HomeMy WebLinkAbout2012-01-25 Planning Commission Meeting PacketsAGENDA
CITY OF EDINA, MINNESOTA
PLANNING COMMISSION
CITY COUNCIL CHAMBERS
JANUARY 25, 2012
7:00 PM
CALL TO ORDER
II. ROLL CALL
III. APPROVAL OF MEETING AGENDA
IV. APPROVAL OF CONSENT AGENDA
A. Minutes of the regular meeting of the Edina Planning Commission January 11, 2012
V. COMMUNITY COMMENT
During "Community Comment," the Planning Commission will invite residents to share
new issues or concerns that haven't been considered in the past 30 days by the
Commission or which aren't slated for future consideration. 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. Generally speaking, items that are elsewhere on this
morning's agenda may not be addressed during Community Comment. Individuals should
not expect the Chair or Commission Members to respond to their comments today.
Instead, the Commission might refer the matter to staff for consideration at a future
meeting.
VI. PUBLIC HEARINGS
During "Public Hearings," the Chair will ask for public testimony after City staff members
make their presentations. If you wish to testify on the topic, you are welcome to do so as
long as your testimony is relevant to the discussion. To ensure fairness to all speakers and
to allow the efficient conduct of a public hearing, speakers must observe the following
guidelines:
Individuals must limit their testimony to three minutes. The Chair may modify times as
deemed necessary.
Try not to repeat remarks or points of view made by prior speakers and limit testimony to
the matter under consideration.
In order to maintain a respectful environment for all those in attendance, the use of signs,
clapping, cheering or booing or any other form of verbal or nonverbal communication is
not allowed.
R
2012.0001.12a Conditional Use Permit with Variances
St. Peter's Lutheran Church/JMS Custom Homes
VII. REPORTS/RECOMMENDATIONS
• Expansion of the Centennial Lakes TIF District
• Discussion — Consideration of a Zoning Ordinance Amendment regarding Lots smaller
than 9,000 square feet and 75 feet in width
VIII. CORRESPONDENCE AND PETITIONS
• Council Connection
IX. CHAIR AND COMMISSION MEMBER COMMENTS
X. STAFF COMMENTS
XI. ADJOURNMENT
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 952-927-886172 hours in advance of the meeting.
Next Meeting of the Edina Planning Commission: February 8, 2012
0
PLANNING COMMISSION STAFF REPORT
Originator
Meeting Date
Agenda #
Kris Aaker
January 25, 2012
2012.0001.12a
Assistant Planner
INFORMATION S BACKGROUND
Background Information
St, Peter's Lutheran Church is requesting a 15 -foot lot width variance to build on
their vacant property located at 3717 Fuller Street. (See site location on pages
Al—A4.) This site (3717 Fuller) is currently encumbered by a proof -of -parking
plan that was required for a parking stall Variance granted to St. Peter's in 1983.
(See 1983 proof -of -parking plan on page A44.) A revised Conditional Use Permit
is also required to change the proof -of -parking plan. (See applicant narrative and
plans on pages A5—A20.)
The Church campus consists of property both north and south of Fuller Street
between France and Drew Avenue. The site includes the church, a parking lot
east of the church, two platted lots east of the parking lot at 3700 and 3704 Fuller
Street, and property south of Fuller inculding a south parking lot, and three
platted lots east of the south parking lot at 3713, 3717 and 3721 Fuller Street.
(See page A4.)
In August of 2011, the Church recieved a 15 -foot lot width variance for 3713
Fuller Street. (A vacant lot east of the subject 3717 Fuller lot.) The purpose of the
current request is to create another lot in which the Church intends to sell to JMS
Homes. JMS would then build two new single-family homes.
The zoning ordinance requires a minimum 75 foot lot width. The lot is 60 feet in
width requiring a 15 -foot lot width variance to allow the sale of the lot. The lot
conforms to the depth and area requirements. The lot was platted prior to the
current width requirements, is legally nonconforming, however, cannot be sold
without the benefit of a width variance.
All of the church property, with the exception of 3700 Fuller, (north of Fuller and
west of Drew) and 3713 Fuller, (the property that has already received a width
variance), is dedicated to a proof -of -parking agreement filed as a condition of
variances granted for an expansion of the Church that occurred in 1983. A
parking lot plan was attached to the 1983 agreement providing an ultimate build-
out plan of the south parking lot over two lots east of the parking lot including the
subject vacant lot. (See page A55.) The proof -of -parking plan would be
implemented in the event that the City Manager and City Planner determine that
additional parking spaces would be required for the Church use. The lot at 3717
Fuller is encumbered by the 1983 parking agreement and may not be sold
without a lot width variance and an amendment to the Church's Conditional Use
permit to include a re -assessment of the parking needs of the Church and
revised proof -of -parking plan.
SRF Consulting Group, Inc. has submitted a parking study dated November 22,
2011 and revision dated January 16, 2012. (See pages A21—A44.) The parking
study includes a new proof -of -parking plan that would rebuild the south parking
lot to provide 86 stalls in a new south lot build -out and include the 46 existing
stalls in the north lot for a total of 132 parking stalls. The ordinance requires
parking must be provided for one third the maximum seating capacity for the
largest place of assembly. The Church use requires a minimum of 131 parking
stalls. The sanctuary is the largest place of assembly providing capacity for 393
persons. The build -out plan provides 132 parking stalls and conforms to the
required setbacks.
It should be noted that the seating capacity of the Church was reduced from 470
to 393 persons as part of a 1990 interior renovation. The number of parking stalls
required by ordinance reflects the capacity decrease by a reduction in parking
required from 156, (as required in 1983), to 131 stalls.
SRF Consulting Group has indicated the average weekly parking demand is
approximately 73 stalls with 91 stalls currently provided in the north and south
lots combined. It isn't anticipated that the south lot will need any improvement in
the near future given current lower demand and reduced attendance as indicated
in the SRF study. No additional parking has been needed over the last 29 years
since the 1983 agreement was put in place. Exercising the current parking
agreement has never been considered.
Surrounding land Uses
Northerly: Gas Station; zoned RCD -4 and guided NC neighborhood
Commercial, Single-family homes, zoned and guided low-
density residential.
Easterly: Single-family homes; zoned and guided low-density residential.
Southerly: Church parking lot, zoned and guided low-density residential.
Westerly: Condominiums, zoned PRD -3 and guided medium density
residential
2
Existing Site Features
The existing site contains St. Peter's Church, two parking lots and five platted
single dwelling unit lots.
W f
Guide Plan designation:
Zoning:
Parking
Public/Semi-public
R-1, Single -dwelling district
The parking calculations are based on the capacity of the largest place of
assembly. Parking spaces equal to one-third the maximum seating capacity
of the largest place of assembly requires the church to provide131 stalls. The
proof -of -parking plan illustrates a build -out of 132 stalls that could be
accomplished by expanding the south parking lot over one vacant lot east of
the south parking lot at 3721 Fuller Street. The proposed proof -of -parking
plan does not require improvements on the lot in question at 3717 Fuller
Street. The Church can accomplish the parking required by ordinance without
having to use the subject lot. Any modification to the parking agreement is an
amendment to the St. Peter's Conditional Use Permit.
Conditional Use Permit
Per Section 850.04 Subd. 5.E, the City Council shall not grant a Conditional
Use Permit unless it finds that the establishment, maintenance and operation
of the use:
9. Does not have an undue adverse impact on governmental facilities,
utilities, services or existing or proposed improvements;
The proposal will not change the existing conditions of the Church parking
lots. The revised proof -of -parking demonstrates a conforming plan if needed
in the future.
2. Will generate traffic within the capacity of the streets serving the
property;
The proposal will not generate additional traffic. The parking regulation is
generated by the maximum capacity of the largest place of assembly which is
not changing with this plan. The proof -of -parking plan would provide the
required parking for the largest place of assembly in the event that additional
parking would be necessary.
3. does not have an undue adverse impact on the public health, safety
or welfare;
Again there would be minimal impact, as the use of the property will not
change with the exception of new homes south of Fuller Street.
4. Will not impede the normal and orderly development and
improvement of other property in the vicinity;
The proposed modification to the parking plan will not impede development or
improvements to surrounding property. The plan will allow for new home
construction adjacent to other single family homes.
5. Conforms to the applicable restrictions and special conditions of the
district in which it is located as imposed by this Section; and
The proof -of -parking plan would provide the required number of parking stalls
without the need to use property at 3717 Fuller. The proposed new home at
3717 Fuller would conform to all applicable zoning ordinance requirements.
6. Is consistent with the Comprehensive Plan.
A Church is a conditionally permitted use in the R-1 District, and therefore,
consistent with the Comprehensive Plan. A single dwelling unit building as
proposed is a permitted use in the R-1 zoning district
Lot width variance request — Building Design
The proposed home would be two stories with an attached three car garage. The
plans would conform to the zoning ordinance requirements. (See pages A13—
A20 and the compliance table on the following page.)
4
Compliance Table New Home
* Variance Required
Compliance Table Parking Plan
City Standard
Proposed
Front —
Average of adjacent homes
41.2 feet
Side yard—
5 feet, plus height
5 feet west, 6 feet east
Rear—
25 feet
38.6 feet
Building Height
30 feet to mid -point, 35 feet to
23.75 mid -point, 30.6
Parking
ridge
feet to ridge
Lot Coverage
25%
21.6%
Lot Dimensions
*(131 spaces required)
*132 spaces In proof -
Minimum width
75 feet
*60 feet
Minimum depth
120 feet
165
* Variance Required
Compliance Table Parking Plan
*Proof of parking plan
Primary Issues
• Is the proposed proof -of -parking agreement reasonable for this site?
Yes. Staff believes the proposal is reasonable for the following reasons:
1. The proposal meets the Conditional Use Permit findings. As demonstrated
on pages 3-4 of this report, the six findings for a Conditional Use Permit
would be met.
City Standard
Proposed
Street setback
20 feet
20 feet, proof of parking
south lot
Interior lot setback
10 feet
10 feet, proof of parking
south lot
Parking
1/3rd the max. capacity of the
91 existing parking
largest place of assembly
spaces
*(131 spaces required)
*132 spaces In proof -
of -parking
north and south lot
*Proof of parking plan
Primary Issues
• Is the proposed proof -of -parking agreement reasonable for this site?
Yes. Staff believes the proposal is reasonable for the following reasons:
1. The proposal meets the Conditional Use Permit findings. As demonstrated
on pages 3-4 of this report, the six findings for a Conditional Use Permit
would be met.
2. The proposal meets all minimum Zoning Ordinance standards with the
proof -of -parking agreement in place. All setback requirements would be
met.
• Is the proposed development reasonable for this site?
Yes. Staff believes the proposal is reasonable for four reasons:
1. The proposed new home is permitted in the R-1, Single Dwelling Unit
Zoning District.
2. The lot is appropriate in width given adjacent lot widths and lot
configurations within the neighborhood.
3. The home demonstrated would conform to the ordinance requirements.
• Is the proposed variance justified?
Yes. Per the Zoning Ordinance, 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 does meet the variance
standards, when applying the three conditions:
Minnesota Statues and Edina Ordinances require that the following conditions
must be satisfied affirmatively. The Proposed Variance will:
1) Relieve practical difficulties that prevent a reasonable use from
complying with ordinance requirements.
Reasonable use does not mean that the applicant must show the land
cannot be put to any reasonable use without the variance. Rather, the
applicant must show that there are practical difficulties in complying with
the code and that the proposed use is reasonable. "Practical difficulties"
may include functional and aesthetic concerns.
Staff believes the proposed variance is reasonable. The lot was developed
with single family home previously. It has been demonstrated that a new
home may be built within the current standards required by the city. The
practical difficulty is that the width requirement for lots has changed since
the time when the lot was subdivided.
2) There are circumstances that are unique to the property, not
common to every similarly zoned property, and that are not self-
created?
6
Yes. The lot was platted prior to the Church's ownership and at a time
when 60 -foot lot widths were acceptable. Lots within the surrounding
neighborhood provide similar lot widths and do not require a variance for
construction. The variances would allow construction on the property with
a new conforming single family home similar to homes nearby.
3) Will the variance alter the essential character of the neighborhood?
No. The proposed improvements would not alter the essential character of
the neighborhood. The modification to the proof -of -parking plan and the lot
width variance will allow the opportunity for a home to be built on an
existing platted lot consistent with the other single dwelling units within the
neighborhood. The sale of the lot will not affect the status of the Church
property or ability in the future to provide required parking.
Staff Recommendation Conditional Use Permit
Recommend that the City Council approve the Conditional Use Permit to modify
the 1983 proof -of -parking agreement.
Approval is based on the following findings:
The proposal meets the Conditional Use Permit conditions per Section
850.04 Subd.5.E, of the Edina Zoning Ordinance.
2. The proposal meets all applicable Zoning Ordinance requirements.
3. The revised proof of parking plan allows the release of 3717 Fuller Street
from the 1983 proof of parking agreement allowing the Church opportunity
for alternative options for use of the property.
Approval is subject to the following condition:
1. Recording of a revised proof -of -parking agreement with attached parking
plan by SRF Consulting Group, Inc. dated: January 17, 2012, with Hennepin
County,
2. Execution of a proof -of -parking agreement.
Staff Recommendation lot width variance
Recommend that variance approval is based on the following findings:
7
1) With the exception of the variance requested, the proposal would meet
the required standards and ordinances for the R-1, Single Dwelling
Unit District.
2) The proposal would meet the required standards for a variance,
because:
a. The proposed use of the property is reasonable, as it is consistent
with the Comprehensive Guide Plan.
b. The request is reasonable given that a home had occupied the lot
in the past.
c. The lot width of the subject property is consistent and similar to
those near it.
3) The proposal is in harmony with the intent of the ordinance since it will
allow replacement of a home that had occupied the lot in the past and
was originally platted for that purpose.
4) The unique circumstances are that the property is not needed for
future parking demands of the Church, however, may not be sold for
redevelopment without the benefit of a lot width variance.
Approval is subject to the following condition:
1. Recording of a revised proof -of -parking agreement with attached parking
plan by SRF Consulting Group, Inc. dated: January 17, 2012, with Hennepin
County.
Deadline for a city decision: February 20, 2012
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City of Edina — Conditional Use Permit Application
Explanation of Request
St. Peter's Evangelical Lutheran Church
December 22, 2011
The City of Edina (the City) and St. Peter's Evangelical Lutheran Church (St. Peter's or the Church)
entered in an agreement dated May 22, 1983 (the Agreement) in which the City granted certain
variances, including a variance to allow St. Peter's to maintain 102 parking spaces, a variance of 54
spaces from the number required by City ordinances. All property then owned by St. Peter's was subject
to the Agreement, and the Agreement provides a parking plan for additional spaces, if and when
needed.
St. Peter's is contemplating the sale of one parcel of its property subject to the Agreement (3717 Fuller
Street) to a third -party developer. However, the Agreement provides that the Church "shall not sell,
convey, transfer, mortgage or encumber, in any way or by any means, less than all the Property, in its
entirety, at one time and to one person, without receiving in each instance the prior written consent of
City..."
St. Peter's believes retaining 3717 Fuller Street is not necessary for its present and future parking needs,
and through this application is requesting that this parcel be released from the terms and conditions of
the Agreement. To support this request, St. Peter's retained SRF Consulting Group, Inc. (SRF) to
document the existing and anticipated future parking demand of the Church and identify whether this
demand can be accommodated by its existing parking supply. SRF's report accompanies this application.
St. Peter's request to release 3717 Fuller Street from the Agreement Is based on the following:
• The Church's off-street parking lot space has not changed since 1983 and has been adequate to
support its worship attendance and other activities since then, including in 1989 when the
weekly worship attendance average was two and one-half times the current weekly average.
• The two existing off-street parking lots are currently striped to accommodate 91 vehicles. This
total could be increased to the 102 spaces per the Agreement by re -striping.
+ St. Peter's 91 current off-street parking spaces exceed the current Zoning requirement of 77
spaces (by variance), the current average weekly peak demand of 73 spaces (during the one
weekend worship service), and the 85`x' percentile weekly peak demand of 82 spaces.
• 120 on -street spaces exist within one block of the Church. These spaces are adequate to
accommodate potential parking demand during higher attendance services.
* The Church's worship sanctuary is limited in its seating (approximately 255 persons). Increasing
church attendance would be accommodated through additional worship services at different
times, further easing parking requirements. ,� tt
The Church has no further plans to sell additional property and specifically will retain 3721 Fuller Street
for future off-street parking expansion. St. Peter's agrees with SRF's conclusion that the release of 3717
Fuller Street from the terms and conditions of the Agreement will not have an adverse impact on the
City or neighborhood adjacent to the Church.
St. Peter's has prepared a preliminary redesign of its east parking lot, as referred to in SRF's report. This
redesign would add five spaces to the overall parking capacity of the Church. Construction of this
redesign is dependent upon fundraising efforts, and is expected to commence within the next two years.
This application request addresses only the release of 3717 Fuller Street from the terms and conditions
of the Agreement. Any further considerations regarding this property will be addressed through
additional variance requests, if needed,
AC
The proposed variance will.
1. Relive practical difficulties in complying with the zoning ordinance and that the use is
reasonable.
This application is required due to lot width being less than 75'. Before any building permit is
issued on any lots less than 75' a variance must be issued. Alternatively, had there been a prior
house on this lot the size would have been grandfathered and a traditional 'over the counter'
application would be the correct path, just like so many other sites.
2. Correct extraordinary circumstances applicable to this property but not applicable to other
property In the vicinity or zoning district.
The scope of work contemplated is consistent with the surrounding neighborhood and virtually
Identical in scope to dozens of other new construction projects that have occurred over the last
few years within Edina.
3. Be in harmony with the general purposes and intent of the zoning ordinance.
This project is absolutely consistent with the surrounding residential single-family uses in this
neighborhood. This project is consistent in both size of land and size of structure.
4. Not alter the essential Character of the neighborhood.
This project is consistent with the neighborhood and does not in any way alter the integrity of
the community.
a
NS 9 PNGINRS
PLANNIRS
D ($IGNtIt5
Cnrisulling Gtoup, Inc.
TO:
FROM:
DATE:
SUBJECT:
Cary,
MEMORANDUM
Cary Teague.
City Planner, City of Edina
Nicholas Erpelding, P.E., PTOE
January 16, 2012
ST. Pc1Ttz's CUP At PLICA` ION/PARKING STUDY
Rust"ONSt TO JANUARY 11, 2012 C0MMt3N1:i
SRF No. 7603
In response to your comments on the St. Peter's Conditional Use Permit (CUP) application
(received via email by St. Peter's representatives on January 11, 2012), we offer the following
clarifications/responses:
1. The proof -of -parking plan does not show the code required parking
stalls of 131 as indicated in the parking study. The previous plan
that was reviewed as part of the variance in 1983 was 156 stalls. We
are not sure why it is less now, but we are guessing that the
seating capacity of the sanctuary has changed since 1983? In any
event, the proof -of -parking plan must be revised to show at least
131 stalls. You may wish to create a plan to match the 156 stalls
required in 1983. That would demonstrate that the church could
provide the number of stalls necessary by City Code in 1983 in the
original variance. The parking study done by SRF provides the
proposed justification to not require the proof -of -parking plan to
be constructed at this time.
In regards to why parking requirements have decreased since the 1983 variance agreement, St.
Peter's representatives indicate that renovations were completed in the late 1990s that reduced
the seating capacity of the sanctuary by approximately 75 persons.
Off the issue of a 156 -stall proof of parking plan: such a plan was included in the parking study
completed by SRF as part of the CUP application. The plan was included on the last page of the
report, in Appendix as an exhibit in the variance agreement.
www.srfconsulting.com
One Carlson Parkway North, Suite '150 1 Minneapolis, SAN 55447-444! ( 761475.0090 1'axa 70-J.475.2429
Air Equal Op1mrhnnity Fo(player
Crary Teague - 2 - January 16, 2012
SRF has prepared a proof of parking plan that shows how the 131 -stall parking requirement
could be met, if needed. The plan (attached) mccts all current setback requirements. The 131 -
stall count is able to be met by expanding the south parking lot to the east onto 3721 Fuller
Street, in the same way that the 1983 156 -stall proof of parking plan showed use of both 3721
and 3717 Fuller Street. No modifications to the north parking lot are required.
Since the 131 -stall proof of parking plan confirms that 3717 Fuller Street is not required to
provide land area for the 131 -stall proof of parking plan, the requirement from the 1983 variance
agreement that this parcel be held in reserve can be eliminated without adverse impacts to the
City or adjacent neighborhood, following the reasoning from the November 22, 2011 parking
study.
2. The plan shows an addition to the church. That should be removed
so not to add any confusion that it is part of the proof -of -parking
plan.
Comment noted. No changes to the church site are proposed as part of this CUP application.
Specifically, the addition to the church shown on the site plan (Figure 6) in the parking study is a
potential future addition not being proposed at this time. The Future Conditions section of the
parking study, where the site plan (Figure 6) is located, was included only to provide a forward-
looking view for the St. Peter's site for planning purposes. None of the modifications to the site
(building or parking) are being proposed as part of this CUP application. The primary
conclusion from the parking study that the existing parking supply is adequate to serve the
existing site remains valid.
3. The access point on to Drew Avenue would not be allowed per our
City Engineer. This was suggested by staff as an arrangement that
would not be permitted several months ago. That access point should
be removed.
Comment noted. The response to this comment is similar to the response to Comment 2. No
changes to the church site are proposed as part of this CUP application. Specifically, the
modifications to the north parking lot shown on the site plan (Figure 6) in the parking study are
potential future modifications not being proposed at this time.
4. There is no setback shown for the parking along the north lot
line. A 10 -foot setback is required. Should the lot ever be
reconfigured, that 10 -foot area would need to provide screening by
landscaping and/or fencing.
Comment noted. Again, the response to this comment is similar to the responses to Comments 2
and 3. The modifications to the north parking lot shown on the site plan (Figure 6) in the parking
study are potential future modifications not being proposed as part of this CUP application.
q
Cary Teague - 3 - January 16, 2012
In summary a revised parking plan must be submitted to include the
following:
A minimum of 131 stalls. You may wish to submit a plan that
shows 156 stalls as that was the requirement and what is
shown on the existing proof of parking plan.
A 10 -foot setback for the parking lot on the north lot line,
and a 20 -foot setback for the parking lot on the south lot
line.
* No access onto Drew Avenue.
- Remove the addition to the church.
When/if the church would like to make actual changes to the existing
parking lot on the church site, another amendment to the CUP would
be required at that time to look at access points,
landscaping/screening, circulation and setbacks etc...
A proof of parking plan has been prepared and is attached to this memo. The plan shows how
131 stalls can be accommodated on site, if and when necessary. As noted in the parking study,
the existing parking configuration is acceptable — accordingly no changes to the configuration of
the parking lots are proposed. The proof of parking plan is rather a worst case look at how
parking could be reconfigured if necessary.
The proof of parking plan follows all applicable setback requirements where modifications to
,existing parking are proposed. Specifically, 1(i -foot setbacks to side lots and a 20 -foot setback to
the France Avenue and Fuller Street public rights-of-way are included, pursuant to current City
Zoning Code requirements. The proof of parking plan assumes that the north parking lot will be
preserved as is, with no modifications.
St. Peter's representatives have acknowledged and understand that future modifications, if any,
to the north parking lot will include all necessary setbacks and other requirements indicated
above, and will comply with the requirements of the proof of parking plan submitted herein. A
separate CUP will be prepared and submitted to address any fixture design considerations of the
north parking lot.
NE
Attachments:
1. St. Peter's 131 -stall Proof of Parking Plan
cc: Jim Ravell, St. Peter's Lutheran Church
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SRF No. U 107603
MEMORANDUM
TO: Jun Ravell
St. P'eter's Lutheran Church
FROM: Craig Vaughn, P.E., PTOE, Senior Associate
Nicholas LErpelding, P.E., PTOE, Associate
DATE: November 22, 2011
SUBJECT: ST. PETER'S LUT11 RAN CHURCI1 PARKING STUDY
INTRODUCTION
As requested, we have completed a parking study for the St. Peter's Lutheran Church campus at
5421 France Avenue South in Edina. The purpose of this memo is to document the existing and
anticipated future parking demand of the Church campus and identify whether this demand can
be accommodated by the existing parking supply.
BACKGROUND
As stipulated in a 1983 agreement with the City of Edina as conditions of a zoning variance
granted at the time, St. Peter's Church owns two parcels of land, set aside to provide extra
parking if and when needed. St. Peter's is considering alternative options for these parcels (3717
and 3721 Fuller Street), including selling them to another party. Before allowing St. Peter's to
end its agreement with the City, The City of Edina requested that St. Peter's document that the
existing parking supply is adequate to accommodate current and anticipated suture parking
demand.
It should be noted that St. Peter's also owns an adjacent parcel, 3713 Fuller Street, which is not
restricted by the 1983 agreement.
EXISTING CONDITIONS
Parking Supply
Parking for patrons of St. Peter's Lutheran Church is available both off-street and on -street. Two
off-street lots are available. The "East Lot" is located immediately east of the church building
north of Fuller Street. The capacity of this lot, based on observations made by SRF in October
2011, is 46 vehicles. The "South Lot," with a capacity of 45 vehicles, is located across Fuller
Street from the church building.
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www.srfconsulting.com
One Carlson Parkway North, Suite 151) I Minneapolis, MN 55447-4443 1 763.=475.01►lu Fax; 763.475.2429
Art Eganl OppaHmtity Einplayer
Jim Ravell November 22, 2011
St. Peter's Lutheran Church Page 2
On -street parking is generally permitted in the vicinity of the church. The one notable exception
is immediately in front of the church building on Fuller Street, between France Avenue and the
East Parking Lot's westerly driveway.
On-Strect parking stalls available within a roughly one -block radius from the church (counts
approximate) include:
France Avenue: 60 stalls between 541h and 55th Streets
Fuller Street: 30 stalls between the East Lot westerly driveway and Drew Avenue
Fuller Street: 60 stalls between Drew Avenue and Beard Avenue
Drew Avenue: 60 stalls between 54th and 55th Streets
These parking facilities are illustrated in Figure 1. A detailed site plan of the existing St. Peter's
off street lots is included as Figure 2.
Parking Demand
Parking demand for St. Peter's Lutheran church is generated via several church ftinctions. These
functions include Sunday church service, weekday daycare/preschool, and Wednesday night
youth religious education.
Information provided by St. Peter's indicates that peak parking demand for the site is
experienced between 9:30 and 10:30 a.m. on Sundays, corresponding with the time of the one
weekend service. Parking demand for the dayeare/preschool and youth education functions is
significantly less because the number of employees is very low and children attending are
primarily dropped off and picked up.
To gauge existing parking demand ffir the site, parking counts were completed during Sunday
church service on the following dates in October 2011:
• Sunday October 9. 2011, 10:00 a.m.
Sunday October 16', 2011, 10:00 a.m.
As a check, a count was also completed on a weekday during which dayearc/preseliool was in
session:
0 Friday October 7, 2011, 10:30 a.m.
The parking facilities were divided into on -street and off-street categories for the survey. On -
Street spaces were counted block -by -block. The off1strect spaces were grouped into the East lot
and South lot. Table I provides the results of the parking count:
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Table 1
Parking Count Results
November 22, 2011
Page 5
Parking location
# Spaces
Available
Number
of S )aces Occupied
Fri 10/7/2011
10:30 AM
Sun 10/9/2011 Sun 10/16/2011
10:00 AM 10:00 AM
East Lot
46
Closed for use
as playground
31 34
South Lot
45
28
33 32
France Ave - 54th to Duller
30
1
1 1
Prance Ave - Duller to 55th
30
1
0 1
Drew Ave - 54111 to Fuller
30
1
1 t
Drew Ave - Puller to 55th
30
1
0 0
Fuller St -
France Ave to hast Lot
Parking
Prohibited
Puller St - East Lot to Drew Ave
30
0
7 4
Fuller St - Drew to Beard
60
0
0 0
Totals301
32
73 73
Table 1 confirms that parking demand on Sunday during the church service greatly exceeds
parking demand during the midweek school/daycare time period. Parking demand overall was
very light, with peak utilization for all parking (on -street and off-street) measured at
approximately 25%,
Another significant finding is that peak parking demand could be accommodated solely in the
off-street East and South parking lots. The total number of parking spaces available in these two
lots is 91; the maximum number of parked vehicles observed was 73, including vehicles parked
on -street. In addition, it should be noted that vehicles parked on -street within a one -block radius
may not be St. Peter's patrons, but rather local residents. Despite this caveat, the on -street
demand was highest on Culler Street, in the spaces nearest the church.
Based on this information, the primary conclusion is that existing peak parking demand is
currently accommodated by the existing parking supply.
ITE Parking Demand Comparison
To gauge whether the parking demand exhibited by St. Peter's is typical for a church, a
comparison with data from the Institute of Transportation Engineers (ITE) Parking Generation
Manual was completed. This manual provides average peak parking demand ratios for a variety
of land uses. The various sites are compared using a number of independent variables. I -or
churches, these variables include attendees, seats, and square footage, with attendees being the
variable with the most data collected and highest correlation to peak parking demand.
To compare the ITE average peak demand rate to St. Peter's, attendance data was requested from
the church. On the two Sundays during which counts were conducted, the attendance figures for
the worship service were 150 and 151 persons. Incorporating this data, Table 2 identifies the
Jim Ravell November 22, 2011
St. Peter's Lutheran Church Page 6
ITE average peak parking demand rate and the anticipated number of spaces resulting from
application orthis rate to the attendance figures at St. Peter's.
Table 2
ITE Average Peak Parking Demand Generation
Source: Institute or -rmnsportation Fngineers Kirking Generation Matititil 4th Edition (2010) do St. Peter's Lutheran Church.
Table 2 shows that St. Peter's actual peak parking demand (73 spaces) is slightly more than what
might be expected using the IT average peak parking demand rate for churches (68 spaces).
In terms of parking rate per attendee, The IT average peak parking demand rate of 0.45 spaces
per attendee is slightly less than the rate calculated fbr St. Peter's of 0,48 spaces per attendee.
Historical Parking Demand Review,
In order to assess whether the existing parking supply is likely to remain adequate into the future,
a forecast of future attendance is needed. A typical method used to forecast future attendance is
to review historical attendance trends. Historical attendance records were provided by St. Peter's
for this task.
Figure 3 shows the average weekly worship attendance for St. Peter's, by year, going back to
year 1982. While average weekly attendance peaked in 1989 at 370 persons, it has been in
decline since that time. As noted on Figure 3, average attendance has been dropping off by an
average of 6 persons per week per year. The attendance figures of 150 and 151 in October are
near the 2011 average of 146.
To better understand the parking demand for St. Peter's, the week -to -week variation in parking
was reviewed. Figure 4 shows weekly historical attendance data for year 2010 and year 2011
(through the end of October). Review or this data indicates that weekly attendance is very
consistent, with 88% of worship services attended by less than 175 persons and 96% attended by
less than 200. The peak attendance over the two year period was for Faster Sunday, 2011, with
attendance at 246 persons, The 85th percentile attendance was 170 persons. Attendance of 188
persons, equivalent to a parking demand of 91 stalls at 0.48 stalls per attendee, is at the 89th
percentile.
To gauge whether peak attendance is trending up or down, a more detailed look was taken at
Easter and Christmas Eve worship service attendance since the year 2000. Figure 5 shows the
results of this analysis. Since 2000, peak attendance for Christmas Eve has been approximately
275 persons, though trending downward. For Easter, the peak attendance of 246 persons
occurred in year 2011.
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Resulting ITE Average Peak
Land Use
ITEAverage Peak
St. Peter's Average
A(tendance
Parking Demand for a Church
Parking Demand Rate
(2 Sundays)
of St. Peter's Average
Attendance
Church
1 0.45 spaces per attendee
151 persons
68 spaces
Source: Institute or -rmnsportation Fngineers Kirking Generation Matititil 4th Edition (2010) do St. Peter's Lutheran Church.
Table 2 shows that St. Peter's actual peak parking demand (73 spaces) is slightly more than what
might be expected using the IT average peak parking demand rate for churches (68 spaces).
In terms of parking rate per attendee, The IT average peak parking demand rate of 0.45 spaces
per attendee is slightly less than the rate calculated fbr St. Peter's of 0,48 spaces per attendee.
Historical Parking Demand Review,
In order to assess whether the existing parking supply is likely to remain adequate into the future,
a forecast of future attendance is needed. A typical method used to forecast future attendance is
to review historical attendance trends. Historical attendance records were provided by St. Peter's
for this task.
Figure 3 shows the average weekly worship attendance for St. Peter's, by year, going back to
year 1982. While average weekly attendance peaked in 1989 at 370 persons, it has been in
decline since that time. As noted on Figure 3, average attendance has been dropping off by an
average of 6 persons per week per year. The attendance figures of 150 and 151 in October are
near the 2011 average of 146.
To better understand the parking demand for St. Peter's, the week -to -week variation in parking
was reviewed. Figure 4 shows weekly historical attendance data for year 2010 and year 2011
(through the end of October). Review or this data indicates that weekly attendance is very
consistent, with 88% of worship services attended by less than 175 persons and 96% attended by
less than 200. The peak attendance over the two year period was for Faster Sunday, 2011, with
attendance at 246 persons, The 85th percentile attendance was 170 persons. Attendance of 188
persons, equivalent to a parking demand of 91 stalls at 0.48 stalls per attendee, is at the 89th
percentile.
To gauge whether peak attendance is trending up or down, a more detailed look was taken at
Easter and Christmas Eve worship service attendance since the year 2000. Figure 5 shows the
results of this analysis. Since 2000, peak attendance for Christmas Eve has been approximately
275 persons, though trending downward. For Easter, the peak attendance of 246 persons
occurred in year 2011.
MW
1982
1983
1984
1985
1986
1987
1988
1989
1990
1991
1992
1993
1994
1995
1996
d
1997
1998
1999
2000
2001
2002
2003
2004
2005
2006
2007
2008
2009
2010
2011
Figure 3.
Average Worship Attendance 1982-2011
Average Worship Attendance
0 50 100 150 200 250 300
350
400
_,
;RF Consulting Group Printed: 11/9/2011
Jan 1
Jan 2
Jan 3
Jan 4
Jan 5
Feb 1
Feb 2
Feb 3
Feb 4
Mar 1
Mar 2
Mar 3
Mar 4
Apr 1
Apr 2
Apr 3
Apr 4
May 1
May 2
May 3
May 4
May 5
Jun 1
Jun 2
Jun 3
Jun 4
Jul1
Jul 2
Jul 3
Jul 4
Jul 5
Aug 1
Aug 2
Aug 3
Aug 4
Sep 1
Sep 2
Sep 3
Sep 4
Oct 1
Oct 2
Oct 3
Oct 4
Oct 5
Nov 1
Nov 2
Nov 3
Nov 4
Dec 1
Dec 2
Dec 3
Dec 4
Figure 4.
Worship Attendance by Week (2010 - 2011)
Worship Attendance
0 50 100 150 200 250 300
WE
;RF Consulting Group Printed: 11/9/2011
2000
2001
2002
2003
2004
2005
a�
2006
2007
2008
2009
2010
2011
0
Figure 5.
Easter/Christmas Eve Worship Attendance 2000-2011
Worship Attendance
SO 100 150 200 250
ve
r
300
RF Consulting Group Printed: 11/9/2011
Jim Ravell November 22, 2011
St. Peter's Lutheran Church Page 10
The expected parking demand for a worship service attended by 246 people, at 0.48 spaces per
attendee, is 119 spaces. As noted in Table I above, 301 spaces are available within a 1 -block
radius including 91 off-street spaces.
The conclusions that can be drawn from analysis of the historical attendance and existing parking
count data are as follows:
Currently, average attendance for the Sunday worship service is 151 persons, Average
parking demand is 73 spaces. 85th percentile demand ►s 82 spaces. The current off-street
parking supply of 91 stalls exceeds both average demand and 85th percentile demand.
• Average attendance has been trending downward since peaking in 1989.
• Attendance is roughly constant throughout the year, with 11% of services (approximately
6 per year) exceeding 188 attendees, the number of attendees equivalent to a parking
demand of 91 stalls.
• The on -street parking supply of 297 stalls within a one -block radius is more than enough
to accommodate the potential parking demand during higher attendance services.
Therefore, the existing St. Peter's off-street parking lots are appropriately sized to accommodate
typical parking demand currently and into the foreseeable future.
FUTURE CONDITIONS
St. Peter's is planning to improve their site. Plans include incorporation of accessible parking
spaces in the South and East lots, reconstruction of the East lot to provide additional capacity,
and creation ora designated on -street parking area along the north side of Fuller Street adjacent
to the East lot. Figure 3 shows the proposed site plan for the improvements. The plan will reduce
available parking in the South lot from 45 to 41 spaces, and increase available parking in the East
lot from 46 to 55 spaces, resulting in a net increase in available ofd street parking spaces from 91
to 96 spaces. Eleven marked on -street spaces along Fuller Street, adjacent to the East lot, would
also be added,
As the number or off-street parking spaces would increase under the proposed plan, the earlier
conch►sion that the St. Peter's off-strect parking lot supply can accommodate parking demand
into the foreseeable future still holds. At the observed rate of 0.48 parking stalls per attendee, the
number of attendees that could be accommodated by the off-street lots increases to 198. Based
on the attendance data provided, attendance of 198 persons falls in the 96th percentile; this level
of attendance is exceed approximately twice per year.
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Jim Ravell November 22, 2011
St, Peter's Lutheran Church Page 12
CITY PARKING REQUIREMENTS
The City of Edina requires a certain number of parking spaces be provided for each land use. In
section 850.08(1)(1), the requirement for churches is spelled out as follows:
Churches and Other Religious Institutions. Slwices equal in number to one-third
the tna.ritnum sealing capacity (?f the lars,,est place qfasseinbl),, plus spaces fin -
other churchfiwililies ithich are used concurrent1j, 11Wh the largest place of
assernbly, the number qfivhich shall be determined by the Council in connection
with the granting qfo conditional use pernfil.
The capacity of St. Peter's, assuming that the main assembly, an adjacent meeting room, and all
classrooms are concurrently occupied, is 391 persons. By the language above, the minimum
number of parking stalls required is equal to 131. Table 6 summarizes the City parking
requirement.
Table 6
City Parking Requirements*
*Does not reflect 1983 St. Peter's variance agreement.
In 1983 St. Peter's entered into a variance agreement with the City of Edina. The agreement
permitted St. Peter's to build 54 fewer stalls than the zoning code required number of parking
stalls at the time (156) in exchange for setting aside land, including 3717 and 3721 Fuller Street,
for future construction of additional parking if needed. Based on the existing (year 2011) zoning
code parking requirement, as modified by the 1983 variance agreement, the minimum number of
stalls that St. Peter's is required to have is 77 stalls; 131 spaces less 54 spaces. The current
parking supply or 9 1 spaces exceeds this minimum requirement by 14 stalls.
In the 28 years since initiation of the variance agreement, no additional parking has been
constructed. Based on the historical attendance data in Figure 3, St. Peter's has been able to
accommodate attendance of two and one-half times the current average tinder the existing
parking configuration.
CONCLUSIONS AND RECOMMENDATIONS
Based on our review and analysis, the following conclusions are offered .for your consideration:
The current combined capacity of the two St. Peter's off-street parking lots is 91 stalls. The
proposed improvements to the lots would increase capacity to 96 stalls.
M
Off -Street
Parking
Parking
Use
Capacity
Parking
Required
Provided
Re rement
Main Assembly
255 persons
Meeting Room
.
36 ersons
Church
1/3 capacity
131 spaces
91 spaces
Classrooins100
persons
- -- -------
I
Total _
391 Ts
r1/3 caeacity
1 131 spaces
91 spaces
*Does not reflect 1983 St. Peter's variance agreement.
In 1983 St. Peter's entered into a variance agreement with the City of Edina. The agreement
permitted St. Peter's to build 54 fewer stalls than the zoning code required number of parking
stalls at the time (156) in exchange for setting aside land, including 3717 and 3721 Fuller Street,
for future construction of additional parking if needed. Based on the existing (year 2011) zoning
code parking requirement, as modified by the 1983 variance agreement, the minimum number of
stalls that St. Peter's is required to have is 77 stalls; 131 spaces less 54 spaces. The current
parking supply or 9 1 spaces exceeds this minimum requirement by 14 stalls.
In the 28 years since initiation of the variance agreement, no additional parking has been
constructed. Based on the historical attendance data in Figure 3, St. Peter's has been able to
accommodate attendance of two and one-half times the current average tinder the existing
parking configuration.
CONCLUSIONS AND RECOMMENDATIONS
Based on our review and analysis, the following conclusions are offered .for your consideration:
The current combined capacity of the two St. Peter's off-street parking lots is 91 stalls. The
proposed improvements to the lots would increase capacity to 96 stalls.
M
Jim Ravell November 22, 2011
St. Peter's Lutheran Church Page 13
• Peak parking demand for St. Peter's church occurs on Sunday mornings during the one
weekend worship service (9:30 — 10:30 a.m.). Average attendance for this service is 146
persons. Attendance is fairly consistent week -to -week.
• Average parking demand far the weekend worship service is 71 parking stalls.
• Parking demand for 89% of the weekend worship services can be accommodated by the
existing 91 parking stalls. 96% of the weekends (50 out of 52) can be accommodated by
expanding the off-street parking supply, as proposed, to 96 stalls.
• Peak parking demand (experienced on Easter Sunday) is estimated at 119 spaces, This
demand can be accommodated through a combination of the off-street lots and on -street
spaces within one block of the church (301 total spaces).
• St. Peter's has been able to accommodate attendance of two and one-half times the current
average under the existing pat -king configuration.
• Based on our review and analysis, the existing 91 off-street stalls, combined with the 120 on -
street stalls within one block of St. Peter's, are sufficient to accommodate parking demand
without causing adverse impacts to the City or adjacent neighborhood.
• Further, eliminating the 1983 variance agreement requirement that states that 3717 and 3721
Fuller Street be held in reserve for future parking lot construction will not cause adverse
impacts to the City or adjacent neighborhood.
Peters NWAM9 SIM11AX-V
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APPENDIX A
1983 DEVELOPMENT AGREEMENT BETWEEN THE CITY OF EDINA AND ST.
PETER'S LUTHERAN CHURH I
AGREEMENT
(Conditions to Zoning Variance)
THIS AGREEMENT, dated as of the 22nd day of May, 1983, between
ST. PETER'S EVANGELICAL LUTHERAN CHURCH (also known as St. Peter's
Lutheran Church) ("Church"), a Minnesota religious corporation, and the
CITY OF EDINA ("City"), a Minnesota municipal corporation.
WHEREAS, the Church operates a church and church school on
certain real estate situated in the City of Edina, County of Hennepin,
State of Minnesota, legally described on Exhibit A attached hereto and
hereby made a part hereof (the "Property"); and
WHEREAS, the Church proposes to construct a new school and
additional parking lots (the "Improvements") on the Property in
accordance with certain plana and specifications (the "Plans") prepared
by The Architectural offices, as Architect, dated March 25, 1983,
entitled Education/Church facility, heretofore submitted by the Church to
the City, a copy of which Plans is on file with the City and which Plans
are incorporated herein by reference; and
WHEREAS, in order to undertake the Improvements, certain
variances in the City's ordinances are required; and
WHEREAS, the City did, on September 30, 1982, in Case
No. R-82-10 grant certain variances (the "Variances") because strict
enforcement of the City ordinances would, in this case, cause undue
hardship because of the circumstances unique to the P:.opertyand the
grant of such variances has been determined by the City to be in keeping
i'il',<`lN Vii- z:f? PNT-g0
G[?1:Pi , cnT ti► r'R*11FR1Y 1,110!A
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33 57c( 12 ) : TSE : 031481
with the spirit am! Intent of the applicable ordinances, but subject to
the execution, delivery and recording of this Agreement, and only upon
the conditions and agreements hereinafter set out in this Agreement,
which the City deems necessary to Impose to insure emnoUnce with the
applicable City ordinances and to protect adjacent properties; and
WHEREAS, the Church agrees to the giatitfng of the variances
subject to the conditions and agreements hereinafter set out, and is
willing, and represents that it has the power and authority, to enter
into this Agreement.
I
10W, TUEREFORE, in consideration of the granting by the City of
the Variances, and of the mutual coven;ws and agreetowAs hereinafter
contained, Q Is hereby agreed, by and between the City ;md the Church,
as follows:
I. The foregoing recitals are hereby made a part hereof.
2. The City hereby confirms that it: did, as above stated,
grant the Variances; that one of the Variances is a temporary fifty-four
(54) space parking variance whereby there need now he constructed on the
Property only one hundred two (102) exposed parking spaces, subject, '
however, to the following terms and conditions:
111
2 (a) if the City hUnager and City Planner shall hereafter
determine that additional parking spaces are required on,
the Property, the Church will, at its sole cost and
expense, construct such additional parking spaces as the
City Planner and City Manager shall then require, up to a
✓ maximum of fifty-four. (54) parking spaces, such additional.
parking spaces to be located as shown on the parking plan
(the "Parking Plan") attached hereto as Exhibit B and
hereby made a part hereof, The City Planner and City
M311rger rued llat raquirc th,'t all of the additio,--all parking
spaces be constructed at ally one time, but may require
additional parking spaces to be constructed from time to
A-
M
�4 3357C(12):TSC:031483
time as they deem them necessary until a maximum number of
fifty-four (54) additional parking spaces have been
constructed in the locations shown on the Parking Plan.
If, at any time, less than all fifty-four (54) parking
spaces is required to be built pursuant hereto, Church
shall decide where to locate such spaces, but such location
shall be in conformance with the Parking Plan. The
additional parking spaces from time to time required by the
City Manager and the City Planner shall be built in full
compliance with the Parking Plan and the then applicable
City ordinances; provided, however, that Church, in
connection with any additional parking spaces then required
to be constructed, may prepare and present to the City a
new parking plan for review and approval by the City, and
if approved by the City (which approval may be withheld for
any reason or cause), the additional parking spaces then
required to be constructed may then be constructed pursuant
to said new parking plan, as approved, and subject to the
then applicable ordinances of the City, except as such
ordinances may be waived by variances, if any, then granted.
(b) The City Manager and the City Planner shall give written
notice to Church of their determination that additional
parking spaces are then required, setting forth in said
notice the number of spaces then required to be
constructed, up to the maximum number of fifty-four (54).
Church, within thirty (30) days after such notice is given,
shall (i) give written notice to the City as to whether or
not it will construct such additional parking spaces
pursuant to the Plan or will submit a new plan as above
allowed, or (ii) appeal such determination to the Board of
Appeals and Adjustments of City (the "Board"), by filing a
written appeal pursuant to the then applicable zoning
ordinances of City. In the event a new plan is to be
submitted, it shall accompany the notice given to the
City. If no notice is given to the City, or appeal filed
within said 30 --day period, Church shall be deemed to have
agreed to construct such additional spaces pursuant hereto
and to the Parking Plan. Church, however, agrees, anything
herein to the contrary notwithstanding, not to appeal any
such determination on the grounds that construction of Cote
additional parking will require removal of any homes or
improvements now or hereafter existing, or unusual or
extraordinary grading and/or landscaping, it being
understood by Church that the Parking Plan provides for
removal of two dwellings and a garage now existing on the
Property and requires unusual landscaping and grading.
(c) If Church appeals to the Board, as above provided, Church,
the City Manager or City Planner may appeal the decision of
-3-
3357C(12): TSK' 031483
the. Board to the City council. by a filinp wrlt,.ten appeal
,j ,
pursuant to tile then applicable zoning ordinances of, City-
,
ion of the Board Shall
if no such appeal is file(" tile dev j.sif so appealed
be final- and conclusive Oil City and Church.
to the City Council., the decision of the city Council shall
be Final and conclusive oil City and Church. Church agrees
that the deLennillatirltl Of the City &,tanager and City P13"ller
be correct and that Church ,hall have
Shall. be- presumed to be Such presitaiption.
the burden Of PrOOf
'
d) Church ll
shall co"llell"! coilst uv qion of such addid.0 nal
then required by the City jqanager and
parking spaces i's are (lays after said notice
the City Planner within ninety (90)
is given by the the City Manager unless
. Cil Planner and
Church elects to %lbillit'. A new parking plan, it, Which
case Such c011-3truct'o" shall commence within ninety (90)
- approval or rejecti.011 by tile City of tile
days '.Ift(" . (ti)) Church appeals Such
proposed new P10", Or
determination to the Board, in which case construction
shall commence withill, ninety (90) days after decision Of
the lioard (if tilt. hoard decision is that additional sINICOS
must be constructed) or within ninety (90) days after
decision Of tile City council if the Board decision is
to City Council, and it tile
appealed, as above allowed,
City Council, decides that additional spaceexs musttendedfbe
constructed. The 90 -day period shall be or
delays clue to weather, labor disputes, materiasualtal shoyrtaacgets
s
or unavailability of material, material
of God, the public enemy, or other causes beyond the
reasonable control of Church, in which case the 90 -day
period shall, provided,
bpLqlnsuch delays; that no extension shall be given for
any suet, delay unless written notice Of such delay is given
to the City within ten (10) (lays after the commencement of
the delay. Once commenced, the construction shall be
completed with all duet
as soon as poofssiwhether
ble
thereafter. The City shall be the sole judge
Church is using doe diligence in completing such
construction.
3. Church agree a that the property is and shall be deemed a
of application of tile provisions of the zoning
single Site for Purposes time to time adopted by City- Church further
Ordinances Of City from
understands and agrees that becaus of tile improvements and existing
1,11provements ()It the Property, and because Of the requirements Of tile
3357C(12):T5E:042783
zoning ordinances of City, as varied by the Variances, it is necessary
that the entire Property not be used for any purposes other than school
and church purposes, and be retained, owned, used and operated by one
owner as one contiguous tract and one economic unit; provided, however,
and it is understood and agreed by City and Church, that Parcels 2 and 4
on said Exhibit A are presently rented for residential uses, that
Parcel 5 on said Exhibit A is presently being used for school purposes,
and that any two of said three parcels may, from time to time, be rented
by Church for residential uses when not used by Church for school and
church purposes. Therefore, Church hereby agrees that it shall, not use
the Property for any purpose or use of any kind other than school and
church uses, except, however, as otherwise provided in the immediately
preceding sentence, and shall not sell, convey, transfer, mortgage or
encumber, in any way or by any weans, less than all of the Property, in
its entirety, at one time and to one person, without receiving in each
instance the prior written consent of City, which consent may be withheld
for any reason or cause, and Church hereby expressly and unconditionally
waives any and all provisions of applicable law which would otherwise,
but for this waiver, allow Church to sell, convey, transfer, mortgage or
encumber portions of the Property to different persons or at different
times or without the prior written consent of City.
4. If any term, condition or provision of this Agreement, or
the application thereof to any person or circumstance, shall, to any
extent, be held to be invalid or unenforceable, the remainder hereof and
the application of such term, provision and condition to persons or
circumstances other than those as to whom it shall be held invalid or
7
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3:3570(12):'rsr.,.-033083
11P. P1 -
unenforceable, -;hall not be affected thereby, and this Agreement, and all
tilt! terms, provisions and condition.,; hereof, shall, in all. other
respects, continue to be effective and to be compiled with to the full
extent permitted by law. Provided, however, the foregoing to the
contrary notwithstanding, if, for any reason, any term, condition or
provision hereof should be determined by the legal, counsel for City, or
by a court of competent Juvisdiction, nsat to be fully binding upon and
rtttly enforceable against
any owner of the Property, then, City, at Its
option, may determine, by resolution of the City Council, that all of tile
Variances shall wholly cease and terminate and, if such determination be
made, the Property shall then and thereafter be used and useable only in
full compliance with all applicable ordinances of the City.
S. In tile event that Church fails or refuses to fully comply
with all of its obligations under this Agreement, or violates any of the
provisions hereof, and such failure, refusal or violation continues for a
period of thirty (30) days after notice thereof is given to Church, then,
in that event, In addition to any other remedies then available to the
City at law or in equity, the City shall have the right to:
(a) Enter upon the Property with such personnel, equipment and
materials as the City deems necessary for the purpose of
performing the obligations of Church hereunder that it has
failed or refused to perform, or, at the City's discretion,
for the purpose of constructing some or all of the parking
spaces shown on and pursuant to tile Parking Plan, whether
or not then required hereunder to be constructed, without
liability or obligation of any kind to Church or any owner
or occupant of the Property for trespass or ([,image to the
Property, the Improvements or other property or
improvements thereon or for loss of business or business
interruption, or any other Cause, zill of which liability
and obligation Is hereby waived by Church, and If any
person makes any claim against City for loss or damage to
3357C(12):TSC:033083
property
or business due to such entry, Church agrees to
hold City harmless from and indemnified against any loss,
cost, damage or expense, including reasonable attorneys'
fees, whether suit be brought nrclemandaafsCity, any such
of such
claim, and to pay to City, p reasonable
Loss, cost, damage or expense, including
attorneys' fees, suffered or incurred by City, With
interest at ten (10%) percent per annum from the dates
suffered or incurred by City until paid.
obtain enforcement of this Agreement by court order for
(bi appropriate relief.
mandatory injunction or other app p
(c) Withhold or deny any building permits, certificates of
occupancy, utility connection permits and any other permits
and approvals, then or thereafter to be issued or granted,
by the City for the construction or occupancy of all or any
part of the Improvements or other property or improvements
on the Property, until such
itsfailure
obligationsrefusal
hereunder�nd
Church fully complies with
(d) Recover damages incurred by City as a result of such
failure, refusal or violation.
All of the rights and remedies available to City shall be usable and
enforceable by the City separately or concurrently as the City shall
determine, and the use of, one right or remedy
shall not Waive or preclude
the use of any one or more of the other rights or.remedies. Also, the
failure to exercise, or delay in exercising, any right or remedy
available to City in the event of a failure, refusal or violation by
reclude Cit from thereafter exercising any of its
Church, shall not p y
rights or remedies for the same or a subsequent failure, refusal or
tees to pay to City any
and all costs and expenses
violation. Church ag
incurred by City in enforcing this Agreement by the use of the rights and
remedies above set out or by other rights, remedies or means available to
the City at law or in equity, including reasonable attorneys' fees,
whether suit be brought or not, and With interest on all such costs and
-7- A31
13 5 /C( 12 ) :'r St., - 0 31083
expenses lit the rate of ten ( tOY. ) percent per annum f rom the dates
incurred by tile City until paid.
Church also agre
I aes to pay all costs of collection of any moneys
due to City from Church pursuant hereto, and of such costs and expenses
incurred in enforcing this Agreement, or any of City's rights heretinder,
t4frjj interest thereon, again including rea.4onable attorneys' fees, and
whether suit be brought. or not, with interest at the rate of ten (107.)
percent per annum from the dates such costs of collection were incurred
until paid.
6. All notices, reports or demands required or permitted to be
given under this Agreement, inettiding the determinations referred to in
paragraph 2 here -of, shall be in writing and shall be deemed to be given
when personally delivered to any officer of the party to which notice is
being given, or when deposited in the United States mail In a sealed
envelope, With registered or certified mail, postage prepaid thereon,
addressed to the parties at the following addresses:
To City: 4801 West 50th Street
Edina, Minnesota 55424
Attention: City Manager
To Church: 5421 France Avenue South
Edina, 14innesoLa 55410
Such addresses may be changed by any party upon notice to the other party
given as herein provided.
7. The terms and provisions hereof shall be binding upon and
itittre to tile benefit: of the parties hereto and their respective
successors and assigns, ;in(( shalt rill, with tile title to the Property and
3357C(19):TSE:033083
be binding upon all present and future owners of the Property. if there
be at any future time more than one owner of the Property, all of such
then owners, while they are such owners, shall be jointly and severally
liable for all obligations under this Agreement,
8, The conditions herein contained may be released or relaxed
in whole or in part, as to all or any part of the Property, and as to any
building or structure now or hereafter located thereon, by the sole act
of the City. Any such release or relaxation shall be effective only upon
the recording of a resolution of the City Council describing the
condition or conditions released or relaxed in the same office in which
this instrument has been recorded.
IN WITNESS WHEREOF, the parties hereto have causd this Agreement
to be executed the day and year first above written.
ST. PETER'S EVANGELICAL LUTHERAN CHURCH
By
Its "
And
--
CITY OF EDINA
r
By f!C , 77.,E y i .,._!_ •
Its Ma or
And
Its Manager
STATE OF HINNI,.'SOTA )
) ss
COIJN,ry or 11LN'NI7'Vt,'I )
- 22nd day
acknowt.edged bL11`01'e 'Ile
i't'IstrumeRr WV3
'Cile foregoil Ig I
*id by Donalti 0. ejlroSe, 1:11C ,,ccreLary
of May, 1983, by Ileen S. 1'13r"L1 aunt by
of St. peLLr0,j EvangellcaL
and tile Chairman Of 'rrusLees re'"L 50ta
Luttl0ra" C11"c"' (al'so k1lowli as Sr. peter' `r Luthol'an. Church), a "IltitlL
religi,003 cOrPoraLiou, (-,)n behalf of said corporatit)"-
M1,N4NESOTA
SME OF ) ss
vmmVPTN )
N,0t',1rY Public
DANIEL A. UTTER
NOTARY PUBLIC --MINUESOTA
HENNEPIN COUNTY
My C4otninisuon Expires lune 24,19H
COUNTY Or U - ' was acknowledged before me this 3rd day of
r e
TI-te f 0 goj.ng instytiment- sland tile Mayor and the
June' 1983 bY C- Wayne Courtney and Kenneth Ro
manager, respecLivoLy, of the GICY of Ldi-tia, j, Ittjjjjasota njunicipal corporation#
on belullf of said corporation.
CRAIG L. LAK.EN
NOTA'( Pulaw. All 1.'-IfS0IA
15, 1584
N
ar Public
EltHr_ T A
(the "Property„)
3357C(12):TSE: 031483
Parcel 1 -- 5421 France Avenue:
Lots 8, 9, l0, and ll, lilockLakeand
Harriet,gHetroug16 nnepin County,inclusive,
Block 4, Ivandale Park near
Minnesota.
Parcel 2 - 3704 West Fuller Street:
Lots 12, 13, and 14, Block 3,
Hennepin County, Minnesota.
Ivandale Park near Lake Harriet)
Parcel 3 -- 5425 France Avenue South: part of the
The West 240 feet of the West 48h L2tofthe
fthat
Northwest quarterth
1/2 of the South l/2 of the North
of the Northwest quarter lying East of the Fast line of France
in
Avenue, as now lWestid out
of the Fourthtraveled
PrincipaltMeridian, Hennepin20, Township $
North, [range 24 W to the Government survey
County. Minnesota, all according
thereof.
parcel 4 - 3721 West Fuller Sti. eet:
part of
he
The East 60 feet of the Wesst300fe 1/2 t of thOf atNorthwesttQuarterh
1/2 of the South 1/2 of theNorth
of Northwest Quarter lying East of the East line of
fTFrance 2$
Avenue as now laid t o fathetFourth Principalin oMerOdian, Hennepin
North, Range 24 West
County, Minnesota, all according to the Government Survey
thereof.
Farcel 5 -- 3717 West Fuller Street:
The East 60 feet of the West 393 feet of the North halfer of the
South half of the North half of the Northwest q
Northwest quarter in Section 20, Township 28 inrth, Range 24
West of the Fourth Principal Meridian,
Minnesota.
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City Hall • 4801 W. 50th St., Edina, MN 55424
Phone 952-927-8861 • Fax 952-826-0390 • www.CityofEdina.com
Date: January 25, 2012
Tos Planning Commission
From: Cary Teague, Planning Director
Res Expansion of the Centennial Lakes TIF District
The City Council has directed staff to investigate the process necessary to expand the
Centennial Lakes Tax Increment Financing (TIF) District. The purpose of the request is
to enable the City to expand the area in which the City could expend funds from the
Centennial Lakes TIF District. (See the attached map on page Al.)
As an example, under the proposed modification, monies from the original Centennial
Lakes TIF District could be spent on items associated with the Grandview District.
As part of this process, the Planning Commission is required to pass a resolution
stating that the expansion of the TIF is in compliance with the Comprehensive Plan.
Ehlers & Associates have prepared the attached document that would modify the Tax
Increment Financing Plan for the Centennial Lakes Tax Increment Financing District.
The Plan does not contemplate any modifications to the City's Land Use Plan within the
Comprehensive Plan; therefore, the Plan would be in compliance with the
Comprehensive Plan. This amendment may actually provide a greater opportunity for
the City to implement some of the goals and policies of the Comprehensive Plan.
The Planning Commission is therefore asked to consider the attached resolution finding
that the Plan for the Centennial Lakes Tax Increment Financing District conforms to the
general plans for the development and re -development of the City.
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PLANNING COMMISSION
CITY OF EDINA
HENNEPIN COUNTY
STATE OF MINNESOTA
RESOLUTION NO.
RESOLUTION OF THE CITY OF EDINA PLANNING COMMISSION FINDING
THAT A MODIFICATION TO THE SOUTHEAST EDINA REDEVELOPMENT
PROJECT AREA AND A MODIFICATION TO THE TAX INCREMENT
FINANCING PLAN FOR CENTENNIAL LAKES TAX INCREMENT
FINANCING DISTRICT CONFORM TO THE GENERAL PLANS FOR THE
DEVELOPMENT AND REDEVELOPMENT OF THE CITY.
WHEREAS, the Edina Housing and Redevelopment Authority (the "HRA") and the City of Edina (the
"City") have proposed to adopt a Modification to the Southeast Edina Redevelopment Project Area (the
"Redevelopment Area Modification") and the Tax Increment Financing Plan (the "TIF Plan") for the
Centennial Lakes Tax Increment Financing District (the "TIF Plan") therefor (the Redevelopment Area
Modification and the TIF Plan are referred to collectively herein as the "Plans") and have submitted the
Plans to the City Planning Commission (the "Commission") pursuant to Minnesota Statutes, Section
469.175, Subd. 3, and
WHEREAS, tate Commission has reviewed the Plans to determine their conformity with the general
plans for the development and redevelopment of the City as described in the comprehensive plan for the
City.
NOW, THEREFORE, BE IT RESOLVED by the Commission that the Plans conform to the general
plans for the development and redevelopment of the City as a whole.
Dated: January 25, 2012
Chair
ATTEST:
Secretary
l .a
an
As o, f January 13, 2012
Drgft for Planning Commission
'aX
Modification to the
Tax Increment Financing Plan
for
the Centennial Lakes Tax increment Financing District
(a redevelopment district)
the Southeast Edina Redevelopment Project Area
Edina Housing and Redevelopment Authority
City of Edina
Hennepin County
State of Minnesota
Adopted: March 7, 1988
Public Hearing on Modification No. 7: February 7, 2012
Modification No. 7 Adopted:
This document is in draft form for• distribution to the County and the School District
The TIF Plan contains the estimated fiscal and economic implications of the proposes
TIF District. The City and the HRA may make minor changes to this draft documen
,,)riot• to the public hearing.
Prepared by: EHLERS & ASSOCIATES. INC.
3060 Centre Pointe Drive, Roseville, Minnesota 55113-1105
651-697.8500 fax: 651-697-6555 www.ehlers-ine.com
Table of Contents
(for reference purposes only)
Section 9 - Municipal Action Taken....................................................................................1-1
Section 2 - Tax Increment Financing Plan for the Centennial Lakes Tax Increment
FinancingDistrict.......................................................................................................................2-1
Subsection2-1.
Foreword.................................................................................................2-1
Subsection 2-2.
Statutory Authority.................................................................................2-1
Subsection 2-3.
Statement of Objectives........................................................................2-1
Subsection 2-4.
Redevelopment Plan Overview...........................................................2-3
Subsection 2-5.
Description of Property in the
District and Property To Be Acquired.................................................2-3
Subsection 2-6.
Classification of the District..................................................................2-3
Subsection 2-7.
Duration and First Year of Tax Increment of the District.................2-4
Subsection 2-8.
Original Tax Capacity, Tax Rate and Estimated Captured Net Tax
Capacity Value/Increment and Notification of Prior Planned Improvements...............2-4
Subsection 2-9.
Sources of Revenue/Bonds to be Issued..........................................2-6
Subsection2-10.
Uses of Funds......................................................................................2-7
Subsection 2-11.
Fiscal Disparities Election..................................................................2-9
Subsection 2-12.
Business Subsidies...........................................................................2-10
Subsection 2-13.
County Road Costs...........................................................................2-11
Subsection 2-14.
Estimated Impact on Other Taxing Jurisdictions ..........................2-11
Subsection 2-15.
Supporting Documentation..............................................................2-14
Subsection 2-16.
Definition of Tax Increment Revenues...........................................2-14
Subsection 2-17.
Modifications to the District..............................................................2-14
Subsection 2-18.
Administrative Expenses..................................................................2-15
Subsection 2-19.
Limitation of Increment.....................................................................2-16
Subsection 2-20.
Use of Tax Increment........................................................................2-17
Subsection 2-21.
Excess Increments............................................................................2-18
Subsection 2-22.
Requirements for Agreements with the Developer ......................2-18
Subsection 2-23.
Assessment Agreements.................................................................2-19
Subsection 2-24.
Administration of the District............................................................2-19
Subsection 2-25.
Annual Disclosure Requirements....................................................2-19
Subsection 2-26.
Reasonable Expectations................................................................2-19
Subsection 2-27.
Other Limitations on the Use of Tax Increment............................2-19
Subsection2-28.
Summary .............................................................................................2-20
Appendix A
ProjectDescription............................................................................................................... A-1
Appendix B
Map of the Southeast
Edina Redevelopment Project Area and the District ............... B-1
Appendix C
Description of Property to be Included in the District ..................................................... C-1
Appendix D
Estimated Cash Flow for the Distric.............................................................................. D-1
Appendix E
Minnesota Business Assistance Form...............................................................................E-1
Appendix F
Redevelopment Qualifications for the District...................................................................F-1
Appendix G
Findings Including But/For Qualifications......................................................................... G-1
Appendix H
Propertyto be Acquired...................................................................................................... H-1
Section 1- Municipal Action Taken
Based upon the statutory authority described in the Redevelopment Plan attached hereto, the public
purpose findings by the City Council and for the purpose of fulfilling the City's development objects as
set forth in the Redevelopment Plan, the City Council has created, established and designated the
Southeast Edina Redevelopment Plan pursuant to and in accordance with the requirements of Minnesota
Statutues, Section 469.126. The following municipal action was taken with regard to the Tax Increment
Financing District located within the Southeast Edina Redevelopment Project Area:
Centennial Lakes Tax Increment Financing, District:
March 7, 1988: The Tax increment Financing Plan for Centennial Lakes Tax Increment Financing
District was adopted by the HRA and City Council.
1988: The Tax Increment Financing Plan for Centennial Lakes Tax Increment Financing District was
modified by the HRA and City Council to amend the District budget in order to provide for the transfer of
tax increment revenue from Edinborough Tax Increment Financing District into Centennial Lakes Tax
Increment Financing District in the amount of $17,000,000 to pay for project costs included in the Tax
Increment Financing Plan for Centennial Lakes Tax Increment Financing District.
1990: The budget in the Tax Increment Financing Plan for Centennial Lakes Tax Increment Financing
District was amended by the HRA and City Council in order to provide for the transfer of tax increment
revenue from 50'" and France Tax Increment Financing District into Centennial Lakes Tax Increment
Financing District in the amount of $10,000,000 pay for project costs included in the Tax Increment
Financing Plan for Centennial Lakes Tax Increment Financing District.
December 29, 1998: The budget in the Tax Increment Financing Plan for Centennial Lakes Tax
Increment Financing District was amended by the HRA and City Council order to provide for the transfer
of tax increment revenue from Southdale Tax increment Financing District into Centennial Lakes Tax
Increment Financing District in the amount of $1,399,306 pay ' for project costs included in the Tax
Increment Financing Plan for Centennial Lakes Tax Increment Financing District and for bonded
indebtedness.
March, 2001: The budget in the Tax Increment Financing Plan for Centennial Lakes Tax Increment
Financing District was amended by the HRA and City Council in order to account for additional land
acquisition costs and land sale proceeds.
December 20, 2005: The budget in the Tax Increment Financing Plan for Centennial Lakes Tax Increment
Financing District was amended by the HRA and City Council to amend the District budget in order to
provide for the additional transfer of tax increment revenue from 50'" and France Tax Increment
Financing District into Centennial Lakes Tax increment Financing District in the amount of $5,000,000
for payment of principal and interest on bonded indebtedness.
November 18, 2008: The budget in the Tax Increment Financing Plan for Centennial Lakes Tax Increment
Financing District was amended by the HRA and City Council in order to provide for the additional
transfer of tax increment revenue from 50"' and France Tax Increment Financing District into Centennial
Lakes Tax Increment Financing District in the amount of $2,000,000 and from Edinborough Tax
Increment Financing District into Centennial Lakes Financing District in the amount of $5,000,000 for
payment of principal and interest on bonded indebtedness.
Edina Housing & Redevelopment Authority Centennial Lakes TIF District 1-1
Section 2 - Tax Increment Financing Plan for the Centennial lakes Tax Increment
Financing District
Subsection 2-1. Foreword
The Edina Housing and Redevelopment Authority (the "HRA"), the City of Edina (the "City"), staff and
consultants have prepared the following information to modify the Tax increment Financing Plan (the
"TIF Plan") for the Centennial Lakes Tax Increment Financing District (the "District"), a redevelopment
tax increment financing district that was established by resolution of the HRA and City on March 7, 1988
and is located in the Southeast Edina Redevelopment Project Area. Centennial Lakes Tax increment
Financing District is Hennepin County Code 1203 and 1249. Tile County Code of 1203 references the
parcels in the District which are located in the Richfield School District ISD N0.280 and the County Code
of 1249 references the parcels in the District which are located in the Bloomington School District ISD
No.271.
Subsection 2-2. Statutory Authority
Within the City, there exist areas where public involvement is necessary to cause development or
redevelopment to occur. To this end, the HRA and City have certain statutory powers pursuant to
Minnesota Statutes CU.S.'), Sections 469.001 to 469.447, inclusive, as amended, and M.S., Sections
469.174 to 469.1799, inclusive, as amended (the "Tax Increment Financing Act" or "TIF Act"), to assist
in financing public costs related to this project.
This section contains the TIF Plan for the District. This modification to the TIF Plan (the
"Modification") restates and replaces, in their entirety, the original TIF flan adopted on March 7, 1988
(the "Original TIF Plan") and all subsequent modifications. A list of City and MRA actions taken in
connection with the TIF Plan is provided in Section 1. Other relevant information is contained in the
Modification to the Redevelopment Plan (the "Redevelopment Plan") for the Southeast Edina
Redevelopment Project Area (the "Project Area'").
Subsection 2-3. Statement of 4
The purpose of this Modification to the TIF Plan is to identify parcels that the NRA and City are
authorized to acquire with tax increments derived from the District, and to authorize the HRA and City to
expend tax increments derived from the District on redevelopment activities in the modified and
expanded Project Area. The modification also restates the budget in conformance with the Office of the
State Auditor requirements.
The District was certified with seven parcels and currently consists of thirteen parcels of land and
adjacent and internal rights-of-way. The increase in parcels resulted from replatting property within the
district.
Edina Housing & Redevelopment Authority Centennial takes TIF District 2-1
(from original r1F Plan)
The District was created to:
1, Promote and secure the prompt and orderly redevelopment of the property within the Project
Area in a manner consistent with applicable governmental comprehensive plans and with
minimal adverse impact on the environment;
2. Control the intensities of land uses to alleviate the existing cmd ftrhtre trgjfic impacts on France
Avenue and the road system in the southeast area of the City;
3. Promote and secure additional housingfor the elderly and persons cj'low and moderate income
and other residents of the City and surrounding area at a reasonable cost, thereby enhancing
living conditions and their general health and welfare;
9. Secure the increase in property subject to taxation by the City, Hennepin County, Independent
School District Nos. 280 & 271 and other local government taxing j:n•isdictions, in order to
better enable such entities to pay for public improvements and governmental services and
programs required to be provided by them; and
S. Provide moneys for the payment of the cost of redevelopment activities in or adjacent to the
Project Area which are necessary to serve the Project Area and for lite orderly and beneficial
development of the Project Area and uc#acent areas of the City.
This TtF Plan is expected to achieve many of the objectives outlined in the Redevelopment Plan for the
Southeast Edina Redevelopment Project Area. Please see Appendix A for further District information.
As of the date of this modification to the TIF Plan, The MRA has entered into the following development
agreements:
1. Tax Increment Assistance Agreement between the HRA and United Properties dated July 1, 1996
for the construction of an office building, restaurant, and related parking facilities and other site
improvements.
2. South Park Development Agreement and Tax Increment Assistance Agreement between the HRA
and South Edina Development Corporation, dated December 1, 1996, for construction of office
buildings and related public improvements.
The activities contemplated in the Modification to the Redevelopment Plan and the TIF Plan do not
preclude the undertaking of other qualified development or redevelopment activities. 'These activities are
anticipated to occur over the life of the Southeast Edina Redevelopment Project Area and the District.
Edina Housing & Redevelopment Authority Centennial Lakes TIF District 2-2
Subsection 2-4. Redevelopment Plan Overview
I . Property to be Acquired - The 14RA or City currently owns one parcel of property within
the District. The remaining property located within the District may be acquired by the
HRA or City and is further described in this TIF Platt. Furthermore, tax increments may
be used to acquire property located within the Project Area and identified in Appendix H.
2. Relocation - Relocation services, to the extent required by law, are available pursuant to
M.S.. Chapter 117 and other relevant state and federal laws.
3. Upon approval of a developer's plan relating to the project and completion of the
necessary legal requirements, the HRA or City may sell to a developer selected properties
that it may acquire within the Project Area, or may lease land or facilities to a developer.
4. The HRA or City may perforin or provide for some or all necessary acquisition,
construction, relocation, demolition, and required utilities and public street work within
the District and Project Area.
Subsection 2-6.. Description of Property in the District and Property To Be Acquired
The District encompasses all property and adjacent rights-of-way and abutting roadways identified by the
parcels listed in Appendix C of this TIF Plan. Please also see the map in Appendix B for further
information on the location of the District.
Subsection 2-6. Classification of the District
(Froin Original TIF Plan)
Tax Increment Financing District. Less than 70 percent of the parcels in the District are occupied by
buildings, streets, utilities, cit- other improvements. As shown by the Real Estate Consulting Analysis dated
September 15, 1987 prepared by Robert Boblett Associates, lite., due to unusual terrain and soil
deficiencies requiring substantial filling, grading or other physical preparation for use at least 80% of
the total acreage of land in the District had a fair market value tipon inclusion in the District, which when
added to lire cost ofpreparing that land for development, excluding costs directly relating to roads and
defined in Section 160.01 and local improvements as described in Section 429.021, subdivision 1, clauses
1 to 7, 11 and 12 and 430. 01, exceeds it anticipated fair market value c fler completion of the preparation.
In addition, the HRA has concluded rift agreement for the development of at least 50% of lite acreage in
the District having the unusual soil or terrain deficiencies, which agreement provides recourse to the
NRA should the development not be completed. Therefore, the District comprises and is designated as a
"Tar Increment Financing District " and is a "Redevelopment District ", as defined in and pursuant to
Minnesota Statutes, Sections 469.174 it) 469.179.
Edina Mousing & Redevelopinent Authority Centennial Lakes TIF District 2-3
Subsection 2-7. Duration and First Year of Tax Increment of the District
Pursuant to U.S., Section 469.175, Subd. 1, and Section 469.176, Subd 1, the duration and first year of
tax increment of the District must be indicated within the TIF Plan. Pursuant to M.,5 , .Section 469.176,
Subd. Ib., the duration of the District will be 25 years after receipt of the first increment by the HRA or
City (a total of 26 years of tax increment). Hennepin County certified the TiF District on April 5, 1988
(referred to by Hennepin County as District No. 1203 and No.]249) and the HRA received the first tax
increment in 1989. Thus, (lie District, including any modifications of the TI I, Plan for subsequent phases
or other changes, will terminate after 2014, or when the TiF Plan is satisfied. The [IRA or City reserves
the right to decertify the District prior to the legally required date.
Subsection 2-8. Original Tax Capacity, Tax Rate and Estimated Captured Net Tax
Capacity ValuelIncrement and Notification of Prior Planned Improvements
(From Original TIF Platt)
The Assessed Value of all taxable property in the District as most recently certified by the Commissioner
of Revenue of the State of Minnesota, being lite certification made in 1987 with respect to the .assessed
Value of such property as of January 1, 1987, for taxes payable in 1988 is estimated to be $4,823,003,
which amount is expected to be the Original Assessed Value afstrch properly. A parcel included in the
District (FID #5-27-24-21-0004) Is tact exempt by reason ofownership ofsuch parcel by the HRA. Such
parcel has been owned by the NRA for more than one year and pursuant to Minnesota Statutes, Section
469.174, subdivision 7, the original assessed value of such property while owned by the District will be
zero.
(As Modified February 7, 2012)
Pursuant to U.S., Section 469.174, Subd. 7 andU.S., Section 469.177, Subd, 1, the Original Net Tax
Capacity (ONTO) as certified for the District was based on the market values placed on the property by
the assessor in 1987 for taxes payable 1988,
Pursuant to M.S., Section 469,177, Subds, I and 2, the County Auditor shall certify in each year
(beginning in the payment year 1989) the amount by which the original value has increased or decreased
as a result of:
1. Change in tax exempt status of property;
2. Reduction or enlargement of the geographic boundaries of the district;
3. Change due to adjustments, negotiated or court-ordered abatements;
4. Change in the use of the property and classification;
5. Change in state law governing class rates; or
6. Change in previously issued building permits.
Edina Housing &. Redevelopment Authority Centennial Lakes TiF District 2-4
In any year in which the current Net Tax Capacity (NTC) value of the District declines below the ONTO,
no value will be captured and no tax increment will be payable to the HRA or City. The ONTC far the
District certified by Hennepin County for taxes payable in 2012 is $200,867. No parcels have been
added to the TIF District nor has there been any change to the tax exempt status of property within the
district, therefore any change to the ONTC since 1988 would be due to changes in the use of the property
or classification and statutory changes to class rates.
Because the request for certification of the District occurred prior to May 1, 1988, the requirement to use
the lesser of the current local tax rate or the original local tax rate, pursuant to U.S. Section 469.177, Subd
la does not apply to the District. The current local tax rate will be used to calculate annual tax incrcment.
The estimated local tax rate for taxes payable 2012 is used for the purpose of tax increment projections in
the Modification.
Pursuant to M.S., Section 469.174 Subd. 4 and M.S., Section 469.177, Subd. 1, 2, and 4, the estimated
Captured Net Tax Capacity (CTC) of the District, within the Southeast Edina Redevelopment Project
Area will annually approximate tax increment revenues as shown in the table below. The HRA and City
request 100 percent of the available increase in tax capacity for repayment of its obligations and current
expenditures, beginning in the tax year payable 1989. The Project Tax Capacity (PTC) listed are the
values assessed in 2011 for taxes payable in 2012. The parcels in the District are in two unique taxing
areas. The CTC for the parcels in the School District No.280 is listed in the chart below and the CTC for
the parcels in School District No.271 is listed on the next page.
Centennial Lakes Tax Increment District Parcels in School District No.280 (County Code No.1203)
Project Estimated Tax Capacity upon Completion (PTC) $3,327,678
Less Original Estimated Net Tax Capacity (ONTO) ($194,197)
Estimated Captured Tax Capacity (CTC) $3,133,481
Original Local Tax Rate 1.14022 Estimated
Pay 2012
Estimated Annual Tax Increment (CTC x Local Tax hate) $3,572,857
Percent Retained by the HRA 100%
Tax capacity —includes in a on factor or-thedur;tiono t ►e District. e ax catlaC ty
included in this chart is the estimated tax capacity of the District in year 25.
Edina Housing & Redevelopment Authority Centennial takes TIP District 2-5
Centennial Lakes Tax Increment District Parcels in School District No.271 (County Code No.1249)
Project Estimated Tax Capacity upon Completion (PTC) $17,980
Less Original Estimated Net Tax Capacity (ONTC) ($6,670)
Estimated Captured Tax Capacity (CTC) $11,310
Original Local Tax Rate 1.08127 Estimated
Pay 2012
Estimated Annual Tax Increment (CTC x Local Tax Rate) $12,229
Percent Retained by the HRA 100%
Tax capacity includes a 0% inflation factor for the duration of the District. t ne tax capacity
Included in this chart is the estimated tax capacity of the District in year 25.
Pursuant to M.S., Section 464.177, Suhd 4, the HRA shall, after a due and diligent search, accompany its
request for certification to the County Auditor or its notice of the District enlargement pursuant to U.S.,
Section 469.175, Subd. 4, with a listing of all properties within the District or area of enlargement for
which building permits have been issued during the eighteen (18) months immediately preceding
approval of the TIF Plan by the municipality pursuant to U.S., Section 469.175, Subd. 3. The County
Auditor shall increase the original net tax capacity of the District by the net tax capacity of improvements
for which a building permit was issued.
The HRA and City are not adding parcels to the District.
Subsection 2-9. Sources of Revenue/Bonds to be Issued
The costs outlined in the Uses of Funds will be financed primarily through the annual collection of tax
increments. The HRA or City reserves the right to incur bonds or other indebtedness as a result of the
TIF Plan. As presently proposed, the projects within the District will be financed by bond issues, loans,
and transfers. Any refunding amounts will be deemed a budgeted cost without a formal TIF Plan
Modification. This provision does not obligate the HRA or City to incur debt. The FIRA or City will
issue bonds or incur other debt only upon the determination that such action is in the best interest of the
City.
Bdina Housing & Redevelopment Authority Centennial Lakes TIF District 2-6
The total estimated tax increment revenues for the District are shown in the table below.,
The HRA or City may issue bonds (as defined in the TIP Act) secured in whole or in part with tax
increments from the District in a maximum principal amount of $41,400,000. Such bonds may be in the
form of pay-as-you-go notes, revenue bonds or notes, general obligation bonds, or interfund loans. This
estimate of total bonded indebtedness is a cumulative statement of authority under this TIF Plan as of the
date of approval.
Subsection 2-10. Uses of Funds
Currently under consideration for the District is a proposal to facilitate construction of public
improvements within the Project Area as modified on February 7, 2012. 'rhe HRA and City have
detcnnincd that it will be necessary to provide assistance to the projects for certain District costs, as
described. The HRA has studied the feasibility of the development or redevelopment of property in and
around the District. To facilitate the establishment and development or redevelopment of the District,
tltis TIF Plan authorizes the use of tax increment financing to pay for the cost of certain eligible expenses.
The estimate of public costs and uses of funds associated with the District is outlined in the table on the
following page.
Edina Housing & Redevelopment Authority Centennial Lakes TiP District 2-7
cumulative
Proposed
Sources
Modified Budet
Budget
Modification
11/18/2008
217/2012
Tax Increment (See Note 1)
90,000,000
130,000,000
Interest
2,500,000
5,000,000
Bond Proceeds (See Note 3)
34,400,000
Sales/lease proceeds
11,637,070
9,137,070
Other Revenues (See Note 2)
1,894,632
-
Transfers in (See Note 1)
40,000,000
-
TOTAL
180,431,702
144,137,070
The HRA or City may issue bonds (as defined in the TIP Act) secured in whole or in part with tax
increments from the District in a maximum principal amount of $41,400,000. Such bonds may be in the
form of pay-as-you-go notes, revenue bonds or notes, general obligation bonds, or interfund loans. This
estimate of total bonded indebtedness is a cumulative statement of authority under this TIF Plan as of the
date of approval.
Subsection 2-10. Uses of Funds
Currently under consideration for the District is a proposal to facilitate construction of public
improvements within the Project Area as modified on February 7, 2012. 'rhe HRA and City have
detcnnincd that it will be necessary to provide assistance to the projects for certain District costs, as
described. The HRA has studied the feasibility of the development or redevelopment of property in and
around the District. To facilitate the establishment and development or redevelopment of the District,
tltis TIF Plan authorizes the use of tax increment financing to pay for the cost of certain eligible expenses.
The estimate of public costs and uses of funds associated with the District is outlined in the table on the
following page.
Edina Housing & Redevelopment Authority Centennial Lakes TiP District 2-7
Uses
Land/Building Acquisition
22,981,425
30,000,000
Site Improvements/Preparation
10,432,747
15,000,000
Other Qualifying Improvements (See Note 1)
50,337,070
Parking Faciltiies
8,860,000
Park Facilties
6,578,483
Bond Principal Payments (See Note 2)
41,400,000
Bond Interest Payments
38,000,000
see below
Loan Principal Payments
Loan Interest Payments
14,684,711
see below
Other Improvements
Parkland Dedication
2,030,345
Paid to other Governments
42,000
Administrative Costs (up to 10%)
1,600,000
1,800,000
PROJECT COST TOTAL
146,609,711
97,137,070
Interest
47,000,000
PROJECT AND INTEREST COSTS TOTAL
146,609,711
144,137,070
Note 1; reporting forms consolidate most previous budget categories
into "Other Qualifying improvements." The 2/7/2012 budget m odification follows the
current OSA budgeting and reporting format.
Note 2: Current OSAbudgeting and reporting forms no longer show bond proceeds as
a revenue source. The Cityand MRAare authorized to incur up to $41,400,000 in bonded
Indebtedness.
The total project cost, including financing costs (interest) listed in the table above does not exceed the
total projected tax increments for the District as shown in the Sources of Funds above.
Estimated costs associated with the District are subject to change among categories without a
modification to this TIF Ilan. The cost of all activities to be considered for tax increment financing will
not exceed, without formal modification, the budget above pursuant to the applicable statutory
requirements. Pursuant to U.S., Section 469.1763, Subd, 2, no more than 25 percent of the tax increment
paid by property within the District will be spent on activities related to development or redevelopment
outside of the District but within the boundaries of the Southeast Edina Redevelopment Project Area,
(including administrative costs, which are considered to be spent outside of the District) subject to the
limitations as described in this TIF Plan.
Edina Housing & Redevelopment Authority Centennial Lakes TIF District 2-8
Subsection 2-11. Fiscal Disparities Election
Pursuant to US, Section 969.177, Subd. 3, the HRA or City may elect one of two methods to calculate
fiscal disparities. If the calculations pursuant to U.S., Section 969.177, ,Sabel 3, clause a, (outside the
District) are followed, the following method ofcornputation shall apply:
The original net tar capacity and the current net tar capacity shall be determined before the
application of the fiscal disparity provisions of Chapter 27611 or ME. Where the original
net tax capacity is equal to or greater than the current net tax capacity, there is no captured
net tax capacity and no tax increment determination. Where lire original net tax capacity is
less than the current net tax capacity, the difference between the original net tar capacity and
the current net tax capacity is the captures! net tax capacity. This amount less any portion
thereof which the authority has designated, in its tax increment_ nancing plan, to share with
the local taring districts is the retained captured net tax capacity of the authority.
2. The county auditor shall erchrde the retained captured net tar capacity of the authorityfrom
the net tax capacity of the local tacitly' districts In determining local taxing district tar rates.
The local tar rates so determined are to he extended against the retained captured net tax
capacity of lire authority as well as the net tar capacity of the local taring districts. The tar
generated by the extension of the lesser of (A) the local taxing district tar rates or (8) the
original local tax rate to the retained captured net tar capacity of the authority is the tax
increment of the authority.
The HRA will choose to calculate fiscal disparities by clause a.
According to M.S., Section 969.177, Subd. 3:
(c) The method of computation of tax tncrerrrent applied to a district pursuant til paragraph (a)
or (b) shall remain the same for the duration of 'the district, except that the governing body
may elect to change its election from the method ofcomputation in paragraph (a) to the
method in paragraph (b).
Edina Housing & Redevelopment Authority Centennial lakes TIF District 2-9
Subsection 2.12. Business Subsidies
Pursuant to ATS., Section 116J.993, Subd 3, the following forms of financial assistance are not
considered a business subsidy;
I. A business subsidy of less than $150,000;
2. Assistance that is generally available to all businesses or to a general class of similar businesses,
such as a line of business, size, location, or similar general criteria;
3. Public improvements to buildings or lands owned by the state or local government that serve a
public purpose and do not principally benefit a single business or defined group of businesses at
the time the improvements are made;
4. Redevelopment property polluted by contaminants as defined in MS., Section 1161.552, Subd. 3;
S. Assistance provided for the sole purpose of renovating old or decaying building stock or bringing
it up to code and assistance provided for designated historic preservation districts, provided that
the assistance is equal to or less than 50% of the total cost;
6. Assistance to provide job readiness and training services if the sole purpose of the assistance is to
provide those services;
7. Assistance for housing;
8. Assistance for pollution control or abatement, including assistance for a tax increment financing
hazardous substance subdistrict as defined under U.S., Section 469.174, Subd. 23;
9. Assistance for energy conservation;
10. Tax reductions resulting from conformity with federal tax law;
11. Workers' compensation and unemployment compensation;
12. Benefits derived from regulation;
13. indirect benefits derived from assistance to educational institutions;
14. Funds from bonds allocated under chapter 474A, bonds issued to refund outstanding bonds, and
bonds issued for the benefit of an organization described in section 501 (c) (3) of the Internal
Revenue Code of 1986, as amended through December 31, 1999;
15. Assistance for a collaboration between a Minnesota higher education institution and a business;
16. Assistance for a tax increment financing soils condition district as defined under M.S., Section
469.174, Subd. 19;
17. Redevelopment when the recipient's investment in the purchase of the site and in site preparation
is 70 percent or more of the assessor's current year's estimated market value;
18. General changes in tax increment financing law and other general tax law changes of a
principally technical nature;
19. Federal assistance until the assistance has been repaid to, and reinvested by, the state or local
government agency;
20, Funds from dock and wharf bonds issued by a seaway port authority;
21. Business loans and loan guarantees of$150,000 or less;
22. Federal loan funds provided through the United States Department of Commerce, Economic
Development Administration; and
23. Property tax abatements granted under M.S., ,Section 469.1813 to property that is subject to
valuation under Minnesota Rules, chapter 8100.
Edina Housing & Redevelopment Authority Centennial Lakes TIF District 2-10
The I -IRA will comply with N1.S., Sections 1161993 to 116J 995 to the extent the tax increment assistance
under this TIF Plan does not fall under any of the above exemptions.
Subsection 2-13. County Road Casts
Pursuant to U.S., Section 469.175, Subd. ]a, the county board may require the HRA or City to pay for all
or pant of the cost of county road improvements if the proposed development to be assisted by tax
increment will, in the judgment of the county, substantially increase the use of county roads requiring
construction of road improvements or other road costs and if the road improvements are not scheduled
within the next five years under a capital improvement plan or within five years under another county
plan.
If the county elects to use increments to improve county roads, it must notify the HRA or City withinn
forty -rive days of receipt of this TiF Plan. in the opinion of the 11RA and City and consultants, the
proposed development outlined in this TIF Plan will have little or no impact upon county roads, therefore
the TIF Plan was not forwarded to the county 45 days prior to the public hearing. The HILA and City are
aware that the county could claim that tax increment should be used for county roads, even after the
public hearing.
Subsection 2-14. Estimated impact on Other Taxing Jurisdictions
The estimated impact on other taxing jurisdictions assumes that the redevelopment contemplated by the
TIF Plan would have occurred without the creation of the District. However, the HRA and City have
determined that such development or redevelopment would not have occurred "but for" tax increment
financing and that, therefore, the fiscal impact on other taxing jurisdictions is $0. The estimated fiscal
impact of the District County Code 1203 for parcels located in the Richfield ISD No. 280 for taxes
payable in 2412 would be as follows if the "but for" test was not met:
IMPACT ON TAX BASE COUNTY CODE NO. 1203
Estimated
201I/Pay 2412 Estimated Captured
Total Net Tax Capacity (CTCj
Tax Capacity Upon Completion
Hennepin County 1,399,287,469 3,133,481
City of Edina 99,116,771 3,133,481
Richfield ISD No. 280 44,246,753 3,133,481
Edina Housing & Redevelopment Authority Centennial Lakes TIF District
Percent of CTC
to Entity Total
0.2239/0
3.1614%
7.0818%
2-11
IMPACT ON TAX BASE COUNTY CODE NO. 1203
The estimated fiscal impact of the District County Code 1249 for parcels located in the Bloomington
ISD No.271 for taxes payable in 2012 would be as follows if the "but for" test was not met:
IMPACT ON TAX BASE COUNTY CODE NO. 1249
Estimated Pay
Estimated
2012
Percent
Estimated Captured
Potential
Extension Rates
of Total
CTC
Taxes
Hennepin County
0.487770
42.66%
3,133,481
1,528,418
City of Edina
0.259080
22.66%
3,133,481
811,822
Richfield ISD No. 280
0.282900
24.74%
3,133,481
886,462
Other
0.113762
9.95%3,133,481
33.481
3 6,465
Total
1.143510
100.00%
3,583,167
The estimated fiscal impact of the District County Code 1249 for parcels located in the Bloomington
ISD No.271 for taxes payable in 2012 would be as follows if the "but for" test was not met:
IMPACT ON TAX BASE COUNTY CODE NO. 1249
Estimated
201ItPay 2012
Estimated Captured
Total Net
Tax Capacity (CTC) Percent of CTC
Tax Capacity
Upon Completion to Entity Total
Hennepin County
1,399,287,469
11,310
0.0008%
City of Edina
99,116,771
11,310
0.0114%
Bloomington ISD No. 271
129,879,607
11,310
0.0087%
IMPACT ON TAX BASE COUNTY CODE NO. 1249
Estimated Pay
2012
Percent
Potential
Extension Rates
of Total CTC
Taxes
Hennepin County
0.487770
45.11% 11,310
5,517
City of Edina
0.259080
23.96% 11,310
2,930
Bloomington ISD No. 271
0.223950
20.71% 11,310
2,533
Other
0.110470
10.22 0 11.310
1.249
Total
1.081270
100.00%
12,229
Edina Housing & Redevelopment Aulhority Centennial lakes TIF District 2-12
The estimates listed above display the captured tax capacity based on Pay 2012 market values for
property within the District. The tax rate used for calculations is the estimated Pay 2012 rate. The total
net capacity for the entities listed above are based on estimated Pay 2012 figures.
The Modification does not enlarge the boundaries of the TIP District and the TIF District is fully
developed. Therefore, there is no estimated impact on other taxing jurisdictions as a result of this
Modification.
Pursuant to U.S. Section 469.175 Subd. 2(b):
(1) Estimate of total tax increment. It is estimated that the total amount of tax increment that will be
authorized over the life of the District is $130,000,000, a portion of which was increment
transferred in from other TIP Districts in the Project area;
(2) Probable impact of the District on city provided services and ability to issue debt.
(3) Cstimated amount of tax increment attributable to Richfield 15D No 280 levies It is estimated
that the amount of tax increments over the life of the District that would be attributable to ISD
No. 280 levies, assuming tine school district's share of the total local tax rate for all taxing
jurisdictions remained the same, is $22,161,550;
(4) Estimated amount of tax increment attributable to Bloomington ISD No 271 levies. It is
estimated that the amount of tax increments over the life of the District that would be attributable
to ISD No. 271 levies, assuming the school district's share of the total local tax rate for all taxing
jurisdictions remained the same, is $63,825;
(5) Estimated amount of tax increment attributable to county, levies. It is estimated that the amount
of tax increments over the life of the District that would be attributable to county levies, assuming
the county's share of the total local tax rate for all taxing jurisdictions remained the same, is
$38,948,375;
(6) Additional information requested b the he count or school district. The City is not aware of any
standard questions in a county or school district written policy regarding tax increment districts
and impact on county or school district services. The county or school district must request
additional information pursuant to U.S. Section 469.175 Subd. 2(b) within 15 days after receipt of
the tax increment financing plan.
No requests for additional information from the county or school district regarding the proposed
development for the District have been received.
Pdina Housing & Redevelopment Authority Centennial Lakes TIP District 2-13
Subsection 2-16. Supporting Documentation
Pursuant to U.S. Section 469.175, Subd. 1 (a), clause 7 the TIF flan must contain identification and
description of studies and analyses used to make the determination set forth in M.S. Section 469.175,
Subd 3, clause (b)(2) and the findings are required in the resolution approving the District. Following is
a list of reports and studies on file at the City that support the HRA and City's findings:
A 10,j ofapplivol�le �tt�cli � %V III 13+.� II%Io,1 1wof, IIriyI1 141 111,+ t tjhIIk- It, ItIti±t,.
Subsection 2-16. Definition of Tax Increment Revenues
Pursuant to M,., Section 469.174, Subd. 25, tax increment revenues derived from a tax increment
financing district include all of the following potential revenue sources:
I . Taxes paid by the captured net tax capacity, but excluding any excess taxes, as computed under
U.S., Section 469.177;
2. The proceeds from the sale or lease of property, tangible or intangible, to the extent the property
was purchased by the Authority with tax increments;
3. Principal and interest received on loans or other advances made by the Authority with tax
increments;
4. interest or other investment earnings on or from tax increments;
5. Repayments or return of tax increments made to the Authority under agreements for districts for
which the request for certification was made after August 1, 1993; and
6. The market value homestead credit paid to the Authority under M.S., Section 280.1384.
Subsection 2-17. Modifications to the District
In accordance with MS., Section 469.175, Subd. 4, any:
1. Reduction or enlargement of the geographic area of the District, if the reduction does not meet the
requirements of MS., Section 469.173, Subd. 4(e);
2. Increase in amount of bonded indebtedness to be incurred;
3. A determination to capitalize interest on debt if that determination was not a part of the original
TIF Plan;
4. Increase in the portion of the captured net tax capacity to be retained by the HRA or City;
S. increase in the estimate of the cost of the District, including administrative expenses, that will be
paid or financed with tax increment from the District; or
6. Designation of additional property to be acquired by the HRA or City,
Edina Housing & Redevelopment Authority Centennial Lakes TiF District 2-14
shall be approved upon the notice and after the discussion, public hearing and findings required for
approval of the original TIF Plan.
The purpose of this Modification is to designate additional property to be acquired by the FIFtA or City
with bonded indebtedness not to exceed $41,400,000.p
Pursuant to MS. Section 169.175 Sttbd. 4(l), the geographic area of the District may be reduced, but shall
not be enlarged after five years following the date of certification of the original net tax capacity by the
county auditor. If a redevelopment district is enlarged, the reasons and supporting facts for the
determination that the addition to the district meets the criteria of U.S., Section 469.174, Subd. 10, must
be documented in writing and retained. The requirements of this paragraph do not apply if (1) the only
modification is elimination of parcel(s) from the District and (2)(A) the current net tax capacity of the
parcel(s) eliminated from the District equals or exceeds the net tax capacity of those parcel(s) in the
District's original net tax capacity or (13) the FIRA agrees that, notwithstanding U.S., Section 469.177,
Suhd, 1, the original net tax capacity will be reduced by no more than the current net tax capacity of the
parcel(s) eliminated from the District.
This modification does not increase the geographic area of the District.
The HRA or City must notify the County Auditor of any modification to the District. Modifications to
the District in the form of a budget modification or an expansion of the boundaries will be recorded in the
TIF Plan.
Subsection 2-18. Administrative Expenses
In accordance with M.S., Section 469.174, Subd. 14, administrative expenses means all expenditures of
the HRA or City, other than:
I . Amounts paid for the purchase of land;
2. Amounts paid to contractors or others providing materials and services, including architectural
and engineering services, directly connected with the physical development of the real property in
the District;
3. Relocation benefits paid to or services provided for persons residing or businesses located in the
District; or
4. Amounts used to pay principal or interest on, fund a reserve for, or sell at a discount bonds issued
pursuant to M.S., Section 469.178; or
5. Amounts used to pay other financial obligations to the extent those obligations were used to
finance costs described in clauses (1) to (3).
Edina Housing & Redevelopment Authority Centennial Lakes TIF District 2.15
For districts for which the request for certification were made before August I, 1979, or after June 30,
1982, and before August 1, 2001, administrative expenses also include amounts paid for services
provided by bond counsel, fiscal consultants, and planning or economic development consultants.
Pursuant to M.S., Section 469.176, Subd. 3, tax increment may be used to pay any authorized and
documented administrative expenses for the District up to but not to exceed 10 percent of the total
estimated tax increment expenditures authorized by the TIF Plan or the total tax increments, as defined by
U.S., Section 469.174, Subd, 25, clause (1), from the District, whichever is less.
For districts for which certification was requested after July 31, 2001, no tax increment may be used to
pay any administrative expenses for District costs which exceed ten percent of total estimated tax
increment expenditures authorized by the TIF Plan or the total tax increments, as defined in U.S., Section
469.174, Subd. 25, clause (1), from the District, whichever is less.
Pursuant to MS., Section 469.176, Subd. 4h, tax increments may be used to pay for the County's actual
administrative expenses incurred in connection with the District and are not subject to the percentage
limits of U.S., Section 469.176, Sub(( 3. The county may require payment of those expenses by
February 15 of the year following the year the expenses were incurred.
Pursuant to M.S., Section 469. 177, Subd. 11, the County Treasurer shall deduct an amount currently .36
percent of any increment distributed to the HRA or City and the County Treasurer shall pay the amount
deducted to the State Commissioner of Management and Budget for deposit in the state general fund to be
appropriated to the State Auditor for the cost of financial reporting of tax increment financing information
and the cost of examining and auditing authorities' use of tax increment financing. This amount may be
adjusted annually by the Commissioner of Revenue.
Subsection 2-19. Limitation of Increment
The tax increment pledged to the payment of bonds and interest thereon may be discharged and the
District may be terminated if sufficient funds have been irrevocably deposited in the debt service fund or
other escrow account held in trust for all outstanding bonds to provide for the payment of the bonds at
maturity or redemption date.
Edina Housing & Redevelopment Authority Centennial Lakes TIF District 2-16
Pursuant to M.S., Section 469.176, Subd. 6:
if, after four years fr•onr the date of certification qf lite original net tax capacity of the lav
increment financing district pursuant to U.S., Section 469.177, no demolition,
rehabilitation or renovation of property or other site preparation, including qualified
improvement of a street adjacent to a parcel but not installation of rtlility service
including; sewer or water systems, has been commenced on a parcel located within a tax
increment financing district by the authority or by the owner of the parcel in accordance
with lite tax increment financing plan, no additional tax increment inay be taken f om
that parcel and the original net iar capacity of'that parcel shall be excluded from the
original net lax capacity of the tax increment firrarrchug district. If lire authority or the
owner of the parcel subsequently commences demolition, rehabilitation or renovation or
other site preparation nit that parcel including qualified improvement of a street adjacent
to that parcel, in accordance with the lax increment financing plan, the authority shall
certify to the county auditor that the activity has commenced and the county auditor shall
certify the net lar capacity thereof as most recently certified by the commissioner of
revenue and add it to the original net tacr capacity of'the tat increnient•Tnancing district.
?'he county auiditor must enforce the provisions of this subdivision. The authority must
submit to the county auditor evidence that the required activity has taken place for each
parcel in the district. The evidence for a parcel must be submitted by February I of the
f film year following the year in which the parcel was certified as included in lite district.
For purposes of this subdivision, quallfied improvements of a sit -eel are limlled to (1)
construction or opening of a new street, (2) relocation of'a street, and (3) substantial
reconstruction or rebuilding of an existing street.
Subsection 2-20. Use of Tax Increment
The 14RA or City hereby determines that it will use 100 percent of the captured net tax capacity of taxable
properly located in the District for the following purposes:
I. To pay the principal of and interest on bonds issued to finance a project;
2. to finance, or otherwise puny public redevelopment costs of the Southeast Edina Redevelopment
Project Area pursuant to M.S., Sections 469.001 to 469.047;
3. To pay for project costs as identified in the budget set forth in the TIF Plan;
4. To finance, or otherwise pay for other purposes as provided in M.S., Section 469.176, Subd. 4;
5. To pay principal and interest on any loans, advances or other payments made to or on behalf of
the HRA or City or for the benefit of the Southeast Edina Redevelopment Project Area by a
developer;
6. To finance or otherwise pay premiums and other costs for insurance or other security
guaranteeing the payment when due of principal of and interest on bonds pursuant to the TIF Plan
or pursuant to U.S., Chapter 4620. M.S., Sections 469.152 through 469.165, and/or U.S.,
Sections 469.178; and
7. To accumulate or maintain a reserve securing the payment when due of the principal and interest
on the tax increment bonds or bonds issued pursuant to M.S., Chapter 462C, M.S., Sections
469.152 through 469.165, and/or M.S., Sections 469.178.
These revenues shall not be used to circumvent any levy limitations applicable to the City nor for other
purposes prohibited by M.S., Section 469.176, Subd. 4.
Edina Housing, & Redevelopment Authority Centennial Lakes TIF District 2-17
Tax increments generated in the District will be paid by Hennepin County to the NRA for the Tax
Increment Fund of said District. The NRA or City will pay to the developer(s) annually an amount not to
exceed an amount as specified in a developer's agreement to reimburse the costs of land acquisition,
public improvements, demolition and relocation, site preparation, and administration. Remaining
increment funds will be used for LIRA or City administration (tip to 10 percent) and for the costs of public
improvement activities outside the District.
Subsection 2.21. Excess Increments
Excess increments, as defined in MS, Section 469.176, Subd. 2, shall be used only to do one or more of
the following:
I . Prepay any outstanding bonds;
2. Discharge the pledge of tax increment for any outstanding bonds;
3. Pay into an escrow account dedicated to the payment of any outstanding bonds; or
4. Return the excess to the County Auditor for redistribution to the respective taxing jurisdictions in
proportion to their local tax rates.
The 14RA or City must spend or return the excess increments under paragraph (c) within nine months
after the end of the year. In addition, the NRA or City may, subject to the limitations set forth herein,
choose to modify the TIF Plan in order to finance additional public costs in the Southeast Edina
Redevelopment Project Area or the District.
Subsection 2-22. Requirements for Agreements with the Developer
The HRA or City will review any proposal for private development to determine its conformance with the
Redevelopment Plan and with applicable municipal ordinances and codes. To facilitate this effort, the
following documents may be requested for review and approval: site plan, construction, mechanical, and
electrical system drawings, landscaping plan, grading and storm drainage plan, signage system plan, and
any other drawings or narrative deemed necessary by the HRA or City to demonstrate the conformance of
the development with City plans and ordinances. The HRA or City may also use the Agreements to
address other issues related to the development.
Pursuant to U.S., Section 469.176, Suhd. S, no more than 25 percent, by acreage, of the property to be
acquired in the District as set forth in the TIF Plan shall at any time be owned by the HRA or City as a
result of acquisition with the proceeds of bonds issued pursuant to US., Section 469.178 to which tax
increments from property acquired is pledged, unless prior to acquisition in excess of 25 percent of the
acreage, the HRA or City concluded an agreement for the development or redevelopment of the property
acquired and which provides recourse for the HRA or City should the development or redevelopment not
be completed.
Edina Housing & Redevelopment Authority Centennial Lakes TIF District 2-18
Subsection 2-23. Assessment Agreements
Pursuant to ltt S., Section 469.177, Subd. 8, the HRA or City may enter into a written assessment
agreement in recordable form with the developer of property within the District which establishes a
minimum market value of the land and completed improvements for the duration of the District. The
assessment agreement shall be presented to the County Assessor who shall review the plans and
specifications for the improvements to be constructed, review the market value previously assigned to the
land upon which the improvements are to be constructed and, so long as the minimum market value
contained in the assessment agreement appears, in the judgment of the assessor, to be a reasonable
estimate, the County ,Assessor shall also certify the minimum market value agreement.
Subsection 2-24. Administration of the District
Administration of the District will be handled by the Executive Director.
Subsection 2-25. Annual Disclosure Requirements
Pursuant to M.S., Section 469.175, Subdr. S, 6, and 6b the HRA or City must undertake financial
reporting for all tax increment financing districts to the Office of the State Auditor, County Board and
County Auditor on or before August I of each year. 1LS., Section 469.175, Subd. S also provides that an
annual statement shall be published in a newspaper of general circulation in the City on or before August
5.
If the City fails to make a disclosure or submit a report containing the information required by M.S.,
Section 469.175 Subd. 5 and Subd. 6, the OSA will direct the County Auditor to withhold the distribution
of tax increment from the District.
Subsection 2-26. Reasonable Expectations
As required by the TIC' Act, in establishing the District, the determination has been made that the
anticipated development would not reasonably be expected to occur solely through private investment
within the reasonably foreseeable future and that the increased market value of the site that could
reasonably be expected to occur without the use of tax increment financing would be less than the
increase in the market value estimated to result from the proposed development after subtracting the
present value of the projected tax increments for the maximum duration of the District permitted by the
TIF Plan. In making said determination, reliance has been placed upon written representation made by
the developer to such effects and upon HRA and City staff awareness of the feasibility of developing the
project site(s) within the District. A comparative analysis of estimated market values both with and
without establishment of the [District and the use of tax increments has been performed as described
above. Such analysis is included with the cashflow in Appendix D, and indicates that the increase in
estimated market value of the proposed development (less the indicated subtractions) exceeds the
estimated market value of the site absent the establishment of the District and the use of tax increments.
Subsection 2-27. Other Limitations on the Use of Tax Increment
1. General Limitations. All revenue derived from tax increment shall be used in accordance with the
TIF Plan. The revenues shall be used to finance, or otherwise pay public redevelopment costs of the
Edina Housing & Redevelopment Authority Centennial takes TiF District 2-19
Southeast Edina Redevelopment Project Area pursuant to U.S., Sections 469.601 to 469.047. Tax
increments may not be used to circumvent existing levy limit law. No tax increment may be used for
the acquisition, construction, renovation, operation, or maintenance of a building to be used primarily
and regularly for conducting the business of a municipality, county, school district, or any other local
unit of government or the state or federal government. This provision does not prohibit the use of
revenues derived from tax increments for the construction or renovation of a parking structure.
Subsection 2-28. Summary
The Edina Housing and Redevelopment Authority is established the District to preserve and enhance the
tax base, redevelop substandard areas, and provide employment opportunities in the City. The TIF Plan
for the District was prepared by Ehlers & Associates, Inc., 3060 Centre Pointe Drive, Roseville,
Minnesota 55113, telephone (651) 697.8500.
Edina Housing & Redevelopment Authority Centennial Lakes TIF District 2-20
Appendix A
Project Description
The District was established in March, 1988 to redevelop parcels in the southeastern portion of Edina.
The redevelopment consisted of office buildings, a restaurant, parking facilities and related
improvements. Tax increment financing assistance was provided pursuant to two development
agreements described in Section 2-3 of the Plan. The development is commonly referred to today as
Centennial Lakes,
Modification #7 to the District is being undertaken to accomplish the following:
I ) Revise the District budget to be consistent with current statutory definitions of "tax increment"
and the Office of the State Auditor tax increment reporting forms.
2) Authorize tax increment from the District to be used to undertake redevelopment of commercial
areas and to pay for the installation of public improvements in the expanded Southeast Edina
Redevelopment Project Area. All redevelopment will be consistent with the City's normal
}Manning process, including the Comprehensive Plan and the use of Small Area Plans or other
planning tools deemed appropriate by the City Planning Commission and City Council.
3) Authorize the MITA and City to use increment to acquire property in the expanded Southeast
Edina Redevelopment Project Area. Parcels identified for acquisition in the Modification are
listed in Appendix 11.
Appendix A A-1
Appendix B
Map of the Southeast Edina Redevelopment Project Area and the District
Appendix B B-1
Southeast Edina Project ,Area Modification
and Centennial Lakes TIF District N
e Cadenniat Lakes TIF District WE
Em Southeast Edina Project Area S
Modified Project Area Engineering Dept.
January, 2012
Appendix C
Description of Property to be Included in the District
(From Original TIF Plan)
The District encompassed all property and adjacent rights-of-way and abutting roadways identified by the
parcels listed below when certified in 1988.
Parcel Numbers
County Code Address Owner
32.028.24.32.0002
1203
32.028.24.33.0001
1203
32.028.24.33.0002
1203
32.028.24.33.0003
1203
32.028.24.33.0004
1203
5.27.24.21.0004
1203
5.27.24.21.0005
1249
(As Modified February 7, 2012)
The District currently encompasses all property and adjacent rights-of-way and abutting roadways
identified by the parcels listed below. No parcels are being added as part of this modification. The list
below includes parcel splits that have occurred over the life of the District.
Parcel Numbers
County Code
Address
Qwllff
32.028.24.23.0283
1203
3821 Gallagher Drive
Miner Investment Group LP
32.028.24.32.0005
1203
7373 France Avenue South
Aurora - Centennial Lakes LLC
32.028.24.32.0399
1203
7401 France Avenue South
Centennial Lakes Plaza LLC
32.028.24.32.0400
1203
7501 France Avenue South
Centennial Lakes Plaza LLC
32.028.24.33.0010
1203
Address Unassigned
Rick Webb Real Estate LLC
32.028.24.33.0011
1203
7701 France Avenue South
Centennial Lakes i LLC
32.028.24.33.0012
1203
7651 France Avenue South
Centennial Lakes Grill LLC
32,028.24.33.0013
1203
7605 France Avenue South
Centennial Lakes 1I LLC
32.028.24.33.0015
1203
;6-01-7 FT Street West
Centennial Lakes III LLC
32.028.24.33.0016
1203
7650 Edinborough Way
Centennial Lakes IV LLC
32.028.24.33.0019
1203
3600 Minnesota Drive
Centennial Lakes V LLC
32.028.24.33.0020
1203
Address Unassigned
Edina HRA
05.027,24.21.Ogg4
1249
Address Unassigned
Shaner Spe Associates LLP
Appendix C C-1
Appendix D
Estimated Cash Flow for the District
Appendix D D-1
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EHLERS
Centennial Lakes
City of Edina
County number 1203
Tax traenwrit +Cashftw - Page 3
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Appendix E
Minnesota Business Assistance Form
(Minnesota Department of Employment and Economic Development)
A Minnesota Business Assistance Form (MBAF) should be used to report and/or update each calendar
year's activity by April I of the following year.
Please see the Minnesota Department of Employment and Economic Development (DEED) website at
htt://www.deed.state.mn.us/Coinmunit /subsidies/MBAFForm.litifor information and forms.
Appendix E E-1
Appendix F
Redevelopment Qualifications for the District
To be added to prior to the public hearing
Appendix F F-1
Appendix G
Findings Including But/For Qualifications
To be added to prior to the public bearing
But -For Analysis
Current Market Value
New Market Value - Estimate
Difference
Present Value of Tax Increment
Difference
Value Likely to Occur Without TIF is Less Than:
Appendix G G-1
Appendix H
Property to be Acquired
Appendix H H-1
PLANNING COMMISSION
CITY OF EDINA
HENNEPIN COUNTY
STATE OF MINNESOTA
RESOLUTION NO.
RESOLUTION OF THE CITY OF EDINA PLANNING COMMISSION FINDING
THAT A MODIFICATION TO THE SOUTHEAST EDINA REDEVELOPMENT
PROJECT AREA AND A MODIFICATION TO THE TAX INCREMENT
FINANCING PLAN FOR CENTENNIAL LAKES TAX INCREMENT
FINANCING DISTRICT CONFORM TO THE GENERAL PLANP FOR THE
DEVELOPMENT AND REDEVELOPMENT OF THE CITY.
I
WHEREAS, the Edina Housing and Redevelopment Authority (the "HRA") and the City of Edina (the
"City") have proposed to adopt a Modification to the Southeast Edina Redevelopment Project Area (the
"Redevelopment Area Modification") and the Tax Increment Financing Plan (the "TIF Plan") for the
Centennial Lakes Tax Increment Financing District (the "TIF Plan") therefor (the Redevelopment Area
Modification and the TIF Plan are referred to collectively herein as the "Plans") and have submitted the
Plans to the City Planning Commission (the "Commission") pursuant to Minnesota Statutes, Section
469.175, Subd. 3, and
WHEREAS, the Commission has reviewed the Plans to determine their conformity with the general
plans for the development and redevelopment of the City as described in the comprehensive plan for the
City.
NOW, THEREFORE, BE IT RESOLVED by the Commission that the Plans conform to the general
plans for the development and redevelopment of the City as a whole.
Dated: January 25, 2012
Chair
ATTEST:
Secretary
Report Name: Images City of Edina Printed: 12/7/2011
PID: 32-117-21-41-0012Page:
Property Images
9.0'
Sketch by Apex IV^"
Topic: Subdivision of lots less than 9,000 square feet in
area and 75 feet in width
Date Introduced: January 25, 2012
Date of Discussion: January 25, 2012
Why on the list: As a result of the recent subdivision requests on Brookview
and Oaklawn, members of the Planning Commission have
expressed concern in regard to approving subdivisions that
require lot width and area variances.
History: In the last five years the city has received five (5) requests
(listed below) to subdivide properties into lots that were less
than 9,000 square feet in area and 75 feet in width. (See the
locations on the attached Exhibit Al.) Please note that all of
these requests were made in the area around Pamela Park.
Three of these requests were approved; one is pending review
by the City Council, and one was withdrawn by the applicant
before action was taken.
Requested Subdivisions in the last five years
1. In 2006, the property at 5901 France Avenue received
variances to build four (4) 66 -foot wide lots consistent with
the area.
2. In 2008, 6120 Brookview (a 100 -foot wide lot) was
proposed to be divided into two (2) 50 -foot lots; however,
the applicant withdrew the request before action was
taken.
3. In 2009, a 100 -foot lot at 5920 Oaklawn was granted
variances to divide into two (2) 50 -foot lots.
4. In 2011, the property at 5829 Brookview was granted
variances to divide into two (2) 50 -foot lots.
5. In 2012, the property at 6109 Oaklawn received a
recommendation of approval from the Planning
Commission to divide the property into two (2) 50 -foot lots.
Decision Point: Should the City amend its ordinances regarding the city's
minimum lot size requirements in the R-1 Zoning District.
Options: There are many options on how to address the issue. Before
deciding on any one option, a goal should be established up
front as to what the City wishes to accomplish in changing the
ordinance. As an example, do we wish to prohibit this type of
subdivision, or do wish put greater control or review authority
over them? If it is the size of the homes that are being built on
these lots that is the concern, than do we need to tighten up our
setback and lot coverage standards. As Planning Commission is
aware, we spent over a year considering changes to address
the massing issue. When compared to other similar cities we
have some of the toughest regulations on development on
smaller lots.
Some options that may be considered:
1. Leave the requirement as it is today. This would enable the
City discretion in approving these types of subdivisions on a
case by case basis.
2. Amend the Zoning Ordinance to allow 50 -foot lots in the
Pamela Park area. This would require a rezoning of the
area, so to separate it from the current R-1 standards in
other residential areas of the City.
3. Amend the Ordinance to establish the minimum lot size to
the median of all lots with 500 feet, similar to the minimum
lot size in neighborhoods where lots exceed 9,000 square
feet in size and 75 feet in width. That would establish a
consistent minimum lot size all across Edina.
4. Create an overlay district.
Again, there may be several other options to consider?
For Discussion: The City Council has expressed interest in having a work
session with the Planning Commission to discuss the issue
further.
The Planning Commission is asked to discuss the issue and
frame up a potential work session agenda with the City
Council on how to address the issue.
Attached for consideration is a map that shows where these
subdivision requests have occurred; (Exhibit Al.) sections
from the Comprehensive Plan regarding residential districts;
(Exhibit A2—Al 2,) and the current zoning ordinance
req uirements.(Exhibit A13—A17.)
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The mall was constructed with two stories to shorten walking distances and an
open garden court to facilitate a pleasant walking experience.
Southdale is now over fifty years old. Victor Gruen's vision of mixing uses on a
single property has been refined to include the vertical mix of uses. The
significance of mixed use development lies in its ability to create synergies
between different land uses, similar to Southdale's inclusion of two large stores.
The benefits are many: different land uses can reinforce one another, have the
potential to reduce vehicle trips, and inject more community life into commercial
areas. When residential is in close proximity to certain types of retail, there is a
"built-in" market that provides a market for the retail. In this manner the Future
Land Use Plan seeks to provide a greater flexibility to allow mixed use in areas
where it is appropriate.
Existing Land Use Categories
Figure 4.1 illustrates the pattern of existing land use as of 2005. The categories
on the map are described as follows:
Residential
Single -Family Detached. Residential neighborhoods are the dominant land use
within the city, and single-family housing is the dominant housing type.
Neighborhood character varies based on era of construction, scale of
development, and landscape influences, as described in the Community Design
section of this chapter. The most common residential type consists of post-war
contemporary single-family homes on wooded lots along curvilinear streets.
About 53 percent of the city's land area is occupied by single-family detached
housing.
Multi -Family Residential
Single -Family Attached. This land use consists of residential units with common
walls, where each unit has direct exterior access. In Edina the most common
building types are townhouses and duplexes (two-family dwellings). Townhouses
tend to be clustered close to highway or major road corridors, while duplexes are
often found in narrow strips along major thoroughfares such as Vernon and
France avenues as a kind of buffer for adjacent single-family detached housing.
Multi -Family. This land use is defined by the multiple -unit building type where
each individual unit does not have direct ground floor access to the outside.
Multiple family developments are concentrated primarily along the main traffic
arteries and are generally located toward the edges of the city, often in proximity
to retail business establishments. Concentrations of multi -family development are
found along York and France avenues, Vernon Avenue, Lincoln Drive and Cahill
Road.
Edina Comp Plan Update 2008
Chapter 4: Land Use and Community Design 4-3
Character Districts
In order to establish principles for community design in the future, it is important
to understand the City's historical development patterns and existing character.
Historical development is discussed in Chapter 6. The manner in which the City
evolved from rural village to streetcar suburb to postwar planned community
allows us to define a series of character districts: neighborhoods, commercial
nodes and districts or corridors that share a distinctive identity based on their
built form, street design, landscape elements and other features, sometimes
including prevalent architectural styles. Character districts are broadly delineated
in Figure 4.2 and described below. It should be recognized that the 'boundaries'
between these districts are often quite indistinct and that many districts share
common features or elements. Principles and guidelines for character districts
are described in the next section of this chapter. This section also includes
specific guidance for a few geographically defined areas where redevelopment is
most likely to occur.
Residential Character Districts
Traditional Neighborhood
The oldest areas of suburban development,
built in the early 20"' century in what was
then a largely agricultural village, served by
streetcar lines to Hopkins and Lake Harriet
Minneapolis. Areas are centered in and
around the formerly independent village of
Morningside, the 50'" and France commercial
district, and the West Minneapolis Heights
and Mendelssohn subdivisions bordering the
streetcar line in northwest Edina.
Characteristics: straight streets, smaller
blocks and relatively smaller lots than in later
development. Most streets have sidewalks.
Bungalow styles are common in the
Morningside area. West Minneapolis
Heights contains a variety of vernacular
Midwest styles, combined with significant
numbers of postwar homes. Curages, where
present, are usually detached and served by
side yard drives or (rarely) alleys.
Edina Comp Plan Update 2008)
Chapter 4: ,Land Use and Community Design 4-9
Garden Suburb
Planned communities designed to provide
high standards of services, amenities and
maintenance for upper-class residents. The
County Club District is a nationally
recognized example of this type, developed
by rcaltorsarnuerrhorpe beginning in 1924
on 300 acres in the old Edina Mills
community. The district was designed by
landscape architects Morell and Nichols with
contoured streets, shade trees, parks and
landscaped open space, north of the Edina
Country Club golf course. Building
restrictions covered all aspects of
architectural style, siting and property
maintenance, as well as racial and ethnic
restrictions.
While the Country Club District is a historic
district with defined boundaries, two nearby
areas share similar characteristics: the
Sunnyslopc area west of Minnehaha Creek
and the Interlachen area (Itolling Green and
Hilldalc), built adjacent to that country club.
Both areas have larger lots than the Country
Club District but similar street layouts.
Edina Comp Plan Update 2008 PA
Chapter 4: Land Use and Community Design 4-10
Common characteristics: mature trees,
regular building setbacks and massing,
similar historical revival architectural styles
(i.e., American Colonial, English Tudor,
Drench Colonial). Interconnected and gently
curved street pattern is punctuated by
landscaped triangles and islands at
intersections. The Country Club District has
sidewalks and generous boulevards; the other
areas do not. The Interlachcn arca is
characterized by larger lots, larger homes and
proportionally more green space.
Postwar Housing makes up the largest
component of the City's housing stock, with
about 85% of all units built after 1950.
Street patterns in postwar neighborhoods
vary widely, from a loosely rectilinear or
contoured grid (one that often predated the
housing) to an almost circular grouping
focused on an internal park (i.e., Brookview
Heights).
Postwar Traditional housing is typified by
the Cape Cod, Rambler, and split-level styles.
Garages, where present, may be detached or
attached but recessed behind the primary
facade. These districts are located primarily
in the northern half of the city. Street
patterns are generally a loosely organized
grid, but become more curvilinear in areas
west of Hanson Road. Sidewalks are
uncommon.
Edina Comp Plan Update 2008
Chapter 4: Land Use and Community Design 4-11
"By the 1950s, the influence of Frank Lloyd
Wrighesprairic style horizontal roofs and
functional "Usonian" houses had filtered
down to the developers' vernacular.... Many
F -I dina houses of this cra are well -crafted with
stone exterior elements, hardwood floors
and plaster walls." Edina Massing Slvcly
Postwar Contemporary housing includes a
more diverse and eclectic mix of
architectural styles, collectively termed
"Pastoral Modern" in the Edina Massiq
Slody. Homes arc oriented with the long axis
parallel to the street (like the earlier rambler
style), and lots tend to be wider than in older
neighborhoods. Garages tend to be attached
and front -loaded. Mature vegetation gives
these neighborhoods a settled character.
Duplexes were located along more heavily -
traveled streets (France Avenue, West 70'4
,Street) as a transitional element, apparently in
order to buffer adjacent single-family
housing from traffic while perhaps providing
more affordable housing options.
Edina Comp Plan Update 2008
Chapter 4: Land Use and Community Design 4-12
Postwar Garden Revival is a term used to
describe one specific district: the Indian Hills
neighborhood and vicinity north of the
Braemar Park golf course in the city's hilly
southwest quadrant. This arca is similar to
the earlier Intcrlaclicn area in that streets
wind around the steep contours, lots arc
large, and a high proportion of trees have
been retained.
Multifamily Concentrations, Multifamily
housing, including townhouse condominium,
and apartment complexes, tends to be
clustered in specific districts or enclaves
close to major thoroughfares and often in
proximity to parks and shopping districts.
Building size, scale, style and materials vary
greatly among these developments.
Landscaping is frequently used to define
entries or as a buffer from adjoining roads or
surrounding development.
Edina Camp Plan Update 2008
Chapter 4: Land Use and Community Design �� 4-13
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Edina Comp Plan Update 2008
Chapter 4., Land Use and Community Design
Floom 4.2
Character Districts
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4-18
4.3 TRENDS AND CHALLENGES
The city of Edina, as a "developed" municipality, has a host of land use issues
that it shares with other similarly -designated municipalities, as well as some
challenges that are unique to the community. As the City continues to mature,
redevelopment of existing land uses becomes a priority in order to adapt to
changing conditions and future challenges, and to retain Edina's high degree of
livability and commercial success as a regional retail and office center. Current
land use issues include the following:
• Redevelopment. The city currently has very little undeveloped land that
has the potential for development. Therefore, it is redevelopment that will
meet the needs posed by changing demographics and private market
conditions.. Redevelopment projects should dynamically respond to the
rigors of the marketplace, provide excellence in design and offer clear
community benefits. What guidance can the city provide developers
regarding acceptable design elements and project intensity?
• Development review and approval process. The current zoning and
land development review system provides limited scope and discretion to
adequately address building, site, and community design issues.
• Transportation choices. How can the land use plan foster transportation
options for residents and workers who desire an alternative to the private
automobile? A transportation network that allows for additional transit and
non -motorized travel options increases the movement capacity of the
existing public right-of-way and capitalizes on resident needs for more
active lifestyles.
• Teardowns and Infill development. High land prices and scarcity of
available land within the city have resulted in a sharp increase in single-
family home redevelopment. New housing is often significantly larger than
existing adjacent housing, particularly in small -lot neighborhoods, and can
appear to visually overwhelm these homes, block views or cast shadows
on them. There has been considerable public discussion about the
appropriate massing, height and proportions of architectural elements in
established neighborhoods. How can the City balance the desire of some
residents for larger homes with state-of-the-art features and developers
seeking to offer housing units that appeal to today's market, with the
interests of neighbors who object to the size and scale of some new
construction?
Edina Camp Plan Update 2008
Chapter 4: Land Use and Community Design 1 4-19
visually prominent, signage is designed to be legible at driving speeds,
landscaping remains limited, and connectivity to surrounding uses is
inconvenient or even dangerous for non -driving customers.
Although in some cases, zoning requirements may have guided the
placement of buildings within large expanses of parking, site plans are
often lacking in landscaping and pedestrian amenities that could mitigate
environmental and transportation -related impacts. When buildings are set
within wide expanses of parking, customers and workers are discouraged
from walking to nearby destinations, so travel for short trips is
predominantly by car, further adding to traffic congestion.
Superblocks and Lack of Connectivity. The development of large
parcels as signature planned developments, such as Southdale Shopping
Center, Edinborough and Centennial Lakes, has contributed significantly
to Edina's identity and differentiation from comparable Metro area
communities. However, one consequence of this type of development is
an absence of street connectivity to surrounding neighborhoods and
through the development itself. Instead, vehicular traffic is funneled onto a
few local streets where capacity is often not adequate to meet the need.
For instance, France and York avenues bear a local traffic burden that
could be better accommodated through a more diffuse street network. The
"superblocks" created in the southeast quadrant of the city reshape traffic
patterns and travel modes to discourage non -motorized transportation
within the district and fracture linkages to surrounding residential
neighborhoods.
4.4 GOALS AND POLICIES: FUTURE LAND USE PLAN AND
COMMUNITY DESIGN GUIDELINES
Land Use Goals
1. Protect and preserve the essential character of existing residential
neighborhoods.
2. Preserve and maintain housing that serves a range of age groups and
economic situations.
3. Facilitate the development of new housing and recreation facilities that
accommodate the special needs of aging City residents.
4. Encourage infill/redevelopment opportunities that optimize use of city
infrastructure and that complement area, neighborhood, and/or corridor
context and character.
Edina Camp Plan Update 2008 N
Chapter 4: land Use and Community Design 4-21
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
addressed this issue. Future zoning changes should refer to and consider the
Recent zoning changes to address the massing issue:
■ Measuring building heights from existing grade,
rather than proposed grade;
■ Creation of a sliding scale of setback
requirements based on lot width to increase the
separation between houses on narrow lots;
• The elimination of bay windows as an exception
into the required setback;
■ The first floor elevation of a new home may not
increase the first floor elevation from the
previous home on the lot by more than one foot.
Character Districts described 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:
Edina Comp Plan Update 2008
Chapter 4: Land Use and Community Design 4-42
• The width of front -loaded garages is limited so that they occupy no
more than a defined percentage of the front fagade;
■ Driveway width at the curb is limited;
• Front -loaded garages may be required to meet the same setback as
the rest of the front fagade.
These and similar techniques could be considered as part of a 'conservation
overlay' option within the zoning code.
3. Integration of multi -unit housing into transitional areas. As mentioned
under "Character Districts, Postwar Contemporary Housing," 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 :. I
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 are only one lot R ,
deep, which makes it difficult to provide an
adequate transition to single-family scale. The following guidelines broadly
address the issue of integrating multi -unit housing into lower -density, primarily
single-family neighborhood transitional areas.
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.
Edina Comp Plan Update 2008
Chapter 4: land Use and Community Design 4-43
City of Edina
Land Use, flatting and Zoning 850.11
uses shall cease and the building and land shall then be used for only principal uses, and
accessory uses permitted in the zoning district in which the land is situated, or allowed
conditional uses pursuant to the grant of conditional use permit.
D. Conditional Interim Uses.
1. Only the following interim uses are allowed subject to the grant of a
conditional use permit:
a. administrative offices and meeting rooms for private non-profit
organizations, and counscling services, which, together with the other such
offices and meeting rooms in the same public school building will, in the
aggregate, occupy 35 percent or more of the gross floor area of the
building; and
b. administrative offices and meeting rooms for private non-profit
organizations, and counseling services and schools for teaching music,
arts, dance or business vocations which are open for operations between
6:00 P.M. and 7:00 A.M. on three or more days per week.
2. No conditional use permit shall be issued unless the Council finds that the
hours of operation of the proposed use(s) will be complementary to other uses in
the building or on the property and will not adversely impact the residential
character of surrounding properties.
Subd. 512equirements for Lot Areas and Dimensions.
A. Minimum Lot Area.
1. Single Dwelling Unit
2. Elementary School
3. Junior high schools, senior
high schools, seminaries,
monasteries, nunneries, and
community centers
4. Religious institutions
9,000 square feet provided however, if the lot
is in a neighborhood as defined in Section 810
of this Code, which has lots with a median lot
area greater than 9,000 square feet, then the
minimum lot area shall be not less than the
median lot area of the lots in such
neighborhood.
5 acres
10 acres, plus I acre for each 150 pupils of
planned maximum enrollment.
3 acres.
5. Day care facilities, pre- 2 acres
schools and nursery schools
B. Minimum Lot Width.
850-59 Supplement 2011-01
City of Edina
Single dwelling unit building
C. Minimum Lot Depth.
Single dwelling unit building
Land Use, Platting and Zoning 850.11
75 feet, provided however, if the lot is in a
neighborhood as defined in Section 810 of
this Code, which has lot with a median lot
width greater than 75 feet, then the minimum
lot width shall be not less than the median lot
width or lots in such neighborhood
120 feet, provided, however if the lot is in a
neighborhood as defined in Section 810 of
this Code, which has lots with a median lot
depth greater than 120 feet, then the minimum
lot depth shall be not less than the median lot
depth of lots in such neighborhood.
D. Minimum Lot Width to Perimeter Ratio. Each lot shall have a lot width to perimeter
ratio of not less than 0.1.
Subd. 611equirements for Building Coverage, Setbacks and Height.
A. Building Coverage.
I . Lots 9,000 Square Feet or Greater in Area. Building coverage shall be
not more than 25 percent for all buildings and structures. On lots with an
existing conditional use, if the combined total area occupied by all accessory
buildings and structures, excluding attached garages, is 1,000 square feet or
greater, a conditional use permit is required.
2. Lots Less Than 9,000 Square Feet in Area. Building coverage shall be
not more than 30 percent for all buildings and structures, provided, however,
that the area occupied by all buildings and structures shall not exceed 2,250
square rect.
3. The combined total area Occupied by all accessory buildings and
structures, excluding attached garages, shall not exceed 1,000 square feet for
lots used for single dwelling unit buildings,
B. Minimum Setbacks (subject to the requirements of paragraph A. Of SUbd. 7 of this
Subsection 850,11).
Front Street Side Interior Side Yard Rear
Street Yard
1. Single dwelling 30'** is, 10, 25'
unit buildings on
I,ots 75 feet or more
in width.
850-60 Supplement 2011-01
City of Edina. Land Use, Platting and Zoning 850.11
2. Single dwelling
30'**
I5'
The required
25'
unit buildings on
interior yard
lots more than 60
setback of 5 feet
feet in width, but
shall increase by
less than 75 feet in
1/3 foot (4 inches)
width.
for each foot that
the tot width
exceeds 60 feet.'
3. Single dwelling
30'**
15'
5'
25'
unit buildings on 60
feet or less in width,
4. Buildings and structures accessory to single dwelling unit buildings:
a. detached garages,
--
15°
3'
3'
tool sheds,
greenhouses and
garden houses
entirely within the
rear yard, including
the eaves.
b. attached
30'
Is,
S'
25'
garages, tool sheds,
greenhouses and
garden houses.
c. detached garages,
--
15'
5'
F
tool sheds,
greenhouses and
garden houses not
entirely within the
rear yard.
d.unenclosed decks
30'
15'
5'
5'
and patios.
e, swimming pools,
30'
15'
10'
t0'
including
appurtenant
equipment and
required decking.
f. tennis courts,
30'
15'
5'
F
basketball courts,
spoils courts,
hockey and skating
rinks, and other
similar recreational
accessory uses
including,
appurtenant fencing
and lighting.
g. all other
30'
15'
5'
5'
accessory buildings
and structures.
5. Other Uses:
(I)-
850-61
Ij:850-61 Supplement 2011-01
City of Edina
Land Use, Platting and Zoning 850.11
a. All conditional
50'
50'
50,
50,
use buildings or
structures including
accessory buildings
less than 1,000
square feet; except
parking lots, day
care facilities, pre-
schools and nursery
schools
b. All conditional
95'
951
95,
95,
use accessory
buildings 1,000
square feet or larger.
c. Driving ranges,
50'
so,
50,
50,
tennis courts,
maintenance
buildings and
swimming pools
accessory to a golf
course.
d. Daycare facilities,
30'
35'
35'
35'
pre-schools and
nursery schools.
** See Subd. 7.A.1. below for required setback when more than 25 percent of
the lots on one side of a street between street intersections, on one street of a
street that ends in a cul-de-sac, or on one side of a dead end street are occupied
by dwelling units
C. Height
1. Single dwelling units buildings and 2'/2 stories or 30 feet
structures accessory thereto. whichever is less
2. Buildings and structures accessory to 1 V2 stories or 18 feet
single dwelling unit buildings, but not whichever is less
attached thereto.
3. All other buildings and structures 3 stories or 40 feet whichever
is less
4. The maximum height to the highest point on a roof of a single or
double dwelling unit shall be 35 feet. The maximum height may be
increased by one inch for each foot that the lot exceeds 75 feet in
width. In no event shall the maximum height exceed 40 feet.
Subd. 7Special Requirements. In addition to the general requirements described in Subsection
850.07, the Following special requirements shall apply.
A. Special Setback Requirements for Single Dwelling Unit Lots.
A14
850-62 /t Supplement 2011-01
City of Edina
Land Use, Platting and Zoning 850.11
1. Established Front Street Setback, When more than 25 percent of the lots on one
side of a street between street intersections, on one side of a street that ends in a
cul-de-sac, or o►i one side of a dead end street, are occupied by dwelling units, the
front street setback for any lot shall be determined as follows:
a. if there is an existing dwelling unit on an abutting lot on only one
side of the lot, the front street setback requirement shall be the same
as the front street setback of the dwelling unit on the abutting lot.
b. If there are existing dwelling units on abutting lots on both sides of
the lot, the front street setback shall be the average of the front street
setbacks of the dwelling units on the two abutting lots.
c. In all other cases, the front street setback shall be the average front
street setback of all dwelling units on the same side of that street.
2. Side Street Setback. The required side street setback shall be increased to that
required for a front street setback where there is an adjoining interior lot facing
on the same street. The required side street setback for a garage shall be increased
to 20 feet if the garage opening faces the side street.
3. Interior Side Yard Setback. The required interior side yard setback shall be
increased by 6 inches for each foot the building height exceeds 15 feet. For
purposes of this subparagraph, building height shall be the height of that side of
the building adjoining the side lot line and shall be measured from the average
proposed elevation of the ground along and on the side of the building adjoining
the side lot line to the top of the cornice of a flat roof, to the deck line of a
Mansard roof, to a point on the roof directly above the highest wall of a shed
roof, to the uppermost point on a round or other arch -type roof, to the average
distance of the highest gable on a pitched roof, or to the top of a cornice of a hip
roof.
4. Rear Yard Setback - Interior Lots. If the rear lot line is less than 30 feet in length
or if the lot forms a point at the rear and there is no rear lot line, then for setback
purposes the rear lot line shall be deemed to be a straight line segment within the
lot not less than 30 feet in length, perpendicular to a line drawn from the midpoint
of the front lot line to the junction of the interior lot lines, and at the maximum
distance from the front lot line.
5. Rear Yard Setback - Corner Lots Required to Maintain Two Front Street
Setbacks. The owner of a corner lot required to maintain two front street setbacks
may designate any interior lot line measuring 30 feet or more in length as the rear
lot line for setback purposes. In the alternative, the owner of a corner lot required
to maintain two front street setbacks may deem the rear lot line to be a straight
line segment within the lot not less than 30 feet in length, perpendicular to a line
drawn from the junction of the street frontages to the junction of the interior lot
lines, the line segment being the maximum distance from the junction of the
street frontages.
6. Through Lots. For a through lot, the required setback for all buildings and
structures from the street upon which the single dwelling unit building does not
front shall be not less than 25 feet.
850-63 t l Supplement 2011-01