebenaler, Senior Communications Coordinator
Absent from the roll call: Commissioners Bornstein, Miranda, Hahneman, and Joncas.
III. Approval Of Meeting Agenda
Commissioner Padilla moved to approve the agenda for December 11, 2024.
Commissioner Daye seconded the motion. Motion carried unanimously.
IV. Approval Of Meeting Minutes
A. Minutes: Planning Commission, November 13, 2024
Commissioner Daye moved to approve the November 13, 2024, meeting minutes.
Commissioner Alkire seconded the motion. Motion carried unanimously.
V. Community Comment
None.
VI. Special Recognition
None.
VII. Public Hearings
A. A variance from Sec. 36-437 of the Edina City Code to allow a 10.6-foot front yard
setback variance – 4701 Meadow Road
Assistant Planner Aaker presented the request of Marco Vincent on behalf of White Oaks LLC for a
variance from Section 36-437 of the Edina City Code to allow a 10.6-foot front yard setback variance for
an addition and remodel to match an existing nonconforming front yard setback at 4701 Meadow Road.
Staff recommends approval of the variance, as requested, subject to the findings and conditions listed in
the staff report.
Page 4 of 221
Draft Minutes☒
Approved Minutes☐
Approved Date: ___, 2024
Page 2 of 2
Staff answered Commission questions.
Appearing for the Applicant
Marco Vincent, on behalf of White Oaks LLC, addressed the Commission and answered questions.
Public Hearing
None.
Commissioner Smith moved to close the public hearing. Commissioner Felt seconded the
motion. Motion carried unanimously.
The Commission discussed the variance request and the staff recommendation of approval.
Motion
Commissioner Felt moved that the Planning Commission approve the variance request as
outlined in the staff memo subject to the conditions and findings herein. Commissioner Padilla
seconded the motion. Motion carried unanimously.
The entire meeting discussion can be viewed on the official City website.
VII. Reports/Recommendations
None.
VIII. Chair and Member Comments
Received.
IX. Staff Comments
None.
X. Adjournment
Commissioner Felt moved to adjourn the December 11, 2024, Meeting of the Edina Planning
Commission at 7:35 PM. Commissioner Smith seconded the motion. Motion carried unanimously.
Page 5 of 221
BOARD & COMMISSION
ITEM REPORT
Date: January 15, 2025 Item Activity: Approve
Meeting: Planning Commission
Agenda Number: 6.1
Prepared By: Kris Aaker, Assistant City Planner
Item Type: Public Hearing Department: Community Development
Item Title: PUBLIC HEARING: Front yard setback variance - 5115/5121 Lake Ridge Road
Action Requested:
Approve the variance subject to findings in the staff report.
Information/Background:
A 16.2-foot front yard setback variance for new home construction at 5115 and 5121 Lake Ridge
Road. The applicant is proposing to combine the two lots at 5115 and 5120 Lake Ridge Road to
create one buildable parcel and rebuild on the lots with a new one-story home with an attached 3 car
garage. The plan proposed requires a front yard setback variance from the average front yard setback
required along the block.
Supporting Documentation:
1. Lake Ridge staff report
2. Engineering Memo
3. Applicant Narrative
4. Site Location
5. Plans and Survey
6. Tree Replacement Diagram
7. Staff Presentation
8. Better Together Public Input Report
Page 6 of 221
January 15, 2025
PLANNING COMMISSION
Kris Aaker, Assistant City Planner
B-25-1, A 16.2-foot front yard setback variance for new home construction at 5115 and 5120
Lake Ridge Road.
Information / Background:
The application is for a 16.2-foot front yard setback variance for a new home to be built at 5115 and 5120
Lake Ridge Road. The applicant is proposing to combine the two lots to create one buildable parcel and
rebuild on the lots with a new one-story home with an attached 3 car garage. The subject property is
approximately 37,437 square feet in area, sloping down towards Mirror Lakes in the rear yard.
A variance is considered to allow the new home to be built in a consistent front yard location similar to
some of the other existing homes to the north of the subject property. Both properties directly west at
5109 and 5113 have front yard setbacks of 27.7 ft and 30.1 ft respectively and will match or be closer to the
street than the proposed front yard setback of 30.1 ft. The average front yard setback along the block is
46.6 ft with the adjacent home to the south, (5123), at 82.4 ft. The property to the south increases the
average front yard setback given that it is a large lot at the end of the street with the home set 26 – 54 ft
farther back from the street than homes on the same side of the street.
The buildable area of the lot is also impacted by a 75-foot setback from the Ordinary High Water (OHW)
line of Mirror Lake, which runs along the rear of the lot. The required setback from the lake edge prior to
1991 was 25 feet, with the original homes nearby built at a time of greater building area opportunity and
were allowed to be 50 feet closer to the lake. There was more flexibility in developing a lot in the past with
opportunities to build farther from the street and closer to the lake.
Page 7 of 221
STAFF REPORT Page 2
Surrounding Land Uses
Northerly: Mirror Lake/Single Unit residential homes; zoned and guided low-density residential.
Easterly: Single Unit residential homes; zoned and guided low- density residential.
Southerly: Single Unit residential homes; zoned and guided low-density residential.
Westerly: Single Unit residential homes; zoned and guided low-density residential.
Existing Site Features
The existing 37,437 square foot lot is located on the east side of Lake Ridge Road. The property involves
the combination of two lots at 5115 and 5121 Lake Ridge and backs up to Mirror lakes.
Planning
Guide Plan designation: Low-Density Residential
Zoning: R-1, Single-Dwelling District
Grading & Drainage
The Environmental Engineer has reviewed the application and submitted comments as attached in a
memorandum.
Compliance Table
City Standard Proposed
South Side –
North Side -
Front–
Rear/Lake–
10 feet
10 feet
46.6 feet
75 feet
10.5 feet
52.9 feet
*30.1 feet
75 feet
Building Coverage
Hard Cover
25%
50%
15%
22.9%
Building Height 40 feet 35.5 feet
*Requires a variance
PRIMARY ISSUES & STAFF RECOMENDATION
Page 8 of 221
STAFF REPORT Page 3
Primary Issues
•Is the proposed variance justified?
Minnesota Statues and Section 36-98 of the Edina Zoning Ordinance require that the following
conditions must be satisfied affirmatively. The proposed variance will:
1.The variance would be in harmony with the general purposes and intent of the ordinance.
The purpose and intent of the front yard setback requirement is to provide consistent minimum
space from a structure to a lot line adjacent to a street. However, the code allows for deeper
setbacks from the street than the minimum front yard setback which affects a property’s
opportunities for expansion. A deeper front yard setback is required for the property given the front
yard setback of the average along the block including the home to the south that is significantly
farther back from their front lot line therefore increasing the average.
The minimum 75 ft setback required from the water body requirement impact how far the home
may be set back into the lot reducing ability to comply with the average front yard setback standard.
2) The variance would be consistent with the Comprehensive Plan.
The Comprehensive Plan guides the property for Low Density Residential Use. The principal use of
the property would still be a single-family home, and the property would remain zoned R-1.
The home to the south is much farther back from the street than most homes nearby, affecting the
subject property. The lot creates a challenge for home placement given the required front yard
setback and minimum 75-foot setback from the water body, impacting the site design and placement
of the house.
3) There are practical difficulties in complying with the ordinance. The term “practical
difficulties” means the following:
i. The property owner proposes to use the property in a reasonable manner not
permitted by the Zoning Ordinance. Reasonable use does not mean that the
applicant must show the land cannot be put to any reasonable use without
variance. Rather, the applicant must show that there are practical difficulties in
complying with the code and that the proposed use is reasonable. “Practical
difficulties” may include functional and aesthetic concerns. Criteria met.
The proposed use is permitted in the R-1 Single Dwelling Unit District and complies with zoning
standards, except for the front yard setback. The location of adjacent homes on either side creates
design challenges for the lot. The practical difficulties are caused by the required average front yard
setback from the ROW based on the average and the impact of a 75-foot setback from Mirror
Lakes on building placement.
ii. The plight of the landowner is due to circumstances that are unique to the
property, not common to every similarly zoned property, and that are not
self-created? Yes, Criteria met.
Page 9 of 221
STAFF REPORT Page 4
The property is proposed to be developed with a front yard setback closer to the front lot line than
currently allowed by the average on the block. The property is mostly affected by the front yard
setback of the neighbor to the south which is not self-created by the applicant.
iii. Will the variance alter the essential character of the neighborhood? No, Criteria
met.
Granting variance will not alter the character of the neighborhood. The applicants are hoping to
compliment the neighborhood with a home that fits the unique lot and surrounding properties. The
proposed project would be a compliment to the neighborhood matching the front yard setback of
the home to the north while maintaining the required 75-ft setback from Mirror Lakes.
Recommended Action:
Approval
Approve a 16.2-foot front yard setback variance from the 46.6-foot requirement for 5115 and 5120 Lake
Ridge Road. Approval is based on the following findings:
1) The practical difficulty is caused by the required average front yard setback requirement, water setback
impact, and existing location of the neighboring house to the south.
2) There are circumstances that are unique to the subject property. Those unique circumstances include
having street frontage with varying front yard setbacks affecting the buildable area on the of the lot.
3) Had this block been typical with homes along a block lined up with one another, like similarly zoned
property, it would not have required a variance.
4) The proposal would not alter the essential character of the neighborhood. The home is of appropriate
scale and size for the two lots and will match the front yard setback of the neighbor to the north.
Staff recommends approval of the variance, as requested subject to the findings listed in the staff report
above, and subject to the following conditions:
•Survey date stamped, December 12, 2024.
•Elevations and building plans date stamped, December 12, 2024.
•Compliance with the conditions and comments listed in the Environmental Engineer’s
memo.
•Compliance with the tree ordinance at permit.
Deadline for a city decision February 11, 2025.
Page 10 of 221
STAFF REPORT Page 5
Page 11 of 221
DATE: 1/7/2025
TO: Cary Teague – Planning Director
FROM: Andrew Reinisch – Senior Engineering Technician
RE: 5115 & 5121 Lake Ridge Road - Variance Review
The Engineering Department has reviewed the subject property for street and utility concerns, grading,
stormwater, erosion and sediment control and for general adherence to the relevant ordinance sections.
This review was performed at the request of the Planning Department; a more detailed review will be
performed at the time of building permit application. Plans reviewed included Certificate of Survey dated
12/9/2024
Summary of Work
The applicant proposes demolition and new build along with a lot combination The request is for a variance to
reduce the front yard setback from 46.3’ to 30.1’.
Easements
There is a 10’ utility easement along the front property line.
Grading and Drainage
Site drains to Mirror Lake in both the front and rear yards.
Stormwater Mitigation
Stormwater was reviewed and is consistent with City of Edina Building Policy SP-003 standards. A final grade
as-built survey and inspection will be required to verify compliance with the approved stormwater plan.
Floodplain Development
Proposed project is not impacting the existing floodplain. Mirror lake has a local high water level of 911.1’. No
net fill is allowed below this elevation.
Erosion and Sediment Control
An erosion and sediment control plan was reviewed and is missing some requirements per the City of Edina
Building Policy SP-002 Category 2 requirements. Further review and corrections will be addressed as part of
the permitting approval process.
Street and Driveway Entrance
The applicant proposes to reuse the existing curb cut but modifications appear to be required within the right-
of-way. A driveway entrance permit may be required. Further review and corrections will be addressed as part
of the permitting approval process.
Public Utilities
Water and sanitary is served from Lake Ridge Road. A one-inch water service line from the curb stop to the
dwelling is required per the City’s policy SP-024. Sewer and water connection fees shall be paid prior to
building permit issuance.
Page 12 of 221
Miscellaneous
A Nine Mile Creek Watershed District permit may be required, applicant will need to verify with the district.
An existing well is located onsite. Thus, coordination with Minnesota Department of Health will be required.
Retaining walls are proposed. If greater than 4-feet, the applicant will be required to submit drawings, cross-
section, and calculations prepared and signed by a Minnesota licensed professional engineer.
Page 13 of 221
Practical Difficulty Narrative for Doherty Residence Variance Application
The Doherty residence project involves the combination of two lots at 5115 and 5121 Lake
Ridge Road in Edina, Minnesota into a single buildable lot. We are requesting a 16.2'
variance to the front yard setback (30.1' proposed, compared to the 46.3' average of
neighboring properties)
Important to note:
• Eliminating the outlying property to the South would result in an average front
yard setback of 37.2' vs. 46.3'
• If the lots were not combined, and 2 homes were built, the property to the North
(5115) would have a setback of 30.1'
CITY OF EDINi-
Addressing Practical Difficulties Criteria DEC 12 2024
1. Reasonable Use of Property PLANNING r` PARTNIF NT
The proposed variances allow for the reasonable use of the property in a manner
consistent with the neighborhood while significantly improving overall conformity:
• The front yard setback variance allows for a reasonably sized house on the
combined lot, consistent with neighboring properties.
• By combining two lots, we are reducing the overall density of the neighborhood,
which is a positive outcome.
2. Unique Circumstances
The plight of the landowner is due to circumstances unique to the property:
• The lot's location on a cul-de-sac creates unique challenges that standard setback
rules don't adequately address.
• The combination of two lots creates a situation where typical setback rules penalize
the property unfairly. If we were to build on only 5115 and not combine the lots the
front setback would be 30.1' (matching the neighboring property to the north).
• The proposed home conforms with the side yard setback, where the existing home
encroaches.
3. Essential Character of the Locality
The proposed variances will not alter the essential character of the locality:
• The requested front yard setback of 30.1' matches the neighboring property to the
north & is greater than the next home to the north.
• Other properties on the street have similar or closer setbacks (27.7' at 5109, 35.9' at
5105).
• Where the existing impervious surface on the single lot, upon which the home exists
is 32%, the proposed impervious surface for this project on the combined lots is a
Page 14 of 221
conforming 22.79%.
4. Reasonable Use as Allowed by Ordinance
Without the variances, the property cannot be put to reasonable use as allowed by the
ordinance:
• The unique shape and location of the tot on a cul-de-sac make strict adherence to
setback requirements impractical. Even with the requested variance, the buildable
depth is less than typical and results in a wider, shallow home.
• The combination of two lots creates a situation where following the ordinance would
result in an unreasonably shallow buildable area.
5. Economic Considerations
The request for variances is not based solely on economic considerations:
• The primary motivations are to create a home consistent with the neighborhood
character.
• The variance is necessary to alleviate demonstrable difficulties posed by the unique
lot characteristics.
6. Spirit and Intent of the Ordinance
Granting the variances is in keeping with the spirit and intent of the ordinance:
• The front yard setback variance allows for consistency with neighboring properties,
maintaining the intended streetscape.
7. Health, Safety, and Comfort
The proposed variances will not impair health, safety, comfort, or morals:
• The project maintains ample setbacks for safety and privacy.
8. Necessity vs. Convenience
The variances are necessary to alleviate demonstrable difficulty:
• The unique lot characteristics and the penalization caused by lot combination
create genuine difficulties in meeting ordinance requirements.
• The variance allows for a design that better fits the neighborhood context and
improves overall conformity.
Additional Considerations
1. Neighborhood Consistency: The requested variances allow for a home that's
consistent with the neighborhood character, particularly in terms of front yard
setback.
2. Limited Impact: Given the cul-de-sac location, only a limited number of properties
(those within 500 feet) would typically have input on these variance requests.
3. Precedent: Other properties in the area have similar or greater encroachments into
the setbacks, setting a precedent for these requests.
CITY OF EDINA
DEC 1 2 2024
PLANNING DEPARTMENT
Page 15 of 221
4. Support: The current property owners (Ericksons) are likely to support the variance
request, indicating neighborhood acceptance.
In conclusion, the requested variance for 5115/5121 Lake Ridge Road is necessary due to
the unique characteristics of the property, will not alter the essential character of the
locality, and improves overall conformity with zoning requirements. The project represents
a reasonable use of the property that is in keeping with the spirit and intent of the
ordinance.
CITY OF EDINA
DEC 12 2024
PLANNING DEPARTMENT
Page 16 of 221
Site Location
Page 17 of 221
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IIENNEPIN COUNTY, MINNESOTA
EXISTING
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PROPOSED ELEVATIONS :
1) Goroge = 190.21
2) Main floor = P47.01
3) Lower level = 105.91
4) Lower level ot theatre = 1934.91
PROPOSED HARDCOVER CALCULATIONS :
Lot oreo = 37,437 Sq. ft.
Proposed house = 4696 sf
Covered entry porch = 400 sf
Front walk = 553 sf
(to driveway & cul-de-sac)
Driveway = 1671 sf
Walk from driveway to covered patio = 123 sf
Covered patio = 145 sf
Covered deck w/patio & hot tub under = 208 sf
Patios = 519 sf
Balcony = 83 sf
Proposed retaining walls (3) = 45 sf
Generator pad = 24 sf
A/C pads (2) = 18 sf
Existing ret. wall = 48 sf
Total hardcover = 8533 Sq. ft.
8533 / 37,437 x 100 = 22.79%
LEGAL DESCRIPTION OF PREMISES :
Lot 7, Mirror Lake Ridge, according to the recorded plat thereof,
Hennepin County. Minnesota.
and
Lot 8, Mirror Lake Ridge, according to the recorded plot thereof,
Hennepin County, Minnesota.
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• : denotes iron marker found
(908.3): denotes existing spot elevation, meon sea level datum
: denotes proposed spot elevation
--917---: denotes existing contour line, mean sea level datum
—49301---: denotes proposed contour line
Bearings shown are based upon an assumed datum.
This survey intends to show the boundaries of the obove described property, and the
location of an existing house, to be removed, major trees, spot elevations, topography,
streetside of the adjacent house and the proposed location of a proposed house, drivewoy
and grades thereon. It does not purport to show any other improvements or encroachments,
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DEC 12 2024
PLANNING DEPARTMENT
Page 19 of 221
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DEC 12 2024
PLANNING DEPARTMENT
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Page 21 of 221
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CITY OF EDINA
DEC 1 2 2024
PLANNING DEPARTMENT
Page 23 of 221
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Page 24 of 221
PROPOSED HOME
5115 LAKE RIDGE RD
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5113 LAKE RIDGE RD 5123 LAKE RIDGE RD
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5115/5121 LAKE RIDGE RD
CITY OF EDINA
DEC 1 2 2024
PLANNING DEPARTMENT
Page 25 of 221
Doherty
3D Conceptual Illustration
Copyright 2024 — Alexander Design Group Inc.
Note: These images are 3d conceptual illustrations. They are not intended
to convey exact final design, landscaping, survey information, colors, or materials.
Architectural plans, specifications & Survey supersede these 3d illustrations
ALEXANDKR
DESIGN GRot P
architecture
DEC 12 2024
PLANNING DEPARTMENT
CITY OF EDINA 12-10-24 PBV 28
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CITY OF EDINA
DEC 1 2 2024
PLANNING DEPARTMENT
ALEXANDER
DESIGN GROUP
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12-10-24 rev 28
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Note: These images are 3d conceptual illustrations. They are not intended
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Architectural plans, specifications & Survey supersede these 3d illustrations
Page 27 of 221
Doherty
3D Conceptual Illustration
Copyright 2024 — Alexander Design Group Inc.
Note: These images are 3d conceptual illustrations. They are not intended
to convey exact final design, landscaping, survey information, colors, or materials.
Architectural plans, specifications & Survey supersede these 3d illustrations
12-L0-24 rev 2a
CITY OF EDINA
DEC 1 2 2024
PLANNING DEPARTMENT
ALEXANDER
DESIGN GROUP
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Page 28 of 221
Doherty
3D Conceptual Illustration
Copyright 2024 Alexander Design Group Inc.
Note: These images are 3d conceptual illustrations. They are not intended
to convey exact final design, landscaping, survey information, colors, or materials.
Architectural plans, specifications & Survey supersede these 3d illustrations
12-10-24 rev 2a CITY OF EDINA
DEC 1 2 2024
PLANNING DEPARTMENT
ALEXANDER
DESIGN GROUP
architccture
Page 29 of 221
Doherty
3D Conceptual Illustration
Copyright 2024 — Alexander Design Group Inc.
Note: These images are 3d conceptual illustrations. They are not intended
to convey exact final design, landscaping, survey information, colors, or materials.
Architectural plans, specifications & Survey supersede these 3d illustrations
ALEXANDER
DESIGN GROUP
architecture
CITY OF EDINA
DEC 1 2 2024
PLANNING DEPARTMENT
12-LO-24 rev 2a
Page 30 of 221
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ALEXANDER
DESIGN GROUP
architecture
CITY OF EDINA
DEC 1 2 2024
PLANNING DEPARTMENT
Doherty
3D Conceptual Illustration
Copyright 2024 — Alexander Design Group Inc.
Note: These images are 3d conceptual illustrations. They are not intended
to convey exact final design, landscaping, survey information, colors, or materials.
Architectural plans, specifications & Survey supersede these 3d illustrations
12-10-24 rev 2a
Page 31 of 221
=
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Doherty
3D Conceptual Illustration
Copyright 2024 — Alexander Design Group Inc.
Note: These images are 3d conceptual illustrations. They are not intended
to convey exact final design, landscaping, survey information, colors, or materials.
Architectural plans, specifications & Survey supersede these 3d illustrations
ALEXANDER
DESIGN GROUP
architecture
CITY OF EDINA
DEC 12 2024
PLANNING DEPARTMENT
12-to-24 rev 28
Page 32 of 221
DEC 12 2024
CITY OF EDINA
PLANNING DEPARTMENT
ALEXANDER
DESIGN GROUP
architecture
12-10-24 rev 2a
Doherty
3D Conceptual Illustration
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Copyright 2024 — Alexander Design Group Inc.
Note: These images are 3d conceptual illustrations. They are not intended
to convey exact final design, landscaping, survey information, colors, or materials.
Architectural plans, specifications & Survey supersede these 3d illustrations
Page 33 of 221
Page 34 of 221
Variance Request5115/5121 Lake Ridge RoadPage 35 of 221
Site LocationPage 36 of 221
Site LocationPage 37 of 221
Survey in ContextPage 38 of 221
Site Plan/SurveyPage 39 of 221
Survey in ContextRequired Lakeshore SetbackRequired Front SetbackPage 40 of 221
Compliance TablePage 41 of 221
Front RenderingPage 42 of 221
Back RenderingPage 43 of 221
Context RenderingPage 44 of 221
Primary IssueIs the Proposed Variance Justified?Page 45 of 221
Primary IssueVariance CriteriaPage 46 of 221
Primary IssueVariance Criteria1) The practical difficulty is caused by the required average front yard setback requirement, water setback impact, and existing location of the neighboring house to the south. 2) There are circumstances that are unique to the subject property. Those unique circumstances includehaving street frontage with varying front yard setbacks affecting the buildable area on the of the lot. 3) Had this block been typical with homes along a block lined up with one another, like similarly zonedproperty, it would not have required a variance. 4) The proposal would not alter the essential character of the neighborhood. The home is of appropriate scale and size for the two lots and will match the front yard setback of the neighbor to the north. Page 47 of 221
RecommendationPage 48 of 221
Present for Questions:•Kathryn Alexander with Alexander Design Group•Sven Gustafson ContractorPage 49 of 221
Project Report
Better Together Edina
5115 and 5121 Lake Ridge Road Variance
Page 50 of 221
Visitors 3 Contributors 1 CONTRIBUTIONS 1
07 January 25
Liz Olson
AGREES
0
DISAGREES
0
REPLIES
0
Better Together Edina
GUEST BOOK
Public Input- Lake Ridge Road
Hi, this is Len Brenny. I'm the owner of property at 5100 Lake Ridge Road, and I got a
notice of public hearing for the use of land on 5115 and 5121 Lake Ridge Road for a va
riance of the setback and I'm calling just to let you know that I have no problem with tha
t setback. I think the whole plan with the Doherty's applying for the variance will be just
a real compliment to the neighborhood. So again, just to confirm, I have no problem wit
h that setback. I'm all in favor of them moving forward with their project of building that
that home on those two lots. No problem at all with that setback variation. Thank you. (
Voicemail transcribed by City Staff. Received 1/6/25 at 2:38 PM)
Page 4 of 4
Page 51 of 221
BOARD & COMMISSION
ITEM REPORT
Date: January 15, 2025 Item Activity: Approve
Meeting: Planning Commission
Agenda Number: 6.2
Prepared By: Cary Teague, Community Development
Director
Item Type: Public Hearing Department: Community Development
Item Title: PUBLIC HEARING: Preliminary/Final Plat to Plat an Outlot – 5229 & 5235
Highwood Drive, 6012 Pine Grove Road
Action Requested:
Recommend the City Council approve the proposed Plat.
Information/Background:
Andrew Carter is proposing Preliminary/Final Plat to Replat three lots (5229 & 5235 Highwood
Drive, 6012 Pine Grove Road) for the purpose of creating an Outlot at 5235 Highwood Drive and
placing it in a perpetual conservation easement to preserve and protect the existing mature trees. A
portion of 5235 Highwood Drive would be added the adjacent properties at 5229 Highwood Drive
and 6012 Pine Grove Road and the remainder turned into the Outlot with conservation easement.
There would be no new lot created.
Supporting Documentation:
1. Staff Report
2. Applicant Narrative and Plans/Plat
3. Site Location
4. Conservation Easement
5. Staff Presentation
6. Better Together Public Input Report
Page 52 of 221
January 15, 2025
Planning Commission
Cary Teague, Community Development Director
PUBLIC HEARING: Preliminary/Final Plat to Plat an Outlot – 5229 & 5235 Highwood Drive,
6012 Pine Grove Road
Information / Background:
Andrew Carter is proposing Preliminary/Final Plat to Replat three lots (5229 & 5235 Highwood
Drive, 6012 Pine Grove Road) for the purpose of creating an Outlot at 5235 Highwood Drive and
placing it in a perpetual conservation easement to preserve and protect the existing mature trees.
A portion of 5235 Highwood Drive would be added the adjacent properties at 5229 Highwood
Drive and 6012 Pine Grove Road and the remainder turned into the Outlot with conservation
easement. There would be no new lot created. (See attached narrative and proposed plans.)
To accommodate the request the following is required:
1. Preliminary/Final Plat to Re-Plat 5229 & 5235 Highwood Drive, 6012 Pine Grove Road
and create an Outlot at 5235 Highwood Drive.
SUPPORTING INFORMATION
Surrounding Land Uses
Northerly: Single-family homes; zoned R-1, Single Dwelling Unit District and guided low
density residential.
Easterly: Single-family homes; zoned R-1, Single Dwelling Unit District and guided low
density residential.
Southerly: Single-family homes; zoned R-1, Single Dwelling Unit District and guided low
density residential.
Westerly: Single-family homes; zoned R-1, Single Dwelling Unit District and guided low
density residential.
Page 53 of 221
STAFF REPORT Page 2
Existing Site Features
5229 Highwood Drive and 6012 Pine Grove Road contain single-family homes. The lot at 5235
Highwood Drive is vacant and heavily wooded.
Planning
Guide Plan designation: LD, Low Density Residential
Zoning: R-1, Single-Dwelling Unit District
Lot Dimensions
Area (existing &
proposed
Lot Width (existing
& proposed
Depth (existing &
proposed
Lot 1 34,450 s.f. – 37,297 s.f.90 feet 315 feet – 350 feet
Lot 2 23,101 s.f. – 30,519 s.f.130 feet – 155 feet 160 feet
Outlot A 19,718 s.f. – 9,453 s.f.135 feet – 75 feet 130 feet
The purpose of this Plat is to establish a conservation easement over Outlot A and convey the
Outlot to the City of Edina to permanently preserve the existing mature trees on the site and
create an unbuildable lot. (See the attached conservation easement.) Land would be added to the
two adjacent parcels to make them larger.
Below are the City’s regulations regarding Outlots:
Sec. 32-9. - Outlots.
(a) It is the policy of the city to allow outlots on plats and subdivisions presented to the city for
approval pursuant to this chapter, but only for the purpose of simplifying the descriptions of
parcels of land that:
(1) Would otherwise be excepted from the platted area; or
(2) Are to be conveyed or dedicated to the city or other public body.
(b) Therefore, any outlots shown on a plat or subdivision approved by the council shall not be,
nor deemed to be, lots or parcels, as defined in chapter 36, nor shall any outlots be
developed by the erection or placing of improvements on the outlots, unless first replatted
into lots and blocks pursuant to this chapter and the applicable provisions of state law.
Except, however, improvements may be erected or placed by the city or other public body
upon outlots conveyed or dedicated to it.
Page 54 of 221
STAFF REPORT Page 3
Trees
The applicant would be placing a conservation easement over the existing trees on the
Outlot. The conservation easement would be for 99 years. (See attached easement.)
Park Dedication
As there is no new lot being created, and the existing lots have been platted, there is no park
dedication required.
Staff Recommendation
Recommend that the City Council approve the proposed Preliminary & Final Plat 5229 & 5235
Highwood Drive, 6012 Pine Grove Road.
Approval is based on the following findings:
1. The purpose of the request is to preserve the existing mature trees and place the Outlot in
a 99-year conservation easement to be conveyed to the City of Edina.
2. The two other lots within the Plat become larger.
Approval is subject to the following conditions:
1. The City must approve the final plat within one year of preliminary approval or receive a
written application for a time extension or the preliminary approval will be void.
2. The existing drainage and utility easements along the existing lot line of 6012 Pine Grove
Road and 5235 Highwood be vacated.
Deadline for a City Decision: February 4, 2025
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Sites
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Sites
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Sites
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Page 70 of 221
EdinaMN.gov
Subdivision
RE-PLAT OF 5229 & 5235 HIGHWOOD DRIVE,
AND 6012 PINE GROVE ROAD
Page 71 of 221
Sites
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Sites
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Sites
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Sites
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Existing Lots
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Proposed Lots
Page 79 of 221
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Purpose of the Request
➢Establish a conservation easement over Outlot A to
maintain the site in its natural state and preserve the
trees.
•Not to be used for park purposes including trails.
•No structures can be built.
•Trees may not be removed unless they are diseased
or dead.
Page 83 of 221
Staff Recommendation
Page 84 of 221
Page 85 of 221
Project Repor t
30 January 2019 - 20 February 2025
Bet ter Together Edina
Subdivision and Easement Vacation for 5229 & 5235 Highwood Drive
West and 6012 Pine Grove Road
Highlights
TOTAL VISITS
164
MAX VISITORS PER
DAY
13
NEW
REGISTRATI
ONS
1
ENGAGED
VISITORS
2
INFORMED
VISITORS
41
AWARE
VISITORS
122
Aware Participants 122
Aware Actions Performed Participants
Visited a Project or Tool Page 122
Informed Participants 41
Informed Actions Performed Participants
Viewed a video 0
Viewed a photo 0
Downloaded a document 19
Visited the Key Dates page 18
Visited an FAQ list Page 0
Visited Instagram Page 0
Visited Multiple Project Pages 32
Contributed to a tool (engaged)2
Engaged Participants 2
Engaged Actions Performed
Registered Unverified Anonymous
Contributed on Forums 0 0 0
Participated in Surveys 0 0 0
Contributed to Newsfeeds 0 0 0
Participated in Quick Polls 0 0 0
Posted on Guestbooks 2 0 0
Contributed to Stories 0 0 0
Asked Questions 0 0 0
Placed Pins on Places 0 0 0
Contributed to Ideas 0 0 0
Visitors Summar y
Pageviews Visitors
1 Jan '25 1 Feb '25
10
20
30
Page 86 of 221
Tool Type
Engagement Tool Name Tool Status Visitors
Registered Unverified Anonymous
Contributors
Qanda Questions Published 7 0 0 0
Guest Book Public Input- 5529 and 5235 Highwood Drive
West and 6012 ...
Archived 5 2 0 0
Better Together Edina : Summary Report for 30 January 2019 to 20 February 2025
ENGAGEMENT TOOLS SUMMARY
0
FORUM TOPICS
0
SURVEYS
0
NEWS FEEDS
0
QUICK POLLS
1
GUEST BOOKS
0
STORIES
1
Q&A S
0
PLACES
Page 2 of 4
Page 87 of 221
Widget Type
Engagement Tool Name Visitors Views/Downloads
Document Applicant Submittal.pdf 19 28
Key Dates Key Date 18 18
Better Together Edina : Summary Report for 30 January 2019 to 20 February 2025
INFORMATION WIDGET SUMMARY
1
DOCUMENTS
0
PHOTOS
0
VIDEOS
0
FAQS
0
KEY DATES
Page 3 of 4
Page 88 of 221
Visitors 5 Contributors 2 CONTRIBUTIONS 3
06 January 25
JeremyExley
AGREES
0
DISAGREES
0
REPLIES
0
07 January 25
Liz Olson
AGREES
0
DISAGREES
0
REPLIES
0
16 January 25
Liz Olson
AGREES
0
DISAGREES
0
REPLIES
0
Better Together Edina : Summary Report for 30 January 2019 to 20 February 2025
GUEST BOOK
Public Input- 5529 and 5235 Highwood Drive West and 6012 Pine
Grove Road
Jeremy Exley from Fox Meadow neighborhood. We live across the street from the prop
osal. We fully support re-platting the 3 lots and placing the Outlot in a perpetual conser
vation easement.
This is James Zavoral 5239 Highwood Drive West. Giving a positive feedback to the pu
blic hearing for the plat at 5229 and 5235 Highwood Drive, and 6012 Pine Grove Road
for creating an outlot at 5235 Highwood drive, and perpetual conservation easement to
protect the trees and establish a habitat for a wildlife and the surrounding area. This is
a very positive move. I thank the City Council and particularly Mayor Hovland for helpin
g in this process. Thank you. (Voicemail transcribed by City Staff. Received 1/7/25 at 1
1:11AM)
Hi, my name is Shelly Hall and I'm at 5509 Highwood Drive. I'm concerned about the w
oods that are included with this proposal for 5235 Highwood Drive. They are part of a h
illside of mature oaks (which I believe wrap around and are part of what was dr. Carson
's property at the end of Pine Grove Road) which adjoins my property at 5509 Highwoo
d Drive. I'm very concerned about keeping these mature oak trees. So I just wanted to
pass that along and ask you to look into whether that is an extension of that woods. Th
ank you. (Transcribed by City Staff. Voicemail received 1/15/25 at 7:52 PM).
Page 4 of 4
Page 89 of 221
BOARD & COMMISSION
ITEM REPORT
Date: January 15, 2025 Item Activity: Discussion
Meeting: Planning Commission
Agenda Number: 7.1
Prepared By: Addison Lewis, Community Development
Coordinator
Item Type: Report & Recommendation Department: Community Development
Item Title: Sketch Plan - 5100 Eden Avenue
Action Requested:
Provide non-binding feedback to the applicant regarding the proposed sketch plan.
Information/Background:
The proposal is to tear down the existing 38,000 square foot, four-story office building, which was
built in 1968. Opus proposes to build a new 112,000 square foot, five-story office building that would
potentially include retail space on the ground floor. Opus intends to occupy a portion of the
building, which would serve as its corporate headquarters, moving from their current location in
Minnetonka. The plan replaces the previous proposal for a 136-unit apartment building and retail
space that received preliminary PUD approval in 2023.
To accommodate the request, the following would be required:
• A rezoning from POD-1 to PCD-2 or PUD to allow the possibility of retail on the first floor.
• Variances or flexibility through a PUD from the following standards:
1. Building height
2. Floor Area Ratio (FAR)
3. Building setbacks
• Site Plan and Subdivision/Replat.
1. The subject site is made up of seven small parcels all held in common ownership.
The proposal is to simply combine all the lots into one.
Additional requests may be necessary depending on final plans.
As with all sketch plan reviews, the Planning Commission is asked to provide non-binding comments
and direction on a potential future development request. Discussion should focus primarily on the
compatibility of the rezoning request with the City’s guiding documents (Comprehensive Plan and
Grandview Development Framework) and feedback regarding any variances from the zoning
regulations.
LINK to full Comprehensive Plan
Supporting Documentation:
1. Staff Report
2. Staff Presentation
3. Applicant Submittal
4. Comprehensive Plan Design Guidelines and Land Use Goals
Page 90 of 221
5. Grandview Development Framework
Page 91 of 221
The Opus Group is requesting non-binding feedback for a sketch plan proposal at 5100
Eden Avenue. The proposal is to tear down the existing 38,000 square foot, four-story
office building, which was built in 1968. Opus proposes to build a new 112,000 square foot,
five-story office building that would potentially include retail space on the ground floor.
Opus intends to occupy a portion of the building, which would serve as its corporate
headquarters, moving from their current location in Minnetonka. The plan replaces the
previous proposal for a 136-unit apartment building and retail space that received
preliminary PUD approval in 2023.
To accommodate the request, the following would be required:
➢ A rezoning from POD-1 to PCD-2 or PUD to allow the possibility of retail on the
first floor.
➢ Variances or flexibility through a PUD from the following standards
o Building height
o Floor Area Ratio (FAR)
o Building/parking setbacks
➢ Site Plan and Subdivision/Replat.
o The subject site is made up of seven small parcels all held in common
ownership. The proposal is to simply combine all the lots into one.
Additional requests may be necessary depending on final plans.
As with all sketch plan reviews, the Planning Commission is asked to provide non-binding
comments and direction on a potential future development request. Discussion should focus
primarily on the compatibility of the rezoning request with the City’s guiding documents
(Comprehensive Plan and Grandview Development Framework) and feedback regarding any
variances from the zoning regulations.
January 15, 2025
Planning Commission
Addison Lewis, Community Development Coordinator
Sketch Plan Review– 5100 Eden Avenue
Information / Background:
Page 92 of 221
STAFF REPORT Page 2
The table on page 7 of this report demonstrates how the proposed new building would
compare to the standards in POD-1, PCD-2 as well as the previously approved PUD for the
136 unit apartment building.
SUPPORTING INFORMATION
Surrounding Land Uses
Northerly: Roadway exit ramp; The Hilltop restaurant; zoned PCD-2, Planned Commercial
District and guided Mixed-Use Center (20-100 units per acre).
Easterly: Highway 100.
Southerly: Our Lady of Grace; zoned R-1, Single Dwelling Unit District and guided
Public/Semi Public.
Westerly: Vacant city owned property; zoned PID, Planned Industrial District and guided
Mixed-Use Center (20-100 units per acre).
Existing Site Features
The subject property is 1.36 acres in size and contains an existing office building and surface
parking.
Future Land Use and Zoning
Guide Plan designation: Mixed Use Center (20-100 units per acre).
Zoning: POD-1, Planned Office District
ISSUES / CONSIDERATIONS
Rezoning to PCD-2 vs. PUD
To allow for the potential for retail on the ground floor, a rezoning to either PCD-2 or PUD would
be required, as retail is not a permitted use in POD-1. The Planning Commission should provide
feedback on whether it would be more appropriate to pursue a rezoning to PCD-2 with variances
or a PUD.
Section 36-213 of the Zoning Ordinance states that the commission may recommend approval of a
rezoning based upon, but not limited to the following factors:
1. Is consistent with the Comprehensive Plan;
2. Will not be detrimental to properties surrounding the tract;
3. Will not result in an overly intensive land use;
4. Will not result in undue traffic congestion or traffic hazards;
5. Conforms to the provisions of this section and other applicable provisions of this Code;
and
Page 93 of 221
STAFF REPORT Page 3
6. Provides a proper relationship between the proposed improvements, existing
structures, open space and natural features.
If a request is made to rezone the property to PCD-2, at a minimum, variances would be needed
for building height, floor area ratio, and building setbacks. Minnesota Statutes and Section 36-98 of
the Zoning Ordinance require that a variance shall not be granted unless the following findings are
made:
1. The variance would be in harmony with the general purpose and intent of the
ordinance.
2. The variance would be consistent with the Comprehensive Plan.
3. There are practical difficulties in complying with the ordinance. The term “practical
difficulties” means the following:
a. The property owner proposes to use the property in a reasonable manner not
permitted by the Zoning Ordinance.
b. The plight of the landowner is due to circumstances unique to the property not
created by the landowner.
c. The variance, if granted, will not alter the essential character of the locality.
If a request is made to rezone the property to PUD, flexibility can be granted from the zoning
standards; however, Section 36-253 of the Zoning Ordinance states that the purpose and intent of
a PUD is to include most or all of the following:
1. Provide for the establishment of planned unit development (PUD) zoning districts in
appropriate settings and situations to create or maintain a development pattern that is
consistent with the city’s comprehensive plan;
2. 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;
3. 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 incorporating 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;
4. Ensure high quality design and design compatible with surrounding land uses, including
both existing and planned;
5. Maintain or improve the efficiency of public streets and utilities;
6. Preserve and enhance site characteristics, including natural features, wetland protection,
trees, open space, scenic views and screening;
7. Allow for mixing of land uses within a development;
8. Encourage a variety of housing types, including affordable housing; and
9. Ensure the establishment of appropriate transitions between differing land uses.
Page 94 of 221
STAFF REPORT Page 4
Comprehensive Plan Guidance
The site is guided Mixed-Use Center in the Comprehensive Plan. This designation applies to two
areas within the City – Grandview and 50th & France. Office and retail are considered primary uses
within this designation. The table below provides further development guidance.
The Land Use Chapter also includes the following relevant goals:
Land Use Goal 1: Encourage infill and redevelopment that optimize use of city infrastructure,
complement community character, and respond to needs at all stages of life.
1. Endeavor to accommodate private redevelopment in targeted potential areas of change,
consistent with future land use guidance.
2. In reviewing development proposals, examine how land use and transportation are
integrated to ensure that new development and redevelopment expand nonmotorized
travel options that reduce the need for automobile travel.
Land Use Goal 5: Support and enhance commercial and mixed-use areas that serve the
neighborhoods, the city, and the larger region.
1. Recognize and support commercial, office, and industrial job centers that draw workers
from the city and across the region.
2. Increase mixed-use development where supported by adequate infrastructure to
minimize traffic congestion, support transit, and diversify the tax base.
Page 95 of 221
STAFF REPORT Page 5
Land Use Goal 6: Ensure that the public realm design respects community character, supports
commercial and mixed-use development, promotes community identity, and creates high quality
experiences for pedestrians, cyclists, transit users, and motorists.
Additionally, the Comprehensive Plan includes community design guidelines intended to help the
City achieve its vision. These guidelines are attached. Although detailed architectural plans have
not been provided, the sketch plan appears to deliver on several key guidelines, including:
• Encourage or require placement of surface parking to the rear or side of buildings rather than
between buildings and the street.
• Encourage successful mixed-use development – As shown in the future land use section of this
chapter, many of Edina’s commercial, office and industrial districts are evolving towards a greater
degree of mixed-use. The land use plan encourages this evolution by defining land use categories
that encourage combinations of compatible uses. Mixed-use development allows for a savings in
time and convenience for residents who choose to live in closer proximity to where they work and
shop. Community interest is served by this type of development, as the city is able to integrate
additional residences and businesses more efficiently within existing city infrastructure. Pedestrian
amenities and proximity of uses encourage more trips to be made by foot or bike, reducing the
increase of congestion that can otherwise result from conventional development of separated land
uses.
• Locate prominent buildings to visually define corners and screen parking lots.
• Where appropriate, building facades should form a consistent street wall that helps to define the
street and enhance the pedestrian environment. On existing auto-oriented development sites,
encourage placement of liner buildings close to the street to encourage pedestrian movement.
• Locate prominent buildings to visually define corners and screen parking lots.
• Locate building entries and storefronts to face the primary street, in addition to any entries oriented
towards parking areas.
• Provide pedestrian amenities, such as wide sidewalks, street trees, pedestrian scale lighting, and
street furnishings (benches, trash receptacles, etc.)
Page 96 of 221
STAFF REPORT Page 6
Grandview Development Framework
The Grandview Development Framework was completed in 2012 and is part of the
Comprehensive Plan. The full document is attached for reference. It provides a vision and general
guidance on change in the Grandview District focused on seven guiding principles:
1. Leverage publicly owned parcels
2. Meet the needs of businesses and residents
3. Turn barriers into opportunities
4. Pursue logical increments; make vibrant walkable and attractive
5. Organize parking; provide convenience
6. Improve movement for all ages; facilitate multiple modes of movement
7. Identity and unique sense of place; be sustainable and innovative
Both the Comprehensive Plan and Grandview Development Framework place an emphasis on
creating a vibrant and walkable mixed-use district within Grandview. As noted later in this report,
the site is in close proximity to transit with 7-day/week service and significant regional connections.
It provides parking that is mostly screened and underground, which enhances the aesthetics of the
district and makes efficient use of land and infrastructure. It would deliver on the goal of providing
vertical mixed-use if retail/commercial is included on the ground floor, as well as structured
parking, and having the height of the building step down near the intersection of Eden Avenue and
Arcadia Avenue.
Opus estimates that the building would be occupied by about 300 employees on a daily basis. The
presence of 300 people (likely with well-paying jobs) into the district during the daytime hours
would contribute to the vibrancy and economic health of the area. Workers of the office building
would be within walking distance of numerous businesses and institutions including but not limited
to Caribou, City Hall, Davanni’s, Edina Library, Edina Liquor, Grandview Tire & Auto, The Hilltop,
Jerry’s, Starbucks, Starling, UPS, Walgreens, Wells Fargo, and potentially a future restaurant at the
former Public Works site at 5146 Eden Avenue. There are also hundreds of housing units within
walking distance to the site.
Opus is a company with a national presence, with other offices in Austin, Chicago, Denver, Des
Moines, Indianapolis, Kansas City, and Phoenix. Opus has indicated that this site would serve as its
corporate headquarters, furthering Edina’s strong reputation as a desirable location for business. In
addition, the project would result in a significant financial investment into the property and enhance
the tax base.
Page 97 of 221
STAFF REPORT Page 7
Compliance Table
POD-1 PCD-2 PUD
(Previous
Proposal)
Proposed
Building
Setbacks
Front – Arcadia
Avenue
Side street - Eden
Avenue
Side street –
North
Side street – East
75 ft (Building Height)
75 ft (Building Height)
75 ft (Building Height)
75 ft (Building Height)
35 feet
25 feet
25 feet
25 feet
10 feet* (45
feet to curb)
10 feet* & 34
feet
10 feet*
12 feet*
18 feet*
3 feet (30 feet to
curb)*
6 feet*
15.5 feet*
Building Height Four Stories and 48
feet
Four Stories and
48 feet
Seven Stories &
82 feet*
Five Stories & 75 feet*
Building Coverage
Floor Area Ratio
30%
.5
N/A
1.5
68%*
3.2*
TBD
1.76
Parking Stalls
Office – 1/300 s.f
Retail – Not
permitted
Office – 1/350 s.f.
= 282.6 stalls
Retail – 1/250 s.f.
= 27.6 stalls
(10% reduction
due to proximity
to transit)
Total = 280 stalls
165 spaces
300
First floor building
height
20 feet 20 feet 13 feet* TBD
Proximity to R-1
used for residential
purposes
Twice the building
height – 328 feet
Twice the building
height – 150 feet
800+ feet 800+ feet
Building material
First floor
transparency
Brick or Stone on the
first 60 feet of a
building facing the
public realm.
75% transparency on
first level facing the
public realm.
Brick or Stone
on the first 60
feet of a building
facing the public
realm.
75%
transparency on
first level facing
the public realm.
Per the plans.
Brick 60 feet tall
on corners and
base*
75% Commercial
and 35%
residential
TBD
TBD
*Requires variance or flexibility through a PUD Ordinance
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STAFF REPORT Page 8
Site Circulation/Traffic
The site would continue to have vehicular access from Arcadia Avenue and Eden Avenue as it does
today. The applicant indicates that the Arcadia access will function as the primary drop-off point
and provide access to the lobby and ground-level amenities while the Eden access will be used for
both parking access and service vehicles, with access to loading and trash areas. The site is located
in close proximity to on/off ramps for Highway 100, minimizing traffic on local roadways. An
update to the traffic study will be required.
For pedestrian access, the sketch plan indicates that 10-foot sidewalks would be provided along
Arcadia Avenue and Eden Avenue. The sidewalk is currently 8 feet along Eden and tapers from 8
to 6 feet along Arcadia.
Transit
The site is located within a quarter mile of transit stops for Metro Transit Bus Route 46, which
provides connections to other regionally significant transit routes, including the future E-Line BRT,
Orange Line BRT, D-Line BRT, and Blue Line LRT. Route 46 provides transit service 7-days per
week, including weekdays (6:25am – 10:13pm about every half-hour) and weekends (7:45am – 10:15pm
(about every half-hour to an hour).
Parking
The proposed building contains approximately 98,918 square feet of gross floor area for office and
6,914 square feet of gross floor area for retail space. For office, the code requires one space per
350 square feet plus one space for a loading zone dock, but no more than one space per 200
square feet. For retail, at least one space per 250 square feet is required. This results in a total
parking requirement of 311 stalls; however, the reductions below would allow for at least a ten
percent reduction in the total parking, which would result in a parking requirement of 280 stalls.
The sketch plan indicates a total of 300 stalls and the applicant has stated they intend to comply
with the City’s parking requirements. A traffic and parking study would also be completed as part
of a formal application.
Reductions
Sec. 36-1324 lists reductions for off-street parking requirements that may be utilized jointly or
separately except as indicated otherwise:
• Transit - The required number of spaces for a building may be reduced by ten percent if the
building is located within one-quarter of a mile from a qualified transit stop; to qualify, the
transit stop must be served by regular transit service on all days of the week and adequate
pedestrian access must be available between the transit stop and the parcel.
• Bicycle Parking – A ten percent reduction in parking may be approved by the City Planner
or the City planner’s designee provided that one of the following conditions are met:
o If a retail or service use: one covered, long-term bicycle parking space per 5,000
square feet of retail or service uses.
▪ In order to qualify for this reduction, the long term bicycle parking must:
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STAFF REPORT Page 9
• Be protected from weather and from access by unauthorized
persons;
• Consist of bike racks or lockers anchored so that they cannot be
easily removed; and
• Allow both the bicycle frame and the wheels to be locked with the
bicycle in an upright position using a standard U-lock.
o 1 short-term bike space per 5,000 square feet of retail/service uses.
The sketch plan submittal indicates that an enclosed bike room will be included. It has not been
specified how many bikes the room can accommodate.
Landscaping
Section 36-1438 states that all open areas of a lot which are not used and improved for required
parking areas, drives or storage shall be landscaped with a combination of overstory trees,
understory trees, shrubs, flowers and ground cover materials
1. Minimum number of overstory trees. The number of overstory trees on the lot or tract
shall be not less than the perimeter of the lot or tract as measured in feet divided by 40.
2. In addition to the required number of overstory trees, a full complement of understory
trees and shrubs shall be provided to complete a quality landscape treatment of the site.
Based on the perimeter of the site, 24 overstory trees would be required. Specific landscaping has
not been proposed.
Building Design/Building Material
Specific building materials have not been proposed. Per Section 36-618, (11), the following is
required.
a. All new front building facades in the district that face the public realm must have 75
percent transparency (ability to see inside the building) at the ground level.
b. All facades on the first vertical 60 feet of a building (above grade) shall use natural
materials (brick, stone) facing the public realm (streets, parks, sidewalks).
c. No building facade shall be longer than 200 feet without changing direction by a
minimum of 90 degrees.
d. First floors must have a minimum ceiling height of 20 feet.
e. Exceptions may be made to a-d above for an affordable housing project that has over 50
percent of the units considered affordable housing as defined in section 36-612(1).
f. All subsequent additions, exterior alterations and accessory buildings constructed after
the erection of an original building shall be constructed of the same materials as the
original building and shall be designed in a manner conforming to the original
architectural design and general appearance.
Mechanical Equipment
The plans show a rooftop “mechanical penthouse”. Any rooftop and/or ground level equipment
would have to be screened if visible from adjacent property lines. Final Plans must include location
Page 100 of 221
STAFF REPORT Page 10
of mechanical equipment and the means of screening. No ground level mechanical equipment shall
be located within the front yard of the development.
Signage
Signage allowed in the PCD-2 district is as follows per Section 36-1714 of the Zoning Ordinance:
Maximum Wall Sign
Area
Maximum Number
Freestanding Signs
Maximum Area for
Freestanding Signs
Maximum Height
15% of wall area One per building 80 square feet 8 feet
Open Space
The sketch plan shows a corner pocket park near the intersection of Arcadia Avenue and Eden
Avenue. The narrative states “a vibrant pocket park with lush green spaces will provide a welcoming
environment for pedestrians and the public. The terraced landscape will cascade southward, integrating the
approximately 16-foot grade change into the multi-level outdoor space.” Additional detail on the design
of this space would be needed to show how the public would be invited to use the space.
Page 101 of 221
EdinaMN.gov
Sketch Plan Review
5100 Eden Avenue
Page 102 of 221
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Looking southeast Looking south on Arcadia Ave
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Looking northwest Looking southwest on Eden Avenue
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Zoning
Page 106 of 221
Zoning
Page 107 of 221
Comprehensive Plan – Future Land Use
Site
Page 108 of 221
Grandview District Development Framework
Page 109 of 221
Grandview District Development Framework
Page 110 of 221
Grandview District Transportation Study
Page 111 of 221
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The request likely requires the following:
Rezoning from POD-1 to PCD-2 or PUD
Variances or flexibility through a PUD from the following standards:
Building height
Floor Area Ratio (FAR)
Building/parking setbacks
Subdivision/Replat
Site Plan Review
*Additional requests may be necessary depending on final plans
Page 118 of 221
Pyramid of Discretion
Page 119 of 221
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Page 121 of 221
Maison Green – 4917 Eden Ave
7 stories / FAR 2.5
Avidor – 5220 Eden Ave
6 stories / 2.2 FAR
Former Public Works Site - 5146 Eden Ave
6½ stories / FAR 3.1 Vernon Terrace – 5250 Vernon Ave
5 stories
Eden 100 (previous proposal) - 5100 Eden Ave
7 stories / 3.2 FAR
Grandview Developments – Completed or Approved
Jerry’s Office Building- 5101 Vernon
5 stories Page 122 of 221
Site
Page 123 of 221
Questions
Page 124 of 221
Eden 100 Multi-Family
Edina, MN 03-24-2023
Eden 100 Multi-Family Project Overview and Design Narrative
Project Introduction
Opus is pleased to share our sketch plan submittal with the City of Edina Planning Commission
and City Council. The package includes visioning and conceptual design for the exciting new
redevelopment opportunity at 5100 Eden Avenue.
The proposed project will play a major role in the City’s future goals for the Grandview neighborhood.
Opus is proposing a 138-unit multifamily project that activates the boulevard along Arcadia Avenue
and maximizes the site’s full potential. In addition to providing luxury homes for future residents, the
project will feature a class A amenity package with indoor parking, a bike valet, fitness, a work from
home area and an expansive outdoor amenity space complete with a spa.
Along with the building amenities for residents to enjoy, the public will benefit from the improved
connection along Arcadia Avenue and Eden Avenue. The building frontage along Arcadia Avenue
will feature an improved drive lane, new parallel parking stalls, a grassy boulevard, and a new and
improved sidewalk for patrons. The newly constructed sidewalk will connect the neighborhood to
nearby amenities in what is now an underutilized pedestrian area. Our team thoughtfully designed
the building’s presence along this prominent avenue to synergize with the Grandview Project at 5146
Eden Avenue. The pedestrian experience along Eden Avenue will also be improved with lush, terraced
landscaping between the sidewalk and the building.
This site is an important puzzle piece to the overall goals for the Grandview District and we are
excited to share our team’s vision.
Site Overview
5100 Eden Avenue is made up of seven adjacent parcels totaling 1.38 acres on the northeast
quadrant of Arcadia Avenue and Eden Avenue. There is an existing 38,678 SF office building on the
site that was built in 1968. The current tenants are on short term leases or include rights to remove
with notice. Office space is not as desirable as it once was, and the existing building is not in
alignment with the City’s vision for the site.
The site is currently zoned Planned Office District-1 and will seek to be rezoned as a Planned Unit
Development to allow the project to maximize its full potential.
Development Data
The proposed building will be seven stories in height, with the lowest level only partially exposed
along Arcadia Avenue and Eden Avenue. There are two levels of enclosed parking in a precast
structure containing a total of 171 parking stalls, and five stories of wood frame construction above.
There will be three access points, with one being off Eden Avenue and two off Arcadia Avenue. The
main entrance will be off Arcadia Avenue and will have four visitor parking stalls alongside a generous
green space lawn to create a welcoming environment for the project within the neighborhood.
The total building will be approximately 244,000 gross square feet and will feature 138 dwelling
units with 10% of the units affordable for households earning 50% of the Area Median Income.
The project will consist of a full amenity package, thoughtfully designed for the desires of future
residents. An active lobby along Arcadia Avenue will have work from home spaces, a fitness space,
and yoga room. There will also be a bike valet along with a dog wash and dog run. A second story
amenity deck will have a spa, a turf area, and a grill area with seating. The sixth-floor amenity deck
will provide additional space for resident enjoyment with dynamic views to City Hall and downtown
Minneapolis.
The site has approximately 16 feet of grade change from the Northwest corner to the Southwest
corner, making this a challenging site. Opus has worked hard to mitigate these challenges and
provide a vibrant project that responds to the district goals, the pedestrian experience, and the site
forces, all the while maintaining a viable project.
The exterior design will feature high class building materials such as high quality masonry,
architectural wall cladding, architectural metal panels, generous glass, and plentiful balconies, all
within a building form that respects and responds to the neighborhood. The building opens up
toward Arcadia Avenue with an expansive front entry and exterior amenity package providing an
enhanced pedestrian experience. The relief provided along this street responds well to the proposed
development at the old Public Works site, and the two developments will provide a much-needed
enhancement to Arcadia Avenue. The corners of the building anchor the structure to the site, but
the design thoughtfully pulls back the mass in the middle. This is evident especially along Arcadia
Avenue but also along Eden Avenue. The step-backs provide visual interest and relief for the public
as they walk or drive by the site. Lush landscaping and terraced walls relieve some of the challenging
topography, adding to the pedestrian experience. In addition, programming has been thoughtfully
placed to activate the streetscape.
Sustainability is a core tenant of Opus’s mission statement and will be incorporated into the design
and execution of the project at every step. We intend to meet or exceed the requirements put forth
by the city.
Because of the small site size and healthy slope present, the development team is asking for relief
on setbacks and height. Our goal is to work with the city on crafting a PUD that allows the project to
move forward with the intent shown herein.
Summary
Opus is excited for the opportunity to be a part of the community’s overall vision for the Grandview
neighborhood. In collaboration with our consultants and feedback from City staff, we believe the
following package encapsulates the community’s desired outcome for the site. We look forward to
working alongside the City of Edina and its stakeholders to drive this vision forward and build upon
the city’s goals for this growing neighborhood.
Project Overview and Narrative
5100 Eden Avenue - Speculative Multi-Tenant Office Development
Project Overview & Design Narrative
5100 Eden Avenue - Office Development
Edina, MN
1-2-2025
Page 125 of 221
12 | 27 | 2024
5100 EDEN AVENUE
EDINA MN
SKETCH PLAN | DECEMBER 2024
Page 126 of 221
12 | 27 | 2024
01 SITE PLAN
6,914 SF
OFFICE / COMMERCIAL
DROP-OFF
ARCADIA AVE100 FRONTAGE ROAD
1
0
0 F
R
O
N
T
A
G
E
R
O
A
D
1,376 SF
TRASH / SERVICE
29,490 SF
PARKING
TERRACE
304 SF
ELEC
3,595 SF
LOBBY
26' - 0"
24' - 0"
BUILDING
SERVICESBREEZEWAY
BIKE
ROOM 14%27' - 6"24' - 0"24' - 0"EDEN AVE
Scale:1/32" = 1'-0"
5100 Eden Avenue
12/11/2024
Level 01Edina, MN
BUILDING SUMMARY
• 2 LEVELS BELOW GRADE (PARKING)
• 5 LEVELS ABOVE GRADE (≈ 75’)
• ≈ 112,000 RSF (OFFICE / COMMERCIAL)
• ≈ 7,250 SF AMENITY SPACE
• ≈ 300 PARKING STALLS
• LEVEL 1 ACTIVE USE ON EDEN/ARCADIA
• ≈ 4,250 SF CORNER POCKET PARK
• TERRACED LANDSCAPING
• WIDENED PEDESTRIAN SIDEWALKS
10’ 0” SIDEWALKS
CORNER POCKET PARK
ACTIVE USES
ON CORNER
TERRACED LANDSCAPING
VEHICULAR ACCESS
VEHICULAR ACCESS
Page 127 of 221
12 | 27 | 2024
02 MASSING
VEHICULAR ACCESS
CORNER POCKET PARK
GROUND LEVEL ACTIVE USE
AMENITY TERRACE
10’ SIDEWALKS
TENANT SIGNAGE
A
B
C
D
E
F
AA
C
D
E
C
B
F
Page 128 of 221
12 | 27 | 2024
LEVEL P2LEVEL P1
03 BELOW GRADE PARKING FLOORS
1 2 3 4 7 8
A
B
C
D
5 6
E
F
G 45' - 0"30' - 0"45' - 0"45' - 0"28' - 0"18' - 0"15' - 0"30' - 0"30' - 0"30' - 0"30' - 0"30' - 0"15' - 0"30' - 0"
42,789 SF
PARKING
FRESH AIR
INTAKE
(SIDE WALL)
9
7%14%116 STALLS
PLAN NORTH
Scale:1/32" = 1'-0"
5100 Eden Avenue Level P1
12/11/2024
Edina, MN
1 2 3 4 7 8
A
B
C
D
5 6
E
F
G
42,789 SF
PARKING
FRESH AIR
INTAKE
(FROM
ABOVE)
9
14%118 STALLS45' - 0"30' - 0"45' - 0"45' - 0"28' - 0"18' - 0"15' - 0"30' - 0"30' - 0"30' - 0"30' - 0"30' - 0"15' - 0"30' - 0"
PLAN NORTH
Scale:1/32" = 1'-0"
5100 Eden Avenue Level P2
12/11/2024
Edina, MN
Page 129 of 221
12 | 27 | 2024
04 LEVEL 02 & 03
1 2 3 4 7 8
A
B
C
D
5 6
E
F
G
1,566 SF
SERVICE
2,143 SF
SERVICE
9,644 SF
OFFICE
ROOF
2,534 SF
TERRACE STAIR TRANSFEROPEN TO
BELOW
9
10,743 SF
OFFICE
2,456 SF
AMENITY
IDF
ELECWC
WC45' - 0"30' - 0"45' - 0"45' - 0"28' - 0"18' - 0"15' - 0"30' - 0"30' - 0"30' - 0"30' - 0"30' - 0"15' - 0"30' - 0"
PLAN NORTH
Scale:1/32" = 1'-0"
5100 Eden Avenue Level 02
12/11/2024
Edina, MN
1 2 3 4 7 8
A
B
C
D
5 6
24,160 SF
OFFICE
1,575 SF
SERVICE
688 SF
SERVICE1' - 10"45' - 0"30' - 0"45' - 0"1' - 10"9
15' - 0"30' - 0"30' - 0"30' - 0"30' - 0"30' - 0"15' - 0"30' - 0"
IDF
ELECWC
WC
PLAN NORTH
Scale:1/32" = 1'-0"
5100 Eden Avenue Level 03 - Level 05
12/11/2024
Edina, MN
Page 130 of 221
12 | 27 | 2024
05 LEVEL 04 & 05
1 2 3 4 7 8
A
B
C
D
5 6
24,160 SF
OFFICE
1,575 SF
SERVICE
688 SF
SERVICE1' - 10"45' - 0"30' - 0"45' - 0"1' - 10"9
15' - 0"30' - 0"30' - 0"30' - 0"30' - 0"30' - 0"15' - 0"30' - 0"
IDF
ELECWC
WC
PLAN NORTH
Scale:1/32" = 1'-0"
5100 Eden Avenue Level 03 - Level 05
12/11/2024
Edina, MN
1 2 3 4 7 8
A
B
C
D
5 6
24,160 SF
OFFICE
1,575 SF
SERVICE
688 SF
SERVICE1' - 10"45' - 0"30' - 0"45' - 0"1' - 10"9
15' - 0"30' - 0"30' - 0"30' - 0"30' - 0"30' - 0"15' - 0"30' - 0"
IDF
ELECWC
WC
PLAN NORTH
Scale:1/32" = 1'-0"
5100 Eden Avenue Level 03 - Level 05
12/11/2024
Edina, MN
Page 131 of 221
ROOF BELOWROOF BELOWMECHANICAL PENTHOUSE
HIGH ROOF6' - 1"15' - 2"123' - 8"18' - 3"3' - 2"19' - 9"34' - 1"77' - 2" 90' - 6"30' - 3"34' - 7"ARCADIA AVEHWY 100 FRONTAGE ROADEDEN AVEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE18' - 2" 213' - 8" 15' - 5"38' - 9"PLAN NORTHScale:1" = 40'-0"5100 Eden AvenueDIMENSIONED SITE PLAN2/27/2024Edina, MNPage 132 of 221
Edina Comprehensive Plan
3. Land Use and Community Design Chapter – Approved 08-18-20
3-39
Community Design Guidelines
In order for Edina to remain economically competitive, attractive to residents, businesses, and visitors,
and sustainable, the community must be more than functionally responsive. Edina must also be beautiful,
vibrant, safe, inclusive, and promote active living. The principles and guidelines in this chapter are
intended to help the City achieve this vision by focusing on the design of the built environment and the
natural environment. The community design principles apply to both City actions and private sector
development. The City is responsible for designing, maintaining and improving its streets, parks, public
buildings and other public spaces. The private sector is encouraged to design buildings, structures and
landscape features that complement and support the public realm and fit within the context of the
surrounding neighborhoods or districts.
This section provides principles and guidelines for buildings, site design, and interconnecting spaces. The
2008 comprehensive plan also included guidance for citywide movement patterns and public spaces. This
has subsequently been replaced by the Living Streets Plan (2015). Living streets balance the needs of
motorists, bicyclists, pedestrians and transit riders in ways that promote safety and convenience,
enhance community identity, create economic vitality, improve environmental sustainability, and provide
meaningful opportunities for active living and better health. The Living Streets Plan defines Edina's vision
for living streets and addresses how the vision is implemented by providing information on street design,
traffic calming, bike facilities, landscaping and lighting, as well as best practices for community
engagement during the design process. See the Transportation Chapter for additional information on
how the Living Streets Plan is incorporated in the comprehensive plan.
As a largely developed city, Edina’s future growth will be built on infill and redevelopment sites and will
need to fit in, improving the character of surrounding areas. The small area plans provide more detailed
guidance for specific redevelopment areas of the city. The following overall principles, focused primarily
on aesthetic issues, provide general guidance when redevelopment occurs.
Principles
1. Design buildings with an interesting and varied
pedestrian-scaled street frontage, as expressed
through building massing, façade articulation,
materials, and details.
2. Recognize that diverse architectural styles can
be employed to achieve city-building goals.
3. -Position buildings to fit with their existing
and/or planned context by facing and
complementing adjacent streets, parks and
open spaces.
4. Locate and orient vehicle parking, vehicular
access, service areas and utilities to minimize
their visual impact on the property and on
adjacent/surrounding properties, without
compromising the safety and attractiveness of
adjacent streets, parks, and open spaces.
5. Regulate scale, massing, and height to provide
complementary transitions to adjacent sites
and nearby neighborhoods and areas.
Buildings should have an interesting and varied
pedestrian-scaled street frontage, with parking
located to the rear when possible.
Page 133 of 221
Edina Comprehensive Plan
3. Land Use and Community Design Chapter – Approved 08-18-20
3-40
Guidelines: Low-Density Design (Residential)
1. Control the scale and massing of infill housing to make it reasonably compatible
with established residences. Recent zoning changes
have partially addressed this issue. Future zoning changes
should refer to and consider the small area plans
discussed earlier in this chapter. Other techniques that
may be considered include:
• a graduated scale, or floor area ratio that relates
building size to lot size;
• an impervious surface maximum to ensure that a
reasonable percentage of each lot remains as green
space, for aesthetics and stormwater management;
• design standards that guide the stepping back of
building mass and height from adjacent residential
buildings and parks.
2. Building and garage placement.
Many neighborhoods and individual blocks have an
established pattern of building placement, spacing,
landscape treatments, front yard setbacks and
garage placement that combine to convey a
particular neighborhood character. For
example, most garages in the city’s older
traditional neighborhoods are detached and
located within the rear yard. While new
construction is likely to vary from this pattern,
some limits on the degree of variation may be
appropriate in areas such as historic districts.
For example, the following guidelines should
be considered:
• The width of front-loaded garages is
limited so that they occupy no more than
a defined percentage of the front façade;
• Driveway width at the curb is limited;
• Front-loaded garages may be required to meet the same setback as the rest of the front
façade.
3. Integration of multi-unit housing into
transitional areas.
In the past, duplexes were located along many
major thoroughfares in Edina as a kind of buffer
or transition to the adjacent single-family
housing. Today this housing type is in need of
updating or replacement in many locations, and
high land and redevelopment costs create
pressure for higher-density housing types.
Townhouse complexes have been constructed in
locations such as north France Avenue. The
challenge is that in many locations the duplexes
Infill housing can be scaled to be
compatible with the neighborhood
context.
Parking located to the rear of a property creates
a more pedestrian friendly street frontage.
Multifamily housing can be scaled to be
compatible with lower density neighborhoods.
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Edina Comprehensive Plan
3. Land Use and Community Design Chapter – Approved 08-18-20
3-41
are only one lot deep, which makes it difficult to provide an adequate transition to single-family
scale. The following sections broadly address the issue of integrating multi-unit housing into
lower-density, primarily single-family neighborhood transitional areas.
4. Single-family characteristics. Attached and
multifamily housing should emulate single-family
housing in its basic architectural elements – pitched
roofs, articulated facades, visible entrances, porches
or balconies. Taller buildings should step down to
provide a height transition to existing adjacent
residential buildings.
5. Level of formality. Design the front and back
facades with appropriate levels of formality. The
front, as the more public side of the house, will
receive the more formal treatment, with the main
entrance, porch or steps and landscaping, while
trash/recycling storage, play equipment and outdoor
storage should be located in the back.
6. Parking to the rear. Where rear-loaded or
detached garages predominate, parking spaces and
garages should be located to the rear of the lot or
interior of the block. If this is infeasible, garages
should be recessed some distance behind the main
façade of the house and surface parking should be
placed within side yards to the extent feasible.
7. Mechanical systems on all buildings should be
positioned so they are not visible from the public
view, unless they are an integral part of the
architectural design (i.e. photovoltaic roof tiles).
Solar panels, satellite dishes and air conditioning
systems should be positioned to the back or side
yard of the house or screened by plantings or low walls.
8. Garages and outbuildings should be designed in character with the primary residence on the
site. When placed on an alley or lane, the design should contain windows that provide a view to
the lane, for additional security. When attached, the garage elevation should not dominate the
street elevation of the primary residence.
Parking to the rear can create attractive
pedestrian oriented environments.
Multifamily housing can emulate architectural
elements of neighborhood context.
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Edina Comprehensive Plan
3. Land Use and Community Design Chapter – Approved 08-18-20
3-42
Guidelines: Medium- and High-Density Design (All Uses)
1. A Pedestrian-Friendly Environment.
Improving the auto-oriented design pattern present in much of the city will call for guidelines
that change the relationship between parking, pedestrian movement and building placement.
a. Provide visual screening and privacy to buffer cars from people, provide visual relief and
allow stormwater infiltration in parking lots. Permeable hardscape, where appropriate,
may be preferred over blacktop or
traditional paving. Vertical “living walls”
(trellis, vine-covered fences) are
preferable to materials that absorb and
reflect heat.
b. Evaluate current parking standards in
order to encourage shared parking and
minimize the visual impact of surface
parking.
c. Encourage or require placement of
surface parking to the rear or side of
buildings, rather than between buildings
and the street.
d. Landscaping is essential to screen parking
areas, buffer adjacent residential uses and
create a pedestrian-friendly environment
along streets.
e. Design surface parking to maximize
stormwater infiltration and allow for
groundwater recharge, using infiltration
swales, pervious pavement or similar
techniques.
f. Where vehicle parking requirements
exist, implement minimum bicycle parking
standards as well.
g. Encourage the development of parking
lots or structures so they can be shared
by more than one building on the site or
by buildings on neighboring sites, and
which can transition over time to other
uses if parking needs change.
h. Enhance the appearance of parking ramps
by designing the structure with the possibility of the addition of liner buildings when
development opportunities are ripe.
i. Use striping, curbs and landscape treatments, centralized walkway medians and islands,
and textured paving to clearly define walking spaces within parking areas and adjacent to
vehicular circulation.
j. Use raised crossings, speed humps, and speed tables to discourage high traffic speeds in
parking lots where pedestrian volumes are high.
k. Locate and screen service and loading areas to minimize their visibility from public
streets and adjacent residential areas.
Visual screening and permeable pavers can
create a more attractive, sustainable
treatment for surface parking.
Particularly in medium to high density areas,
structured parking and shared parking
support efficient use of land and increased
walkability.
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Edina Comprehensive Plan
3. Land Use and Community Design Chapter – Approved 08-18-20
3-43
2. Encourage Successful Mixed-use Development.
As shown in the future land use section of this
chapter, many of Edina’s commercial, office and
industrial districts are evolving towards a greater
degree of mixed-use. The land use plan
encourages this evolution by defining land use
categories that encourage combinations of
compatible uses.
Mixed-use development allows for a savings in
time and convenience for residents who choose
to live in closer proximity to where they work
and shop. Community interest is served by this
type of development, as the city is able to
integrate additional residences and businesses
more efficiently within existing city
infrastructure. Pedestrian amenities and
proximity of uses encourage more trips to be made by foot or bike, reducing the increase of
congestion that can otherwise result from conventional development of separated land uses.
The City of Edina has several examples of successful mixed-use developments, most notably the
100-acre Centennial Lakes area and the 24-acre Edinborough project. Additionally, there are
opportunities to encourage mixed use in areas such as 50th & France, 44th & France, and
Wooddale Valley View. The following guidelines are directed toward creating successful mixed-
use environments.
3. Building Placement and Design.
Where appropriate, building facades should
form a consistent street wall that helps to
define the street and enhance the pedestrian
environment. On existing auto-oriented
development sites, encourage placement of
liner buildings close to the street to
encourage pedestrian movement.
• Locate prominent buildings to visually
define corners and screen parking
lots.
• Locate building entries and
storefronts to face the primary street,
in addition to any entries oriented
towards parking areas.
• Encourage storefront design of
mixed-use buildings at ground floor level, with windows and doors along at least 50% of
the front façade. In some cases, much higher window coverage may be appropriate.
Mixed use development can provide an
amenity for area residents and support
multimodal transportation alternatives.
A consistent street wall can provide an enhanced
pedestrian environment, particularly in
commercial and mixed use areas.
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4. Movement Patterns.
• Provide sidewalks along primary streets and
connections to adjacent neighborhoods
along secondary streets or walkways.
• Limit driveway access from primary streets
while encouraging access from secondary
streets.
• Encourage enhanced transit stops, including
shelters, shade and seating where feasible.
• Provide pedestrian amenities, such as wide
sidewalks, street trees, pedestrian-scale
lighting, and street furnishings (benches,
trash receptacles, etc.).
5. Appropriate Parking Standards.
Mixed-use developments often produce an internal
capture rate. This refers to residents and workers
who obtain goods and services from within the
development without making additional vehicle
trips. Parking ratios for mixed-use development
should reflect the internal capture rate and the
shared parking opportunities this type of
development offers. In the long term other factors
will be impacting parking demand, such as the
availability of autonomous vehicles, shared cars, bike
and scooter share, and other modes that provide
alternatives to driving and parking a car.
6. Improve Connectivity in Large-scale
Development.
Internal and external connectivity. As part of
redevelopment or expansion of large-scale sites,
reintroduce an internal local street and pathway
network that connects through the site and to
suitable entry points at the perimeter. The goal is to
encourage pedestrians to reach the site and drivers
upon arriving to continue all further movement by
foot. As a result, the capacity of internal roads can
be reduced and more area devoted to amenities,
providing still more incentives to walk. Bicycle
facilities should allow residents in surrounding
neighborhoods to bike safely to the site. Transit
stops should be provided in visible and central
locations.
7. “Edge” or transitional uses.
Moderately sized liner buildings should be encouraged to soften the edge of large-scale
superblock development. Medium-density housing types such as townhouses combined with
structured parking may also be an appropriate transitional use.
Adding pedestrian and bicycle amenities and
facilities can encourage people to walk and
bike to destinations.
Mixed use development provides an
opportunity for shared parking between
uses.
Connectivity within large developments can
support walkability.
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8. Provide appropriate transitions between
land uses. Rather than discouraging movement
between adjacent land uses with berms and
fences, focus on creating elegant and attractive
transitions between adjacent uses. Transitional
areas include well-landscaped pedestrian
walkways, seating areas, arcades, and other spaces
that encourage integration rather than separation.
9. Buildings Frame the Street. Building
placement and heights can serve to define the
streetscape and visually reduce the apparent
width of the street. Generally speaking, wider
streets can accommodate taller buildings subject
to the height limitations described elsewhere in
this Chapter.
10. Façade Articulation. Primary facades should be
designed with a well-defined base, middle and top,
providing visual interest at ground level. Building
entries and access points should be clearly visible
from the primary street. Long building facades
should be divided into smaller increments using
contrasting materials, textures, detailing, setbacks
or similar techniques.
11. Transparency and Natural Surveillance.
Building forms and facades should provide an
awareness of the activity within the buildings
through frequent doors and windows oriented
toward public streets and open space.
12. Variety of Building Forms. Encourage an
integrated mix of building types, heights and
footprints within blocks, rather than single
buildings or building groups.
13. Building Height Transitions. Taller buildings
(generally four stories or higher) should step
down to provide a height transition to
surrounding residential buildings, including
buildings across a street or pathway, and to avoid
excessive shadowing of sidewalks, parks and
public spaces.
14. Height. With the development of a series of small area plans as additional guidance for growth
and development in Edina, the decision was made to not include guidance for building height in
the main comprehensive plan document. This will allow for more flexibility in the development
review process. Building height is still being addressed through the city’s zoning code and in the
small area plans.
Stepping down building height and scale can
provide a transition to lower density areas.
Buildings that frame the street and have
transparent facades can provide a pedestrian-
oriented experience.
Varying building forms provides visual interest
and aids in transitions.
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Land Use Goals and Policies
Land use goals and policies are provided below. See the Implementation Chapter for related
implementation steps, lead implementing agencies, and estimated timelines.
Goal 1: Encourage infill and redevelopment that optimize use of city infrastructure,
complement community character, and respond to needs at all stages of life.
1. Endeavor to accommodate private redevelopment in targeted potential areas of change,
consistent with future land use guidance.
2. In reviewing development proposals, examine how land use and transportation are integrated to
ensure that new development and redevelopment expand nonmotorized travel options that
reduce the need for automobile travel.
3. Increase pedestrian and bicycling opportunities and connections between neighborhoods and
key destinations, and with other communities, to improve multimodal transportation
infrastructure and reduce dependence on cars.
Goal 2: Support livability and high quality of life for all city residents by balancing goals and
priorities for development, especially as the community changes over time.
1. Manage transitions and seams between different use, scale, and intensity types to mitigate any
negative impacts and encourage positive connections between areas where appropriate.
2. Improve the current development review and approval system to provide clearer direction as to
community design goals and encourage high-quality development that is compatible with its
surroundings.
3. Incorporate Edina’s tradition of leadership in education throughout the city by providing and
encouraging opportunities for residents to engage and learn about the community.
4. Pursue overall goals of promoting equity and reducing disparities in outcomes for people living
and working in the community.
Goal 3: Grow and develop sustainably to protect the natural environment, promote energy
efficiency, conserve natural resources, and minimize the impacts of buildings on the
environment.
1. Incorporate principles of sustainability and energy conservation into all aspects of design,
construction, renovation and long-term operation of new and existing development.
2. Encourage efficient use of land through shared functions where appropriate, such as stormwater
management incorporated as a community amenity.
3. Maintain the current open space and wetlands acreage and seek to expand it whenever possible.
4. Encourage development types that are designed to function well in all seasons, including winter.
Goal 4: Create and maintain housing options that serve a diverse range of ages, household
types, and economic situations.
1. Building on current efforts, seek options that allow for residential redevelopment that is
sensitive to the community character and context, while expanding options for residents.
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2. Seek opportunities to increase the supply of affordable housing, as well as to preserve the
affordability of existing affordable housing.
3. Facilitate the development of new housing that accommodates the needs of a people of diverse
needs and from diverse backgrounds.
4. Investigate opportunities to accommodate Missing Middle housing within the city, defined as
range of multi-unit or clustered housing types compatible in scale with single-family homes that
help meet the growing demand for walkable urban living.
Goal 5: Support and enhance commercial and mixed-use areas that serve the
neighborhoods, the city, and the larger region.
1. Recognize and support commercial, office, and industrial job centers that draw workers from
the city and across the region.
2. Increase mixed-use development where supported by adequate infrastructure to minimize traffic
congestion, support transit, and diversify the tax base.
3. Support the development of mixed use districts that provide a variety of living opportunities
within a walkable and livable area.
Goal 6: Ensure that public realm design respects community character, supports of
commercial and mixed-use development, promotes community identity, and creates high
quality experiences for pedestrians, cyclists, transit users, and motorists.
1. Ensure that the city’s roads continue to evolve to act as connectors, rather than as barriers.
2. Incorporate amenities and infrastructure into public corridors to make them beautiful, efficient,
and multimodal public spaces that contribute to community identity and pride.
3. Encourage the development of living streets with enhanced public realms and integrated
environmental functions, including potentially functioning as high-integrity ecologic corridors.
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GrandView District Development FrameworkEdina, MinnesotaDecember 7, 2011Revised January 17, 2012Revised January 25, 2012Revised January 31, 2012Revised March 27, 2012Revised April 5, 2012Page 142 of 221
24/05/12Ken Potts Kim Melin Randy Halvorson Chris Rofi dal Steve Buss Gene Persha Richard Borland Larry Chestler Laura Giertsen Ellen Jones Terry Ahlstrum Dick Ward Bill Neuendorf Tim McIlwain Bright Dornblaser Andy Brown Suzanne Davison Greg Domke Sandy Fox Dick Crockett Arne Cook Tom Bonneville Kim Montgomery Tim Murphy Th omas RaeuchleTom RuppertPeter Sussman Lisa Diehl Bob Kojetin David Davison Bernie Beaver Mike Platteter Peyton Robb Dan Gieseke Diane Reinhart James Justice Darcy Winter Paul Nelson David Novak Linda Urban Tom Mattison Ken and Adele Floren Michael Schroeder Jim SmithKevin Staunton, ChairMichael Fischer Brett Johnson Collin Bredeson Deron Lindquist Eric Bredesen Jim BaischSteering CommitteeConsultant TeamCuningham Group Architecture, PAClose Landscape ArchitectureHR GreenCommunity Design GroupSpringsted Inc.Table of ContentsExecutive Summary 31. Hope for Change 52. Thoughts and Interactions 63. Patterns for a Neighborhood Center 94. Moving Forward with a Purpose 455. Appendix 57Page 143 of 221
34/05/122. Completely rethink and reorganize the District’s transportation infrastructure to:• Make the District accessible and inviting to pedestrians and cyclists;• Create connections between the diff erent parts of the District;• Maintain automobile-friendly access to convenience retail; • Create separate pathways for “pass-through” and “destination” automobile traffi c; and• Preserve future transit opportunities provided by the rail corridor in a way that ensures that the kinds of opportunities pursued in the future are consistent with the character we envision for the District and provide benefi t to the surrounding neighborhood.3. Leverage public resources to make incremental value-creating changes that enhance the public realm and encourage voluntary private redevelopment consistent with the vision that improves the quality of the neighborhood for residents, businesses, and property owners. Th is Development Framework makes substantial progress in charting the path to be followed in redeveloping the GrandView District. By creating a vision that meets the seven Guiding Principles, it provides guidance to city offi cials, residents, business and property owners, and developers as opportunities for change emerge in the District. To ensure that the future redevelopment of the District is consistent with the vision articulated in this Framework, we recommend that it become part of the City’s Comprehensive Plan.Executive SummaryTh e Development Framework presented here is part of a small area planning process required by Edina’s Comprehensive Plan for those parts of our community (like the GrandView District) designated as Potential Areas of Change. It follows the 2010 GrandView District Small Area Guide Plan process. Th at process – led by a group of community residents and business and property owners – resulted in adoption by the Edina City Council of seven Guiding Principles for the redevelopment of the GrandView District.Th e process of crafting this Development Framework has been led by a 52-member Steering Committee made up of residents of the community and owners of area businesses and properties. Th e 52 members of the Steering Committee have dedicated countless hours since April of 2011 listening to community members, considering options, and debating alternatives for the future of the District. Th anks to a grant from the Metropolitan Council, we have had the good fortune to be supported in our eff orts by a talented group of consulting experts. We have also been fortunate to have the patient support of City staff throughout the process.Our objective in creating this Development Framework is to build upon the seven Guiding Principles adopted by the City Council. In the pages that follow, we share a vision of how to bring those Guiding Principles to life. While there are many details essential to fulfi lling that vision, our goals can be summarized as eff orts to:1. Create a place with a unique identity announced by signature elements like:• A central commons on the Public Works site with indoor and outdoor public space that connects the civic cornerstones of the District and serves the neighborhood and community needs;• A “gateway” at Highway 100 that announces the District as a special place, using elements like an iconic pedestrian and bicycle bridge spanning Highway 100; and• An innovative, cutting-edge approach to 21st-century sustainability.Page 144 of 221
44/05/12We want to be clear, however, that we recognize that the Framework (like the Comprehensive Plan) provides broad direction rather than detailed requirements. Th is Framework is intended to be a vision of the future rather than a blueprint. Achieving the vision will require, among other things:• A feasibility study that examines the costs and resources available to bear those costs;• An examination of the height and density necessary to make the vision fi nancially feasible while ensuring that it results in the human scale and neighborhood character that is the essential to the Framework;• Developing a strategy to allow for a vibrant business and residential community by managing the mix of retail, offi ce, residential, and public uses of land while maintaining the currently successful neighborhood service and convenience character;• A determination of a range of possible housing choices that support the character and experience of the District.• A community building/public green programming group should work to determine appropriate program and uses.We discuss these and other “next steps” in the Implementation section. Consistent with the “community-led” spirit of the initial stages of this process, we recommend that these “next steps” include active participation by community members, support of staff , and leadership from the City Council. Study Area LocationPage 145 of 221
4/05/121. Hope for ChangePage 146 of 221
64/05/121. Hope for ChangeIntroductionHope for Change has been the driving vision since the very beginning of this process that is now well into its second year of perspiration, participation, and planning. Th ousands of volunteer hours, countless meetings, and hundreds of discussions (large and small) have demonstrated that a committed group of citizen stakeholders, business leaders and owners, and elected and appointed offi cials believe that hope for change must be proactive, progressive, and promoted. Th e result will be not just be change for the sake of change, but directed energy, policy, and investment that will deliver a place for people to live, work, shop, and play in sustainable, memorable ways.Concept Diagram from the Small Area Guide Plan Process, December 2010Page 147 of 221
74/05/121. Hope for Change1. Leverage publicly-owned parcels and civic presence to create a vibrant and connected District that serves as a catalyst for high quality, integrated public and private development.2. Enhance the District’s economic viability as a neighborhood center with regional connections, recognizing that meeting the needs of both businesses and residents will make the District a good place to do business.3. Turn perceived barriers into opportunities. Consider layering development over supporting infrastructure and taking advantage of the natural topography of the area.4. Design for the present and the future by pursuing logical increments of change using key parcels as stepping stones to a more vibrant, walkable, functional, attractive, and life-fi lled place.5. Organize parking as an eff ective resource for the District by linking community parking to public and private destinations while also providing parking that is convenient for businesses and customers. 6. Improve movement within and access to the District for people of all ages by facilitating multiple modes of transportation, and preserve future transit opportunities provided by the rail corridor.7. Create an identity and unique sense of place that incorporates natural spaces into a high quality and sustainable development refl ecting Edina’s innovative development heritage.The Seven Guiding PrinciplesGuiding PrinciplesPrinciples Related to the Concept Diagram1. Leverage publicly owned parcels2. Meet the needs of businesses and residents3. Turn barriers into opportunities4. Pursue logical increments; make vibrant walkable and attractive5. Organize parking; provide convenience6. Improve movement for all ages; facilitate multiple modes of movement7. Identity and unique sense of place; be sustainable and innovative161226374457Page 148 of 221
84/05/121. Hope for ChangeHistoryBefore Edina became a village almost 125 years ago, a country market road crossed Minnehaha Creek at Edina Mills. Headed westward to the high ground, it branched out as Eden Prairie Road and Hopkins Road. In 1869, the Yancey family moved from Ohio and purchased 127 acres of land including that high ground and most of the present GrandView District. Civil War veteran Beverly C., his wife Ellen and their seven children were to become the most prominent pioneer black family of Edina over several decades and left a legacy of civic involvement. An observer described early Edina as an agricultural village, “where there is a post offi ce, a mill, and a store, and proudly aspires to the dignity of a trading town. Th e numerous farms are well-cultivated, and are occupied by intelligent people who appreciate education, and surround themselves with the accessories of a refi ned society.”A center of the early community was Minnehaha Grange No. 398, organized in 1873. Th e Grange Hall originated in a meeting at the Yancey family home in 1879 with a “considerable number of persons desirous to form an association to build and own a hall building near Edina Mills.” In 1888, the name Edina was voted upon in that building, which also served as the village hall until 1942. When moved for construction of St. Stephen’s Church in 1935, a member of the Yancey family donated the new site. In 1970, the Grange Hall was moved to the present Frank Tupa Park in the GrandView District, later joined by the historic Cahill School.Changes in the district have been ongoing including transportation and services. Members of the Yancey family platted Grand View Heights in 1910 and Tingdale Brother’s Brookside in 1916. In 1913, the Dan Patch Line was cut through the high ground east of Brookside Avenue, providing passenger service to Minneapolis from 1915 to 1942. In 1927, new highway 169/212 (current Vernon Avenue) was cut through the District. Grading and paving businesses such as J. A. Danens and Son located to serve the growth, joined by motels and restaurants. Th e District expanded rapidly with western Edina following World War II. Th e Edina directory of 1953 listed six of ten businesses in the District as including “Grandview” in their names: a cafe, market, two service station, hardware, and seed Sources: 1. R. J. Baldwin, in Isaac Atwater, History of Minneapolis and Hennepin County (Munsell, 1895), p. 1263 as quoted in Paul D. Hesterman, From Settlement to Suburb: Th e History of Edina, Minnesota (Burgess Publishing,1998) Edina Historical Society, p. 29.2. Meeting minutes dated March 7, 1879. Copy in the Edina Historical Society fi les.Historic GrandView Heights Platand garden supply store. In 1947, Jerry Paulsen opened a meat counter in one of the local groceries, a modest beginning to Jerry’s Enterprises, a longtime prominent presence in the District.It is encouraged to look to the history of the District in naming the proposed public amenities and new streets. Th e Yancey family in particular, due to their early ownership of the District and legacy of civic engagement, merits that honor at a prominent location such as the commons. Page 149 of 221
4/05/122. Thoughts and InteractionsPage 150 of 221
104/05/122. Thoughts and InteractionsProject Schedule and ProcessSept Oct Nov DecPart IDiscussion and DiscoveryCommunity Workshop #1Part IIIdeas and OptionsCommunity Workshop #2Part IIIDecide and DeliverCommunity Workshop #3DeliverablesProject/Community Meetings Sept Oct Nov DecSteering CommitteeStaff CoordinationExecutive Team MeetingCommunity WorkshopWork Group MeetingsPlan Commission/CouncilProject Update#1 #2 #3Part I: Discussion and DiscoveryPart I is about learning from and listening to the Steering Committee, Work Groups, and other stakeholders; analyzing the study area and understanding the work done to-date; appreciating the larger dynamics of the area; and clearly defi ning the opportunities. An initial Community Workshop is held to conduct work group discussions/downloads, and a public meeting/presentation is hosted by the Steering Committee and the Consulting Team. Part II: Ideas and OptionsPart II focuses on developing ideas and options that address the specifi c issues raised by the Steering Committee, stakeholders, and the public process. The Consulting Team conducts a three-day Community Workshop (to be held in the study area) that will include Steering Committee meetings, focus group meetings, stakeholder interviews, team work sessions, and conclude with a public meeting/presentation.Part III: Decide and DeliverPart III consolidates all the comments, ideas, and options into a preferred direction. This part includes a third Community Workshop and public meeting. The Consulting Team prepares a summary document that may be widely distributed via a variety of sources (i.e., print, web, etc.) and a Sketch-up 3D model of the area with preferred options.Project Schedule: Th e project schedule was organized around three community workshops.Page 151 of 221
11Th e Steering Committee and Executive Committee have worked closely with the Consulting Team to facilitate a process that focused on key issues, opportunities, and recommendations. Th e process worked with the Steering Committee that met on a regular basis to guide the Consulting Team. A sub-committee of Work Groups addressed Land Use/Community Design, Community Needs/Public Realm, Transportation/Infrastructure and Real Estate/Finance. Th ese groups put an incredible amount of eff ort into initial background information and research, defi nition of issues, and discussion about ideas and options. A key component of the project was a series of Community Workshops held in September, October and November, 2011, that hosted a range of community stakeholders either in interviews, focus groups, program meetings and at public meetings.Th e community participation process included these primary groups of participants: Steering Committee, Executive Committee, work groups, City staff , focus groups (land owners, neighborhoods, public offi cials, schooldistrict, institutions, city departments, business operators, and others as identifi ed during the process), Plan Commission members, City Council members and the Mayor.4/05/122. Thoughts and InteractionsSummary of Participation ProcessThe Public Participation Process: Th e public participation process included Steering Committee meetings, work group meetings, public meetings, focus groups meetings, and program groups meetings throughout the fall of 2011.Page 152 of 221
4/05/123. Patterns for a Neighborhood CenterPage 153 of 221
134/05/123. Patterns for a Neighborhood CenterConcept DiagramsIntroduction Create “go to” and “stay at” uses Connect throughoutEasy to get to; easy to get aroundPrinciple #2 in the GrandView District Small Area Guide Plan is about “enhanc(ing) the District’s economic viability as a neighborhood center with regional connections.”Th e Guide Plan also suggests that “Th e District serves primarily as a neighborhood (rather than regional) center.” Based on Steering Committee and Public input, this idea has broad appeal. But what do we mean by neighborhood center and how does that fi t with specifi c expectations and outcomes for the GrandView District?“Neighborhood feel,” “pedestrian friendly,” and “safe and connected” describe the desired character for the District. But the basis for these words lies in a clear vision for the key elements, or systems, that defi ne place...and further set the framework for future and ongoing development at GrandView. Th ese elements include Land Use, Transportation and Movement, the Public Realm and Sustainability, and will be described and illustrated in more detail in this chapter.Neighborhood CenterPage 154 of 221
144/05/123. Patterns for a Neighborhood CenterHighway 100 and the rail corridor. Arcadia is seen as a more residential street with a range of condo, apartments, and multi-level townhouse types. Mixed-use and offi ce buildings are anticipated and may be oriented to Vernon and/or south toward Eden and the Our Lady of Grace (OLG) fi elds, a signifi cant open space that is a visual amenity to the greater district.Vernon is assumed to remain more convenience-and service-oriented with improved pedestrian sidewalks/connections, safer street crossings (especially to the adjacent neighborhood), bike lanes, and better organized/managed traffi c fl ow and parking. Both Eden and Vernon are anticipated to employ Complete/Living Street principles that emphasize the place-qualities of streets.Across Highway 100 to the east, the Vernon/50th/Eden alignment culminates with City Hall; long term uses are assumed to accommodate a greater civic/community presence when/if the Highway 100 interchange is reconfi gured as a split-diamond facility.Goals• Develop and improve the district as three smaller “villages” that are connected physically and by a signature character and identity.• Recognize the need for a range of housing types and choices and address those markets that also reinforce the District vision.Land UseLand use in the District is currently focused on convenience retail and service uses that are visible from Vernon Avenue. Th e majority of these uses are auto-oriented and are accessible from Vernon and Gus Young Lane. Th e exception is the GrandView Square development that includes residential, offi ce, and civic uses organized around a central green space. Th e Comprehensive Plan identifi es the GrandView Heights District as a mixed-use center character area, a potential “area of change” and guides future land as a mixed-use center. Th e Comprehensive Plan also says that “the District is in the process of evolving from a somewhat scattered auto-oriented district to a more integrated mixed of uses.”Th e over-arching concept is to support the “go-to” uses (auto-oriented) while anticipating more “stay-at” uses (pedestrian-oriented), and to improve future use and built form around three key civic “centers”: • City Hall• Library• Community Commons (civic building and green space)Th e future land use plan proposes a broader mix of uses arranged around a new central green space (GrandView Green) located on the public works site and fronting Arcadia. Th e plan emphasizes a mixed-use sub-area between Vernon/Eden/• Emphasize the connection to Minnehaha Creek.• Create a recognized, visible arts identity and provide space/place for greater community arts users and producers.• Address needs of underserved populations (teens, singles, seniors, etc.).• Establish a community commons as a multi-purpose facility for a wide audience (e.g., whole body, whole life, health and wellness) and as a focal point and central gathering place that connects City Hall to the east with the Library to the southwest. • Celebrate the “Birthplace” of Edina, the Mill, and record the oral history of GrandView Heights; tell the stories.• Emphasize a pedestrian-oriented sense of place that produces an appropriate scale and function, and preserves surrounding views. • Support economic growth and community stability by providing accessible and effi cient connections between home, school, work, recreation, and business destinations through improved pedestrian and vehicular environments throughout the area.Page 155 of 221
154/05/123. Patterns for a Neighborhood CenterLand Use Land Use PlanVernon AveEden AveArcadia AveHwy 100Public Neighborhood Commercial Mixed-use CenterOffi ceMedium/High Density ResidentialPage 156 of 221
164/05/123. Patterns for a Neighborhood CenterLand Use Vernon AveEden AveArcadia AveHwy 100Illustrative Master PlanExisting BuildingsPotential DevelopmentProposed Civic Community BuildingsPage 157 of 221
174/05/123. Patterns for a Neighborhood CenterLand Use Potential Build-OutVernon AveEden AveArcadia AveLibraryHwy 100City HallPage 158 of 221
184/05/123. Patterns for a Neighborhood CenterLand Use Arcadia Avenue Looking NorthPage 159 of 221
194/05/123. Patterns for a Neighborhood CenterPublic Works SiteLand UseDevelopment3.6 acres Site28,000 SF Public Green24 units Condominium42 units Apartments50,000 SF Community/Civic16 units TownhousesParking200 spaces Park and Ride200 spaces Community Use158 spaces Multi-familyTh e public works site is located in a central point of the District and is seen as the “commons” for how the District vision will be realized. Uses proposed include the community green space located on top of a parking garage that supports area businesses, civic uses, and serves as a Metro Transit park and ride structure; a community/civic building anchoring the green; and a variety of residential uses including condominiums, apartments, and townhouse building types. Townhouse units are envisioned to front Arcadia as a building type that can incrementally “step-up” the hill, providing a character unique to the District.Public GreenCommunity CenterCondominiumsApartmentsTownhousesTownhousesArcadia AvePublic Works SitePublic GreenCommunity CenterCondominiumsApartmentsTownhousesEden AveArcadia AveEden AveA form-based code can guide desired building use and frontage.Page 160 of 221
203. Patterns for a Neighborhood Center4/05/12Land UsePublic Works Site Looking SoutheastGrandView CrossingArcadia AveEden AveHwy 100Page 161 of 221
214/05/123. Patterns for a Neighborhood CenterProposed North-South SectionProposed East -West SectionLand UsePublic Works SiteGrandView Green Space on top of Parking StructureGrandView Green on top of Parking StructureNew frontage road on west side of Hwy 100ArcadiaOLGHwy 100Rail ROW Existing City RampJerry’sCommunity CenterCondominiumsTownhousesParkingEden AveGrandView CrossingPage 162 of 221
224/05/123. Patterns for a Neighborhood CenterBus Garage SiteLand UseEden Ave5,000 SF Retail42,000 SF Offi ce175 spaces ParkingDue to the elevation change, this site lends itself to supporting a number of commercial and retail uses by adding a small, one level parking structure contiguous to and south of Jerry’s. Th is structure would work with the existing topography to allow better access to the Jerry’s loading area and to provide additional parking to support the grocery and needed parking at grade. Th is site could also accommodate a drive-thru use such as a small community bank, cleaners, or coff ee shop.ParkingRetailOffi ce/RetailOffi ceParkingEden AveJerry’sPage 163 of 221
233. Patterns for a Neighborhood Center4/05/12Bus Garage Site Looking NortheastLand UseEden AveJerry’sPage 164 of 221
244/05/123. Patterns for a Neighborhood CenterLand UsePhase 1From a land use perspective, a number of immediate steps can be taken to set the stage for new investment in the District. Th ese include: • Policy changes to the Comprehensive Plan (the Small Area Plan is intended to update the Comprehensive Plan).• Potential zoning revisions that could include a form-based code to regulate desired public realm, building frontages, and building height.• Identifi cation of Eden and Vernon as early candidates for application of Living Streets principles.• Policy direction that guides overall sustainability of the District, including consolidated reuse/recycling, stormwater management, etc.• Policy direction that guides how new public and private investment may be supported with a variety of fi nancing tools.Th e public works site (public green space and a community/civic building) and the bus garage site are the two key parcels that can “jump-start” the redevelopment process. In particular, the ability of the public works site to provide a fee simple, unencumbered asset will allow civic/community and private and public realm uses to be realized early, and will demonstrate the leverage identifi ed in the Guiding Principles to support a variety of next steps. Th is could include a Metro Transit park and ride facility as a way to provide a parking structure that would also serve as the GrandView Commons (community/civic building/public green).In similar fashion, the bus garage can be a major pivot point for how a number of land use decisions may play out and will act as a land use “connector” along Eden. Th is site may need to be readied for development sooner than the public works site in order to accommodate a series of land use transitions that will help the larger District vision implementation. A third component of an early phase would be the development of the Wanner site currently owned by Our Lady of Grace as potential residential, offi ce, or retail uses.In support of these anticipated land use changes, new street confi gurations/alignments, circulation patterns, and streetscape/pedestrian improvements along Eden will complete a bike and pedestrian network and support the anticipated land use changes with improved automobile circulation and management.12637451. Public Works2. School Bus Garage3. New Bridge/Street4. Wanner Site5. Jerry’s Site6. Jerry’s Site7. City Ramp AccessPage 165 of 221
254/05/123. Patterns for a Neighborhood CenterLand UsePhase 1Hwy 100Eden AveArcadia AvePhase 1 DiagramA. Public Works Site• Community Commons: GrandView Crossing (street) GrandView Green Community/Civic building• Arcadia steps• Community/Civic building• Variety of residential building types• Structured parking• Park and ride structureB. Bus Garage Site• Multi-level parking• Retail/service/offi ce useACBEDVernon AveCommunity Green Space on top of Parking StructureHousingWanner/OLG PropertyTh e following chapter on Implementation is included as one example of anticipating an initial, or Phase 1, increment and associated preliminary range of costs. Th ese numbers are not detailed costs but represent one possible range of expenditures that are included here to illustrate levels of funding (and investment) of various components. Th e Phase 1 diagram and following spreadsheets for the public works site, the bus garage site, and local street improvements will vary depending on actual funding sources, timing, program, and other factors (e.g., cost of materials and labor) that cannot be determined at this time. See Appendix.C. Wanner Site• Townhouses fronting OLG open spaceD. Eden Avenue Streetscape• Bus stop integrated• Boulevard organizes intersection alignmentsE. Jerry’s Streetscape• Pedestrian enhancements• Streetscape• Stormwater treatmentPage 166 of 221
264/05/123. Patterns for a Neighborhood CenterPublic RealmPublic realm refers to all land and area under the ownership of the city. Th is includes city streets and rights-of-way (ROW), parks and open space, and parcels of land or other assets that are used to provide individual and collective benefi t and amenity to all residents and the general public. Th e greater value and power of the public realm is its ability to connect neighborhoods, businesses, schools, and parks and open space into a larger whole greater than the sum of the individual elements. Streets and ROW make up a major (and connected) portion of the public realm and represent a signifi cant opportunity to enhance and connect the community. It is critical to view streets, then, not as just conveyors for automobiles but also as multi-modal facilities that provide democratic accessibility for all and as form-givers and green space that increase the livability of the community. Th e result should be a greater sense of green throughout the District.Goals• Acknowledge “no net loss,” yet aggressively seek new public space.• Improve the bike and pedestrian environment: make it safe and friendly, and include adequate parking area for bikes.• Create a community/civic building connected to GrandView Green (an outdoor public green space) that connects east and west and serves as an indoor/outdoor gathering space.• Create a prominent public realm of connected parks, green space, paths, plazas, and private open space – a legible green framework as the primary form giver.• Provide views within the District and maintain important viewsheds (such as the “grand view”) for public use.• Plan for a safe, comfortable pedestrian environment that links public and private destinations north-south (neighborhoods, library, businesses) and east-west (neighborhoods, businesses, commons, City Hall).Images (top to bottom): Osaka, Japan; Montreal, Canada; and New York, New York.Page 167 of 221
274/05/123. Patterns for a Neighborhood CenterPublic RealmA. GrandView CommonsB. GrandView StepsC. GrandView CrossingD. Arcadia StreetscapeE. Gus Young StreetscapeF. Arcade ConnectionG. Vernon StreetscapeH. Eden StreetscapeABCDFHHGEVernon AveEden AveArcadia AveHwy 100HankersonSummitSunnyslopeW Frontage RdSherwoodBrooksideDale DrE. Frontage Rd52nd St51st StPublic Realm / Open Space DiagramPage 168 of 221
284/05/123. Patterns for a Neighborhood CenterPublic RealmGrandView Commons For GrandView, the public works site provides a unique and singular opportunity to create a major new public realm amenity that will add interest to the area for all stakeholders, value to real estate, and provide a signature gathering place in the heart of the District. Beyond that, an even greater opportunity exists then to continuously link the businesses and destinations within the District to the surrounding neighborhoods and the city in general. Th is can begin immediately by simply investing in a safe and connected public sidewalk network, increment by increment. Th e larger vision of the public realm includes a community/civic building and GrandView Green, a connected network of public parks, public and private plazas, a new street (GrandView Crossing), sidewalk and streetscape improvements, and bike and pedestrian facilities. Th is should include bridge enhancements on Eden over Highway 100, a pedestrian and bike bridge connecting the Commons with City Hall, and the potential to connect Eden and Brookside with local a bike path within the Canada Pacifi c Rail ROW.Montreal public green: Th is public green suggests the appropriate scale and character of GrandView Green.Page 169 of 221
294/05/123. Patterns for a Neighborhood CenterPublic RealmGrandView Commons: GrandView Commons includes GrandView Crossing, GrandView Green, and a new community/civic building.Social InteractionExercise and FitnessClassroomTeen ActivityBanquet and ReceptionHistory / InterpretivePerforming and Visual ArtsMeetingsFood Prep / Community Oven Retail / IncubatorGrandView Crossing Pedestrian BridgeGrandView GreenCivic BuildingArcadia AveHwy 100GrandView Community Commons DiagramWhat / Who Populates the Commons?Page 170 of 221
304/05/123. Patterns for a Neighborhood CenterPublic RealmVernon , Eden, Sherwood, LibraryEden AveEden AveLibraryTh e plan here is to focus on improving pedestrian connections between the Library/Senior Center and Jerry’s, via a more street-like character that extends north from GrandView Square Street, including a well-defi ned pedestrian crossing at Eden. Sherwood is shown as a conversion for additional parking and may still allow movement through the area, though at a very reduced rate of speed. Th is conversion allows a small green space to connect the Library to Vernon.1. Conversion of Eden Avenue would provide 50 additional parking spaces.2. A small green space connects the Library to Vernon giving the civic building an “address” on Vernon.3. Pedestrian crossings are created or enhanced to provide safe and visible locations (51st, 52nd, and 53rd Streets) on Vernon and to the west of the bus garage site on Link to cross the street.4. Th e GrandView Square area is connected to Jerry’s and beyond through the use of a streetscape that provides a well-defi ned pedestrian system as well as a more organized parking and circulation pattern.5. Any additional street and block improvements (including curb cuts and /or traffi c signals) should be considered after improvements have been made to Vernon and appropriate traffi c and parking studies have been completed (also refer to potential alternatives in the appendix)1123334Vernon AveGrandView SquareSherwoodBrookside52nd St53rd St5LinkPage 171 of 221
314/05/123. Patterns for a Neighborhood CenterPublic RealmEden AveLibraryGrandView SquareVernon AveLibrary Site Looking EastPage 172 of 221
324/05/123. Patterns for a Neighborhood CenterArcadia AveVernon AveGus Young LnJerry’sGrandView CrossingPublic RealmVernon, Gus Young, Interlachen Interl
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Th e plan recommends a number of street and traffi c improvements that will provide greater predictability for the management of traffi c, thereby creating a safer environment for bikes and pedestrians. Th is is made possible by building a new street (GrandView Crossing) and bridge (over the CP Rail corridor) that will connect Vernon east to Arcadia and then paired with Gus Young to create a one-way street pattern. Anchoring the public realm is the GrandView Green, an approximately one-half + acre public space located on the north end of the public works site.1. New street and bridge connection (GrandView Crossing).2. GrandView Green public space and outdoor gathering area.3. Gus Young (westbound)and GrandView Crossing (eastbound) are combined to create a one-way street pair.4. Left turns from southbound Vernon to Gus Young are removed.5. Improved pedestrian crossings on Vernon.6. Complete Streets principles application would transfer Vernon into a 3-lane section with bike lanes and pedestrian improvements.7. Pedestrian plaza/bridgehead and future bike/pedestrian bridge connection over Highway 100.8. Public steps of Arcadia.1233455678SummitCommunity / Civic BuildingCity Parking RampPage 173 of 221
334/05/123. Patterns for a Neighborhood CenterCity HallPublic RealmVernon AveEden AveCity HallHwy 100Sunnyslope RdDale DrWith the future addition of the split-diamond interchange for Highway 100, the east side could see some signifi cant changes with the public realm, land use, and improved pedestrian/bike environments.1. Frontage road associated with the split-diamond interchange.2. Excess land from Minnesota Department of Transportation (MnDOT) could be used for underground parking (with a green roof deck) and future community/civic use.3. Strategy would provide an improved/expanded Frank Tupa Park and setting for the historic Cahill School and Grange Hall.4. Grange Road alignment is “rationalized” to provide a more effi cient parking layout and allow for a small civic green (5) in front of City Hall.5. Pedestrian/bike bridge connects to west side of Highway 100.6. Eden is shown as a “parking” street to provide additional supply for City Hall.2456314Page 174 of 221
344/05/123. Patterns for a Neighborhood CenterTransportationTh e GrandView area street and movement network is primarily composed of Vernon/50th Street (reliever/augmenter arterial), Eden (local street, state-aid facility) and the multiple ingress/egress ramp system of Highway 100 (designated a principal arterial). Th ere are other local streets, but most provide limited service (such as Summit Avenue) or access that dead ends (such as Brookside off Eden). Th e highway interchange has several on and off ramps that, according to MnDOT, are redundant and/or unsafe. Vernon is a county facility that, south of Interlachen, has seen a reduction of average daily traffi c over the past 10 years. Eden provides a secondary connection within the District east and west over Highway 100. Eden is designated the primary bike route through the District; Vernon and Interlachen are designated as secondary routes.Th ere are two major recommendations that support the overall movement and transportation goals of the plan. First, the Framework proposes that the Highway 100 interchange be reconfi gured into a split-diamond interchange to better manage through-traffi c and to provide improved local access/circulation via frontage roads east and west of the highway. Over time, this would provide a more connected local system (i.e., more local streets) with direct access to Highway 100 via the frontage roads. Second, the Framework proposes a new east-west street along the north half of the public works site (spanning the CP Rail corridor) connecting to Arcadia from Vernon, that would be paired with Gus Young Lane to provide a one-way circulation pattern. It would operate as one-way in (eastbound) from Vernon on the new GrandView Crossing, and one-way out (westbound) to Vernon/Interlachen on Gus Young Lane. Th is pattern would eliminate the left hand turn from Vernon (southbound) to Gus Young Lane.Bike improvements would focus on more lane area and identifi cation along Vernon and Eden, consistent with Living and Complete Streets principles. Over the long term, east-west bike and pedestrian access would be improved by adding a new bridge over Highway 100 that would connect the GrandView Commons to Tupa Park, City Hall, and the Minnehaha Creek mill area. In addition to more bike parking facilities in the District, the plan recommends an off -road option within the District: an at-grade bike path alongside the CP Rail ROW from Eden connecting to Brookside.Functional Class • Highway 100: Principal Arterial.• 50th Street: A Minor Augmenter.• Vernon Avenue: B Minor Connector.• Interlachen Boulevard: Major Collector.• Eden Avenue: Local Street.Traffi c Volume• 13,000-23,000 AADT along West 50th Street/Vernon Avenue.• 4000-8000 AADT along Eden Avenue.Goals • Support a more effi cient, compact, and safe interchange access to Highway 100 from Vernon and Eden.• Create a more bike and pedestrian friendly environment by applying Complete Streets and Living Streets principles to Vernon, Eden, and the local street network.• Create an improved circulation and access network between public streets/parcels and private development/destinations.• Create an enhanced parking environment that, in part, depends on shared, centrally-located District parking supplies.• Partner with Metro Transit to implement a community-scale Park and Ride and bus turnaround loop in the area.• Complete the historical transition of Vernon from old Highway 169 to a local District street.• Identify and implement a demonstration project for “Complete/Living” streets principles.• Provide additional auto, bike, and pedestrian connections east and west in the District.• Maintain and improve parking, access, and circulation in the short term for convenience, retail, and service uses.• Complete the pedestrian and bike system. Make bikes and pedestrians a priority and allow for a safe crossing over Highway 100.• Take a leadership role related to the Highway 100 interchange. Build the “reason platform” for multi-modal access and gateways.• Preserve the CP Rail corridor for future, possible public transit, and non-motorized movement/connection in the District.• Reduce congestion by providing safe travel choices that encourage non-motorized transportation options, increasing the overall capacity of the transportation network.Page 175 of 221
354/05/123. Patterns for a Neighborhood CenterComplete/Living Streets improvementsPrivate streetscapesSplit diamond interchangeNew / improved bridgesTransportationVernon AveEden AveArcadia AveHwy 100District Street FrameworkTh e movement framework for the District begins with addressing policy issues like the adoption of the Living Streets principles and applying Hennepin County’s Complete Streets policy, as well as considering larger and more long term ideas like reconstructing the Highway 100 interchange using a “split diamond” confi guration. Th is approach accomplishes a number of objectives that meet the District Principles and provides an incremental approach to addressing change over time. Th e existing slip ramp location off the southbound ingress ramp would be retained but would be combined with an additional connection to Gus Young as part of the one way frontage road system. Traffi c would be controlled at four signalized intersections. In the short term, there is an opportunity to begin implementing streetscape, bike, and pedestrian improvements. Another important recommendation is to implement the GrandView Crossing/Gus Young one-way street pair that will help manage traffi c access and circulation in the upper core of the District. Page 176 of 221
364/05/123. Patterns for a Neighborhood CenterTransportationDistrict Street FrameworkExistingProposedPage 177 of 221
374/05/123. Patterns for a Neighborhood CenterTransportation Highway 100 and West Frontage Road Looking WestVernon AveEden AveHwy 100Page 178 of 221
384/05/123. Patterns for a Neighborhood CenterTransportationParking• Consider the use of the current city parking ramp (located behind Jerry’s) to accommodate future park and ride patrons and general parking district supply; increase the capacity of this structure in the future if economically possible/practical.• Th e public works site should be considered as a location for a Metro Transit park and ride facility as a way to provide parking to weekly commuters and to provide parking for a community/civic building, public green, residences and other uses. In addition, the top level (deck) of this structure is intended to serve as the GrandView Green, the major public realm amenity in the district.• Additional parking (structure) is proposed to the south and contiguous to Jerry’s grocery store to provide better service access to the loading area and provide additional parking supply.Parking beneath buildingsNew access to existingSurface lotsExisting rampDirection of traffi cVernon AveEden AveArcadia AveHwy 100PPPage 179 of 221
394/05/123. Patterns for a Neighborhood CenterTransportationPark and Ride OptionsABCLocation Spaces NotesA Use existing ramp 244 Access issuesC New ramp in “cloverleaf” n/a Long termB New ramp on public works site 200 Fee simple587 Express RouteExisting bus stopsVernon AveEden AveArcadia AveHwy 100Metro Transit operates the #587 Express route through the GrandView District before turning north on Highway 100 to downtown. Th ey have a well documented market that they serve in southwest Edina, and board riders on a daily basis who are parking in front of the library, in the city ramp, and in front of a number of businesses. Th ey are highly motivated to locate a “community” scale park and ride facility that would accommodate no more than 200 cars. At least two sites have the potential to serve this need: the existing city ramp and a potential structure on the public works site. Th e existing city ramp is currently undergoing a construction project (new water treatment plant on the ground fl oor) and according to the city, this would make adding additional levels problematic. Access will also be an issue as well when the new GrandView Crossing is built. Th e city does think additional parking could be located over Brookside behind and east of Jerry’s.Under the right conditions and with some minor improvements, the public works site could be converted into a park and ride lot tomorrow. Th is would be an interim solution (a similar scenario involving the site as an interim use for the Edina bus garage could also be considered). Th e advantage of locating a park and ride on the public works site is that it is a fee simple site that could be used with little change to existing conditions. In general, a park and ride could provide a surplus of parking during nights and weekends, and serve overfl ow parking in the District as well.Page 180 of 221
404/05/123. Patterns for a Neighborhood CenterTransportationVernon Avenue Right-SizingSouth of the Interlachen intersection, Vernon Avenue would be reconfi gured into a three lane, divided section that would better accommodate local traffi c movement, provide a dedicated bike lane, and capture some of the ROW for pedestrian improvements and street crossings.sidewalk8’sidewalk8’boulevard6’boulevard6’bike lane6’bike lane6’drive lane12’medianvariesdrive lane12’Proposed Section for Vernon AvenueExisting Section for Vernon Avenuedrive lane drive lane12’ 12’drive lane drive lane12’ 12’Vernon Avenue Looking South: A new three lane section would allow additional space for bikes and pedestrians, and provide controlled left turn lanes.Page 181 of 221
414/05/123. Patterns for a Neighborhood CenterHighway 100 ImprovementsTransportationShort Term Improvements Long Term ImprovementsNew rampsEliminated rampsSignalA major proposal involves the short term and long term confi guration of the Highway 100 interchange. Th e plan proposes a “split-diamond” arrangement that would manage access on and off the highway at signalized intersections. Th ese intersections would be at Vernon and Eden, and would connect with parallel, one-way frontage roads. Th is confi guration would allow regional traffi c to clearly and safely access the highway and still move into the District with predictability and safety. Long term prospects might include the transfer of unused MnDOT ROW for local and community uses such as civic building sites, future bus rapid transit support, parking, and open space.Page 182 of 221
424/05/123. Patterns for a Neighborhood CenterBicycle ImprovementsTransportationPrimary bike routesSecondary bike routesTrail (on CP ROW)Vernon AveEden AveArcadia AveHwy 100Bike lanes are shown for Vernon, a secondary bike route, and Eden, a primary bike route, through the District. Th e lanes are shown with enhanced paint and striping as well as additional lane area. A potential bike facility using the CP Rail right-of-way or adjacent land could connect Eden, at grade, to Brookside, thereby providing an off -road option to move through the District.Page 183 of 221
434/05/123. Patterns for a Neighborhood CenterTransportationBicycle ImprovementsEden AvenueVernon between Eden and Interlachen Vernon south of EdenExistingExisting ExistingProposedProposed ProposedPrecedentPrecedentPage 184 of 221
444/05/123. Patterns for a Neighborhood CenterSustainabilityOne dictionary defi nes sustainability as:• Th e ability to be sustained, supported, upheld, or confi rmed. • Th e quality of not being harmful to the environment or depleting natural resources, and thereby supporting long term ecological balance.For GrandView, sustainability is about how the natural and manmade environments coexist in a way that limits and/or prohibits harmful impact on the environment now and for generations to come. But it also has meaning for how the community and businesses will be sustained, supported, and upheld. One is not isolated or independent from the other; a comprehensive, long term defi nition of sustainability should guide how the District and the community move forward with goals, recommendations, and actions.Recent Activities Sustainability is a broad and deep subject that is constantly being refi ned from principles and policies to products and practices to fi nancing and implementation—perhaps so much so that it may seem diffi cult to determine where to begin and what next steps should be taken. For GrandView, it seems practical to review some of the recent decisions and actions the city has taken that will provide a foundation for how the District will grow, change, and redevelop.• Edina Energy & Environment Commission: Solar/wind ordinance amendments task force. City staff is reviewing proposed ordinance. • PACE Financing: Th e Edina City Council unanimously adopted the Edina Emerald Energy Program November 15, 2011, making it the fi rst Minnesota city to take advantage of Property-Assessed Clean Energy (PACE) legislation. PACE, which was approved by the state Legislature in 2010, allows property owners to have the cost of energy effi ciency and conservation improvements assessed to their property and paid alongside property taxes. GrandView Tire & Auto, 5415 70th Street West, used the tool for the necessary fi nancing to install a 27-kilowatt solar panel system on the already green auto shop’s roof.• New Public Works Facility: Th e public works building was built with sustainability in mind. It has geothermal heating and cooling and used recycled materials, and its landscape was designed to minimize the development’s impact on the environment. A rain garden at the corner of 74th and Metro Boulevard holds and infi ltrates water from sloping parking lots with curb cuts to direct the water to native grasses and plants.• City Hall: Installation of solar panel project in Fall of 2011.• City Council Living Streets policy: Recommendation of the Edina Transportation Commission (ETC) to establish a comprehensive Living Streets Policy that integrated all modes of transportation and addressed issues such as traffi c calming, stormwater management, promoting active living, community feel, improving walking and biking, and enhancing urban forests. If approved by the Council, the ETC would work in collaboration with staff to prepare the policy for the Council’s future consideration. Mr. Sullivan reported a $15,000 grant was available to initiate the creation of this policy, which may cost $60,000-$100,000 to complete. • Adoption of MinesotaGreenStep Cities program, 2011: On January 18, 2011, Edina passed a council resolution to become a member of the Minnesota GreenStep Cities program. Minnesota GreenStep Cities is a voluntary challenge, assistance, and recognition program to help cities achieve their sustainability goals through implementation of 28 best practices. Each best practice can be implemented by completing one or more specifi c actions from a list of four to eight actions. Th ese actions are tailored to all Minnesota cities, focus on cost savings and energy use reduction, and encourage innovation.Page 185 of 221
454/05/123. Patterns for a Neighborhood CenterSustainabilityGreenstep’s 28 Best PracticesBuildings and Lighting1. Effi cient Existing Public Buildings: Work with utilities and others to assess and fi nance energy and sustainability improvements of existing structures.2. Effi cient Existing Private Buildings: Work with utilities and others to assess and fi nance energy and sustainability improvements of existing structures.3. New Green Buildings: Construct new buildings to meet or qualify for a green building standard.4. Effi cient Building & Street Lighting and Signals: Improve the effi ciency of public and private lighting and signals.5. Building Reuse: Create economic and regulatory incentives for redeveloping and repurposing existing buildings before building new.Land Use6. Comprehensive Plan and Implementation: Adopt a Comprehensive Plan and tie regulatory ordinances to it.7. Effi cient City Growth: Promote fi nancial and environmental sustainability by enabling and encouraging higher density housing and commercial land use.8. Mixed Uses: Develop effi cient and healthy land patterns.9. Effi cient Highway-Oriented Development:Adopt commercial development and design standards for highway road corridors.10. Conservation Design: Adopt development ordinances or processes that protect natural systems.Transportation11. Complete Green Streets: Create a network of multi-modal green streets.12. Mobility Options: Promote active living and alternatives to single-occupancy car travel.13. Effi cient City Fleets: Implement a city fl eet investment, operations, and maintenance plan.14. Demand-Side Travel Planning: Implement Travel Demand Management and Transit-Oriented Design.Environmental Management15. Purchasing: Adopt environmentally preferable purchasing policies and practices.16. Urban Forests: Increase city tree and plant cover.17. Ecologic Stormwater Management: Minimize the volume of and pollutants in rainwater runoff .18. Parks and Trails: Enhance the city’s green infrastructure.19. Surface Water Quality: Improve local water bodies.20. Effi cient Water and Wastewater Facilities: Assess and improve drinking water and wastewater facilities.21. Septic Systems: Implement an eff ective management program for decentralized wastewater treatment systems.22. Solid Waste Reduction: Increase waste reduction, reuse and recycling.23. Local Air Quality: Prevent generation of local air contaminants.Economic and Community Development24. Benchmarks & Community Engagement: Adopt outcome measures for GreenStep and other city sustainability eff orts, and engage community members in ongoing education, dialogue, and campaigns.25. Green Business Development: Document the use of assistance programs for green business and job development.26. Renewable Energy: Remove barriers to and encourage installation of renewable energy generation capacity.27. Local Food: Strengthen local food and fi ber production and access.28. Business Synergies: Network/cluster businesses to achieve better energy, economic, and environmental outcomes.Page 186 of 221
464/05/123. Patterns for a Neighborhood CenterSustainability Goals• Take a position on sustainability; be a model for city wide sustainability.• Defi ne incentives to attract “Best-in-Class” development that deliver highest levels of sustainable design.• Take advantage of “free” resources: wind, rain, and sun.• Reduce heat island eff ect and create a pedestrian environment that is pleasant, shaded, and visually interesting.• Address stormwater runoff in all phases and facets of the District.• Build on existing infrastructure.• Take advantage of available partnerships/funding.• Create District (not separate site) solutions.• Apply GreenStep Best Practices.RecommendationsA number of recommendations should be considered for the District and emerge from what is being done by the City Council, Energy & Environment Commission, Transportation Commission, Planning Commission, other boards/commissions, and various stakeholders. Th e GreenStep Cities best practices are an obvious start to how these apply to the District. Beyond that, it will be important to defi ne the District in an organizational manner so that roles and responsibilities can be defi ned and actions coordinated. A good example would be how a District committee on sustainability could begin to defi ne the “GrandView Works”—a sustainable practices approach for how water, waste, and energy are addressed from a District point of view.For GrandView, there are three levels of approach and opportunity that build from what is being done today in the District (in some cases by individual businesses or owners) and lay the groundwork for a sustainable strategy:1. Work from existing strengths and build the foundation• Respond to existing plans, policies, and best practices already in place (local, county, and regional policies).• Educate District stakeholders about best practices, case studies, etc.• Establish a general communications structure and forum for what is being done.• Consider new policy to focus on redevelopment areas like GrandView with sustainability guidelines.• Stormwater management policy at the District level (works with both watersheds).• Pilot project(s) for solar light installation (pedestrian and parking areas).2. District Systems• Stormwater strategy under parking collection/storage/treatment/reuse.• Recycle/reuse building materials (after demolition).• Grey water use.• Trash collection and recycling within the District beyond what is currently required by the city.• Consolidated organic recycling focused on restaurants in the area.• Generate alternative power for specifi c uses/needs.• Green and white roofs.3. Closed Loops• Recycled stormwater into drinking water supply.• Recycled grey water into drinking water supply.• Off -the-grid.• Green buildings—zero carbon.Page 187 of 221
474/05/123. Patterns for a Neighborhood CenterSustainability Page 188 of 221
4/05/124. Moving Forward with a PurposePage 189 of 221
494/05/124. Moving Forward with a PurposeImplementation Strategy1. Adopt the framework as a part of the Comprehensive Plan.As a policy document, the Comprehensive Plan off ers the ability to guide future development in the GrandView District even in the absence of more defi nitive plans. Once adopted, the framework provides signifi cant context for determining further directions and actions in the GrandView District.2. Establish an Implementation Steering Committee using citizen volunteers to guide the eff ort, including providing direction for key remaining areas of the framework, with working groups as needed to support the work of the Implementation Steering Committee.An over-riding objective of the GrandView District planning process is to utilize local citizens as experts in defi ning directions for an area identifi ed in the Comprehensive Plan as a location where the potential for change exists. With signifi cant investment of time, talent, and energy, in addition to the local knowledge that has been developed through the Small Area Guide process and the Small Area Plan process, it is logical that the process of planning using local citizens to guide the process should continue. Th e process to be pursued should, as in past eff orts leading to the framework, be defi ned by the citizen volunteers.5. Set a plan for the evolution of the District.Th e planning process was established with the understanding that the GrandView District would redevelop incrementally in concert with a vision defi ned by the community. A key aspect of the plan, and one that can be best defi ned once several of the decision points in Step 4 (above) have been advanced, is to determine a logical, sustainable, and reasonably defi nitive plan for its evolution.6. Provide regular updates to the City Council.A Steering Committee charged with guiding the further development of a plan for the GrandView District cannot act independently of other actions of the city, just as the area itself cannot evolve independent of the rest of the Edina community. With regular updates, the evolving plan can be assured that it aligns with other policies of the city.3. Evaluate the GrandView District small area planning process as a means of engaging citizens in local planning.As indicated in the Comprehensive Plan, several areas of potential change remain in the community. An objective review of the GrandView process will allow the city to determine whether it should be replicated, modifi ed, or abandoned as a local planning tool. 4. Initiate a process led by the Implementation Steering Committee to provide direction for key remaining areas of the framework.Remaining key decision points, many of which are interrelated but all of which must be defi ned in terms of the approved framework, include:• Transportation elements• Density and height• Housing aff ordability• Financing• Design and development guidelines• Community BuildingPage 190 of 221
504/05/124. Moving Forward with a PurposeImplementation1-5 years5-10 years10+ yearsVernon AveEden AveHwy 100Generalized Phasing PlanA generalized phasing plan is shown that organizes phasing into three simplifi ed increments with the understanding that a variety of conditions will infl uence actual investment and implementation.1. Policy and RegulationTh is Framework recommends (consistent with the Comprehensive Plan) that the District evolve from a Community Commercial Node (pg. 4-31 Comprehensive Plan) into a mixed-use center. However, the Plan also suggests a vision that may not be completely consistent with current zoning including how use, built form, and parking may be regulated. Concurrent with other implementation activities, zoning revisions, including the potential use of a form-based code and design guidelines will be addressed by the Implementation Steering Committee after approval of the Framework by the City Council. 2. Phasing, Development & FinanceTh e following graphic begins the discussion about how to best arrange and prioritize the public land parcels (public works site and school bus garage site) so that new investment and redevelopment can occur in a timely manner and in response to market and community forces. Central in this discussion is the school bus garage site which, when a new garage site can be found, can include new commercial/offi ce uses, replacement of existing uses, expansion of businesses in the district currently in need of more space (such as the municipal liquor store), and parking. Th is could help set the stage for how next steps could be accomplished including initial investment on the public works site, parking and circulation enhancements/additions, and Eden Avenue improvements. In addition, a community building / public green programming group should work during this phase to determine appropriate program and uses. Page 191 of 221
514/05/124. Moving Forward with a PurposeImplementation Immediate < 1 year1 Development Framework approval2 Policy for implementation/fi nance3 Create Implementation Committee4. Implementation Committee should address programming of community / civic building5 Create sustainability guide from GreenStep6 TIF District7A Design Guidelines7 Form-based code for mixed use center8 Green building standards required for district9 Prepare Phase 1 Master Plan10 Address Lifecycle and aff ordable housing1-5 YearsLand Use11 Bus Garage site redevelopment12 Townhouse units on public works site13 Residential on Warner site/OLG14 Community / Civic buildingPublic Realm15 GrandView Green over parking structure16 Arcadia Steps/and streetscape17 CP Rail bike path from Eden to Brookside18 Add tree lined streetscape and monument signs into Richmond Hills neighborhoodTransportation/Infrastructure19 Park n ride structure/green roof@public works site20 Additional parking south of Jerry’s21 GrandView Crossing bridge & street22 Eden Living Streets/streetscape /3 lane section23 Eden Living Streets/Arcadia/Normandale24 New access from Eden to city ramp parking25 Jerry’s parking Streetscape26 Implement one-way pairs/remove left to G. Young27 Reservation on public works site for rail transit use Sustainability28 GrandView Works/Organics recycling center 29 Stormwater reuse & management policy30 Solar pilot project for public lightingMajor RecommendationsPage 192 of 221
524/05/124. Moving Forward with a PurposeImplementation5-10 YearsLand Use31 Arcadia site redevelopment/include pocket park32 Apt/condo units on public works site33 Residential on Warner site/OLG/Phase 2Public Realm34 Small civic green at City Hall35 Arcadia streetscape improvementsTransportation/Infrastructure36 Vernon Living Streets/streetscape/3 lane section37 Dedicate right turn from Vernon to Interlachen38 Reconfi gure Eden as parking street@City Hall39 Eden bridge pedestrian/bike enhancements40 Vernon as primary bike route to GrandView Crossing41 Consider ‘turn-back’ of Vernon from County42 Complete Streets: Library green space fronting Vernon 43 Reconfi gure Eden as parking streetSustainability44 Stormwater collection/treatment system45 Grey water reuse/irrigation, etc.46 GrandView Works/geothermal at OLG fi elds10+ YearsLand Use47 East frontage road site redevelopment48 Civic development on excess MNDOT landPublic Realm49 Hwy 100 pedestrian/bike bridge50 Green roof/space over underground parking51 Add green space to Tupa Park52 Include gateway walls/landscape w/interchangeTransportation/Infrastructure53 Hwy 110 split diamond interchange54 Realignment of Grange Rd/Eden55 Add Gus Young extension to frontage roadSustainability56 Closed loop water supply system57 GrandView Works/Alternative energy sourcesMajor RecommendationsPage 193 of 221
534/05/124. Moving Forward with a PurposeImplementation1DC - Downtown Core StandardsSide(2) Siting(3) Heightat the front of the lot: a minimum of 75% of build-ing facade shall be placed within 5 feet of the front lot line. This requirement applies to the building’s fi rst two storeys and to all parts of the lot that abut a street or sidewalk 5’see Height Overlay District for minimum and maximum heights and upper storey stepbacksat the rear of the lot: 10’ setback required for load-ing areas, none if adjacent to street or alley.parking setback line30’at the side of the lot: none required. One side of build-inmg must be placed at the side lot line. Also refer to Neighborhood Compatibility requirements 10’commerceresidentialfi nished fl oor height: avg 3 feet above sidewalkfi nished fl oor height: maximum 18 inches above sidewalkA. Building Height i. Th e buildings shall be at least 2 storeys in height but no greater than the heights as designated on map____. Upper storey step backs are also designated on map____.B. Ground Storey Height: Commerce Uses i. Th e average ground storey fl oor elevation within 30 feet of the front property line shall be 1.Not lower than the front sidewalk elevation. 2.Not higher than 18 inches above the sidewalk. ii. Th e ground storey shall have at least 15 feet of clear interior height contiguous to the front property line for a minimum depth of 25 feet. iii. Th e maximum ground storey height is 22 feet, measured from the sidewalk to the second storey fl oor. C. Ground Storey Height (residential uses) i. Th e average fi nished fl oor elevation shall be no less than 3 feet above the sidewalk at the front property line ii. Th e ground storey shall have an interior clear height of at least 9 feet and a maximum sidewalk to second storey fl oor height of 22 feet. d. Upper storey height i. Th e maximum clear height (fl oor to ceiling) for upper storeys is 12 feet. ii. At least 80% of each upper storey shall have an interior clear height (fl oor to ceiling) of at least 9 feet. A. Façadei. On each lot the building façade shall be built to within 5 feet of the front property line for at least 75% of it’s length. Th is requirement applies to the building’s fi rst two storeys and to all parts of the lot that abut a street and public sidewalk. ii. Within 10 feet of a block corner, the ground storey façade may be pulled away to form a corner entry. B. Usable Open Spacei. A minimum of 40 square feet per residential unit shall be pro-vided. Th is space may be shared among units, or may take the form of balconies, roof decks, usable portions of green roofs or other above ground amenities. ii. Open space created infront of the building shall be designed as semi-public space, used as a forecourt, outdoor seating or other semi-public uses. C. Garage and Parkingi. Parking garage openings visible from the sidewalk shall have a clear maximum height of 16 feet and a maximum width of 22 feet. ii. Parking shall be located behind the parking setback lineMin 9ftMax 12ft clear (typ) max 22 ft (typ) (typ) (typ) PropertiesMinimum HeightMaximum HeightPublic realm / Private realmResultA form based approach is organized to code development that defi nes the public realm.Example of form-based code standards for a downtown setting.Page 194 of 221
544/05/124. Moving Forward with a PurposeImplementation Financial FeasibilityFeasibility of fi nancing would include: (1) projections of anticipated costs associated with an initial Phase 1 plan and (2) options for revenues to pay those costs. Th is includes items such as street improvements, streetscape improvements, parking infrastructure, property acquisition (i.e., the bus garage), and community space (both potential “commons” or “public realm” space and “programming” or “community/civic center” space). At this point six potential pools or “buckets” of revenue have been identifi ed:1. TIF, Abatement, and other statutory economic development tools;2. Special Assessments;3. Enhanced Property Tax revenues generated by private property development;4. Other Public Sources of funds;5. Non-Profi t or Philanthropic Fundraising; and6. City Tax Revenues.1. TIF, Abatement, and Other Statutory Economic Development Tools.Access some portion of existing TIF Funds; there may be an opportunity to use existing TIF funds. Determine the circumstances under which that is possible and the consequences of doing so.Create a new TIF district. TIF and Abatement tools provide opportunities to “capture” increased value and use it to fi nance some parts of redevelopment. Determine a sense of the potential numbers associated with these options and any limits on how the funds generated by these mechanisms can be spent.2. Special Assessments and Related Tools. Th e City may assess properties that “benefi t” from public improvements for the costs of these improvements up to the value of the benefi t conferred by the improvements. Determine what types of costs are eligible to be recovered using this tool and on related tools that permit the creation of special districts to spread the ongoing costs of maintenance or other improvements. Th e 50th and France area may provide a model for this. 3. Enhanced Property Tax Revenues Generated by Private Development. Th is idea overlaps to a certain extent with #1 above (to the extent the enhanced value will be “captured” via TIF or Abatement). Obviously, the greatest increase of this type would be new development on parcels (like the Public Works and School Bus Garage sites). And consider the prospect of enhanced value emanating from redevelopment of sites (e.g., CSM, Eden 100, etc.) that are already on the tax rolls; having some models of what is reasonable to expect in this category is important.4. Other Public Sources of Funds. Consider the potential partnerships with other public entities that might be able to help with funding. Th e planning activities in this phase of the process have been funded by the Met Council; there might be a prospect of additional funds as planning and implementation move forward. Met Council representatives have also been clear in expressing interest in park and ride facilities. In addition to the Met Council, there are prospects for partnership with MnDOT (related to Highway 100) and Hennepin County (related to Vernon Avenue). To the extent that housing is a part of future redevelopment, there may be Regional, State, and/or Federal funds available to support those eff orts. Th ese any other prospective sources of “Other Public Funds” should be summarized and estimated. 5. Non-Profi t and Philanthropic Fundraising.Consider that private contributions could help with funding. Th ese potential sources of revenue fall into two categories: (1) funds from existing non-profi t organizations interested in supporting particular development initiatives (e.g., housing, arts, etc.) and (2) fundraising campaigns created specifi cally for this eff ort. Determine what is reasonable to expect from each “bucket” and be able to determine whether the “gap” remaining after all other “buckets” are utilized can be fi lled by some kind of capital campaign.6. City Tax Revenues. Th e other way to fi ll any remaining gap is with City tax revenues. Obviously, this is a decision for the City Council to make. It will be important to identify the size of the gap (if any) that will likely need to be fi lled by such funding. Page 195 of 221
554/05/124. Moving Forward with a PurposeImplementationPossible Staging Questions1. Interim use. Designation of City parking ramp for park and ride?2. Disposition of School Bus Garage Site. Can City negotiate control? If so, when and what are the next steps? RFI? RFP? Negotiate existing user in the District to acquire and invest. 3. How can public works site be best utilized in the interim? As temporary (2-3 year) school bus garage operations? As surface park and ride until structure is built? RFI? RFP? Interim use could allow time for community building use/need to be determined. 4. How to leverage adjacent parcels with timing of bus garage site redevelopment?5. What is timing/feasibility of west side frontage road/southbound ramp confi guration? How to advance that agenda in the short term (1-5 years).6. Eden could / should be programmed for Living Streets improvements consistent with initial phases of development. 7. Feasibility of timing of street, bridge, and deck improvements. 24617365Vernon AveEden AveHwy 100Page 196 of 221
4/05/125. AppendixPage 197 of 221
574/05/125. AppendixImplementationHwy 100Eden AveArcadia AvePhase 1ACBEDVernon AveCommunity Green Space on top of Parking StructureHousingWagner / OLG PropertyTh e following Implementation section is included as one example of anticipating an initial, or phase 1, increment and associated preliminary range of costs. Th ese numbers are not detailed costs but represent one possible range of expenditures that are included here to illustrate levels of funding (and investment) of various components. Th e Phase 1 diagram and following spreadsheets for the public works site, the bus garage site and local street improvements will vary depending on actual funding sources, timing, program, and other factors (e.g., cost of materials and labor) that cannot be determined at this time.Phase 1A. Public Works Site• Community Commons: GrandView Crossing (street) GrandView Green Community/Civic Building• Arcadia Steps• Community Civic building• Variety of residential building types• Structured parking• Park and ride structureB. Bus Garage Site• Multi-level parking• Retail / service offi ce use• Possible drive - thru useC. Warner Site• Townhouses fronting the OLG open spaceD. Eden Avenue Streetscape• Bus stop integrated• Boulevard organizes intersection alignmentsE. Jerry’s Streetscape• Pedestrian enhancements• Streetscape• Stormwater treatmentPage 198 of 221
584/05/125. AppendixImplementation GrandViewSmallAreaPlanDevelopmentProgramͲBusGarageSiteSF Ac LF Units PrkSpaces Const$Mkt$Tax$sf/$ unit/sfNonͲresidentialcommercial 5,000 950,000.00$190.00$office 42,000 7,980,000.00$190.00$rampparking 75 937,500.00$12,500.00$surfaceparking 75 112,500.00$1,500.00$47,000 150 9,980,000.00$Page 199 of 221
594/05/125. AppendixImplementationGrandViewSmallAreaPlanDevelopmentProgramͲPublicWorksSiteSF Ac LF Units PrkSpaces Const$Mkt$Tax$sf/$ unit/sf unitcostResidentialtownhouse 16 46 8,832,000.00$160 1200 192000smallhouse 0 150 1200 180000apartment 42 64 6,426,000.00$170 900 153000condo 24 48 5,472,000.00$190 1200 228000Total 82 158 20,730,000.00$NonͲresidentialcommercial150office150community 50,000 10,000,000.00$200parking200 3,500,000.00$17,500parknride 200 3,500,000.00$17,500Total 400 17,000,000.00$Page 200 of 221
604/05/125. AppendixImplementationGrandViewSmallAreaPlanDevelopmentProgramͲInfrastructureandStreetsLF Ac PrkSpaces Const$Mkt$Tax$sf/$ unit/sf unitcostInfrastructureVernon(*) 950 332,500.00$350crosswalk 5 25,000.00$5000roadway 1,500,000.00$EdenWest(*) 385 134,750.00$350EdenEast 200 70,000.00$350crosswalk 3 15,000.00$5000roadway 1,500,000.00$Jerrysstreet 875 306,250$350$GusYoungext(*) 150 52,500$350$OLGroad 150 52,500.00$350Bridges(EST)eachGͲViewCrossing 750,000.00$estCPRail 750,000.00$estsubtotal 5,488,500.00$HWY100Splitdiamond(est) $10,000,000Ped/Bike(est) 1,500,000.00$(*)ͲDoesnotincludebudgetsforroadwayimprovements/updgrades/reconstructionͲbudgetsareforlandscape/streetscapeonlyPage 201 of 221
614/05/125. AppendixVernon and InterchangeTransportationPage 202 of 221
624/05/125. AppendixVernonTransportationPage 203 of 221
634/05/125. AppendixTransportationSplit DiamondPage 204 of 221
644/05/125. AppendixTransportationSplit DiamondPage 205 of 221
654/05/125. AppendixDesign AlternativesLibrary / Eden / LinkProposed Illustrative Plan (p.16)Alternative 1Alternative 2Alternative 3: Streetscape improvementsPage 206 of 221
664/05/125. AppendixDesign AlternativesArcadia and Gus YoungProposed Illustrative Plan (p. 16) Alternative 1 Alternative 2Page 207 of 221
BOARD & COMMISSION
ITEM REPORT
Date: January 15, 2025 Item Activity: Approve
Meeting: Planning Commission
Agenda Number: 7.2
Prepared By: Addison Lewis, Community Development
Coordinator
Item Type: Report & Recommendation Department: Community Development
Item Title: Advisory Communication - Parking
Action Requested:
Motion to approve the advisory communication and forward recommendation to the City Council or
provide feedback on desired changes.
Information/Background:
The Planning Commission's 2024 Work Plan included the following initiative:
Consideration of future of parking in Edina to identify parking initiatives to pursue in the next 10-15 years, in
what order and what commissions/resources should be assigned to each. Planning Commission will be the
lead. ETC & EEC will review and comment on the final report and recommendation from the Planning
Commission.
This item is assigned Charge 3 (Review & Recommend), meaning the Planning Commission is
responsible for reviewing a specific policy issue and providing a recommendation on the issue to the
Council. The recommendation is forwarded to the Council in the form of an advisory
communication. Commissioners Alkire, Hahneman, and Daye were assigned to this work plan
initiative and have prepared the attached advisory communication for consideration by the Planning
Commission. A majority vote is required to advance the recommendation.
The Planning Commission is asked to review the advisory communication and approve or provide
feedback on desired changes.
Supporting Documentation:
1. Advisory Communication - Parking
2. Presentation
Page 208 of 221
City of Edina • 4801 W. 50th St. • Edina, MN 55424
Date: TBD
To: Mayor & City Council
From: Planning Commission
Subject: 2024 Work Plan Initiative #4 - Parking
Approved Work
Plan Item:
X Yes
No
Council Charge:
1: Study & Report
2: Review & Comment
3: Review & Recommend
4: Review & Decide
X
Action Requested:
The Planning Commission is asking the Council to review the results of its 2024 Parking inquiry and
recommend that the commissions identified in the project roadmap include this work in their development
of future work plans.
Situation:
It has been widely reported that the United States has more than one billion parking spaces, and more
square footage of space dedicated to parking each car than to housing each person. Many cities have begun
to recognize parking as a constraint to the realization of vital transportation and land use objectives;
crowding out active transportation facilities and green space, and increasing the cost of development.
Background:
Edina’s vision for the future is documented in various approved planning documents. A review of the
Comprehensive Plan, the Climate Action Plan, and the Living Streets Plan reveals specific goals for reducing
Vehicle Miles Travelled (VMT), establishment of bike/ped facilities, supporting transit, enhancing green
space, and increasing affordable housing. Given our car-based development history and current land use
profile, Edina must have parking facilities. Given our transportation, climate, and land use goals, however,
the amount of space dedicated to parking needs to be carefully considered and balanced against other
priorities.
In 2022 the Council approved a new Offstreet Parking Ordinance, updating code established in the 1970s.
Although the 2022 update was a meaningful step forward, it seems likely that further refinements may be
available that could help realize Edina’s vision for the future. And since offstreet parking is part of a parking
“ecosystem”—offstreet parking influences onstreet parking, and vice versa—it is appropriate to evaluate
parking interdependencies.
Page 209 of 221
City of Edina • 4801 W. 50th St. • Edina, MN 55424
In 2024 the Planning Commission, in collaboration with ETC and EEC, was asked to lead an evaluation of
the “future of parking in Edina to identify parking initiatives to pursue in the next 10-15 years, in what
order, and what commissions/resources should be assigned to each.”
2024 Process:
In March, David Alkire, Ryan Daye, and Clare Hahneman were assigned to the Planning Commission project
team. The team completed a review of the Comprehensive Plan (Transportation, Land Use, and
Environment chapters), the Climate Action Plan, and the Living Streets Plan to identify Edina goals and
objectives that relate to parking. The team identified parking-related themes in these vision documents and
proposed projects that might help the city make progress toward its goals. The team met with the
Transportation Commission and the Energy & Environment Commission to solicit feedback on the findings,
and later provided a draft of the report for review and comment by the commissions.
Assessment:
Our review of Edina vision documents revealed nine themes that are influenced by the parking ecosystem in
our city:
1. Reduce greenhouse gas emissions
2. Reduce VMT
3. Accelerate development of bike/ped facilities
4. Increase EV adoption
5. Increase tree planting
6. Reduce impermeable surfaces
7. Increase density
8. Increase transit ridership
9. Support affordable housing, especially near transit
Related to these themes, we have identified four parking-related projects that could help Edina realize its
vision:
1. Audit Our Parking Inventory – A parking audit is a useful first step in identifying pressure points
and development opportunities. In our standard processes, we typically evaluate parking capacity
on a project-by-project basis. As a result, we might miss larger trends and interdependencies within
a node that could influence the performance of the system—requiring too much (or too little)
incremental parking in a particular project. When evaluating new development in the Southdale
District, for example, it would be useful to have a good understanding of whether the district is
actually overparked or underparked, and to what degree. A comprehensive assessment of the city’s
parking systems would have the following characteristics:
a. Organized by commercial node
b. Identifies offstreet and onstreet capacity and usage
c. Reflects projected growth
d. Includes community input
e. Quantifies surplus or shortage by node
f. Includes bike/e-bike parking
g. Recommends policy options to increase efficient land use
Page 210 of 221
City of Edina • 4801 W. 50th St. • Edina, MN 55424
2. Update the Offstreet Parking Ordinance - In 2022 the Council approved a new Offstreet
Parking Ordinance, updating code established in the 1970s. Further refinements may be available
that could help realize Edina’s vision for the future. An update of the Offstreet Parking Ordinance
would have the following characteristics:
a. Informed by the Parking Audit
b. Evaluates opportunities to reduce commercial minimums given environmental changes
(especially Office)
c. Evaluates opportunities to update incentives near transit (increase incentives, redefine
“near”)
d. Evaluates incentives and trade-offs for active transportation facilities, green space
e. Evaluates regulation and incentives for shared parking by adjacent properties (public-private
or private-private)
f. Evaluates opportunities to reduce minimums where there is available district parking nearby
(e.g. 50th & France, Grandview)
g. Updates EV parking standards (state guidance on Commercial/MF expected in 2026)
h. Updates bike/e-bike parking standards
i. Updates surface parking standards (position on lot, shielding, pedestrian flow, landscaping)
3. Create an Onstreet Parking Plan - Parking is an “ecosystem.” Offstreet parking influences
onstreet parking, and vice versa. We require homeowners and businesses to create and maintain
offstreet parking facilities, yet we also create and maintain a vast amount of onstreet parking
capacity. The amount of space we dedicate to onstreet parking needs to be carefully considered
and balanced against other priorities. An Onstreet Parking Plan would have the following
characteristics:
a. Informed by the Parking Audit
b. Evaluates and sets specific goals for the possible replacement of onstreet parking with
bike/ped facilities, street trees/green spaces, transit access, and other productive uses
(especially where district parking is available like 50th & France and Grandview)
c. Evaluates and sets specific goals for one-side no parking on select streets in residential
zones to create bike facilities
d. Evaluates and sets specific goals for strategic use of one-way traffic to create space for bike
facilities and preserve parking
e. Establish bike/e-bike parking standards in commercial nodes
4. Create a District Parking Plan – District Parking can enable centralization and sharing of
offstreet capacity, leading to more efficient land use and a better pedestrian experience. District
Parking can also enable reduction of onstreet capacity, creating more space for bike/ped/transit
facilities and green space. District Parking can be very difficult to create in a fully developed city like
ours. We have very good facilities in Grandview and at 50th & France, and have recently added a
facility at 44th & France (Lorient). In our standard processes, we typically evaluate parking capacity
on a project-by-project basis. As result, we might miss District Parking opportunities within a node
that could improve outcomes. A District Parking Plan would identify specific goals for new or
Page 211 of 221
City of Edina • 4801 W. 50th St. • Edina, MN 55424
expanded facilities, and could facilitate discussion when new development opportunities like The
Lorient are under review. A District Parking Plan would have the following characteristics:
a. Informed by the Parking Audit
b. Organized by commercial node
It should be noted that we are not recommending evaluation of new onstreet parking pricing models.
Although the Climate Action Plan prescribes this step and many cities are currently developing new pricing
models, we believe that there are too few areas in Edina where this would be relevant to make this a near-
term priority.
Recommendations:
The recommended timeline is necessarily iterative. Initial plans and future updates are highly dependent on
system status and development progress in other parts of the parking “ecosystem.”
Year Project Commission(s)
2026 Audit Parking Inventory Planning, Transportation collaboration
2027 Create District Parking Plan Planning
2028 Update Offstreet Parking Ordinance Planning
2028 Create Onstreet Parking Plan Transportation, Energy & Environment
collaboration
Implementation
2033 Audit Parking Inventory Planning, Transportation collaboration
2034 Update District Parking Plan Planning
2034 Update Offstreet Parking Ordinance Planning
2034 Update Onstreet Parking Plan Transportation, Energy & Environment
collaboration
Implementation
Page 212 of 221
EdinaMN.gov
2024 Work Plan Initiative #4 -Parking
Planning Commission
Page 213 of 221
2024 Work Plan Initiative #4 -Parking
“Consideration of future of parking in Edina to identify parking initiatives to pursue
in the next 10-15 years, in what order and what commissions/resources should be
assigned to each. Planning Commission will be the lead. ETC & EEC will review and
comment on final report and recommendation from Planning Commission.”
Project Team
•David Alkire
•Ryan Daye
•Clare Hahneman
Resources
•Comprehensive Plan
➢Transportation
➢Land Use
➢Environment
•Climate Action Plan
•Living Streets Plan
Process
1.Review documents
2.Identify themes,
links to parking
3.Plan future parking
initiatives
4.Review with staff,
commissions
Page 214 of 221
Themes & Opportunities
Themes
1.Reduce greenhouse gas
emissions
2.Reduce VMT
3.Accelerate development of
bike/ped facilities
4.Increase EV adoption
5.Increase tree planting
6.Reduce impermeable surfaces
7.Increase density
8.Increase transit ridership
9.Support affordable housing,
especially near transit
Opportunities
1.Audit our parking inventory
2.Update the Offstreet Parking
Ordinance
3.Create an Onstreet Parking Plan
4.Create a District Parking Plan
Page 215 of 221
Parking Audit
•Identifies pressure points and development opportunities
•Identifies larger trends and interdependencies within a node/system that could
influence parking requirements in a particular project
•Key characteristics
➢Organized by commercial node
➢Quantifies offstreet and onstreet capacity and usage (surplus/shortage)
➢Reflects projected growth
➢Includes bike/e-bike parking
➢Recommends policy options to increase efficient land use
Page 216 of 221
Offstreet Parking
•Update 2022 Offstreet Parking Ordinance
•Informed by Parking Audit
•Key opportunities to evaluate
➢Reduce commercial minimums given environmental changes
➢Update incentives near transit (scale, “near”)
➢New incentives and trade-offs for active transportation facilities, green space
➢New regulation and incentives for shared parking by adjacent properties
➢Reduce minimums near district parking
➢Update EV parking standards (state guidance on Commercial/MF in 2026)
➢Update bike/e-bike parking standards
➢Update surface parking standards (position on lot, shielding, pedestrian flow,
landscaping)
Page 217 of 221
Onstreet Parking
•Create a new Onstreet Parking Plan
•Informed by the Parking Audit
•Key opportunities to evaluate
➢Specific goals for the replacement of onstreet parking with bike/ped facilities, street
trees/green spaces, transit access, and other productive uses (especially where
district parking is available)
➢Specific goals for one-side no parking on select streets in residential zones to
create bike facilities
➢Specific goals for strategic use of one-way traffic to create space for bike facilities
and preserve parking
➢Bike/e-bike parking standards in commercial nodes
Page 218 of 221
District Parking
•Enable centralization and sharing of offstreet capacity
•Enable reduction of onstreet capacity
•Can be difficult to create in a fully developed city (Grandview, 50 th & France, 44th &
France)
•Evaluating parking capacity on a project-by-project basis, we might miss District
Parking opportunities within a node that could improve outcomes.
•Key characteristics of a District Parking Plan
➢Informed by the Parking Audit
➢Organized by commercial node
Page 219 of 221
Recommendations
Page 220 of 221
Action Requested
Adopt the 2024 Parking Advisory Communication and forward to the City Council
Page 221 of 221