HomeMy WebLinkAbout2024-10-30 PLAN Packet
Meeting location:
Edina City Hall
Council Chambers
4801 W. 50th St.
Edina, MN
Planning Commission Meeting Agenda
Wednesday, October 30, 2024
7:00 PM
Participate in the meeting:
Watch the meeting on cable TV or at YouTube.com/EdinaTV.
Provide feedback during Community Comment by calling 312-535-
8110. Enter access code 2632 554 0716. Password is 5454. Press *3 on
your telephone keypad when you would like to get in the queue to
speak. A staff member will unmute you when it is your turn.
Accessibility Support:
The City of Edina wants all residents to be comfortable being part of the
public process. If you need assistance in the way of hearing amplification, an
interpreter, large-print documents or something else, please call 952-927-
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. Approve Minutes: October 16, 2024
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.
Page 1 of 55
6.1. Site Plan with Parking Variances – Apartment Conversion, 3400 Edinborough Way
7. Reports/Recommendations
8. Chair and Member Comments
9. Staff Comments
10. Adjournment
Page 2 of 55
d
ITEM REPORT
Date: October 30, 2024 Item Activity: Action
Meeting: Planning Commission
Agenda Number: 4.1
Prepared By: Cary Teague, Community Development
Director
Item Type: Minutes Department: Community Development
Item Title: Approve Minutes: October 16, 2024
Action Requested:
Approve October 16, 2024 meeting minutes
Information/Background:
Minutes from the October 16, 2024 Planning Commission Meeting
Supporting Documentation:
1. October 16, 2024 Minutes
Page 3 of 55
Draft Minutes☒
Approved Minutes☐
Approved Date: ___, 2024
Page 1 of 3
Minutes
City Of Edina, Minnesota
Planning Commission
Edina City Hall Council Chambers
October 16, 2024
I. Call To Order
Vice Chair Miranda called the meeting to order at 7:00 PM.
II. Roll Call
Answering the roll call were: Commissioners Alkire, Padilla, Smith, Felt, Jha, and Vice-Chair Miranda.
Staff Present: Kris Aaker, Assistant Planner.
Absent from the roll call: Commissioner Bornstein, Daye, Hahneman, Joncas and Chair Bennett.
III. Approval Of Meeting Agenda
Commissioner Felt moved to approve the agenda for October 16, 2024. Commissioner
Alkire seconded the motion. Motion carried.
IV. Approval Of Meeting Minutes
A. Minutes: Planning Commission, September 25, 2024
Commissioner Padilla moved to approve the September 25, 2024, meeting minutes.
Commissioner Felt seconded the motion. Motion carried.
V. Community Comment
None.
VI. Public Hearings
A. 10.9-foot Front Yard Setback Variance from the Required 38.2 Feet for a Garage
Addition to be 27.3 Feet to the North Lot Line at 5409 Grove Street.
Assistant Planner Aaker presented 5409 Grove Street's request for a 10.9-foot front yard setback
variance. Staff recommends approval of the variance, as requested, subject to the findings and conditions
listed in the staff report.
Page 4 of 55
Draft Minutes☒
Approved Minutes☐
Approved Date: ___, 2024
Page 2 of 3
Staff answered Commission questions.
Appearing for the Applicant
Mr. Brady Jensen and Mr. Scott Palmer, builders, and Mr. Brian and Mrs. Abbey Eidman, owners, attended
the meeting.
Public Hearing
None.
Commissioner Alkire moved to close the public hearing. Commissioner Padilla seconded the
motion. Motion carried.
The Commission discussed front yard setback variance and felt the changes were appropriate.
Motion
Commissioner Alkire moved that the Planning Commission recommend approval to the
City Council of the 10.9-foot front yard setback variance from the 38.25-foot requirement as
outlined in the staff memo subject to the conditions and findings therein; subject to the
conditions listed in the staff report. Commissioner Padilla seconded the motion. Motion
carried.
VII. Reports/Recommendations
None.
VIII. Correspondence and Petitions
None.
IX. Chair and Member Comments
None.
X. Staff Comments
None.
Page 5 of 55
Draft Minutes☒
Approved Minutes☐
Approved Date: ___, 2024
Page 3 of 3
XI. Adjournment
Commissioner Felt moved to adjourn the October 16, 2024, Meeting of the Edina Planning
Commission at 7:23 PM. Commissioner Alkire seconded the motion. Motion carried.
Page 6 of 55
Alpha Investment Group LLC is proposing to convert the 133-unit Marriott Residence Inn
hotel to a 136-unit apartment. There would be no building expansion or site revisions
proposed, other than adding landscaping along Edinborough Way and 78th Street to better
screen the parking lot. The property is zoned MDD-5, Mixed Development District, in
which multifamily residential is a permitted use. (See attached applicant narrative and plans.)
The request requires the following:
➢Site Plan Review.
➢Variance: Enclosed parking space variance from 136 enclosed stalls to 0. (This is an
existing condition, as the hotel was only served by the surface parking lot.) The
site does contain the required number of parking stalls for an apartment, however,
none of the stalls are enclosed.
SUPPORTING INFORMATION
Surrounding Land Uses
Northerly: Edinborough Park; zoned MDD-5, Mixed Development District – 5; and Open
Space and Parks
Easterly: Edinborough Park and Brookdale Senior Living; zoned MDD-5, Mixed
Development District – 5 and guided OR, Office Residential
Southerly: I-494 Highway & City of Bloomington
Westerly: Restaurant; City of Bloomington
October 30, 2024
Planning Commission
Cary Teague, Community Development Director
Site Plan with Parking Variances – Apartment Conversion, 3400 Edinborough Way
Information / Background:
Page 7 of 55
STAFF REPORT Page 2
Existing Site Features
The subject site is 3.5 acres in size and contains a seven-story Marrriott Residence Inn Hotel
with surface parking and perimeter landscaping.
Planning
Guide Plan designation: OR, Office Residential
Zoning: MDD-5, Mixed Development District – 5
Site Circulation/Traffic
The proposal would not alter any of the drive entrances or on-site circulation. A full traffic
study was not required, as an apartment would generate less traffic than a hotel. (See Memo
from SSTS Traffic Solutions.)
Parking
The proposed 136-unit apartment requires 170 off-street parking stalls, including 136 enclosed
stalls, per Section 36-1311(b)(1) of the Edina City Code. The site contains 185 stalls, so there
would be an adequate number of parking stalls, however, there is no enclosed parking. The
applicant has requested a variance to this requirement. There is an existing easement over 86
of the surface parking stalls that are available for use by Edinborough Park users. This is an
easement that was established over all of the uses within the Edinborough development. While
this parking lot does not get a lot of use by park goers, it is still used. This easement would
remain in place and should not be impacted by the conversion. The parking study done by SSTS
Traffic Solutions concludes that 97 parking spaces should be adequate to serve the apartments.
The applicant believes that they would need about 100 parking spaces. The parking for the
residential units are not assigned specific stalls, all stalls are open to all residents on a first-
come, first served basis; therefore, no conflict with users of Edinborough Park is anticipated.
Landscaping/Screening
Based on the size of the entire site, site 41 over-story trees are required to be planted. There
are 126 overstory trees on the site that would remain, and they would add landscaping to help
screen the surface parking lot from the street. (See proposed landscape plan and rendering with
the additional landscaping.)
Grading/Drainage/Utilities
There would be no site grading needed to accommodate this request. (See attached engineering
review memo.)
Page 8 of 55
STAFF REPORT Page 3
Building/Building Material
The existing building is all brick. (See attached renderings.) there would be no changes
proposed to the exterior of the building.
Mechanical Equipment/Trash Enclosures
Any rooftop and/or ground level equipment and trash enclosures would have to be screened if
visible from adjacent property lines. The trash area north of the building would be screened.
Compliance Table
City Standard (MDD-5)
(Setback measured to the
property line)
Proposed
(Setback measured to the
property line)
Building Setbacks
Front – Edinborough Way
Front – Edinborough Way
Side – East
Rear – North
Parking Setback – Front
Parking Setback – Side
35 feet
35 feet
20 feet
35 feet
20 feet
10 feet
40 feet*
200+ feet*
0 feet*
21 feet*
20 feet*
7 feet*
Building height 128 stories & 144 feet 7 stories and 66 feet*
Parking Apartment – 1.25 stalls per unit with at
least 1.0 stalls per unit enclosed = 170
stalls and 136 enclosed
185 surface stalls* and 0 enclosed**
Density Comp Plan – 75 units per acre 39 units per acre proposed
*Existing Condition
**Variance Required
Page 9 of 55
STAFF REPORT Page 4
PRIMARY ISSUE/STAFF RECOMMENDATION
Primary Issues
Is the proposed Variance for enclosed parking justified?
Yes, staff believes the requested variances are justified. Per Chapter 36 of the City Code, a variance
should not be granted unless it is found that the enforcement of the Ordinance would cause
practical difficulties in complying with the Zoning Ordinance and that the use is reasonable. As
demonstrated below, staff believes the proposal meets the variance standards when applying the
three conditions:
Minnesota Statutes and Section 36-98 of the Edina Zoning Ordinance require that a
variance shall not be granted unless the following findings are made:
1.The variances would be in harmony with the general purposes and intent of the
ordinance.
The intent of this regulation was to provide adequate and safe on-site parking. The site does
contain on-site parking, however, the building was constructed as a hotel and provided no
underground parking. Apartments are typically constructed with underground parking and/or
have detached garages in the rear yard. To conform to the City Code, the applicant would have
to construct 136 detached garages within the existing parking lot located in the front yard.
Apartments with no enclosed parking is not uncommon in Edina; Yorktown Continental, Sunrise
Senior, Summit Point Senior, The Heritage, Walker Elder Suites, and most recently 66 West are
examples.
While constructing detached garages could be accomplished, it would drive up the cost/rents for
the apartments and would not add to the aesthetic of the site. Detached garages for apartments
are typically located behind the main apartment building and not in the front.
This project would be targeted at having rents at 80% AMI or below, which would help the City
achieve its affordable housing goals with Met Council, which is to provide 1804 new affordable
housing units by 2030. Should this project be approved, the City total of approved units would
be 628 or 25% of its goal.
Page 10 of 55
STAFF REPORT Page 5
2.The variance would be consistent with the Comprehensive Plan.
The site is guided for office/residential use and is zoned MDD-5; both of which allows multi-
family residential uses.
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 the variance. Rather, the applicant must show that there are
practical difficulties in complying with the code and that the proposed use is reasonable.
“Practical difficulties” may include functional and aesthetic concerns.
These variances are reasonable given the proposal is a conversion from hotel to multi-family
residential apartments. The existing building is set way back on the lot. Enclosed parking
stalls would have to be constructed in the front of the building, visible from the street. By
allowing surface parking to continue would not impact the existing conditions of the site.
By not requiring enclosed parking, the rents would be offered at 80% or below AMI. This
would provide an apartment development at affordable rents, to help fill a gap of housing
that is lacking in Edina. (See attached memo from the City’s affordable housing development
manager.)
ii.The plight of the landowner is due to circumstances unique to the property
not created by the landowner.
Yes. The circumstances are unique given the existing structure was built as a hotel with no
enclosed parking.
Page 11 of 55
STAFF REPORT Page 6
iii.The variance, if granted, will not alter the essential character of the locality.
The variances would not alter the essential character of the locality. The existing
building would only be remodeled on the inside. There would be no addition or
alteration of the exterior. The only site improvements would be enhanced
landscaping. Surface parking would simply continue in the existing parking lot.
STAFF RECOMMENDATION
Recommend the City Council approve the Site Plan, and enclosed parking variance from 136
stalls to 0 stalls.
Approval is based on the following findings:
1. The proposed use is permitted in the MDD-5 Zoning District.
2. The requested variance meets the variance criteria.
3. The proposal is to change the use of the building from hotel to apartments. There are no
enclosed parking stalls on the site currently. The variances would not alter the essential
character of the area. Surface parking would simply continue in the existing parking lot. It is
reasonable to allow this condition to continue.
4. The intent of this regulation was to provide adequate and safe on-site parking. The site does
contain on-site parking, however, the building was constructed as a hotel and provided no
underground parking. Apartments are typically constructed with underground parking
and/or have detached garages in the rear yard. To conform to the City Code, the applicant
would have to construct 136 detached garages within the existing parking lot located in the
front yard.
5. Apartments with no enclosed parking is not uncommon in Edina; Yorktown Continental,
Sunrise Senior, Summit Point Senior, The Heritage, Walker Elder Suites, and most recently
66 West are examples.
6. The proposed use of the building is consistent with the Comprehensive Plan.
7. SSTS Traffic Solutions conducted a traffic and parking study and concluded that the project
would generate less traffic than a hotel, and therefore, have no impact on existing roads,
and there would be adequate parking provided.
Approval is subject to the following Conditions:
1. The Plan must be consistent with the Plans date stamped September 26, 2024.
Page 12 of 55
STAFF REPORT Page 7
2. The Final Landscape Plan must meet all minimum landscaping requirements per Chapter
36 of the Zoning Ordinance. A performance bond, letter-of-credit, or cash deposit must
be submitted for one and one-half times the cost amount for completing the required
landscaping, screening, or erosion control measures at the time of any building permit.
3. Provision of code compliant bike racks for each use near the building entrances.
4. The Final Lighting Plan must meet all minimum requirements per Section 36-1260 of the
City Code.
5. Roof-top mechanical equipment and ground level equipment must be screened per
Section 36-1459 of the City Code.
6. If required, submit a copy of the Nine Mile Creek Watershed District permit. The City
may require revisions to the approved plans to meet the district’s requirements.
7. Hours of construction must be consistent with City Code.
8.Compliance with all the conditions outlined in the city engineer’s memo dated October
23, 2024.
9. Compliance with all the conditions outlined in the parks and recreation memo dated
October 22, 2024.
10. The park maintenance fee for residents shall remain in place the same as it was for the
hotel.
11. The existing parking easement for users of Edinborough Park shall remain in place.
Staff Recommendation
Staff recommends approval subject to the findings and conditions above.
Deadline for a city decision: January 7, 2025
Page 13 of 55
Site
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Page 31 of 55
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Page 35 of 55
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LEGAL DESCRIPTION
Parcel 1:
Lot 1, Block 1, Edinborough Addition, Hennepin County, I/Inneesto.
Parcel 2:
Ingress, egret., storm eater drainage. sanitary mow facility. and encroachment easements a. contained in Easement Agreement dated October 31, 1989, flied November 13, 1989 a. Document Number
2052890.
Amended by Amendment to Easement Agreement dated December 27. 1990, fled May 23, 1991 os
Document Number 2175328.
Amended by Second Amendment to Easement Agreement doted January 11, 1997, fled January 14, 1997 air Document Number 2779234.
Tamm Property
Owner. Edina H R A
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ALTA/ACSM LAND TITLE SURVEY FOR: ALPHA INVESTMENT GROUP LLC
ADDRESS: 3400 EDINBOROUGH WAY, EDINA, MN 55435
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1:1 DENOTES CATCH BASIN
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1;C DENOTES ARE HYDRANT
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DENOTES WATERMAIN
0- DENOTES SANITARY SEWER
•-”-• DENOTES STORM SEWER
DENOTES CONCRETE
DENOTES BITUMINOUS ALTA "TABLE A" NOTES:
1. Monuments located as shown hereon.
2. Address as shown hereon.
3. Properly is located in Rood Zone X ( 02% annual chance food hazard, areas of 1% annual chance
flood with average depth less than one foot or with dralnege areas of less than one square moo), per
FIRM Map No. 2705350452F affective date 11/04/2016.
4. Grose land areae 0155,983 sq. ft (23.58 acres)
70-b1. Square footage of exterior dimensions of all building al ground level, as shown hereon.
8. Substantial features shown hereon.
9. There are 177 regular parking stalls and 8 handicapped parking stalls.
110. Utilities shown hereon am observed. Excavations ware not mado during the process of this survey
to locate underground ublItleis and/or structures. The location of underground utilities and/or structures
may vary from Mentions shown hereon and underground utilities end/or 'hectare. may be encountered.
Contact Gopher State One Call Notification Canter at (651)454-D002 for verification of utillly type and
fold locabon prior to excavation.
GENERAL NOTES
1. Bearings shown hereon are based on the final plat of "EDINBOROUGH ADDITION'.
2. The surveyed premises has access to Edinborough Way & 78th Street West, public roads.
3. Information shown on this survey, token from Title Commitment No. 700856, dated August 16, 2024 at 7:00orn, prepared by Land Title Inc.
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P14 e DENOTES POST INDICATOR VALVE
151 DENOTES CABLE BOX
CO DENOTES TELEPHONE BOX
4 DENOTES WETLAND BUFFER SIGN
16 DENOTES BOLLARD
ED DENOTES ELECTRIC METER/BOX 122 DENOTES AIRCONDIDONING UNIT
P DENOTES STREET LIGHT/GARDEN UGHT
I DENOTES HANDICAPPED PARKING STALL
• DENOTES WATER MANHOLE
DENOTES SANITARY SEWER MANHOLE
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ACRE LAND SURVEYING 9140 Baltimore Street NE
Suite 100, Blaine, MN r-
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CERTIFICATION
To: Alpha investment Group LLC and Land Me, Inc.:
This is to certify that this map or plat and the survey on which It
Is based ware made in eccordance with the 2021 Minimum
Standard Detail Requirements for ALTAJNSPS Land Title
Surveys. Jointly established and adopted by ALTA and NSPS,
and Includes Items 1, 2, 3, 4, 7a-b1, 8 and 110 of Table A
thereof.
Dew of A4.0 September 2007. 2024
llok P. SCP1-1?:71-14,1. eb5 JOB #24203
SURVEY RELATED SCHEDULE B PART II EXCEPTIONS:
13. Drainage and UtlIty .segments am ehoen an and dedicated by the plat of 'Ealeberough Addition. 14. Easement does not affect tide pansel and not mhoen hereon.
17. Easement between Housing and Redmicpment Authwity of Edina and Heath= Suited Edina Limited
Partnership dated Octcher 31, 1969, fled November 13, 1989 ae Document Number 2052690 and Amendments filed May 23, 1991 rte Document Number 2175326 and Document Number 2778234, Red January 14, 1997.
Page 36 of 55
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Page 37 of 55
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Page 38 of 55
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Page 39 of 55
3400 EDINBOROUGH WAY
TRAFFIC & PARKING STUDY
Edina, MN
October 8th, 2024
Page 40 of 55
3400 EDINBOROUGH WAY
TRAFFIC & PARKING STUDY
EDINA, MN
OCTOBER 8TH, 2024
Prepared For:
City of Edina
Cary Teague, Community Development Director
Prepared By:
SSTS, LLC
Katie Schmidt, PE
PROJECT NO. 2024_021
I hereby certify that this plan, specification, or report was prepared
by me, or under my direct supervision, and that I am a duly
Registered Professional Engineer under the laws of the State of
Minnesota:
Katie A Schmidt, P.E.
Date: Lic. No.:
Page 41 of 55
Table of Contents
1. Purpose................................................................................................................................................. 1
2. Traffic Review ..................................................................................................................................... 1
2.1 Site-Generated Traffic....................................................................................................................... 1
3. Multimodal Review ............................................................................................................................. 1
3.1 Pedestrian and Bicycle System ......................................................................................................... 1
3.2 Transit System .................................................................................................................................. 2
4. Parking Demand Review .................................................................................................................... 2
4.1 Parking Demand per Edina City Code .............................................................................................. 2
4.2 Parking Demand per ITE’s Parking Generation Manual .................................................................. 3
5. Travel Demand Management ............................................................................................................ 3
6. Conclusion and Recommendations .................................................................................................... 4
6.1 Traffic Review .................................................................................................................................. 4
6.2 Multimodal Review .......................................................................................................................... 4
6.3 Parking Demand Review .................................................................................................................. 4
List of Tables
Table 1. Trip Generation ............................................................................................................................... 1
Table 2. Transit Routes Serving the Site ....................................................................................................... 2
Table 3. Parking Demand per City Code ...................................................................................................... 3
Table 4. Parking Demand per ITE’s PGM .................................................................................................... 3
Table 5. TDM Strategies ............................................................................................................................... 3
List of Figures
Figure 1. Project Location ............................................................................................................................. 5
Figure 2. Pedestrian Facilities ....................................................................................................................... 6
Figure 3. Bicycle Facilities ........................................................................................................................... 7
Figure 4. Transit Facilities ............................................................................................................................ 8
Page 42 of 55
3400 Edinborough Way Traffic & Parking Study Page 1 October 8th, 2024
City of Edina
1. Purpose
The existing Residence Inn Hotel site is proposed to be redeveloped into residential apartments within the
existing building shell (termed “Proposed Project” in this study) in the City of Edina, Hennepin County,
MN. The existing 133 room hotel will be converted to 136 apartment units with the associated 185 space
surface parking lot with two access locations remaining. The Proposed Project is located in the
southeastern corner of the City, to the east of Edinborough Way and adjacent to Edinborough Park. The
site location is illustrated on Figure 1, Project Location.
The purpose of this study is to evaluate the transportation impacts related to the Proposed Project. Site
generated traffic, multimodal amenities, parking demand and travel demand management strategies are
addressed in this study.
2. Traffic Review
2.1 Site-Generated Traffic
The intensity of vehicle traffic generated by the proposed apartment use is estimated to be less than the
traffic generated by the existing hotel resulting in a net decrease in traffic from the site. The volume of
vehicle trips generated by the proposed apartment use and existing hotel has been estimated for the
weekday AM and PM peak hours and on a daily basis using the data and methodology described in the
Institute of Transportation Engineers’ Trip Generation Manual 1. Table 1 summarizes the trip generation
estimates and the difference in trips anticipated with the redevelopment.
Table 1. Trip Generation
With completion of the Proposed Project a decrease of 11 AM peak hour trips, 25 PM peak hour trips and
446 daily trips is estimated. Multimodal (transit, bicycling and walking) trip reductions have not been
applied to the proposed residential apartment trip estimates to remain conservative with the review. Based
on available multimodal travel options and travel demand management measures noted in this study it is
likely the apartment vehicle trip generation could be lower than reported in Table 1. Due to the reduction
in site generated trips, site related traffic impacts are not expected at surrounding intersection and access
locations.
3. Multimodal Review
3.1 Pedestrian and Bicycle System
The City of Edina’s current and planned pedestrian and bicycle amenities offer residents and guests of the
Proposed Project many opportunities for the use of alternative transportation modes. The site is adjacent
to roadways with existing and planned sidewalks and bicycle facilities. Figure 2 and Figure 3 show the
1 Trip Generation Manual, Institute of Transportation Engineers (ITE), 11th Edition
Enter Exit Enter Exit
Proposed Use Multifamily Housing
(mid-rise)221 136 units 12 38 32 21 617
Existing Use Hotel 310 133 rooms 34 27 40 38 1,063
-22 11 -8 -17
Scenario
Difference
PM Peak Weekday
ADT
Land Use ITE Land
Use Code Size AM Peak
-11 -25
-446Trip Difference between Uses
Trips Generated:
Page 43 of 55
3400 Edinborough Way Traffic & Parking Study Page 2 October 8th, 2024
City of Edina
City’s existing and proposed pedestrian and bicycle facilities, respectively. The following facilities are
easily accessible from the Proposed Project:
· Sidewalks on Edinborough Way that connect to the City’s robust sidewalk system.
· Proposed buffered bike lanes on 76th St W and York Ave that will connect into the local and
regional bicycle facilities.
The existing on-site sidewalk system and connection to the City sidewalk on Edinborough Way will be
maintained with the redevelopment.
3.2 Transit System
The Proposed Project is located near bus stops on Edinborough Way/Minnesota Dr and York
Ave/Edinborough Park that provide access to MetroTransit’s system. Figure 4 displays the transit routes
serving the site and Table 2 provides route details.
Table 2. Transit Routes Serving the Site
Route # Destinations Weekday Schedule Weekend Schedule
537-Local Southdale Transit Center and
Bloomington
7:30 AM - 5:00 PM w/ 2hr
frequency
None
538-Local Southdale Transit Center and
Mall of America
6:30 AM - 9:00 PM w/
30min frequency
8:00 AM - 7:00 PM w/ 30-
60min frequency
The nearest Park and Ride facility is at the Southdale Transit Center. It is noted that E-Line BRT (serving
the Southdale Transit Center, Uptown, Downtown Minneapolis and U of M) is planned to open in 2025
and will provide faster, safer, higher frequency and more reliable transit travel.
4. Parking Demand Review
The Proposed Project will utilize the existing surface parking lot with 185 spaces. It is noted that there is
space for 5 additional unstriped parallel spaces on the east side of the site but these are not considered in
this review. A parking demand review was conducted to determine if these 185 spaces are sufficient for
the planned apartment use. The parking demand for the Proposed Project was calculated using the
following two sources:
· Edina City Code2 - Standard city-wide parking requirements based on land use type.
· Institute of Transportation Engineers (ITE) Parking Generation Manual (PGM)3 - The
industry standard source to estimate parking demand based on national surveys of land uses in
different urban and transit settings.
4.1 Parking Demand per Edina City Code
Edina City Code requires a minimum of 1.25 spaces per dwelling unit and a maximum of 1.75 spaces per
dwelling unit with at least one fully enclosed space per unit for apartment uses. Table 3 details the
parking demand range of a minimum of 170 spaces and a maximum of 238 spaces. The 185 parking
spaces provided in the existing surface lot fall within this range. A variance to city code is needed as the
surface lot parking spaces are not enclosed. To provide enclosed parking onsite a multilevel ramp would
be needed with construction and maintenance cost included in rental rates which would impact the
economic affordability of the apartment units.
2 Edina Code of Ordinances, Chapter 36-Zoning, Article XII, Division 3. Parking and Circulation - Link
3 Parking Generation Manual (PGM), Institute of Transportation Engineers (ITE), 6th Edition
Page 44 of 55
3400 Edinborough Way Traffic & Parking Study Page 3 October 8th, 2024
City of Edina
Table 3. Parking Demand per City Code
4.2 Parking Demand per ITE’s Parking Generation Manual
ITE’s PGM information is more detailed than typical city codes and provides parking data based on
varying land use settings. Additionally, apartment land uses are broken into subcategories for one
bedroom and 2 or more bedrooms. ITE’s PGM suggests a demand of 97 parking spaces as show in Table
4. The 185 parking spaces provided are more than sufficient per ITE’s PGM.
Table 4. Parking Demand per ITE’s PGM
*Based on Developer provided unit mix information.
Based on the parking demand review, the 185 parking spaces provided in the surface parking lot meet
Edina City Code and ITE’s PGM capacity demand requirements. The surface parking lot spaces are not
enclosed and a variance to city code is needed.
5. Travel Demand Management
The City of Edina has adopted a Travel Demand Management (TDM) policy to reduce the number of
vehicle trips on roadways and carbon emissions as a result of new development. This study does not
specifically include a detailed TDM Plan, but highlights strategies the Proposed Project can implement
that align with the City’s TDM goals. Table 5 outlines potential TDM strategies for the Proposed Project.
Table 5. TDM Strategies
Strategy Implementation Measure Timeline
1. Provide bicycle parking spaces Shown on site plan Installed during
construction
2. Encourage freight/moving truck
operations to occur outside of
weekday peak traffic times
Coordinate with residents and
vendors upon leasing
On going
3. Provide current multimodal
information and maps
Have maps on website or in
building common space
With occupancy and on
going
4. Wayfinding signage for
multimodal and loading facilities
Shown on site plan Installed during
construction
5. Inform tenants of MetroTransit’s
Pass Programs that offer fare
discounts and assistance
Coordinate upon leasing -
https://www.metrotransit.org/passes
With occupancy and on
going
Min Max
Apartments 136 units
minimum of 1.25 spaces/unit
maximum of 1.75 spaces/unit 170 238 185
Rate Parking Required Parking
ProvidedLand Use Size
Land Use ITE Land
Use Code Rate Parking
Required
Parking
Provided
Multifamily Housing -
1 BR (mid-rise)218 129 units 0.68 spaces/unit 88
Multifamily Housing -
2+ BR (mid-rise)221 7 units 1.23 spaces/unit 9
Totals 136 units 97
Size*
185
Page 45 of 55
3400 Edinborough Way Traffic & Parking Study Page 4 October 8th, 2024
City of Edina
6. Conclusion and Recommendations
The existing 133-room Residence Inn Hotel is proposed to be redeveloped into 136 residential apartment
units within the existing building shell with the 185-space surface parking lot remaining. The following
conclusions and recommendations are noted based on the review of transportation impacts related to the
proposed project:
6.1 Traffic Review
· The intensity of vehicle traffic generated by the proposed apartment use is estimated to be less
than the traffic generated by the existing hotel resulting in a net decrease in traffic from the site.
Specifically, a decrease of 11 AM peak hour trips, 25 PM peak hour trips and 446 daily trips is
estimated.
No Roadway improvement measures are recommended as site related traffic impacts are
not expected at surrounding intersection and access locations with the decrease in site
traffic.
6.2 Multimodal Review
· The City’s existing and planned pedestrian and bicycle facilities offer residents and guests of the
Proposed Project many opportunities for the use of alternative transportation modes and the
existing site sidewalk connections will be maintained.
No pedestrian or bicycle facility improvement measures are recommended.
· There is existing transit service provided near the Proposed Project with stops on Edinborough
Way/Minnesota Dr and York Ave/Edinborough Park.
No Transit improvement measures are recommended.
6.3 Parking Demand Review
· The supply of 185 surface parking spaces meets City Code and industry standard capacity
demand requirements. A variance to City Code is needed as the surface lot parking spaces are not
enclosed. To provide enclosed parking onsite a multilevel ramp would be needed. Construction
and maintenance costs are incorporated into rental rates which would impact the economic
affordability of the apartment units.
A variance to City Code to allow uncovered parking for the Proposed Project is
recommended.
Page 46 of 55
3400 Edinborough Way Traffic & Parking Study Page 5 October 8th, 2024
City of Edina
Figure 1. Project Location
Page 47 of 55
3400 Edinborough Way Traffic & Parking Study Page 6 October 8th, 2024
City of Edina
Figure 2. Pedestrian Facilities
Page 48 of 55
3400 Edinborough Way Traffic & Parking Study Page 7 October 8th, 2024
City of Edina
Figure 3. Bicycle Facilities
Page 49 of 55
3400 Edinborough Way Traffic & Parking Study Page 8 October 8th, 2024
City of Edina
Figure 4. Transit Facilities
Page 50 of 55
DATE: 10/23/2024
TO: 3400 Edinborough Way, Owner and Development Team
CC: Cary Teague – Community Development Director
FROM: Chad Millner, PE, Director of Engineering Choose an item.
Choose an item.
RE: 3400 Edinborough Way – Development Review
The Engineering Department has reviewed the subject property for pedestrian facilities, utility connections,
grading, and storm water. Plans reviewed were dated September 23, 2024.
Review Comment Required For
General
1. The applicant is converting the 133-unit hotel into a 136-unit
rental property with no changes to the site or parking lot. General Comment
Survey
2. Show all existing and proposed public and private easements if
applicable. A public parking easement currently exits over a
portion of the parking lot in favor of the City.
General Comment
Traffic and Street
3. The traffic study notes the change of use will generate less
traffic. Therefore, no improvements related to traffic are
required.
General Comment
Sanitary and Water Utilities
4. Application shows no changes to sanitary sewer and water
utilities. General Comment
5. A SAC determination will be required by the Metropolitan
Council. The SAC determination will be used by the City to
calculate sewer and water connection charges.
Grading/Building Permit
Sustainability
6. The Sustainable Building Policy would not apply. Applicant is
encouraged to take advantage of the utility sponsored Multi-
Family Building Efficiency Program, a free energy assessment
program to increase the building’s energy efficiency and access
utility and city rebates.
General Comment
Page 51 of 55
Other Agency Coordination
7. MDH, MPCA and MCES permits required as needed. Grading/Building Permit
Page 52 of 55
TO: Cary Teague, Community Development Director
FROM: Stephanie Hawkinson, Affordable Housing Development Manager
DATE: October 14, 2024
RE: Site Plan Proposal for 3400 Edinborough Way
Alpha Investment Group, LLC is proposing the adaptive reuse of Marriot Resident Inn Hotel into a 136-unit
affordable housing development. Per the application narrative, 100% of the apartments will be affordable to
households with incomes at or below 80% of Area Median Income (“AMI”), which will help Edina’s effort to
reach the Metropolitan Council’s goals of 1804 new affordable housing units by 2030. With the addition of
136 new affordable units, the City’s affordable housing supply will increase by 457 since 2020, or 25.3% of
the overall goal. To break this down further, 54.8% of the goal will be achieved in that designated income
bracket.
The narrative also discussed that 92 of the units (68%) will have rents affordable to households at 60% AMI,
with the remaining 44 units (32%) affordable to households at 80% AMI. Although the Developer is not
seeking financial assistance, typically, and based on public financial resources, rental housing is considered
affordable if it serves households at or below 60% of AMI and ownership housing is considered affordable if
it serves households with incomes at or below 80% AMI. However, this model leaves a swath of middle-
income households underserved, especially in places like Edina where there are high-end luxury apartments
and deeply affordable apartments. This proposed development helps address that gap. Further, as there are
not public dollars being sought, the Developer is not required to income verify potential tenants. This
provides more housing options for both households that would income qualify and households that are
seeking a more affordable option.
Unit Type 60% AMI 80% AMI Asking Rent
Studio $1,305 $1,739 $1,100 (7 units)
1 Bedroom $1,398 $1,864 $1,250 (85 units)
~$1,864 (37 units)
2 Bedroom $1,677 $2,235 ~$2,235 (7 units)
Although there will not be any restrictions imposed on the Developer for either rents or tenant incomes,
the rents are most likely reasonable based on the market. Therefore, based on the information provided, I
would support this adaptive reuse of the Residence Inn.
Forecasted Need Approved Completed % of Need
Total Units 1804 628 457 25.3%
<30% AMI 751 22 22 2.9%
31-50% AMI 480 231 155 32.3%
51-80% AMI 573 411 314 54.8%
Page 53 of 55
StrongFoundationCITY GOALS:BetterTogetherReliableServiceLivableCity M emo
City of Edina • 4801 W. 50th St. • Edina, MN 55424
The City of Edina Parks & Recreation Department requests the following items be adhered to as part of
the review and approval process for the initial Site Plan and Variance Review for 3400 Edinborough Way.
I. Existing and Needed Agreements
o Review and clarification on current agreement pertaining to usage of Edinborough Park by
property residents and associated maintenance fees conducted by the City Attorney prior to
final approval.
o Edinborough Park requests that the existing easement for 86 surface parking stalls remains in
place. If the new owner objects to this easement that the ability to negotiate remains.
o Maintenance agreement- Develop a maintenance agreement with property owners to ensure
both parties understand and agree on maintenance of area. This would allow cooperation with
city staff to set clear boundaries as it relates to maintenance along shared lot line (i.e. lawn
care, landscaping, snow removal, etc.)
II. Parcel and Property Line Impacts
o Property line- do not plant on or utilize City of Edina property for this project.
o Where the landscaping does not follow the property line on the north side of the building,
Edinborough Park has maintained the lawn on the North side of the service lane and the
owner of 3400 Edinborough Way has handled the lawn care to the South of the service lane.
o The North patio/firepit should be signed to make clear it is not operated by the City of Edina.
The property owner should clarify if that area is open to use by the public or will be restricted
to residents only.
Parks & Recreation
EdinaMN.gov
Date: October 22, 2024
To: Cary Teague, Community Development Director
cc:Perry Vetter, Parks & Recreation Director
From:Patty McGrath, General Manager Edinborough Park
Subject:City of Edina Parks & Recreation
Page 54 of 55
Page 55 of 55