Loading...
HomeMy WebLinkAbout2012-03-28 Edina Planning Commission PacketsAGENDA REGULAR MEETING OF THE PLANNING COMMISSION CITY OF EDINA, MINNESOTA CITY COUNCIL CHAMBERS MARCH 28, 2012 7:00 PM CALL TO ORDER ROLL CALL III. APPROVAL OF MEETING AGENDA IV. ANNUAL MEETING — ELECTION OF OFFICERS & ADOPTION OF BYLAWS V. APPROVAL OF CONSENT AGENDA A. Minutes of the regular meeting of the Edina Planning Commission March 14, 2012. VI. 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. VII. 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. 9 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. A. V ance 3 Bro v li & J an B. Preliminary Plat with Variances — 6120 Brookview Avenue for JMS Custom Homes. Vlll. REPORTS/RECOMMENDATIONS A. Sketch Plan Review for Senior Housing — 5109-5125 West 49`h Street for Hunt Associates. B. Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area and the TIF Plan for the Establishment of the Southdale 2 TIF District. 1 IX. CORRESPONDENCE AND PETITIONS • Council Connection • Attendance X. CHAIR AND COMMISSION MEMBER COMMENTS XI. STAFF COMMENTS XII. 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: April 11, 2012 9 W 9 PLANNING COMMISSION STAFF REPORT Originator Meeting Date Agenda Item VII.B. Cary Teague March 28, 2012 Community Development Director INFORMATION & BACKGROUND Project Description JMS Custom Homes is proposing to subdivide the property at 6120 Brookview Avenue into two lots. (See property location on pages Al—A5.) The existing home would remain, and a new home built on the new lot. (See applicant narrative and plans on pages A6—A11.) There is an existing air conditioner located on the proposed lot line. Should this proposal be approved, the air conditioner would have to be relocated to meet the required 5 -foot setback. To accommodate the request the following is required: 1. A subdivision; 2. Lot width variances from 75 feet to 50 feet for each lot; and 3. Lot area variances from 9,000 square feet to 6,676 and 6,671 square feet. 4. Lot depth variance from 133.8 feet to 133.7 feet for Lot 2. Both lots would gain access off Brookview Avenue. Within this neighborhood, the median lot area is 6,707 square feet, median lot depth is 133.8 feet, and the median lot width is 50 feet. (See attached median calculations on pages A10— A11.) The new lots would meet the median width, but would slightly shy of the the median lot size and depth. Surrounding Land Uses The lots on all sides of the subject properties are zoned and guided low- density residential. Existing Site Features The existing site contains a single-family home and attached garage on the south side of the lot. (See pages A4A5a.) There is an existing air conditioner on the proposed new lot line. This unit would have to be relocated if the project is approved. Planning Guide Plan designation Zoning: Lot Dimensions Single -dwelling residential R-1, Single -dwelling district * Variance Required Grading/Drainage and Utilities The city engineer has reviewed the proposed plans and submitted comment. (See page A16.) If the project is approved, a condition of approval should be that the conditions outlined in the city engineer memo must be met. Grading and drainage plans specific to any proposed house would be reviewed at the time of building permit. Drainage from any new home, garage or driveway would have to be directed to Brookview Avenue. Sewer and water are available to the site. Specific hook-up locations would be reviewed at the time of a building permit for each lot. A Minnehaha Creek Watershed District permit would also be required. History of Subdivision Requests in the Area The City of Edina has considered several subdivision requests with variances in this area. (See attached area map showing this locations of these requests on page A14.) The following is the history in the past five years: 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 Area Lot Width Depth REQUIRED 9,000 s.f. 75 ft 133.8 ft Lot 1 6,676 s. f. * 50 ft* 133.8 ft Lot 2 6,671 s. f. 50 ft* 133.7 ft* * Variance Required Grading/Drainage and Utilities The city engineer has reviewed the proposed plans and submitted comment. (See page A16.) If the project is approved, a condition of approval should be that the conditions outlined in the city engineer memo must be met. Grading and drainage plans specific to any proposed house would be reviewed at the time of building permit. Drainage from any new home, garage or driveway would have to be directed to Brookview Avenue. Sewer and water are available to the site. Specific hook-up locations would be reviewed at the time of a building permit for each lot. A Minnehaha Creek Watershed District permit would also be required. History of Subdivision Requests in the Area The City of Edina has considered several subdivision requests with variances in this area. (See attached area map showing this locations of these requests on page A14.) The following is the history in the past five years: 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 2. In 2008, 6120 Brookview (the subject property) was proposed to be divided into two (2) 50 -foot lots by Bravura Construction; 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 was denied their request to subdivide the property into two (2) 50 -foot lots. Primary Issue Are the findings for a variance met? No. Staff believes that the findings for a Variance are not met with this proposal, Per state law and 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: a) Will the proposal relieve practical difficulties that prevent a reasonable use from complying with the ordinance requirements? No. 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 that the property already has reasonable use with a single family home that complies with all minimum lot size requirements. It is similar in size to several lots on the block. Reasonable use of the property would still exist should the city deny the request. While there are 50 -foot wide lots and 6,700 square foot lots on this block, similar to what is proposed; there are also several lots wider than 50 feet and over 6,700 square feet, including five lots to the north and west, two to the south and two to the east. (See pages Al2—A13.) As demonstrated on pages A10—A11, the median lot size in this neighborhood is 50 feet wide, 6,707 square feet in area and 133.8 feet deep, The proposed lots would be 50 feet wide, 133.7 and 133.8 feet deep and 6,676 and 6,671 square feet in size. Therefore the median lot size would not be met by either lot, and lot 2 would be just slightly under the median depth. The action or request by the applicant to subdivide the property causes the practical difficulty. The request to subdivide the lot causes the need for the variances; therefore the practical difficulties are self-created. b) There are circumstances that are unique to the property, not common to every similarly zoned property, and that are not self-created? The condition of this oversized lot is not unique to the Brookview Avenue. While many lots are 50 feet wide and 6,700 square feet in size, there are several in the neighborhood that are wider and larger in area. As mentioned above, there are five lots to the north and west, two to the south and two to the east. (See pages Al2—A13.) Again, this is a self-created hardship or practical difficulty caused by the applicant's request to subdivide. The circumstances are self-created due to the request to subdivide the property. c) Will the variance alter the essential character of the neighborhood? No. The proposed improvements requested by the variance would not alter the essential character of the neighborhood. The neighborhood includes single-family homes on 50 -foot lots as proposed. Staff Recommendation Recommend that the City Council deny the proposed two lot subdivision of 6120 Brookview Avenue and the lot width variances from 75 feet to 50 feet for each lot, lot area variances from 9,000 square feet to 6,676 and 6,671 square feet, and a lot depth variance from 133.8 feet to 133.7 feet for lot 2. Denial is based on the following findings: The proposal does not meet the required standards and ordinances for a subdivision, because the proposed lots do not meet the Zoning Ordinance requirements. 2. The two proposed lots do not meet the minimum lot area, lot width, and lot depth requirements. 3. The proposal does not meet the required standards for a variance, because: 4 a. The property exists as a conforming single-family residential lot with a single-family home. Reasonable use of the property exists today. b. The size of the Subject Property does not create practical difficulties. The Subject Property is only 4,347 square feet larger than the minimum lot size. This is not a practical difficulty. There are no circumstances unique to the property that justifies multiple variances. c. The practical difficulty is self-created by the applicant's proposal to subdivide the property. d. The proposed lots do not meet the 6,707 square foot median lot area for lots in this neighborhood. e. The Subject Property is similar in size to several lots in the neighborhood including five lots to the north and west on Oaklawn Avenue, and two lots to the south and two lots to the east on Brookview Avenue. Deadline for a City Decision: May 15, 2012 City of Edina j— foil 52,..M, fir ss]r S7/ x 27674/ 3022®�3e7rppqa 1 Su56 "'Mi1`ef45 6730 INpIfpMed►aatua Bi4e adf0 3$14 1949 3714 S7J!` 6d44� N24 Nelda Nu~LaAala . 11111 Sp}p 6Md41 NMIi L6044* dorlipw - ISW pj OV Llffdb a 4901 4014 0007 am 4Oot 1000 0411 f Cloaks4005 Qp04 60d! 000! .,..__ _ate.. #M 4004 4477 2046" $pia D "'s Now - 006!6012 $Ot7 Wf7 s7to Los" W" am IOrI for$ !, Adlt aois � Potts ..1012 "Z7 1071 60» dart w30 f -403- 0400 , ❑ paK4N 00 6014 6414 am wit 0414 ► 4431 6421 ^'� 6071 6022 � am 60]1 N15t $Olt 107,1 6057 adl6 owl sell 442! 6M1' a4n— 6044 ed/4 w2d Boit i0W 6445 wwwso �,..o-. rola fAAWAXAyC if -$lot "'0100 dfdt$for $for $too Etat, $100 oa30 21 '""'"" 0101 d/06 0100 4ta 4100 as 6too 4242 F 6112 4500 44x 6Ud 6171 6117 4721 $IH 6121 6117 6117 6117 - , x130 mn {rM 6121" 112224 4110 4/lB 4/tt d/2a 2270 6123 1171 #fit 4134 4513 4416 6152 6157 4171 `6152 6163 U7$ 4112 6iNt 4104 ditX dy,H 8161 iA! 61F1 $127 1113 Alta qN.4/1r0af 171104 fi644to0 dmf 4145 ._.....„.,,„.. 24 171163TW 0214 24 aro! Me aide 10 �._.. 0 4215 Iia$ MA 4101 1015 +40$ +005 9. / 4x$ 4x4 4600 Aro$ u A43044m,” 4502 1340 Alto Oil 0703... 4112 / 1Ja 0224 4140 4241 Aril 4434 4,4 24 6124 6221 d 6127 164! 6301 4511 4111 4140 0714 � 6126 fxl $rN 4401 6257 4150 A7N 6731 4100 NU » 1111 IAIF t4 i 62401 4155 U!! 6177 ....4211 47,12 a22t NJ7 11Atrtvt, N2S 0281'.,..:. 41» 4116 a»1 8240 4341 4303 4501 44 1 45006101 4226 4223 4211 4300,$to$ Ywwwwnk�/!A �A.R-�,G cosi C+f lPSf (i $244... Aids„ 4310 4742 .� P1D:1902824430091 t4 a' 6120 Brookview Ave, Edina, MN 55424 't} City of Edina fat! tOt4 wswt talmstr uf»ra aa..f wird. �wtn Naa aoai ./ C"UMIN Gags ® uRa mama• N)t "Aia)t �.. ;. uRtl C3 Pit%* )/ El PiNNa alit MII 0043 f fsr afIF Slot ires Nm iron54 Slai aro• alo4 �„ d/am 0000of" atom r'�k alt) atl2 off) Off uu ata Snt am af2o 0020 al» 01St ' flat: 0123 6121 y o/a$` on ar» ae» Gin a1» Gin ...0172 i12J 0f)t 0120 Nf2 flat f1N fAt 422 1iaA 1/21 , 4444 alit 4141 NN arN alp aaeo" ala 4»s Amp L » u2s liar 401474M PID:1902824430091 6120 Brookview Ave 55424 Edina, MN �yipllarAi City of Edina ' t r� 4 3Cd�. p. 'W All he om i 4 aci s �R <t � '«1Fy.�• . IF e•, p �a 6120 Orookview Ave Edina, MN 55424 1 Applicant Narrative 6120 Brookview Avenue Lots & If not for the two parcels having been previously combined, the proposal meets the required standards for a plat, by virtue of lots 5 and 6 already having been platted. The proposal meets the required standards for a variance because: 1. There is a unique hardship to the property caused by the existing size of the property which had not been subdivided to a size similar to the other lots in the neighborhood. 2. The requested variances are reasonable in the context of the immediate neighborhood. The existing lot is both larger and wider than other properties in the immediate neighborhood. The proposed subdivision would result in two properties more characteristic of the neighborhood. 3. The variance would meet the intent of the ordinance because the proposed lots are similar size to others in the neighborhood. The proposed variance will: Relieve an undue hardship which was not self-imposed or a mere inconvenience. The original parcel (of which the subject is the remainder) was platted a new house was build on lot 6 in 2008. The current size of the subject parcel (and lot 5 as well) was due to a decision made in prior decades to keep the subject parcel virtually equal in size with any other two lots of the adjacent subdivisions, allowing unjoining, subdivision or platting at a late date. The logic would follow that when the subject was platted, there would be two lots of equal size, similar in width and depth to the adjacent parcels. The entirety of all properties in the Fair Fax plat resets in property(s) of a 50 foot lot width. The size of the combined parcel is unique in the neighborhood and is twice the size of 9x% other Fair Fax (Pamela Park) neighborhood homes. Since many decades have passed since the original Fairfax platting, the City of Edina zoning requirements were changed to the current requirements, the subject parcel's historical configuration no longer complies with the minimum lot area and minimum lot width for two lots. Correct extraordinary circumstances applicable to this property, but not applicable to other property in the vicinity or zoning district. The home on the subject parcel was constructed in the 1950's and renovated in 2008. The request is in effort an unjoining instead of subdivision. The prior owner removed the 1950's home to remedy a neighborhood eyesore. The parcel also has sewer and water subs in the street indicating intent of not expenses for being two parcels dating from when water and sewer were provided in 1951 following the new code requirements for minimum lot sizes. The size of the parcel is unique in the neighborhood as it is twice the size of 9x% of parcel within plat. The parcel is conforming as to the original plat, as it is, however, this was never the intent of the original platting to have 100' width lots or how the utilities were put into the street. Also, any house built on such a large lot would likely be oversized in the neighborhood. Unjoining the parcel would more likely result in new construction conforming to the sizes of the surrounding residences. Preserve substantial property right possessed by other property in the vicinity and zoning district. The proposed unjoining results in two lots of equal size with others on the block and in the neighborhood. The unjoining mimics the existing neighborhood lot scheme and scale. Presumably, the new construction will be similarly scaled for the neighborhood and will be more affordable than a single lot configuration. The zoning district is single family and is benefited from the single family nature of the likely construction. Not to be materially detrimental to the public welfare or injurious to other property in the vicinity or zoning district. The proposed unjoining comports with the surrounding lots. As a single lot it would result in a lot that is twice the size of the surrounding properties. The new construction will likely result in a house of similar scale with the neighborhood that will conform to other new "revitalized" community. The applicant does not desire to facilitate a "monster" to which would likely be injurious to the City of Edina. Pfa1 ER AI\,,,00'09 k LA W CbW NOVAX .1 �YIH S on a ej lit t > :0 I � N IN x z AM, , 0" Act) 16 114 4 .4 -4 6.0a .1041 X A� 99.87 S00`0626"W (plot1I001 go-f— p t7le� �I 1Vj1ir-V.Af1 A 'r-A 11 IC- , . .. ....... .......... . . ........ omm: JMPH LAW" V AL MARIAN CLAY 02 NI I I I r- o".qy NZI ? d 14 jl� In 1A r- wl; PRELIMINARY PLAT dicarlson SMS CUSTOM HOMES, LLC 1,250 Weit 74th Street, Suite 0 7McCcdn filim, 11.14, 55439 fWAQ4.c -0 FAIRFAX ATH ADDITION 2"', Ap.1 o Dr. Suite 100, Une Lakes, MN 55014 fdiw, miftatiotd Phom': 76),409,7909 FaX; 763A$9,7959 ► R FFE 897.0 894.5 i FN BROOKVIEW AVENUE N.E. rSAWCUT & REMOVE EXISTING CONCRETE CURB & BITUMWOU& REPLACE W/EOUAL SECTION, !N�IALL DROP ,CURB _AT_PRWY. Ll" Cu WATER SERVICE PIPE */I* CORP, STOP & I" CURB STOP & BOX. — — — — — — — — — — — — — — — — — -- CONNECT SEWER SERVICE. INV - 1874.3 T NECT TO EXIST. 9- VCP W/4- SERVICE SADDLE & RISER PIPE AS REOUIRED, 04 I . . . . . . . . . . 4 'x Ax A4 0 im go, GRADING, DRAINAGE, JIMS CUSTOM HOMES, LLC UTILITY & TREE PLAN OCarlson 19 EdinaMcCain"mhN 554 FAIRFAX 4TH ADDITION 244 Apollo Of. Suite 100, 1110 takes, MN 550 14 Phom:763-489-7900 fax; 763-489-7459 GANA(W�l :777,77,7 7" A �F- ( mpg tov y N pw IN C, N, R FFE 897.0 894.5 i FN BROOKVIEW AVENUE N.E. rSAWCUT & REMOVE EXISTING CONCRETE CURB & BITUMWOU& REPLACE W/EOUAL SECTION, !N�IALL DROP ,CURB _AT_PRWY. Ll" Cu WATER SERVICE PIPE */I* CORP, STOP & I" CURB STOP & BOX. — — — — — — — — — — — — — — — — — -- CONNECT SEWER SERVICE. INV - 1874.3 T NECT TO EXIST. 9- VCP W/4- SERVICE SADDLE & RISER PIPE AS REOUIRED, 04 I . . . . . . . . . . 4 'x Ax A4 0 im go, GRADING, DRAINAGE, JIMS CUSTOM HOMES, LLC UTILITY & TREE PLAN OCarlson 19 EdinaMcCain"mhN 554 FAIRFAX 4TH ADDITION 244 Apollo Of. Suite 100, 1110 takes, MN 550 14 Phom:763-489-7900 fax; 763-489-7459 GANA(W�l tov to r IN C, R FFE 897.0 894.5 i FN BROOKVIEW AVENUE N.E. rSAWCUT & REMOVE EXISTING CONCRETE CURB & BITUMWOU& REPLACE W/EOUAL SECTION, !N�IALL DROP ,CURB _AT_PRWY. Ll" Cu WATER SERVICE PIPE */I* CORP, STOP & I" CURB STOP & BOX. — — — — — — — — — — — — — — — — — -- CONNECT SEWER SERVICE. INV - 1874.3 T NECT TO EXIST. 9- VCP W/4- SERVICE SADDLE & RISER PIPE AS REOUIRED, 04 I . . . . . . . . . . 4 'x Ax A4 0 im go, GRADING, DRAINAGE, JIMS CUSTOM HOMES, LLC UTILITY & TREE PLAN OCarlson 19 EdinaMcCain"mhN 554 FAIRFAX 4TH ADDITION 244 Apollo Of. Suite 100, 1110 takes, MN 550 14 Phom:763-489-7900 fax; 763-489-7459 Y•9 i '43A JA VA 0 3-� S-1 - Ld,.- 1 11,11' SOD FT. NEIGHBORHOOD EXHIBIT fo JMS CUSTOMr: HOMES, LLC el't a Crlson ')-'McCain FAIRFAX 4TH ADDITION zap Apollo Dr. Spito 100, Lino takes, PIN 55014 Edina, Minnesota Phumt 763-409-7900 Fax: 763-489-7959 XMU5 n%'q c ff 't c _r 1: E c r.7¢1 P F c1:7 1: C pgr= 9 95 Mix x ar x xx Xx Fadi p w .1rig 519 v WINE R, . 611 54 q W 15 1 6 '4 v 704 rit yXf a . z 2 9 fwa a 8 LIJ T I .SIT aa ME Ek p ti r [lilt- SOD FT. NEIGHBORHOOD EXHIBIT fo; ]MS CUSTOMrHOMES, LLC Carlson O McCain FAIRFAX 4TH ADDITION 2411 Apollo or, Spit* too, Una takes, MN 55014 Edina, Minnesota Phone: 763-409-7900 Fax: 703-459-7959 /o J-1- 6425 6024 6029 6028 . . . . . . . . . . . . . . 6037 6036 MONA. 6037 6039 1t1 f It -7-7 6041 6044 IV 04-0 6045 to OIST sr w M 5f01 6100 6101 6100 6105 6104 6104 6109 6109 olosoloo 13, a U 6}13 6112 6112 - off? 6117 6116 6117 6120 10,11G 6121 6120 6121 6121 aillg g \,\', 6123 6124 6123 6120 6120 6129 6139 029 6133 6132 6133 6133 6136 0131 6130 6137 4132 4176 4124 6141 X to 6141 lim, 41 6143 61#1 6f43 omsrw 4415 4303 4201 0 4213 4129 4123 4401 42$0 4119 /o J-1- 6025 6020 t4101 6105 6104........... 6029 6828 6108 dill 6112 6093 6032 4121 $120 4121 4037 6036 55 6037 6133 6132 .-.,._ 136 x 6147 =�M 6101 6100 t4101 6105 6104........... 6109 6108 dill 6112 8117 fila 4121 $120 4121 6125 $124 Otte 6128 6133 6132 4412 136 x �. ( 4404 N1b 1305 4301 r4401 6WD 37 W e I 11213 I 4129 1 4123 4250 4119 OT W I 1 TA'%r 6100 t4101 6114 too 6109 6108 aril 6112 sill 4121 6123 Fend 4133 41316136 I2" 6147 arab 6144 N1b 1305 4301 r4401 6WD 37 W e I 11213 I 4129 1 4123 4250 4119 OT W I 1 TA'%r C, 3) lvql;t4 A 4LI, RR tit ('i[v 01 11"di11"1 MEMORANDUM TO: Cary Teague, Community Development Director FROM: Steve A. Kirchman, Chief Buildng Official Vk)<. DATE: February 15, 2012 SUBJECT: 2008.0002.12a Fairfax 4'" Addition I was asked to review the proposed preliminary plat stamped "PLANNING DEPARTt4ENT, JAN 20 2012 , CXTY or Emm- for the above referenced project. The proposed interior property line between lot I and lot 2 creates a noncomplying setback condition for the existing air conditioner compressor for 6120 Brookview Ave. The air conditioner compressor must be relocated. I recommend a relocation schedule be included as a condition of approval for the plat. hl:lDocutncnistMcmos&Rpt \1'IattutingkFairraix4rhAddn-doe i " City Hall 952-927-0861 4801 WE -,ST 50T► -1 STREET FAX 952.826-0390 EDINA, MINNESOTA, 55424-1394 WWW.CitY0fEdi11a.00111 TTY 952-82611179 City OF EDWA EM A. Engineering Department - Phone 952.826.0371 Fax 9S2-826-0392 • www.CityofEdina.com p '" .t • ayt-���ei , Date: March 6, 2012 To: Cary Teague — Director of Planning cc: From: Wayne Houle -- City Engineer Re: Pian Review Preliminary Plat of Fairfax Fourth Addition Engineering has reviewed the above stated project (dated January 18, 2012) and offer the following comments: The proposed lot split will need to be reviewed in detail at the time of a building permit application. Permits needed: • A Minnehaha Creek Watershed Permit will be required for storm water, grading, and erosion control. • An Edina Curb Cut Permit (obtained in the Engineering Department) will be required for the driveway entrances to each lot. • REC and SAC fees will be required for this project. Utilities and site work: 1. Any upgrades or additions to the sewer and water system that disturb the street will require a full width pavement replacement, from saw cut to saw cut. 2. Connection into the existing drain tile for sump pump and downspouts will be required for with this project. 3. Site grading will need to be reviewed at the time of building permit application. Please contact me if you have any questions regarding this review. Thanks U\PW\ADMIN\COMM\E%tERNAt\GENERAL CARR BY SiREEIM SUCOISUM B10ONew Ay0\201203MWHtnvI6W of 6120 Bro WOW Ave,doc Engineering Department - 7450 Metro Bind Edina, MN $5439 To: Edina Planning Commission March 8, 2012 Edina City Council Cary Teague, Kris Aaker, Planning Dept. Scott Neal, City Manager From: Janey Westin& Charlie Hughes 6136 Brookview Ave., Edina Re: Proposed Subdivision of 6120 Brookview Ave., Edina; Fairfax, Block 23, Lots 5 & 6 Jeffrey Schoenwetter of JMS Custom Homes Planning Commission Members and City Staff, We are strongly opposed to this proposed lot division. The City has Zoning Ordinance, Subsection 850.07, Subd. 20134a which states: "Ifa non -conforming lot or parcel is, or at any time since October 22, 1951, has been, held in common ownership with all or part of an adjoining or abutting parcel or lot which together comply with, or conic close to complying with, the minimum width, depth, area, and lot width to perimeter ratio, requirements of this Section, then such non -conforming lot or parcel and such adjoining or abutting parcel or lot shall be considered as ONE LOT and SHAL NOT BE DECREASED IN SiZE below such minimum requirements. If in a group of two or more adjoining or abutting lots or parcels owned or controlled by the same person, any single lot or parcel does not meet the full minimum depth, width, area or lot width to perimeter ratio requirements of this Section, such single lot or parcel shall not be considered as a separate lot or parcel able to be conveyed and developed under this code." The city minimum lot width is 75 feet. The City of Edina must follow the City's own laws and ordinances to protect home owners from intimidation and reckless harm from developers like JMS who demonstrate absolutely no consideration of neighboring homeowners. The history of how JMS has behaved regarding 6120 Brookview Avenue is a case in point: Late spring of 2008-- Another developer (Palaudian) attempted to divide 6120 into two 50 foot wide lots. Ile had a purchase agreement with a contingency of subdivision, planning to build 2 large houses and cut down a healthy, 91 foot spanning oak tree in the process. The neighborhood strongly objected, and it was not approved. The City followed Zoning Ordinance. JMS's then -president, Andy Porter, attended the proceedings. Palaudian then backed out of the agreement. Within 2 days, JMS had bought it, before any neighbors could take other action. JMS then submitted plans to the City for a large, single home to be built, somewhat centered on the lot, though too close to the street with a setback of 33 feet, but did not begin construction. Early October, 2008, JMS approached Jim Holan, Property ID Supervisor for Hennepin County, attempting to divide 6120 Brookview at the County level. Edina City Planning was called and alerted; JMS did not get a lot division because he had not applied for one. Shortly thereafter, the existing rambler was removed and the large oak tree cut down. The open hole of the basement remained with no fencing around it for more than 10 days through Halloween weekend, in spite of my phone call to City Inspections. Fall of 2008, JMS then submitted new plans which were approved by Planning, for a full two story home of extremely large sire, and completely out of character and proportion to anything within 500 feet (the neighborhood). He had his surveyors place this new house completely within the south half of the parcel (Lot 6) as if JMS had a lot division, which JMS did not. JMS also had his surveyors position the house 81- feet closer to the street than front setback code allowed. This position put the back wall of the JMS house further forward than the front north cot -tier of the neighboring historic Whitbeck home to the south. JMS has pled ignorance of understanding setback code, though this was the 35"' or 30b home lie built in Edina. In court, lie also blamed this on his surveyor, though as the agent for his surveyor, JMS is the responsible party. From the moment the survey stakes were put in the ground in early December o1`2008, it was clear that JMS's intent was to force the City to grant a subdivision of the property. On December 22, 2008, JMS applied to the City for a building permit for the north half of 6120 Brookview, Lot 5. He had not applied for a subdivision. The permit was turned down, noted in a memo of the same date, on rile in Planning. JMS proceeded with construction on the south half of the parcel in December. The foundation was poured on the coldest day of that winter, when temperatures were way below code rules for concrete. It was not tented or blanketed, violating state concrete construction code. Nonetheless, it passed inspection, and construction continued, The Whitbecks spoke with City Planning people and expressed concern with position of the house. Construction continued to the point of the wood frame shell being completed and the roofing materials half on. Finally, in early January 2009, after more complaints by the Whitbecks regarding position of the house, a stop work order was placed on the house by the City, and it was determined to be way too close to the street, about 8 feet, JMS applied for a variance to allow the house to be as it sat, which was not granted. JMS also took the City to court to be allowed to continue construction, pleading that he would go out of business irthe house couldn't be ready for the Spring 2009 Parade of Homes. After doing research, it seems that JMSs financial problems were due to numerous failed development projects, bankruptcies and lawsuits-- not this single house project, The Whitbecks, the most affected party regarding this new JMS house, were not informed of JMS's first court appearance, and had no voice in the proceedings. The judge allowed JMS to proceed with construction. Construction usually started at 6:00-6:30 am, in violation of city code. The house was finished and open for the Parade of Homes in February, 2009. It did not sell. In the fall of 2009, Naticy and Jeffrey Schoenwetter listed the house for sale through Prime Real Estate Services describing it as sitting on a 50 foot wide lot, not as a 100 foot wide lot. This was a clear violation of 3 Ethics rules or the Minnesota Association of Realtors. It was fraudulent inforniation. No application for subdivision had been applied for. In an October 8, 2009 letter to Mr. Schoenwetter, former Edina City Manager Gordon Hughes advised Schoenwetter to accurately list the 6120 Brookview Avenue parcel size, J. Schoenwetter sent a reply October 26"', stating, 'We do understand and respect your interpretation of city code. We may not necessarily agree with this interpretation,' Interpretation??!! The Schoenwctters found a party to sign a 2 year contract for deed type of arrangement in December, 2009. At the end of the 2 years, in December, 2011, they moved out, not proceeding with the contract. So, here things sit, with an oversize, completely out of place house, that,could still be moved to the center of the 100 foot wide lot. Yes, this is possible. I have spoken with Otting House Movers, the company that moved the original home off the lot. They have experience moving houses, even 2 story houses to a new position on an existing lot. It would not cost more than about $50,000 total (new foundation water, sewer and moving), and JMS could still make a profit. There are no obstacles on this lot that would hinder this type of repositioning. If this house were centered sensibly on the lot, it would sell quickly. Schoenwetter has clearly created his own hardship. He has a reasonable use of the property with one house on it. His'practical difficulty' is the position of the existing house, which he and the City are responsible for and which can be remedied. Strangers that come by this house stop and ask us,'What is it with the position of that house?'. He has thumbed his nose at City ordinances, seeming to think the 'rules' don't apply to hum. JMS is the poster child of a bad developer, and should not be granted his request for a subdivision. Fle should be given every possible incentive to reposition the house, with required approval of the City and review by the neighbors. Then it would sell, and many hard feelings could be laid to rest. Janey Westin & Charlie Hughes To: Edina Planning Commission March 8, 2012 Edina City Council Cary Teague, Kris Aaker, Planning Dept. Scott Neal, City Manager From: Dan Uhrhamnier Owner and resident of 6101 Oaklawn Ave., Edina Re: Proposed Subdivision ol'6120 Brookview Ave,, Edina; Fairfax, Block 23, Lots 5 & 6 Jeffrey Schoenwetter of JMS Custom Homes Planning Commission Members, and City Staff, I am strongly opposed to this proposed lot division. The City has Zoning Ordinance, Subsection 850.07, Subdivision. 20B4a which states: "If a non- conforming lot or parcel is, or at any time since October 22, 1951, has been, held in common ownership with all or part of an adjoining or abutting parcel or lot which together comply with, or come close to complying with, the minimum width, depth, area, and lot width to perimeter ratio, requirements of this Section, then such non -conforming lot or parcel and such adjoining or abutting parcel or lot shall be considered as one lot and shall not be decreased in size below such minimum requirements. if in a group of two or more adjoining or abutting lots or parcels owned or controlled by the same person, any single lot or parcel does not meet the full minimum depth, width, area or lot width to perimeter ratio requirements of this Section, such single lot or parcel shall not be considered as a separate lot or parcel able to be conveyed and developed tinder this code." The city minimum lot width is 75 feet. This is a City of Edina zoning ordinance, and was established to protect this city from suffering from the "crowding" of properties much like that which exists in many residential areas of Minneapolis. Basically, exceptionally large homes on very small lots. I cannot tell you why the city originally allowed or plotted 50 foot lots. But, they apparently realized they were not suitable to build upon very early in the development of this city. The only thing that has changed in any way since establishment of the 75 foot lot width requirement is that very little developable land exists in Edina anymore, Developers and portion of the public want these subdivisions to pass. Not for the good of the city, but for financial gain, or for cheap entry into residency in Edina, This area (Fai►•fax} of Edina is one of the most affordable neighborhoods in Edina to buy in. The sacrifice those of us who live here made was the size or the homes, to maintain and have green space, and yards. Now, people just want in, and want their big home. But do not want to pay for the appropriate size of lot to hold them, or buy into more expensive areas of Edina. I understand these desires, but neither care about the effect these subdivisions, or these hugh home have on a neighborhood. They just want it, and the hell with anyone else. As to the "Hardships" that JMS may face o►n this property. Along with their request for a subdivision as a result of them. You should all know the story well. They did it to themselves, and Edina shouldn't fix it fir them. Say no to the subdivision this time, and every time one is requested. Sincerely, Dan Uhrhammer 6101 Oak Iawn Ave. And by the way, just because the vast majority of lots in the area are 50 feet. Calling it the norm, and thus approving the subdivision seems like the easy way out. Besides, yes they for the most part are 50 foot lots. But our homes are also 1000-1200 square foot ramblers, or story and a half. Isn't that also the north here? Perhaps the building codes for these small lots should also be addressed. March 8, 2012 To: City Manager Scott Neal City Planner Cary Teague Planning Commission Members RE: Proposed subdivision by JMS Homes at 6120 Brookview Avenue I strongly oppose the proposed subdivision by JMS Custom Homes LLC at 6120 Brookview Avenue. My property at 6112 Brookview Avenue is adjacent to the above referenced property. JMS Custom Homes LLC seeks to subdivide the property in order to build a second house on a lot size less than 75 feet which is the current lot size minimum in Edina. I have lived in my home since 1974. My driveway which is on the right of my home, is on a hill. Along with regular snow removal, I have relied on the southern sun exposure to melt ice and snow from the driveway and sidewalks in the winter months. The house that JMS Custom Homes LLC is proposing to build will block that sun and light, causing hardship, difficulty and compromises my safety. I question whether Mr. Schoenwetter has taken into consideration City Code 850.11 single dwelling unit subdivision 2oB4 with regard to front and side setbacks for this second home. ***If a non -conforming lot or parcel is, or at any time since October 22,1951 has been, held in common ownership with all or part of an adjoining or abutting minimum width, depth, area, and lot width to perimeter ratio, requirements of this Section, then such non- conforming lot or parcel and such adjoining or abutting parcel does not meet the full minimum depth, width, area or lot width to perimeter ratio requirements of this Section, such single lot or parcel shall not be considered as a separate lot or parcel able to be conveyed and developed under this Code. I also refer you to: Minnesota Statute: MS 462,35, subd6(2): Variances may be granted when the applicant for the variance establishes that there are practical difficulties in complying with the zoning ordinance. "Practical difficulties," as used in connection with the granting of a variance, means that the property owner proposes to use the property in a reasonable manner not permitted by the zoning ordinance; the plight of the landowner is due to circumstances unique to the property not created by the landowner; and the variance, if granted, will not alter the essential character of the locality. JMS Custom Homes, LLC created the "circumstances" when he chose to build an oversized two story home extremely close to the historic home on Brookview, ignoring the legal codes for side and front setbacks. Also, in order to build the oversized home, he made the decision to remove a healthy 200 + year old Savannah Oak Tree from the property. JMS Homes created the "practical difficulties" when he made the decision not to build one home in the center of the lot. The "essential character" of the neighborhood was altered in 2008 and. the JMS home at 612o Brookview remains unoccupied. 2 The "essential character" of the locality will again be altered if the variance is granted for the building of a two story home on the property. Most of the homes on Brookview Avenue are single story to 1-1/2 story homes. Sincefely, Carol Carmichiel 6112 Brookview Ave. Jackie Hoogenakker From: DWMUSIC@comcast.net Sent: Thursday, March 08, 2012 7:48 PM To: Laney Westin Subject: Re: J. Hoogenacker-Fwd: Brookview Janey, can't make this go through. Please forward to Planning Comission. Thanks. Dick & Jackie To: Edina Planning Commission Members 3/8/12 From: Dick & Jackie Whitbeck 6128 Brookview Ave Edina, MN 55424 Re: Proposed subdivision of 6120 Brookview Avenue. We wish to state our respectful opposition to the proposed subdivision of 6120 Brookview Avenue, and to the associated request for a variance. Dividing this property will not create affordable housing, will have a negative impact on the neighborhood, is not in harmony with the current 75 foot minimum lot size and does not comply with Minnesota statues and Edina city ordinances. Minnesota Statute section 462.375, sub division 6 (2) states "Variances may be granted when the applicant for the variance establishes that there are practical difficulties in complying with the zoning ordinance. 'Practical difficulties' as used in connection with the granting of a variance means that the property owner proposes to use the property in a reasonable manor not permitted by the zoning ordinance; the plight of the landowner is due to circumstances unique to the property not created by the land owner; and the variance will not alter the essential character of the locality.", Cary Teague in his opposition to a recent subdivision on Brookview Ave, stated "The action or request by the applicant to subdivide the property causes the practical difficulty. The request to subdivide the lot causes the need for variances therefore, the practical difficulties are self- created." The situation here is similar. The applicant's need for a variance from the 75 foot frontage requirement has arisen solely because the applicant proposes to subdivide an already conforming lot and create two nonconforming lots. We cannot conceive of a clearer example of a self-created hardship. For this reason alone we believe the applicant's request for variance, and associated subdivision should be denied. If the property is subdivided as proposed, a very drastic change will be wrought upon the essential character of the neighborhood. The applicant's representatives have stated to others that the existing home at 6120 Brookview Ave (which was apparently sold for $849,000) is a model for the new construction. This would be a very large home. This neighborhood currently consists of more modest cottage style homes of one and a half story, located in a wooded setting, and selling in the 200 - 300 thousand dollar range. This will alter the essential character of the neighborhood. The home this applicant already built on the property is a poster child for poor development. The very nature of a variance is that each property is unique in its characteristics and that the application of the zoning ordinance should be reviewed in light of the unique characteristics of that property. That is, each variance is by nature a de novo review. Precedent has no bearing in a variance case, except in the helpful guidance a prior example may provide. The council is not bound by prior precedent. The question is not what has the City done before, but rather what is unique about this property that requires the commission to waive the usual application of our development code and create two nonconforming lots from one conforming lot. I see no such uniqueness in this property. The planning commission has previously stated that a similar request for subdivision would restore the neighborhood to its original intent of 50 foot plots. Whose intend would this be? Not the City's! We would like to draw your attention to city ordinance 850.07 subdivision 20 B. 4, which states that: "If a non - conforming lot or parcel is, or at any time since October 22, 1951, has been, held in common ownership with all or part of an adjoining or abutting parcel or lot which together comply with, or come close to complying with the minimum width, depth, area, and lot width to perimeter ratio, requirements of this Section, then such non -conforming lot or parcel and such adjoining or abutting parcel or lot shall be considered as one lot and shall not be decreased in size below such minimum requirements." We read this ordinance as meaning that it is the City policy, indeed requirement, to create conforming lots out of nonconforming lots. Indeed, in the 350 foot radius surrounding the proposed subdivision, 25% of the lots are greater than 50 feet (our own home, which predates subdivision, consists of three lots). The City's intent is for there to be 75 foot lots, and where possible to combine nonconforming lots into conforming lots. The applicant however, proposes the opposite, he would create nonconforming lots out of a conforming lot. This is turning prior City policy on its head. The severe negative impact a subdivision would have on our us and our neighbors who have owned our properties for decades is beyond comprehension. We and others purchased our property in good faith based on city codes at the time. We deserve the utmost consideration. As neighbors to the property in question, we do not want this subdivision. This subdivision and variance will not be for the greater good, but will only put more money in one developer's pocket. Edina city ordinance 850.04 subd. 2 paragraph I` basically says that the applicant must have a favorable finding on all criteria for approval. This simply cannot be done in this case. No special benefits should be given to this applicant. In compliance with Minnesota statutes and Edina ordinances this application should be denied. Respectfully, Dick & Jackie Whitbeck From: "Janey Westin" <j aneywestin@ usa. net> To: "Jackie Whitbeck" <jkwhitbeck@comcast.net>, "Whitbecks" <dwmusic@comcast.net> Sent: Saturday, March 3, 2012 9:46:39 AM Subject: J. Hoogenacker-Fwd: Brookview Hey Dick and Jackie, Here is Jackie Hoogenacker's contact info. (The gal in Planning at city hall to send your letter to.) --Janey Forwarded message is attached. CITY OF EDINA EMO City Wall + Phone 952.927-8861 Fax 952-826-0389 • www.CityofEdina.com O ;'`Tf t�dUHyY��f Date: March 28, 2012 To: Planning Commission From: Cary Teague, Community Development Director Re: Modification of the Southeast Edina Redevelopment Plan and Establishment of a new Tax Increment Finance (TIF) District called Southdale 2 The City Council is considering the establishment of a new TIF District that would include Southdale and surrounding parcels. (See map on page A3.) The purpose of creating the new TIF District is to facilitate improvements to Southdale including the following renovations to common areas: new entrances, flooring, lighting, signage, restrooms, parking deck lighting exterior seating, columns and interior treatments. There are no proposed changes in use of the property with the proposed improvement project. The City and the HRA would loan $5 million to Southdale for the improvements; $250,000 of which would be forgiven if a transit station is constructed. Tax increments collected would be used to repay the principal of the loan and increment collected from the adjacent development would pay for interest on the loan and for transit station improvements. Improvements are to be substantially completed by the end of this year. The length of the district would be nine years. (See more detail in the attached cover memo, and TIF Plan on pages A2—A42.) The Planning Commission is asked to determine by resolution that the proposed improvement to the common areas are consistent with the Comprehensive Plan. (See resolution on page A1.) City of Edina * 4801 W. 50th St. + Edina, MN 55424 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 PLAN AND A TAX INCREMENT FINANCING PLAN FOR THE SOUTHDALE 2 TAX INCREMENT FINANCING DISTRICT, AN ECONOMIC DEVELOPMENT 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 Plan (the "Redevelopment Plan Modification") and the Tax Increment Financing Plan (the "TIF Plan") for the Southdale 2 Tax Increment Financing District (the "TIF Plan") therefor (the Redevelopment Plan Modification and the TIF Plan are referred to collectively herein as the "Plans") and have submitted the Plans to the City of Edina Planning Commission (the "Commission") all pursuant to and in accordance with Minnesota Statutes, Section 469.175, Subd. 3; and WHEREAS, the proposed Redevelopment Plan Modification does not enlarge the boundaries of the Southeast Edina Redevelopment Area and is being undertaken to include the Southdale 2 Tax Increment Financing District within the existing Southeast Edina Redevelopment Area; and WHEREAS, the Commission has reviewed tine Plans to determine their conformity with tl:e 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: March 28, 2012. Chair ATTEST: Secretary To: Cary Teague, Community Development Director From: Mark Ruff, Jessica Cook Ce: Scott Neal, Karen Kurt Date: March 23, 2012 Subject: Southdale 2 Tax Increment Financing District The Edina Housing and Redevelopment Authority and the City of Edina are proposing to establish a new tax increment district, called the Southdale 2 TIF District, that would include Southdale Center and surrounding parcels. A map of the proposed Southdale 2 TIF District is attached. The purpose of establishing the Southdale 2 TIF District is to facilitate improvements to the 1.2 million square foot Southdale Center mall which was originally constructed in the 1960's. The owners of the mall plan to renovate the interior common area and make exterior improvements to the shopping center. The renovations will consist of new entrance structures, flooring, lighting, signage, restrooms, parking deck lighting, exterior seating, columns and interior wall treatments. Improvements are planted to be substantially completed by December 31, 2012. The City and HRA intend to finance a portion of the total renovation costs. The HRA will be loaning $5 million to Southdale Center, $250,000 of which is forgiven if a transit station is constructed. Tax increments collected from the Southdale Center parcels will be used to repay principal of the loan and increment collected from adjacent development will pay for interest on the loan and for the transit station improvements. The proposed Southdale 2 TIF District will be an economic development district and have a maximum term of nine years. in accordance with Minnesota State Statutes 469.175, Subd. 3(b), when establishing a tax increment district the City must determine that the TIF Plan conforms to the general plan for the development or redevelopment of the City as a whole. In order to make this finding, the City Council relies on a resolution from the Planning Commission that the proposed Southdale Center improvements are consistent with the Comprehensive Plan for the City of Edina. To summarize, the Planning Commission is being asked to consider whether the proposed improvements to Southdale Center are consistent with the City of Edina's Comprehensive Plan and adopt the resolution. EHLER LEADERS IN PUBLIC FINANCE www,(. h1et . irx-,-Goo-i Minnesota phone 651.697.8500 3060 Centre Pante Drive Offices also in Wisconsin and Illinois tax 651.697-8555 Roseville, MN 55113-1122 toll frog 800-552-1171 MMW '� M a• to f 't [ i z i 9 iia WiMIACIRVIBLVD at I• �, + ( J: '... # it 1 A. RAI r , a + �e r i { i f r , ra, # , - } tuM. tle♦. V "".^...2i4c ' "; I : #�� j ( P&Y 07 pp ♦4d� .rte W6x} r ;, € wre 9r i t pr "VAJ"'y t (Y F r 9 1 �� �#' `+ # � oexfvuu.c.an � ( 11� w � _ •i I � 9 � Ij I E , r r aurn sr •,, a 1414 Southeast Edina Redevelopment Project Area A. and Southdale 2 TIF District n e wE Project Area 8 'ctF a SOuthdale 2 TIF District Engineering Dept. March, 2012 As of March 23, 2012 Drdit far Fiscal Implications Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area and the Tax Increment Financing Plan for the establishment of the Southdale 2 Tax Increment Financing District (an economic development district) within the Southeast Edina Redevelopment Project Area Edina Housing and Redevelopment Authority City of Edina Hennepin County State of Minnesota Public Hearing: April 17, 2012 Adopted: This document is in dry} ft form far distribution to the County and the School District. The TIF Plan contains the estimated fiscal and economic implications of the proposed TIF District. The City and the HRA may make minor changes to this drat document prior to the public hearing. C. I" EHLERS WAIM 3060 Centre Pointe Driveparel e, Roseville, Minnesota 5113-110 5 651-697-8500 tax: 651.697.8555 www.ehlers-inc.com I Table of Contents (for reference purposes only) Section 1 - Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area .......................... 1-4 Foreword............................................................. 1-4 Section 2 - Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District ........................... 2-1 Subsection 2-1. Foreword .............................................. 2-1 Subsection 2-2. Statutory Authority ....................................... 2-1 Subsection 2-3. Statement of Objectives ................................... 2-1 Subsection 2-4. Redevelopment Pian Overview ...... ........ ........ ... 2-1 Subsection 2-5. Description of Property in the District and Property To Be Acquired 2-2 Subsection 2-6. Classification of the District ........ ... ........... 2-2 Subsection 2-7. Duration and First Year of Tax Increment of the District .......... 2-3 Subsection 2-8. Original Tax Capacity, Tax Rate and Estimated Captured Net Tax Capacity Value/Increment and Notification of Prior Planned improvements ............... 2-3 Subsection 2-9. Sources of Revenue/Bonds to be Issued ..................... 2-4 Subsection 2-10. Uses of Funds ................................ 2-5 Subsection 2.11. Fiscal Disparities Election ................................. 2-5 Subsection 2-12. Business Subsidies ...................................... 2-6 Subsection 2-13. County Road Costs ........ ....... ........ ...... ..2-7 Subsection 2-14. Estimated Impact on Other Taxing Jurisdictions ................ 2.7 Subsection 2-15. Supporting Documentation ................................ 2-9 Subsection 2-16. Definition of Tax Increment Revenues ........................ 2-9 Subsection 2-17. Modifications to the District ............................... 2-10 Subsection 2-18. Administrative Expenses ................................. 2-10 Subsection 2-19. Limitation of Increment ..... ....................... • • • •. 2-11 Subsection 2-20. Use of Tax Increment ................................... 2-12 Subsection 2-21. Excess Increments ......... .. .. ............ .... 2-12 Subsection 2-22. Requirements for Agreements with the Developer ............. 2-13 Subsection 2-23. Assessment Agreements .. .............................. 2-13 Subsection 2-24. Administration of the District .............................. 2-13 Subsection 2-25. Annual Disclosure Requirements .......................... 2-13 Subsection 2-26. Reasonable Expectations ........ ... ................. 2-13 Subsection 2-27. Other Limitations on the Use of Tax Increment ... . ............ 2-14 Subsection 2-28. Summary ............................................. 2-14 Appendix A Project Description..................................................... A-1 Appendix B Map(s) 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 District ................................ ..... D-1 Appendix E Minnesota Business Assistance Form ...................................... E-1 Appendix F Findings including But/For Qualifications .................................. F-1 Appendix G Prior Improvements....................................................0-1 Section 7 - Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area Foreword The following text represents a Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area. This modification represents a continuation of the goals and objectives set forth in the Redevelopment Plan forthe Southeast Edina Redevelopment Project Area. Generally, the substantive changes consist of the establishment of the Southdale 2 Tax Increment Financing District within the Southeast Edina Redevelopment Project Area. For further information, a review of the Redevelopment Plan for the Southeast Edina Redevelopment Project Area, most recently modified on February 21, 2012, is recommended. It is available from the Executive Director at the City of Edina. Other relevant information is contained in the Tare Increment Financing Plans for the Tax Increment Financing Districts located within the Southeast Edina Redevelopment Project Area. A Edina HRA Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area 4-1 Section 2 - Tax Increment Financing Plan for the Southdate 2 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 expedite the establishment of the Southdale 2 Tax Increment Financing District (the "District"), an economic development tax increment financing district, located in the Southeast Edina Redevelopment Project Area (the "Project Area"). 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 ("M.S. "), Sections 469.001 to 469.047, 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 District is being created pursuant to U.S., Section 469.176, Subd. 4c(d). This section contains the Tax Increment Financing Plan (the "TIF Plan") for the District. Other relevant information is contained in the Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area. Subsection 2-3. Statement of Objectives The District currently consists of 300 parcels of land and adjacent and internal rights-of-way. The District is being created to facilitate renovations to the common areas of Southdale Mall in the City. Please see Appendix A for further District information. The HRA and City are considering entering into a redevelopment agreement that would designate Southdale Limited Partnership as the developer. This TIF Plan is expected to achieve many of the objectives outlined in the Redevelopment Plan for the Southeast Edina Redevelopment Project Area. The activities contemplated in the Modification to the Redevelopment Plan and the TIF Plan do not preclude theundertakingofotherqualified development or redevelopment activities. These activities are anticipated to occur over the life of the Southeast Edina Redevelopment Project Area and the District. Subsection 2-4. Redevelopment Plan Overview 1. Property to be Acquired -Selected property located within the District maybe acquired by the HRA or City and is further described in this TIF Plan. 2. Relocation - Relocation services, to the extent required by law, are available pursuant to U.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 District or may lease land or facilities to a developer. Edina HRA Tax Increment Financing Plan for the Southdale 2 Tax increment Financing District 2-1 4. The HRA or City may perform or provide farsome or all necessary acquisition, construction, relocation, demolition, and required utilities and public street work within the District. S. The City proposes both public and private infrastructure within the District. The proposed improvements to private property within the District will be for a renovation to aretail mail, and there will be continued operation of the SoutheastEdina RedevelopmentProject Arca after the capital improvements within the Southeast Edina Redevelopment Project Area have been completed. Subsection 2-5. 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 seethe map in Appendix B for further information on the location of the District. The City currently owns parcels to be included in the District and intends to acquire land easements and/or additional property within the District. The HRA and City are authorized to use tax increments to acquire any parcel listed in Appendix C of this TEF Plan. Subsection 2-6. Classification of the District The District is an economic development district as defined in M.S. 469.174, Subd. 12, as modified by M.S., Section. 469.176, Subd. 4c(d). In order to create an economic development district under general law (M.S., Section 469.174 Subd 12), the HRA or City must find that the District is in the public interest because: (1) it will discourage commerce, industry, or manufacturing from moving their operations to another state or municipality; or (2) it will result in increased employment in the state; or (3) it will result in preservation and enhancement of the tax base of the state. In addition, M.S., Section 469.176, Subd. 4c provides that assistance from an economic development district may not be used to provide assistance to development if more than 15 percent of the buildings and ancillary facilities (determined on a square footage basis), are used for other than certain specified purposes (largely manufacturing, warehousing and distribution facilities). However, M.S., Section 469.176, Subd. 4c(d) provides a limited -time exception to these general law rules. Under this provision (originally enacted in 2010 legislature and extended in 2011 legislature), a City may establish an economic development of any kind, notwithstanding the normal findings required underM.S., Section 469,174, Subd. 12, and notwithstanding the limitation on types of assisted development underM.S., Section 469.176, Subd 4c. To satisfy the requirement of M.S., Section 469.176, Subd 4c(d), the City finds that: (1) the project will create or retain jobs in this state, including construction jobs and that construction of the project would not have commenced before July 1, 2012, without the City and HRA providing assistance under the provisions of this paragraph; (2) construction of the project will begin no later than July 1, 2412; and Edina HRA Tax Increment Financing Plan for the 5outhdale 2 Tax Increment Financing District 2-2 (3) the request for certification of the district is made no later than June 30, 2012; and In meeting the statutory criteria the HRA and City rely on the following facts and findings: The City's findings in creating the District is pursuant to M.S. Sections 469.176, Subd. 4c(d) in order to assist in the renovations to the common areas of Southdale Mall. If construction does not commence on or before July 1, 2012, the proposed facility will need to meet the criteria in M.S., Section 469.176, Subd. 4c(a), and must satisfy the findings required under M.S., Section 469.174, Subd. 12. Pursuant to M.S., Section 469.176, Subd. 7, the District does not contain any parcel or part of a parcel that qualified under the provisions of M.S., Sections 273.111 or 273.112 or Chapter 473H for taxes payable in any of the five calendar years before the filing of the request for certification of the District. Subsection 2-7. Duration and First Year of Tax Increment of the District Pursuant to M.S., Section 469.175, Subd. 1, and M.S., Section 469.176, Subd. 1, the duration of the District must be indicated within the TIF Plan. Pursuant to U.S., Section 469.176, Subd. 1b., the duration of the District will be 8 years after receipt of the first increment by the HRA or City. The date of receipt by the City of the first tax increment is expected to be 2014. Thus, it is estimated that the District, including any modifications of the TIF Plan for subsequent phases or other changes, would terminate after 2022, or when the TIF Plan is satisfied. If increment is received in 2013, the term of the District will be 2021. The HRA or City reserves the right to decertify the District prior to the legally required date. Subsection 2•S. Original Tax Capacity, Tax Rate and Estimated Captured Net Tax Capacity Value/increment and Notification of Prier Planned Improvements Pursuant to M.S., Section 469.174, Subd. 7 and M.S., Section 469.177, Subd. 1, the Original Net Tax Capacity (ONTC) as certified for the District will be based on the market values placed on the property by the assessor in 2011 for taxes payable 2012. Pursuant to M.S., Section 469.177, Subds. I and 2, the County Auditor shall certify in each year (beginning in the payment year 2014) 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. In any year in which the current Net Tax Capacity (NTC) value of the District declines below the ONTC, no value will be captured and no tax increment will be payable to the HRA or City. The original local tax rate for the District will be the local tax rate for taxes payable 2012, assuming the request for certification is made on or before June 30, 2012. The ONTC and the Original Local Tax Rate for the District appear in the table below. Pursuant to M.S., Section 469.174 Subd. 4 and M.S., Section 469.177, Subd. 1, 2, and 4, the estimated Edina NRA Tax Increment financing Plan for the Southdale 2 Tax Increment Financing District 2-9 �jo Captured Net Tax Capacity (CTC) of the District, within the Southeast Edina Redevelopment Project Area, upon completion of the projects within the District, 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 2014. The Project Tax Capacity (PTC) listed is an estimate of values when the projects within the District are completed. Southdale 2 Tax Increment District Parcels In School District No. 273 Project Estimated Tax Capacity upon Completion (PTC) $4,714,500 Original Estimated Net Tax Capacity (ONTC) $4,457,873 Fiscal Disparities Reduction $65,592 Estimated Captured Tax Capacity (CTC) $191,035 Original Local Tax Rate 1.08160 EstimatedPay 2012 Estimated Annual Tax Increment (CTC x Local Tax Rate) $206,623 Percent Retained by the HRA and City 100% The tax capacity nichided in this cliatt is the estimmett tax capacity of flic District ina 9. "rlic tax calnicity of the parcels located in School District 2735 in year one is estimated to tic $4,458VIIThe ftwal disparities reduction will Vary from year to year. Southdale 2 Tax Increment District Parcels in School District No. 280 Project Estimated Tax Capacity upon Completion (PITC) $5,858,175 Original Estimated Net Tax Capacity (ONTC) $4,121,297 Fiscal Disparities Reduction $504,487 Estimated Captured Tax Capacity (CTC) $1,232,391 Original Local Tax Rate 1.14351 EstimatedPay 2012 Estimated Annual Tax Increment (CTC x Local Tax Rate) $1,409,251 Percent Retained by the HRA and City 100% 'I'lic I -Ax capwily ifiefildod i(I Illit, Omit is 11w estunaltA lit"k Capacity of [tic District in ycia 9. I'lic tax capacity tit tfw ()arcuk in the Distitct lociitc(t ni sclitiol I)istrict 2W in year(mv, is vstitnmckl lobe $4,8$` 371, Ths fiscal dis}.iriritics se siuc {!ills wilt vary trom year to year. Pursuant to M.S., Section 469.177, Subd. 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 M.S., Section 469.175, Subd, 4, with a listing of all properties within the Districtor area of enlargement for which building permits have been issued during thecightcen (18) months immediately preceding approval of theTIF Edina HRA Tax Increment Financing Plan for the Southdale 2 Tax Increment Rnancing District 2-4 AH Plan by the municipality pursuant to M.S., Section 459.175, 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 City has reviewed the area to be included in the District and has found building permits that were issued in the past 18 months prior to the public hearing. Please see Appendix G for the building permits that were issued. 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 a pay-as-you-go note. Any refunding amounts will be deemed a budgeted cost without a formal TIP Plan Modification. This provision does not obligate the HRA or City to incur debt. The HRA or City will issue bonds or incur other debt only upon the determination that such action is in the best interest of the City. The total estimated tax increment revenues for the District are shown in the table below: SOURCES OF FUNDS TOTAL Tax Increment $11,702,217 Interest $250,000 Land Sale Proceeds/Lease Revenue V TOTAL $11,952,217 The HRA or City may issue bonds (as defined in the TIF Act) secured in whole or in part with tax increments from the District in a maximum principal amount of $8,374,296. 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 renovations to the common areas of Southdale Mall. The HRA and City have determined that it will be necessary to provide assistance to the project(s) 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, this 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 following table. Edina HRA Tax Increment Financing Pian for the Southdale 2 Tax Increment Financing District 2-5 A Ia' USES OF TAX INCREMENT FUNDS TOTAI. Land/Building Acquisition $0 Site Improvernents/Preparation $2,274,296 Utilities $0 Other Qualifying Improvements $5,0M,000 Administrative costs (up to IM $1,10M PROJECT COST TOTAL $8,374,296 Intcres PROJECT AND INTEREST COSTS TOTAL $11,952,217 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 Appendix D. Estimated capital and administrative costs listed above are subject to change among categories by modification of the TIF Plan without hearings and notices as required for approval of the initial TIF Plan, so long as the total capital and administrative costs combined do not exceed the total listed above. Further, the HRA or City may spend up to 20 percent of the tax increments from the District for activities (described in the table above) located outside the boundaries of the District but within the boundaries of the Project Area (including administrative costs, which are considered to be spend outside the District), subject to all other terms and conditions of this TIP Plan. Subsection 2-11. Fiscal Disparities Election Pursuant to M.S., Section 469.177, Subd. 3, the HRA or City may elect one of two methods to calculate fiscal disparities. If the calculations pursuant to U.S., Section 469.177, Subd. 3, clause b, (within the District) are followed, the following method of computation shall apply: (1) The original net tax capacity shall be determined before the application of the fiscal disparity provisions of Chapter 276A or 473F. The current net tax capacity shall exclude any fiscal disparity commercial -industrial net tax capacity increase between the original year and the current year multiplied by the fiscal disparity ratio determined pursuant to M.S., Section 276A.06, subdivision 7 or M.S., Section 473F.08, subdivision 6. Where the original net tax capacity is equal to or greater than the current net tax capacity, there is no captured tax capacity and no tax increment determination. Where the original tax capacity is less than the current tax capacity, the difference between the original net tax capacity and the current net tax capacity is the captured net tax capacity. This amount less any portion thereof which the authority has designated, in its tax increment financing plan, to share with the local taxing districts is the retained captured net tax capacity of the authority. (2) The county auditor shall exclude the retained captured net tax capacity of the authority from the net tax capacity of the local taxing districts in determining local tracing district tax rates. The local tax rates so determined erre to be extended against the retained captured Edina HRA Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-6 6 net tax capacity of the authority as well as the net tax capacity of the local taxing districts. The tax generated by the extension of the less of (A) the local taxing district tax rates or (B) the original local tax rate to the retained captured net tax capacity of the authority is the tax increment of the authority. The HRA will choose to calculate fiscal disparities by clause b (inside the District). According to M.S., Section 469.177, Subd. 3(c): The method of computation of tax increment applied to a district pursuant to 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 of computation in paragraph (a) to the method in paragraph (b). Subsection 2-12. Business Subsidies Pursuant to M.S., Section 116J.993, Subd. 3, the following forms of financial assistance are not considered a business subsidy. (1) 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 M.S., Section 1161.552, Subd. 3; (5) 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 500 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 M.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; Edina HRA Tax Increment f=inancing Plan for the Southdale 2 Tax Increment Financing District 2-7 A( (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 guarantecs 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. The HRA will comply with M.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 Costs Pursuant to U.S., Section 469.175, Subd. !a, the county board may require the HRA or City to pay for all or part of the cost of county road improvements if the proposed development to be assisted by tax increment will, in the judgmentofthecounty, substantially increase the useofcounty roads requiring construction of road improvements or otherroad costs and if the road improvements arc 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 within forty- five days of receipt of this TIF Plan. In the opinion of the HRA and City and consultants, the proposed development outlined in this TIF Plan will have little or no impactupon county roads, therefore the TIF Plan was not forwarded to the county 45 days prior to the public hearing. The HRA 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 occur without the creation of the District. However, the HRA or City has determined that such developmentor redevelopment would not occur "but for" tax increment financing and that, therefore, the fiscal impact on other taxing jurisdictions is $0. The estimated fiscal impact of the District would be as follows if the "but for" test was not met: IMPACT ON TAX BASE FOR PARCELS LOCATED IN SCHOOL DISTRICT NO. 273 Estimated Estimated Captured 2011/Pay 2012 Tax Capacity (CTC) Percent of CTC Total Net Upon Conn legion to Entity Y -Wal Tax Capacity Hennepin County 1,2.53,423,199 191,035 0.0152% City of Edina 96,048,515 191,035 0.1989% Edina ISIS No. 273 81,542,007 191,035 0.2343% Edina HRA Tax increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-8 IMPACT ON TAX RATES Estimated Estimated Pay 2411/Pay 2012 Tax Capacity (CTC) Percent of CTC 2012 Percent to Entity Total Lotendal Extensionf�► Total CTC Taxes City of Edina 96,048,515 Rates 1.2831% Richfield ISD No. 280 29,902,478 1,232,391 Hennepin County 0.487770 45.109 191,035 93,181 City of Edina 0.259080 23.95% 191,035 49,493 Edina ISD No. 273 0.224280 20.74% 191,035 42,845 Other.110-4-701 0.113760 21 % 191,035 Ulm Total 1.081600 100.00% 206,623 IMPACT ON TAX BASE FOR PARCELS LOCATED IN SCHOOL DISTRICT NO. 280 Estimated Estimated Captured 2411/Pay 2012 Tax Capacity (CTC) Percent of CTC Total Net Up9n Compltft to Entity Total Tax Capacity Extension Hennepin County 1,253,423,199 1,232,391 0.0983% City of Edina 96,048,515 1,232,391 1.2831% Richfield ISD No. 280 29,902,478 1,232,391 4,1214% IMPACT ON TAX RATES 42.66% The estimates listed above display the captured tax capacity when all construction is completed. The tax rate used for calculations is the estimated Pay 2012 rate. The total net capacity for the entities 1 isted above are based on estimated Pay 2012 figures. The District will be certified under the actual Pay 2012 rates, which were unavailable at the time this TIF Plan was prepared. Edina HRA Tax Increment Financing Pian for the Southdate 2 Talc increment Financing District 2-9 A (� Estimated Pay 2012 Percentotential Extension of Total CTC Taxes Rates Hennepin County 0.487770 42.66% 1,232,391 601,123 City of Edina 0,259080 22.66% 1,232,391 319,288 Richfield ISD No. 280 0.282900 24.74% 1,232,391 348,643 Other 0.113760 J.-95-9% 1.232 391 140.197 Total 1.143510 100.00% 1,409,251 The estimates listed above display the captured tax capacity when all construction is completed. The tax rate used for calculations is the estimated Pay 2012 rate. The total net capacity for the entities 1 isted above are based on estimated Pay 2012 figures. The District will be certified under the actual Pay 2012 rates, which were unavailable at the time this TIF Plan was prepared. Edina HRA Tax Increment Financing Pian for the Southdate 2 Talc increment Financing District 2-9 A (� Pursuant to M.S. Section 469.175 Subd 2(b): (i) Estima_ t�of total tax mcr -merit. It is estimated that the total amount of tax increment that will be generated over the life of the District is $11,702,217; (2) P w b. le impact )fthe DisArio on cily provideds erv" g gs •u d ability o issueLtghl, Animpact of the District on police protection is expected. The Edina Police Department does track all calls for service including property -type calls and crimes. With increased traffic at Southdale Center mall, police calls for service will be increased. However, the proposed mall renovations include changes to common areas designed, in part, to reduce security concerns and police calls, such as the relocation of the transit facility to mall property outside of the mall itself. In addition, proposed housing developments will generate increased police calls. The City does not expect that the proposed development, in and of itself, will necessitate new capital investment in vehicles. The probable impact of the District on fire protection is notexpected lobe significant. Typically new buildings generate few calls, if any, and are of superiorconstruction, Several of the existing buildings, proposed to be replaced or renovated, have public safety concerns that include several unprotected old buildings with issues such as access, hydrant locations, and lack of sprinkling. The impact of the Districton public infrastructure is expected to be minimal. The development is not expected to significantly impact any traffic movements in the area, and is expected to enhance the flow of public transit vehicles in and around the Southdale area. The current infrastructure for sanitary sewer, storm sewer and water will be able to handle the additional volume generated from the proposed development. Proposed housing development will generate in excess of $180,000 in sewer and water access charges. Based on the development plans, there are no additional costs associated with street maintenance, sweeping, plowing, lighting and sidewalks. Thedeveloper will negotiate maintenance of the proposed transit hub with the Metropolitan Council. The probable impactof any District general obligation tax increment bonds on the ability to issue debt for general fund purposes is expected to be minimal. It is not anticipated that there will be any general obligation debt issued in relation to this project, therefore there will be no impact on the City's ability to issue future debt or on the City's debt limit. (3) Estimated amount of tax increment attributable to Edina ISD No 273 levies Itis estimated that the amount of tax increments over the life of the District that would be attributable to school district levies, assuming the school district`s share of the total local tax rate for all taxing jurisdictions remained the same, is $293,548; (4) Esli„mated amount of tax increment attributable to Richifled ISD No. 280 levies. It is estimated that the amount of tax increments over the life of the District that would be attributable to school district levies, assuming the school district's share of the total local tax rate for all taxing jurisdictions remained the same, is $2,544,966; (5) Estimated amount of tax increment gadhUtable 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 $5,026,701; Edina HRA Tax increment Financing Pian for the Southdale 2 Tax Increment Financing District 2-10 All (6) Additional information regoested by the county or school district. The City is not aware of any standard questions in a county orschool 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 M.S. Section 469.173 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. Subsection 2-15.Supporting Documentation Pursuant to M.S. Section 469.175, Subd. I (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 list of applicable sludies will be li: od hew prioi to the publie he€aring. Subsection 2-16. Definition of Tax Increment Revenues Pursuant to U.S., Section 469.174, Subd. 25, tax increment revenues derived from it tax increment financing district include all of the following potential revenue sources: 1. Taxes paid by the captured net tax capacity, but excluding any excess taxes, as computed under M.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 273.1384. Subsection 2-17. Modifications to the District In accordance with M.S., 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 U.S., Section 469.175, 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; 5. 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 HRA Tax Increment Financing pian for the Southdale 2 Tax Increment Financing District 2-11 A i- shall be approved upon the notice and after the discussion, public hearing and findings required for approval of the original TEF Plan. If the Districtyualifies forcertification only under M.S. Section 469.176, Subd. 4c(d), than the District boundaries may not be enlarged after July 1, 2012. Pursuant to M.S., Section 469.175 Subd. 4(f), the geographic area of the District may be reduced following the date of certification of the original net tax capacity by the county auditor, but shall not be enlarged after five years following the date of certification of the original net tax capacity by the county auditor. The requirements of this paragraph do not apply if (1) the only modification is elimination ofparcel(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 (B) the HRA agrees that, notwithstanding M.S., Section 469.177, Subd. 1, the original net tax capacity will be reduced by no more than the current net tax capacity of the parcels) eliminated from 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 2-118. Administrative Expenses in accordance with M.S., Section 469.174, Subd 14, administrative expenses means all expenditures of the HRA or City, other than: 1. 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 469.175; 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). For districts for which the request for certification were made before August 1, 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 M.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 M.S., 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 Edina HRA Tax Increment Financing Plan for the Southdale 2 flax Increment Financing MOW 2-12 of M.S., Section 469.176, Subd. 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 sufficientfunds 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. Pursuant to M.S., Section 469.176, Subd. 6; if, after four years from the date of certification of the original net tax capacity of the tax increment financing district pursuant to M.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 utility 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 the tax increment financing plan, no additional tax increment may be taken from that parcel and the original net tax capacity of that parcel shall be excluded from the original net tax capacity of the tax increment financing district. If the authority or the owner of the parcel subsequently commences demolition, rehabilitation or renovation or other site preparation on that parcel including qualified improvement of a street adjacent to that parcel, in accordance with the tax increment financing plan, the authority shall certify to the county auditor that the activity has commenced and the county auditor shall certify the net tax capacity thereof as most recently certified by the commissioner of revenue and add it to the original net tax capacity of the tax increment financing district. The county auditor 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 1 of the fifth year following the year in which the parcel was certified as included in the district. For purposes of this subdivision, qualified improvements of a street are limited to (1) construction or opening of a new street, (2) relocation of a street, and (3) substantial reconstruction or rebuilding of an existing street. The 14RA or City or a property owner must improve parcels within the District by approximately April 2016 and report such actions to the County Auditor. Edina MRA Tax Increment Financing Plan for the Southdals 2 Tax Increment Financing District 2-13 J Subsection 2-20. Use of Tax Increment The HRA or City hereby determines that it will use 100 percent of the captured net tax capacity of taxable property located in the District for the following purposes: 1. To pay the principal of and interest on bonds issued to finance a project; 2. to finance, or otherwise pay public redevelopment costs of the 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; d. To finance, or otherwise pay for other purposes as provided in M.S., Section 469.176, Subd. 4; S. 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 M.S., Chapter 4620 M.S., Sections 469.152 through 469.165, and/or M.S., Sections 469.178; and 7. To accumulate or maintain a reserve securing the payment when due of the principal and intereston 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. Tax increments generated in the District will be paid by Hennepin County to the HRA for the Tax Increment Fund of said District. The HRA 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. If the request forcertification of the District was made after June 30,2W9 and no later than June 30, 2012 and construction commenced in the District by July 1, 2012, tax increments from the District may also be used to provide improvements, loans, subsidies, grants, interest rate subsidies, or assistance in any form to developments consisting of buildings and ancillary facilities. Remaining increment funds will be used for HRA orCity administration (up to 10 percent) and for the costs of public improvement activities outside the District. Subsection 2-21. Excess Increments Excess increments, as defined in M.S., Section 469.176, Subd. 2, shall be used only to do one or more of the following: 1. 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 HRA or City must spend or return the excess increments under paragraph (c) within nine months after the end of the year. In addition, the HRA or City may, subject to the limitations set forth herein, choose to modify the TIFPlan in order to finance additional public costs in the Southeast Edina Redevelopment Project Area or the District. Edina HRA Tax increment Financing Flan for the Southdaie 2 Tax Increment Financing District 2-14 Acs Subsection 2-22. Requirements for Agreements with the Developer The HRA or City will review any proposal forprivate 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 stone 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 M.S., Section 469.176, Subd. S, no more than 1p 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 M.S., Section 469.178 to which tax increments from property acquired is pledged, unless prior to acquisition in excess of 14 percent of the acreage, the HRA or City concluded an agreement for the development of the property acquired and which provides recourse for the HRA or City should the development not be completed. Subsection 2-23.Assessment Agreements Pursuant to M.S., Section 469.177, Subd. 8, the HRA or City may enter into a written assessment agreement in recordable form with the developer ofproperty 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 j udgment 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, Subds. 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 1 of each year. M.S., 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 15. If the City fails to make adisclosure 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 TIF 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 Edina HRA Tax increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-15 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 14RA 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 cash.flow 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.Qther Limitations on the Use of Tax Increment General Limitations. All revenue derived from tax increment shall be used in accordance with the TIP Plan. The revenues shall be used to finance, or otherwise pay public redevelopment costs of the the Southeast Edina Redevelopment Project Area pursuant to M.S., Sections 469.001 to 469.047. Tax increments may notbe used to circumventexisting 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, 2, Pooling Limitations. At least 80 percent of tax increments from the District must be expended on activities in the District or to pay bonds, to the extent that the proceeds of the bonds were used to finance activities within said district or to pay, or secure payment of, debt service on credit enhanced bonds. Not more than 20 percent of said tax incasements may be expended, through a development fund or otherwise, on activities outside of the District except to pay, or secure payment of, debt service on credit enhanced bonds. For purposes of applying this restriction, all administrative expenses must be treated as if they were solely for activities outside of the District. 3. Five Year Lim nation on Commitment of Tax IMMments. Tax increments derived from the District shall be deemed to have satisfied the 80 percent test set forth in paragraph (2) above only if the five year rule set forth in M.S., Section 469.1763, Subd. 3, has been satisfied; and beginning with the sixth year following certification of the District, 80 percent of said tax increments that remain after expenditures permitted under said five year rule must be used only to pay previously committed expenditures oreredit enhanced bonds as more fully set forth in M.S., Section 469.1763, Subd. S. Subsection 2-28. Summary The Edina Housing and Redevelopment Authority is establishing the District to preserve and enhance the tax base, redevelop substandard areas, and provide employment opportunities in the City. The TIFPlan for the District was prepared by Ehlers & Associates, Inc,, 3060 Centre Pointe Drive, Roseville, Minnesota55113, telephone (651) 697-8500. Edina HRA 'fax Increment Financing Flan for the Southdale 2 Tax Increment Financing District 2-18 4 Appendix A Project Description The City and HRA will be facilitating improvements to the 1.2 million square foot 3outhdale Center mall which was originally constructed in the 196Vs. Theredeveloper plans to renovate the interior common area and make exterior improvements to the shopping center. The renovations will consist of new entrance structures, flooring, lighting, signage, resttooms, parking deck lighting, and exterior seating, columns and interior wall treatments. lmpravctnents sire plttnned w be substantially completed by December 31.21)12. 'Clic City and URA intend to finance a portion of the total renovation costs. The 1 -IRA will tv loaning$5 million to Southdale Center, $250,fXXlofwhich is forgiven if a transit station is constructed. Tax increments collected From the Southdale Center parcels will be used to write down principal of the loam and ttdjttcent development will pay for interest on the loan and for this transit station improvements. Appendix A J4 A-1 Appendix B Map(s) of the Southeast Edina Redevelopment Project Area and the District Appendix B-1 ri :... < «., wrA:vY+�wi+Y�+aewwir`�rifi.�Ai»MW'i'rw�.rww•wwr ww.w�'.: +raY+rxAw#Fd4Mu 1�5%MI. 1 r4 t Z ♦ .� I <{ '� s 3 �� i F .R Mx BVI ) `r ( aa. F r , r r 1� } r a 1i r 1II x yf f fi � '� .N �1 �r � � 1 .�•, i �r lit i w t ' �1* i L �» } j i Y. 4 ;'T- �y,.a 10111 M' I �utarytill lNil xt n' #. 1 I I f l , at �, Ma NM Southeast Edina Redevelopment Project Area and Southdale 2 TIF District Project Area 11 b ' Southdale 2 TIF District N WE S Engineering Dept, March, 2012 Appendix C Description of Property to be Included In the District The District encompasses all property and adJacent lights -of -way and abutting roadways identified by the pawel(s) listed below. Appendix A� -� C-1 30.028-24-44-0003 3950 70TH ST W 30-028.24-44-0004 4040 70TH ST W 30-028.24-44.00115 6950 FRANCE AVE S 30028.24-44.0006 3910 70111Street W081 30-028-24-44-0057 69W FRANCE AVE S 30.028-24-44-0058 3905 69TH ST W 30.028.2444.0059 3939 69TH ST W 29.028.24-23-OW1 ADDRESS UNASSIGNED 29028.2423.0007 6533 Drew Avenue South 29-028.24.23.0008 6525 Drew Avenue S 29-028-24-23.0009 6517 DREW AVE S 29.028-24.23.OD10 3625 65TH ST W 24.028.2423.0011 ADDRESS UNASSIGNED 29-028-2423.0012 3400 66TH ST W 29-028.2423.0167 ADDRESS UNASSIGNED 29-028-24-23.0172 6545 FRANCE 29-02824.23-0173 6525 FRANCE AVE S 29.02824.24-0001 3316 66th Street Wont 29.02824-240002 ADDRESS UNASSIGNED 29628.24-24.00D4 Thrivent Floancisl - No Address 2002824-24.0006 328066th Street West 29.02824-240007 0550 York Avenue 20.028.24-24.0025 6615 Barde Road 20020.2424.0028 8526 Sande Road 29-02824-24.0027 8519 Barde Road 29.02824.24.0113<1 333088th Skeet West 29-028-24.24-0031 ADDRESS UNASSIGNED 29-028-24-24.0032 6500 BARRIE RD 29-028-24.240120 8444 Xerxes Avenue South 29.026-24.24-0121 8500 Xerxes Avenue 29-0282424-0223 6525 YORK AVE S 29.028-24-31.002 3101667H ST W 29.028-24.31.OW3 6725 York Avenue South 2002824.31.0005 342588TH ST W 29.028-24.314)006 3230 SOUTHDALE CIA 29-028-2431-0007 3220 SOUTHDALE CIA 29.028-2431.0008 3210 SOUTHDALE CIA 29.028-2431-0009 3200 SOUTHDALE CIA 29028-24-31.0010 3240 SOUTHDALE CIA 29-028-24-31-00116612 XERXES AVE 5 29-028.24.31.0012 6616 XERXES AVE S 29-028.24-31-0013 6620 XERXES AVE S 29.028.2431.0014 6624 XERXES AVE S 29-028.2431-0015 6628 XERXES AVE S 29.028-2431-0016 6700 XERXES AVE S 29-028.24-31-0017 6704 XERXES AVE S 29-OI8-24-31-0018 6708 XERXES AVE S 29.028.24-31.0019 6712 XERXES AVE 5 29-028.24.31.0024 3IO SOUTHDALE CENTER 29.028.2431.0026 8838 YORK AVE 3 30028.24.14-0073 6566 France 30-028.24.14-0004 6566 France 30.028.24.14.0077 6566 France 30028-24-14-0076 6566france 30.028.24-140079 6566 France 30028-24-14-0080 6566 France 30-028.24-144=1 6566 France 30028-24140082 6566 France 30.028.24-14.0083 6566 France 30028.2414.0084 6566 France 30.028.24-14.0085 6566 France 30.028.24-14-0086 6566 Frame 30028-24-14.0087 6566 France 30.028-24-140088 6566 France 30-028-2414.0089 6566 From 30.02824-14.0090 6566 France 30.028-2414.0091 6566 France 30-028-24-144)092 6566 France 30.028-24-14.0093 6S66France 30-02824.140094 6566 France 30-028-24-144XI955 6S66franca 30-02824.14-0096 6566 France 30-02824-14.0097 6S66France 30-028.24.14.0098 6666 France 30-028-24-14.0099 6556 France 30-028.2414-0100 6566 France 30-028.2414-0101 6566 France 30-028.24-14.0102 6566 France 30-028.2414-0103 6566 franca 30-028-24140104 6566 France 30-028.2414-0105 6566 France 30-028-2414.0106 6566 France 30.0282414-0107 6566 France 30-028-2414-0108 65661'rance 30-028-24-14.0109 6566 France 30-028-24.14-0110 6566 France 30-02824.14-0111 6566 France 30.028-24-14-0112 6466 France 30028.24-14-0113 6566 France 30-028.2414-0114 6566 France 30028.24-14-0115 6666 France 30-0282414.0116 6565 France 30.029.24-14-0117 6566 France 30.02824.140118 6566 France 30-028-24-14-0119 6566 France 30028-2414-0120 6666 France 30.028-24.14.0123 6566 France 30-028-24-14-0125 6566 France 30-028-24.140127 6565 France 30-028-2414-0128 6566 France 28-028.24-330001 ADDRESS UNASSIGNED 29-028.24-3300OM 35W 69TH ST W 29.028-2433-0014 ADDRESS UNASSIGNED 29.028.24.33.0021 3503 GALLERIA 29.028-2433-0022 3460 GALLERIA 29.029.24.33.0023 3501 GALLERIA 29-0282434.0002 6825 YORK AVE S 29.029.24.34.0007 3100 70TH ST W 290284434.0010 6975 YORK AVE S 29-028-24-34-0019 ADDRESS UNASSIGNED 29-028.24-34.0020 6773 YORK AVE S 29-028-2434-0021 6803 YORK AVE S 29-028.24-34.0022 6805 YORK AVE S 29028-2434.0024 3210 GALLERIA 29-028-2434.0025 690S YORK AVE 5 29.028.2434.0026 312169TH ST W 29-028-24-34-0033 3209 Galleria 29.028-24-34-0034 3209 Galleria 29-02824-34.0035 3209 Gallerla 29.02844-34.0036 3209 Galleria 29-02824.34-0037 3209 Galleria 29-028-24-340038 3209 Gallerla 29-028.24-34.0039 3209 Galleria 29-028-2434-0040 3209 Gallerla 29.028-24.34.0041 3209 Gallerla 29-028-24-34.0042 3209 Gallerla 29.028-24.34.0043 3209 Gallerla 29-028-24-340044 3209 Gallerla 19-028-24-34-0045 3209 Galleria 29-028-24-340046 3209 Galleria 29-028-2434.0047 3209 Galleria 29-028.24-34.0046 3209 Galleria 29;128-24-34.0049 3209 Galleria 29-028-24-344X60 3209Galleria 29-028-24.34.0001 3209 Galleria 29026-24.34.0052 3209 Gafferia 29028-24.34.0053 3209Gaileria 29.028.24.34.0054 3209 Gallerla 2902824-34.0055 3209 Gallerla 29028.24.34-0056 3209 Gallerla 29-02824-340057 3209 Galleria 29-028.24.34.0058 3209 Gallerla 29028-24-34.0059 3209 Gallerla 29-028-24-34-0060 3209 Gallerla 29-02824-34.0061 3209 Gallerla 29-028-24.34.0062 3209 Gallerla 29-029.24-340063 3209 Galleria 29.028.24.34-OD64 3209 Galleria 29-028-24.34.0065 3209 Gallerla 29.028-24.34.0066 3209 Gallerla 30.028-24-44-0003 3950 70TH ST W 30-028.24-44-0004 4040 70TH ST W 30-028.24-44.00115 6950 FRANCE AVE S 30028.24-44.0006 3910 70111Street W081 30-028-24-44-0057 69W FRANCE AVE S 30.028-24-44-0058 3905 69TH ST W 30.028.2444.0059 3939 69TH ST W 29.028.24-23-OW1 ADDRESS UNASSIGNED 29028.2423.0007 6533 Drew Avenue South 29-028.24.23.0008 6525 Drew Avenue S 29-028-24-23.0009 6517 DREW AVE S 29.028-24.23.OD10 3625 65TH ST W 24.028.2423.0011 ADDRESS UNASSIGNED 29-028-2423.0012 3400 66TH ST W 29-028.2423.0167 ADDRESS UNASSIGNED 29-028-24-23.0172 6545 FRANCE 29-02824.23-0173 6525 FRANCE AVE S 29.02824.24-0001 3316 66th Street Wont 29.02824-240002 ADDRESS UNASSIGNED 29628.24-24.00D4 Thrivent Floancisl - No Address 2002824-24.0006 328066th Street West 29.02824-240007 0550 York Avenue 20.028.24-24.0025 6615 Barde Road 20020.2424.0028 8526 Sande Road 29-02824-24.0027 8519 Barde Road 29.02824.24.0113<1 333088th Skeet West 29-028-24.24-0031 ADDRESS UNASSIGNED 29-028-24-24.0032 6500 BARRIE RD 29-028-24.240120 8444 Xerxes Avenue South 29.026-24.24-0121 8500 Xerxes Avenue 29-0282424-0223 6525 YORK AVE S 29.028-24-31.002 3101667H ST W 29.028-24.31.OW3 6725 York Avenue South 2002824.31.0005 342588TH ST W 29.028-24.314)006 3230 SOUTHDALE CIA 29-028-2431-0007 3220 SOUTHDALE CIA 29.028-2431.0008 3210 SOUTHDALE CIA 29.028-2431-0009 3200 SOUTHDALE CIA 29028-24-31.0010 3240 SOUTHDALE CIA 29-028-24-31-00116612 XERXES AVE 5 29-028.24.31.0012 6616 XERXES AVE S 29-028.24-31-0013 6620 XERXES AVE S 29.028.2431.0014 6624 XERXES AVE S 29-028.2431-0015 6628 XERXES AVE S 29.028-2431-0016 6700 XERXES AVE S 29-028.24-31-0017 6704 XERXES AVE S 29-OI8-24-31-0018 6708 XERXES AVE S 29.028.24-31.0019 6712 XERXES AVE 5 29-028.24.31.0024 3IO SOUTHDALE CENTER 29.028.2431.0026 8838 YORK AVE 3 30028.24.14-0073 6566 France 30-028.24.14-0004 6566 France 30.028.24.14.0077 6566 France 30028-24-14-0076 6566france 30.028.24-140079 6566 France 30028-24-14-0080 6566 France 30-028.24-144=1 6566 France 30028-24140082 6566 France 30.028.24-14.0083 6566 France 30028.2414.0084 6566 France 30.028.24-14.0085 6566 France 30.028.24-14-0086 6566 Frame 30028-24-14.0087 6566 France 30.028-24-140088 6566 France 30-028-2414.0089 6566 From 30.02824-14.0090 6566 France 30.028-2414.0091 6566 France 30-028-24-144)092 6566 France 30.028-24-14.0093 6S66France 30-02824.140094 6566 France 30-028-24-144XI955 6S66franca 30-02824.14-0096 6566 France 30-02824-14.0097 6S66France 30-028.24.14.0098 6666 France 30-028-24-14.0099 6556 France 30-028.2414-0100 6566 France 30-028.2414-0101 6566 France 30-028.24-14.0102 6566 France 30-028.2414-0103 6566 franca 30-028-24140104 6566 France 30-028.2414-0105 6566 France 30-028-2414.0106 6566 France 30.0282414-0107 6566 France 30-028-2414-0108 65661'rance 30-028-24-14.0109 6566 France 30-028-24.14-0110 6566 France 30-02824.14-0111 6566 France 30.028-24-14-0112 6466 France 30028.24-14-0113 6566 France 30-028.2414-0114 6566 France 30028.24-14-0115 6666 France 30-0282414.0116 6565 France 30.029.24-14-0117 6566 France 30.02824.140118 6566 France 30-028-24-14-0119 6566 France 30028-2414-0120 6666 France 30.028-24.14.0123 6566 France 30-028-24-14-0125 6566 France 30-028-24.140127 6565 France 30-028-2414-0128 6566 France 29.028-2431.0026 6755 YORK AVE 5 29.028-2431-0027 6775 YORK AVE 5 29.02"4 -32 -Ml 35D160TH ST W 29.028.24.32.0003 20080UTHDALECENTER 29-028-24.32.OM 100 SOUTHDALE CENTER 29-028-24.32.0009 10 SOUTHOALE CENTER 3D-028-24.14-0007 4005 66th Street 30-028.24-14.0008 8500 France Avenue South 30.028-24140009 6566 France 30-028-24-140010 6566 France 30.028.24-14.0011 6566 France 30-028-24.14.0012 6566 France 30-02824-14.0 13 6566 France 30-028-24.14.0014 6566 France 30.028.24.14-OOIS 6566 France 30.028-24.14.0016 6566 France 30-02B-24-14-0017 6566 France 300284414.0018 6566France 30-028.2414.0019 6566 France 30-029-24-14.0020 6566 France 30-028-24.14.0021 6566 France 30-028-24-14.0022 6566 France 30-028.24.14.0023 6566 France 30-028-2414-0024 6566 France 30.028-2414.0025 6566 France 30-028-2414.0026 6566 France 30.028.24-14.0027 6566 France 30-028-2414-0028 6566 France 30.02824-14.0029 6566 France 30.028.24.14.0030 6566 France 30-028.24.14-0031 6566 France 30.0282414.0032 6566 France 30-029-24-14.0033 6566 France 30-028-24-14.0034 6566 France 30-02824.14.0035 6566 France 30-028.24-140036 6566 France 30.028-24-14.0037 6566 France 30-128.24.14,0038 6566 France 30-028.24.14-0041 6566 France 3002824-14-0042 6566 France 30-028-24-14.0043 6566 France 30-028-24-14-0044 6566 France 30.028.24.14.0045 6566 France 30-028-2414-0046 6566 France 30.028-24.14-0047 6566 France 30-028.24.14-0048 6566france 30.028.24-24.0069 6566 France 30-028-24-14.0070 6566 France 30-028.24.140071 6566 France 3002824.14-0172 6566 France 30.028.2414.0129 6566 France 30-028-24.140130 6566 France 30-028.24.14.0131 6566 France 30.028.24.14.0133 6566 France 30028.24.14.0135 6565 France 30-028-24.14-0137 6566 France 30.028.24.14-0139 6566 France 30-028.24.14-0140 6566 France 30-028-24-14-01416566 France 30028.2414.0142 6566 France 30028.24-14.0147 6566 France 30028-24.14-0149 6566 France 30028-2414-01S3 6566 France 30.028.24.14-0152 6566 France 30028-24-140153 6566 France 30029.24.14.0154 6566 France 30.028.2414-0155 6566frence 30-028-24-14.0156 6566 France 30.028-24-14-0157 6566 France 30-028-24-14.0158 6566 France 30.028.24.14.0139 6566 France 30.028.2414.0160 4015 65th Street West 30.028.24-34-0161 6566 France 30028.2414.0162 6566 France 30028-24-14-0163 6566 Frena 30-028.24.14-0164 6566 France 30-028.24.14-0165 6566 France 30.028.24.14.0166 6566 Frame 30028.24-14.0167 6566 France 30.02824-4-0168 6566 France 30.028.24-14-0049 6566 France 30029.24-14-0050 6566 France 30-028-24-14.0051 6566 France 30028-2414-0052 6566 France 30028.24.14.0053 6566 France 3002824-14-0054 6566 France 30028.2414-0055 6566 France 30.02824-14.0056 6566 France 30028.24-14.0057 6556 France 30028.2414-0058 6566 France 30-028.24-14-0059 6566 France 30.028.24-14.0060 6566 France 30-028-24-14-00616566 Franc 30028.24-140062 6566 France 30-028-24-14-0063 6566 France 30028.24.14.0064 6566 France 30.029.24-14.0065 6566 France 30.02824-14-0066 6566 France 300282414.0067 6566 France 29-028.24-34-0067 3209 Galleria 29-028.24-34.0068 3209 Galleria 29.029-24-34.0069 3209 Galleria 29.028.2434.0070 3209 Galleria 29.029.24-34.0071 3209 Galleria 29.OM24-34-0072 3209 Gallerla 29-028-24-34.0073 3209 Galleria 29.029.24.34.0074 3209 Galleria 29-028-24-34.0075 3209 Gallerla 29.028-24-34.0076 3209 Gallerla 29.029.24-34.0077 3209 Gallerla 29.028-24-34.0078 3209 Gallefla 29-128-24.34-0079 3209 Galleria 29.028-2434-0080 3209 Galleria 29.028.24-34.0081 3209 Galleria 29.02824-34.0082 3209 Gallerla 29.028-24-34-W83 3209 Gallerla 29.02824.34.0084 3209 Gallerla 29-028-24-34-0085 3209 Gallerla 29-028.24-34.06 3209 Galleria 29.029.24.34-0097 3209 Gallerla 29.02824-34-0088 3209 Galleria 29.0282434.0089 3209 Galleria 29-02824-34.0090 3209 Galleria 29.02824.34.0091 3209 Gallerla 20.-028-24-34-M2 3209 Galleria 29.028-24-34.0093 3209 Gallerla 29.02824-340094 3209 Galleria 29-028-24-34.0095 3209 Galleria 29.02824-344096 3209 Galleria 29-02B-24434-0097 3209 Galleria 29-028.24-34.0098 3204 Galleria 29-028-24.34-0099 3209 Gallerla 29.028-24-34-0100 3209 Galleria 29-028.24.34-0101 3209 Galleria 29-028-24-340102 3209 Gallerla 29-028.24-34-0103 3209 Galleria 29.02824.34-0104 3209 Gallerla 29.028-24-34-0105 3209 Galleria 29.028.24.34.0106 3209 Gallerla 29-028.24-34-0107 3209 Gallerla 29-02824-34-0108 3209 Gallerla 29.02824.34.0109 3209 Gallerla 29-02824-34-0110 3209 Galleria 29-028-24.34.0111 3209 Gallerla 29-028.24-34-0112 3209 Gallerla 29-028.24-340113 3209 Gallerla 29.028.24-340114 3209 Gallerla 30-028.24.41.0001 6600 Frence Avenue South 30 -0282444 -OWI 6996 France Avenue South 29.028-2431.0026 6755 YORK AVE 5 29.028-2431-0027 6775 YORK AVE 5 29.02"4 -32 -Ml 35D160TH ST W 29.028.24.32.0003 20080UTHDALECENTER 29-028-24.32.OM 100 SOUTHDALE CENTER 29-028-24.32.0009 10 SOUTHOALE CENTER 3D-028-24.14-0007 4005 66th Street 30-028.24-14.0008 8500 France Avenue South 30.028-24140009 6566 France 30-028-24-140010 6566 France 30.028.24-14.0011 6566 France 30-028-24.14.0012 6566 France 30-02824-14.0 13 6566 France 30-028-24.14.0014 6566 France 30.028.24.14-OOIS 6566 France 30.028-24.14.0016 6566 France 30-02B-24-14-0017 6566 France 300284414.0018 6566France 30-028.2414.0019 6566 France 30-029-24-14.0020 6566 France 30-028-24.14.0021 6566 France 30-028-24-14.0022 6566 France 30-028.24.14.0023 6566 France 30-028-2414-0024 6566 France 30.028-2414.0025 6566 France 30-028-2414.0026 6566 France 30.028.24-14.0027 6566 France 30-028-2414-0028 6566 France 30.02824-14.0029 6566 France 30.028.24.14.0030 6566 France 30-028.24.14-0031 6566 France 30.0282414.0032 6566 France 30-029-24-14.0033 6566 France 30-028-24-14.0034 6566 France 30-02824.14.0035 6566 France 30-028.24-140036 6566 France 30.028-24-14.0037 6566 France 30-128.24.14,0038 6566 France 30-028.24.14-0041 6566 France 3002824-14-0042 6566 France 30-028-24-14.0043 6566 France 30-028-24-14-0044 6566 France 30.028.24.14.0045 6566 France 30-028-2414-0046 6566 France 30.028-24.14-0047 6566 France 30-028.24.14-0048 6566france 30.028.24-24.0069 6566 France 30-028-24-14.0070 6566 France 30-028.24.140071 6566 France 3002824.14-0172 6566 France 30.028.2414.0129 6566 France 30-028-24.140130 6566 France 30-028.24.14.0131 6566 France 30.028.24.14.0133 6566 France 30028.24.14.0135 6565 France 30-028-24.14-0137 6566 France 30.028.24.14-0139 6566 France 30-028.24.14-0140 6566 France 30-028-24-14-01416566 France 30028.2414.0142 6566 France 30028.24-14.0147 6566 France 30028-24.14-0149 6566 France 30028-2414-01S3 6566 France 30.028.24.14-0152 6566 France 30028-24-140153 6566 France 30029.24.14.0154 6566 France 30.028.2414-0155 6566frence 30-028-24-14.0156 6566 France 30.028-24-14-0157 6566 France 30-028-24-14.0158 6566 France 30.028.24.14.0139 6566 France 30.028.2414.0160 4015 65th Street West 30.028.24-34-0161 6566 France 30028.2414.0162 6566 France 30028-24-14-0163 6566 Frena 30-028.24.14-0164 6566 France 30-028.24.14-0165 6566 France 30.028.24.14.0166 6566 Frame 30028.24-14.0167 6566 France 30.02824-4-0168 6566 France 30.028.24-14-0049 6566 France 30029.24-14-0050 6566 France 30-028-24-14.0051 6566 France 30028-2414-0052 6566 France 30028.24.14.0053 6566 France 3002824-14-0054 6566 France 30028.2414-0055 6566 France 30.02824-14.0056 6566 France 30028.24-14.0057 6556 France 30028.2414-0058 6566 France 30-028.24-14-0059 6566 France 30.028.24-14.0060 6566 France 30-028-24-14-00616566 Franc 30028.24-140062 6566 France 30-028-24-14-0063 6566 France 30028.24.14.0064 6566 France 30.029.24-14.0065 6566 France 30.02824-14-0066 6566 France 300282414.0067 6566 France Appendix D Estimated Cash Flow for the District Appendix n-1 0111 HIR51511" F AIR VIV 1 44 lit ma lip j c I P ap mile ON . . ... ------------------ Inv 1 w --.r RH I Sao J1451 811 a Is I'A A4 A14 A A M11111IM11111 11111iffi 11111111 en„op{dad t«oraN amrdf'�ri Yin nmrn'u�o �µid�oi��d�giw.a�'eririviN�a&i�� pa- �l�d��d�Y������i����daE�d��d�a�g�8d°BR����+F�a'`���d`���iS�S�eFddd g� �"-O cinoddw vwmmw�e N amid.i� V- �Na �3nuiRoir R�.@ a. g[nf� a- $dd'�d;����GdcE$�r���g���d`S���d����8�$d1E��&��d'�d��d�dd��$�� �QooY19a�gp"lO t1)OIM {gp tr pQM1��P$}Rq�gVyy,Y`S•p$�'{Ky� •O 44 �36da33 �3 3 3f N Mill A) jt� tit a 12 ; 1 � 3/ Ease Value Assumptions - Page 1 fg EHLERS UNKUSIN FMIC Off&"" City of Edina Southdale Mail Renovation and Adjacent Development School D;strict 273 %of CFTC Fra! st Talc CawdiY ongm Tau Disp•ritles Cftmft lnaermW Fne>at Tax Capaft Tax Aala nrawm I Camas Tax lnceemem xml wmw Gross Tax tnexement a®lee ow"F . Aexf W at % R36'J 1CfTi'. , i ' aCl"l IF71rN Net Tax increment Qwww-►Y ., Prcsett Vie rcnrvar ENDm Yta. Tax yew Payment' Date 06101112 _ 02/01/13 . 08101113 OWII14 100% 4,458,033 (4.457.873) 150 108.160% 173 66 (0) (9) 77 68 0.5 2014 08/01114 86 (0) (9) 77 133 1 2014 02101115 100% 4,480.655 (4.457.873) - 22,782 108.160% 24,641 12,320 (44) (1,228) 11,048 9,271 1.5 2015 08(01115 12.320 (44) (1.228) 11,048 18,164 2 2015 02101116 100% 4,584.438 (4,457,873) (20,346) 106.218 108.160% 114,886 57,443 (207) (5.724) 51,512 58.517 2.5 2016 08101/16 57,443 (207) (5.724) 51.512 97,790 3 2016 02/01/17 100% 4.714.55 (4,457.873) (27.842) 228.985 108.18096 247.670 123,835 (446) (12.339) 111,050 180,188 3.5 2017 08101/17 123,835 (446) (12,339) 111,050 260.382 4 2017 02/01118 100% 4,714.500 (4.457,873) (65.592) 191.034 108.160% 206.623 103.311 (372) (10,294) 92.645 325,494 4.5 2018 08/01/18 103,311 (372) (10.294) 92.645 388,863 5 2018 02101/19 100% 4,714,500 (4.457,873) (65,592) 191.034 108.160% 206.623 103,311 (372) (10.294) 92,645 450,536 5.5 2019 08101119 103.311 (372) (10,294) 92,615 510,559 6 2019 0210120 100% 4,714,500 (4,457,873) (65,592) 191.034 108.160% 205.623 103.311 (372) (10,294) 92.645 588.975 6.5 2020 08/1120 103,311 (372) (10,294) 92,645 625,828 7 2020 02101121 100% 4.714,500 (4,457.873) (651592) 191,034 108.160% 206,623 103.311 (372) (10.294) 92,645 681,159 7.5 2021 0"121 103.311 (372) (10.294) 92.645 735.009 8 2021 0210122 100% 4,714,500 (4.457.873) (65,592) 191,034 108160% 206,623 103,311 (372) (10.294) 92.645 767.418 8.5 2022 0810122 t033tt 13721 f102941 92.645 838.424 9 2022 0210123 Pntpmad er Ehk" s AXWOO , MC - ESWWK OW NVNAragwW0NAV4au*V Ewa. AedNtlopmer,6TOW 41TIF fun Option 8 80 273)e DWA*Tywt E1 Cotnall Otmki r Rrst Yew Corstua73a1 or 1A6affian on Volvo Esiedng District - SPWXh Db.. Yeas Remainkg "aw Ride -Every Year: Mas ext Raze: Present V&" Dow Fm PRtad E'al6rrg Tax Year Disviot was Ceea5oxt Can tow Assum" RU Tac twommIx for Wwic): MI: Yore of Tart r1rement Assumes Lest Yearof Tax aeYamne FISW aworbea Becdor+(Lkttstds W, Inoile (8). -NA) kfawnernd orTgW F*W Doppites Pisco DlsPatdes Carwtcusscn RaW fupt DiopoNco's MAN* -W do Tint RM Southdale Mall Renovation and Mixed Use Development Cft of Etreia one Adjacent 0tvaidt~t Aa,SUVPTION' AND RATES 2012 0.00% s -a% t -Feb -12 1-AUO-12 Pay2012 2014 s 2072 epide(e) MCtelrlaraai 34 7413%. Pay 2012 Pte. 141.4450% Pay 2ot2 PreGa. 140* uarr'malnlawTaxRata dawn['.00X1 Tau Rae, No [anon of Cuneta or 146X.) Stae-ehde Tax Raw pwM"nd axy eaed larlaatm�s) Woes[ Vara Tax Rtae (UAW eon 1ow1 tams) PROPERTY TAX C LASWSAND CLASS RATEM Emw Dos Role MXNW OemmenoW iow" Ptotened Close Rote Mn P'oll). Piet SISOADO Oat $15000.. G wuhamwa cum[ Raft pi Rwft Hfwtb+9 Chat ace mercaq.. Altesdable RonW Haue11k1 CUM Raw (A6 R "4 NwtiomemodRuben" (NaFNRea) Hparsllyd RbsdwW CAM POW OWAK Ras.) fate[ SWAM Over SMODU 114.351% SA72X0 114.961% Pay20t2'Ph6m 520000% Pay2012Prslxn 0.158809' Pay 2012 P mhm. 0:40% 1:50% 2:W% 200% 1.2M CIS% t25% t;00% 125% 1:00% Mir Cw""mion LowLow64�BUM"TOW O1 VOW Used Tax �, pD Mmm Ywitet Ya4e:. tWleetYdua 461,X[[ YaRle ta►Ortriet `" weeaetVrkN Ctrs Tax C.Qewaraoow Tait 290 29-02824,234007 5533 Drew AV~Set trr 531900 wZOW 1,003,900 110% "$. 0. Pay2012 CA Piet 19.w CA Prel 19928 280 '29.02$24-130008 5625 DfewA vxxNS 445.000 320.7m 5W.Mo Pay 2012 CA Pm[ 10',586 t�1 PW. 50.584 293 29423-2L234WS $617 DREW AVE S 528,500 1235500 1,755,000 100% Pay 2012 CA Prel. 344% CA Pie 34,5 50 280 2942$-24.23-04[0 36255 PMSTW 525,500 2.044,700 2586.000 10M� Pay 2012 CA Pb. 50574 On Pfd Sos74 230 2931&24423,0011 ADDRESS UNAS5IM 28S.800 4 285,800 140% ftY2Di2 CA 5.744 Ctt 5.71$ 200 2942&24.23 -DW 3400SMSTW 2990AW 2.34;1.800 5,354.000 100% Pay 2012 CA Pet 108,3 U1 PM. 106MO 280 29428.24-23.0567 ADDRESS UNASPOW 0 4 0 140% �A ` � Pay2012 E» - DOW 284 29-0Z11-24.23-0172 5545 FRANCE 5.116.000 24202500 28.32040 100% r � � Pay2012 CA PW, WSASO CA Pref. 58SAW 200 29-027.54.23-0173 5525 FRANCE AVE$ 1.107.800 11=400 12.200.000 IDD% a � `a Pay2M2 COT 2"JXV CA 24,L= 700,0=00 ion 2032 CA Prof 73250 RSC 280 2942624-224-OMADDRESS UNASSIGNED +�4 WOO 90 2.2� a 400 2403.100 ton ;92012 CA 8,082 CA 280 28-02624240004 ThrWerrPmanft-NoAdores 534.800 0 555,400 100% Pay2(12 COT 10,712 Rema) SAS 280 2"0624-? 8250669[Stw>Nvaon 2.oglAw M,8W 2.8t7<70t1 100% - -+ Pa92012 OSI Pref. 58204 florae! 35.505 280 29CM24-24-0007 S550 Yak Avenue 22743 2.811.70D 4.896.000 t00%' Pay 2012 CA PML 46,970 Renta! 81,025 290 254W24244 1 6515 Bank Woad 671.000 978,'000 1A54.3o0 1W% I,PayZO12 Pay 2012 01 Prof Prot. 32970 ARonodemal 16.075 JSn 280 8525Banla ROeC 1 100% ;'aiSB'�M1)ii Pwy2012 CA Prd.. 21.588 13981 280 29 24,24-0027 66196wrhROro 87.4400 +.+16.900 1W% } 290 2042624,144030 3330 Oft SnMW461 917.960 429.500 T.347AW lW% y Pay 2Ot2 CA Prof 24198 Rlud 16.643 260 29-07X.24214431 ADORE35UNASSOMWO 96.000 0 36900 100% ..-> i Pay 2012 Cn 796 CA 736 290 2941262424-0037 65WMARIERD 478,400 721.600 1200800 IOD%Pay2D12 CA Prof 23.254 (A Poll ?2 290 29�ID*24-24-0724 6t+F4XWMAvwweSOutlr 271.800 328300 NO= t00% `�6 Pry2012 CA PW. 11.250 Ra"M 290 2%42"4444121 G=Xwww Averwe 244.100 206.400 451[[.500 100% Pay 2012 CA Piet 8260 PAN" 6.831 290 2942644.24= 652SYM AYES 116+'1.000 t.54E.40D 3.31004 t00% Pey2012 01 OLM CI 64326 200 24429.24-0140D2 33016E7N ST W #,24t= 1.000 1242.200 I w% Pay 2DI2 C11 Ptd. 24A4 CA Piet, 24.094 290 24428.2&91.0003 6MSYetk Avenue SOum '2674,400 1,000 2.87'5.000 100% Pay 21112 CA hrt. 52750 t7tPml. 52.760 280 "-w""I461D1 SMWTt15TW ' 500 86$700 i,033200 100%i Pay2D12 C11 M04 Cit 20� '180 29-02L24S1�4= 1230 SOUTMEALE OR 7147oD 2.20840 93S -3W 100% �� Pty2012 CA PRO, 17.856 CA Prof, 17ASS 280 29�35-0007 3=SOUTHOW OR 1.124.800 125«404 1250.240 t00% Pty2012 C4 P111. 24.254 CA PM. 24254 280 29-OW24-n-O X 3210 SOOT) OW OR 467,500 SeloW 525.SW 100% Pay 1[012 CA Pfd. 9.760 CA PRI.. 9,760 28ti 29-02&24d14W432WSW)F1IDAIE�t 672500 7,70D 680.200 40D% Pay 2W CA Ptd 12AS4 CAPreI. 12.854 n P 2012 CAPd, to= CAPOL to= 264 2442$-24.31000.0 XMSOUTOCAUOR 583.100 IAW 554,140 100% 4Y 280 2942&24.31400 WZXEFMAYES TMAW W.9W 196,300 t00% Pay 2012 Hmsw, Res 1,X88 "nod Res tAw 28D 29-026-2431-0012661SXERWAVES 121.400 108,1W 239AM 1 W 00% ��� ��0 Pay2012 Hn e, 2.399 Hould RK 2,395 __ _ 101)% 260 2902$-24-U4M 604XElIXFSAYES %MAW � i AW `�, j Psy 2012 lktrd. PAWRes 2AMoved 604 8.428 Pq�t2 Fkfrzm.iMt. 199EW tamald,FWc 1.896 29D 29-0711-24.31-0015 667610EWMAVE5 145,306 72.700 214000 14014Pay 2012 Non -H Nos.. 2.725 MM41Paas, 2:M 860 21C&Z4.31-OKE 67007181XE61WES 145.909 49,000 .224.900 1g0lt. i Pay2012 Knob. iow 2,218 HmpiRat. 2,15[9 290 2g4;W24$1-0017 67WXBMAVE$ 191,400 A aw 178200 1430[4 � ice% Pay 2012 Fkrtntl.Res 1.782 tanMCRee. 1,782 280 ZFeW2441-OM GM XDMA9ES 191,100 74,800 200,700 140% ' Pay2012 HOMO_Ras. 2.057 Hmud.Roo, 2,467 280 29428.24-M,4059 Si327tE21XESAVE$ 151,400 82.900 214.800 100% / Pay2012 ti, Res, 2,143 Moved. ROW 2,143 260 24428.243140243DOSOUT'HDAZECENTER 4272;600 IAW 4273,600 100% *. Pay2012 cm pod 61.722 CAPM. 64,722 200 0429249[-002:4' 88.96 YORK AVES 967.800 1.000 906AM 14016 `' .-a payEot2 016 14.878 CA ID.We 2$0 2547924ft-OM SMYM AWES 0 0 0 Zoo 29424-2441-0027 6775 YORK RUES 3,464.1104 2487.4 5„951,600 t00% ..,'` Paayy�P rA Pea! Ile= ExemPt i+6;412 12.932 071 12,892 280 2942&24300[ 2-0 9501 am STIFF X168000 .814600 l00% s� Pty 2612 CA 2BD Z4a962a3z-0WC120osauFN6AZECC- P 1479500 2876500 4.438.000 100% .� " Fey2D12 CA Pod 86.010 CAPRI 8X.010 280 2942"44240M IOD SOUTiDALE CENTER 1.988.700 7:143.306 4877.000 t00% Pey 2D12 CA Poef 1$0,790 CA PM_ 180,796 290 264294442 -WO 10 SOUTHDALE CENTER 27696A00 4581SX0 78:315.000 iao% i �i�":� PAy2D12 COPol 1,+4N.Slo CA POO, 1,486.510 280 3UM24144007 40M 6518 See" 208.0[16 556.100 1.464500 Pay 2012 CA Pat 28,910 LYI Pei. _ 28940 N N N N N N N N N N N N N N N N N N N N N N N N N N N M N N N N M(x N N M p N N g N N N N N N N NN N N N N N N N N N NN N N N N N N N N N NN NN N N N NN N N N N N N N 'FFFFFFFFFFFFFF�'FFF�'FFF�'FFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFF Na1114 IIOHIO fiffiJ1114 Ali .- .- ti ci d Nadi oaidar..-�.: ,•reN .-N.-.moi cd ,r.-�r3 N.: .. N N N N N N N N N N N N N N N N N N N N N N N N N N N N NN N N N N N N N N M N N N N N N N N N N N N N M N H H N W M N H W W W W N W W W W W W Soudidale Mail Renovation and Mixed Use Development CftVQfEdina scum"ll mom R"Wtmbm ww A*Nom aromemmi N4ft, V Ftenovtted Mail marm vlow Osseo upon tax ftitmates, Vara Mau vwricf. 2 Other 1St0P*SA4&rftftVed tr, the rgly a ENRA ltdl VO4 otzrrm ex,vuriq "kw% ItOm CdY AsuftOf LOW Tax ompwfts Tax Nt~ Flamly DUWWIN- F ape tv Vskm NOWUM Tu 2!eft TOM Tues Tons TBZN Pwc~ P"Cautw Pamup pow AM Year U~VAN Nwwv*6k TOW Tu Pfalect T- conwbftd co:gow COT:r cwa~ MTUM P.ftFU Ar*WPhaft " PWftf~ ft F�UAU%fft calm CNIschnAW M2 3 Matt RAW 14�LQQ%000 lzkvupjw t pfe� Vuu Vrel- Was amw 6?A0*= 67 CA P* 90% 92% 96% w% 2017 SM&YOK 130.000 1 M PAM 25% 25% 45%100% 2017 Retail Flow =Iwojw SIMOACY I rA Praf 93% 90% 99% lw% 2017 Cantles Cwx*rA*m 2/5.900141 it P4ML 100% 100% 100%1w% 201-S N4ft, V Ftenovtted Mail marm vlow Osseo upon tax ftitmates, Vara Mau vwricf. 2 Other 1St0P*SA4&rftftVed tr, the rgly a ENRA ltdl VO4 otzrrm ex,vuriq "kw% ItOm CdY AsuftOf Amw, 1 -sa*4 aw ts. mcremen. WIN av hc^ Ves, 9c yew o,,VL.,d,g,.q.,, lj- I,-XsI I'sawmes And Ohw foewt wS.,, V-1 t,,, IN tax Imclem"w e'S lfce�d 11 'Qilfttn Ir. Mttmf -1# Its � Vtol §r4Ar1el I LOW Tax ompwfts Tax Nt~ Flamly DUWWIN- F ape tv Vskm NOWUM Tu 2!eft TOM Tues Tons TBZN fhmm OPUS APP"ff-AF FhMR 4dw AMOX]FIF 1"9.250 466.M 1Mf" ISUAW 0 612AW 1,059,M 367A97 MW 1.80$AW 3--WAIU lie 99SAN 400.432 as"* MA" 0 ?SDAP 528954 550.910 6aAn II c"'"'Os'""I wfjr-- Amw, 1 -sa*4 aw ts. mcremen. WIN av hc^ Ves, 9c yew o,,VL.,d,g,.q.,, lj- I,-XsI I'sawmes And Ohw foewt wS.,, V-1 t,,, IN tax Imclem"w e'S lfce�d 11 'Qilfttn Ir. Mttmf -1# Its � Vtol §r4Ar1el I I !Z - It40 : r, w r- iz z Big HUH Is ISM sill I I i "t Id (d 1 -11 -U -9i 99 a14 11 -W: 1... 91 M011111HEIIIIII 99 It6kMa"WOM 0 * * 0 * 0 * * * 94 W;f f 9 q 9 9 9 9 4 i rk 9 9 1 9 9 9 9 9 9 0� i Appendix E Minnesota Business Assistance Form (Minnesota Department of Employment and Economic Development) A Minneuriu Business Assistance turns (M IIAF) should be used to report and/or upcinie each ialendar year's activity by April I of the following; year. Please see ttre Minnesota Department of Employment and Economic Development (MEED) website at i tn'Itwww do i d �tatc mn u:/ 'ornmunity/subsidieslMt3AFForm Iron for informationand forms. Appendix A E -r FinSvigs Induaing But/For 11iallflta fans To be added prior- to the public hearing But -For Analysis Current Market Value 489,660,2(X) New Market Valeo. - Estimate 608,772,510 Dif'f'erence 119,112,310 Present Value orrax Increment 7,873,815 Difference 111,238,495 Value Likely to Omrfthout TI` b Lam TW= 111,238,495 A, t Appendix F.t Appendix G Prior Improvements To Be Added Prior to Public Hearing Appendix Q-1 MEM City HaH - Phone 952-927-8861 Fax 952-826-0389 - www.CityofEdinaxom J � .mow Date: March 28, 2012 To: Planning Commission From: Cary Teague, Community Development Director Re: Sketch Plan Review — 5109-5125 West 49th Street The Planning Commission is asked to consider a sketch plan proposal to redevelop three lots at 5109-5125 West 491h Street. (See property location on pages Al A8.) The applicant is proposing to tear down the existing two apartments and single-family home on the site, and build a new six story, sixty foot tall, 98 -unit senior housing building. (See narrative and plans on pages A7 A14.) The existing property is zoned PRD -2, Planned Residential District - 2, which allows residential buildings containing six or fewer dwelling units. The existing apartments contain four and five units each. The applicant would be seeking a rezoning of the property to PUD, Planned Unit Development. The site is guided WAR, Low Density Attached Residential, therefore, a Comprehensive Plan Amendment to HDR, High Density Residential is required. The ,applicant is requesting a Sketch Plan review to solicit comments from the Planning Commission and City Council. Opinions or comments provided to the applicant by the Planning Commission and City Council shall be considered advisory only, and shall not constitute a binding decision on the request. The table on the following page is a compliance table demonstrating how the proposed new building would comply with the PSR -4, Planned Senior Residential -4 Ordinance Standards. Please note that several variances would be required under the PSR -4 zoning standards. Should the City decide to rezone these sites to PUD, the proposed setbacks, height of the building and number of parking stalls would become the standards for the site. City of Edina * 4001 W. 50th St. • Edina, MN SS424 Compliance Table Would require variance If no PUD ** Would require a comprehensive plan amendment Staff is concerned regarding the proposed density of the proposal at 71 units per acre. Based on the table on the previous page, the zoning ordinance would allow 44 units per acre if the property were zoned PSR -4, Additionally, the proposal would have substantially more density than most high density residential development in Edina, The chart on the following page demonstrates the city's existing high density areas. City of Edina • 4801 W. 50th St. - Edina, MN $5424 City Standard Proposed (PSR -4) Buildina Setbacks Front - 4Vn Street W. 60 feet+/- 50 feet* Front - Vernon Ave 60 feet+/- 35 feet* Side - East 60 feet+/- 15 feet* Side - West 60 feet+/- 20 feet* Setback from R-1 280 feet 20 feet* (east) District 100 feet* (north) Building Height Four Stories or 48 feet Six Stories 8102 whichever is less feet** Building Coverage 35% 52% Density 44 units per acre 71 units per (60 units total) acre* (98 units total) Parking Stasis .5 exposed spaces 0 exposed spaces .25 enclosed spaces 132 enclosed 1 space per vehicle 1 space per employee Would require variance If no PUD ** Would require a comprehensive plan amendment Staff is concerned regarding the proposed density of the proposal at 71 units per acre. Based on the table on the previous page, the zoning ordinance would allow 44 units per acre if the property were zoned PSR -4, Additionally, the proposal would have substantially more density than most high density residential development in Edina, The chart on the following page demonstrates the city's existing high density areas. City of Edina • 4801 W. 50th St. - Edina, MN $5424 Development Address Units Units Per Acre Yorktown Continental 7151 York 264 45 The Durham 7201 York 264 46 York Plaza Condos 7200-20 York 260 34 York Plaza Apartments 7240-60 York 260 29 Edina Place Apartments 7300-50 York 139 15 Walker Elder Suites 7400 York 72 40 Yorkdale Townhomes 7429 York 90 9 7800 York Cooperative 7500 York 410 36* Edinborough Condos 76xx York 392 36 South Haven 3400 Parklawn 100 42 Proposed New Apts. at the YMCA 7355 York 130 22 The Waters Colonial Drive 139 22* * Recent City Approvais PUD Zoning Per Section 850.04. Subd. 4 D provides the following regulations for a PUD: 1. Purpose and Intent. The purpose of the PUD District is to provide comprehensive procedures and standards intended to allow more creativity and flexibility in site plan design than would be possible under a conventional zoning district. The decision to zone property to PUD is a public policy decision for the City Council to make in its legislative capacity. The purpose and intent of a PUD is to include most or all of the following: a. provide for the establishment of PUD (planned unit development) zoning districts in appropriate settings and situations to create or maintain a development pattern that is consistent with the City's Comprehensive Plan; City of Edina • 4801 W. 501^ St • Edina, MN 55424 �i b, promote a more creative and efficient approach to land use within the City, while at the same time protecting and promoting the health, safety, comfort, aesthetics, economic viability, and general welfare of the City; c. provide for variations to the strict application of the land use regulations in order to improve site design and operation, while at the same time incorporate design elements that exceed the City's standards to offset the effect of any variations. Desired design elements may include: sustainable design, greater utilization of new technologies in building design, special construction materials, landscaping, lighting, stormwater management, pedestrian oriented design, and podium height at a street or transition to residential neighborhoods, parks or other sensitive uses; d. ensure high quality of design and design compatible with surrounding land uses, including both existing and planned; e. maintain or improve the efficiency of public streets and utilities; f. preserve and enhance site characteristics including natural features, wetland protection, trees, open space, scenic views, and screening; g. allow for mixing of land uses within a development; h. encourage a variety of housing types including affordable housing; and L ensure the establishment of appropriate transitions between differing land uses. 2. Applicability/Criteria a. Uses. All permitted uses, permitted accessory uses, conditional uses, and uses allowed by administrative permit contained in the various zoning districts defined in Section 850 of this Title shall be treated as potentially allowable uses within a PUD district, provided they would be allowable on the site under the Comprehensive Plan. Property currently zoned R-1, R-2 and PRD -1 shall not be eligible for a PUD. b. Eligibility Standards. To be eligible for a PUD district, all development should be in compliance with the following: L where the site of a proposed PUD is designated for more than one (1) land use in the Comprehensive Plan, the City may require that the PUD include all the land uses so designated or such combination of the designated uses as the City Council shall deem appropriate to achieve the purposes of this ordinance and the Comprehensive Plan; City of Edina • 4801 W. 50th St, • Edina, MN 55424 MEMO ii. any PUD which involves a single land use type or housing type may be permitted provided that it is otherwise consistent with the objectives of this ordinance and the Comprehensive Plan; iii, permitted densities may be specifically stated in the appropriate planned development designation and shall be in general conformance with the Comprehensive Plan; and iv. the setback regulation, building coverage and floor area ratio of the most closely related conventional zoning district shall be considered presumptively appropriate, but may be departed from to accomplish the purpose and intent described in #1 above. While the proposal would be an improvement over the existing buildings on the site, staff is not sure that the proposal would rise to the level of meeting the purpose and intent of the PUD above. The project would far exceed densities allowed for the site or any other high density residential development in Edina. The high density residential building would be located right next to single family homes to the east, and across the street to the north. Seven variances would be required under traditional senior housing zoning. The project would however, be located adjacent to Vernon Avenue, Highway 100 and the Grandview area. It would provide pedestrian connections for both the development and the neighborhood to the GrandView area. (See page Al2.) Given its proposed visibility, it could provide a gateway into the GrandView area. Traffic A traffic study would need to be completed to determine impacts on adjacent roadways. Concern has been expressed from residents in regard to congestion that would be created at the intersection of Brookside Avenue and Interlachen Boulevard. City of Edina • 4601 W. S0th Sc • Edina, MN SS424 IN City of Edina 3z#Y Le"(W Name NWI1R014+0011 dept >.t» shA$ 3101 �4diN 4101 ����1(� 4074 stre"NemoLTao1. M. 4003 400_.._ 9111 #tt15II35tu13/044100 .t',Qa ew,L" t Ovithe ON =Alt ® tORf INm►/ y dbto 4017 9130 511051/3 s10d $ItT7 i� y t3tf0 40101 3t! 4011 4diS 1894 1yQ .� a POrRs .... ^'�^'�".'..LJ 4111 �^ ® P01aN/ 4011 4110 1411 Aft.~ft ✓� 4445 Mot ."� 4109 4471 4419 4110 3rAl }117 3117 4177 tl0ttiDMAW 40{7 {137 4#11 ib3{ 9430 3ti13tt3 #181' 41St S. 4444 7033 4176 4940 1140 4941 � 4 74 4,100 40rtrtrwY� 4193 srOr Q ltOI los i ray 5171 � d04d 24 y�I QSe a�{ ON $010 11 ani 5009 x sroo vaNmLA Wt3 11-1 S is 501# soot Pal 5315 js ■ yy}v 74 1141 #Ino so" ti slit N MseaMn#kAMdlk .-qi e,s� LS>.1M d 4Y...R ��' P �+It PID: 2811721310040 ,,, ° �" `� 5115 49th St W , 0 Edina, MN 55436 v ,, IN m w , w 4 « ffMMiF" ff v 9 r y r � f r y f a r � x r s , r rW:. 4� At? LICAA T NARRAT#vr BKV MEMORANDUM t G R is U (1 PROJECT: Edina Senior Housing RE: Narrative for Edina Senior Housing at Vernon Avenue The Edina Senior Housing development is anticipated to be a 98 -unit, 6 story/60' high (49th) and 50' high (Vernon) structure located on three parcels of land adjacent to the Vernon Avenue exit ramp from Hwy. 100 southbound, The parcels are between Vernon Avenue on the south and 491h Street on the north. The development is envisioned to meet the demands of empty -nesters and those who want to stay in Edina and downsize their homes. However, life -cycle housing is currently in short supply. The development will be an independent living facility for ages 62+. We see this development fitting in well with the current Grandview Heights Small Area Plan and many of its suggestions. Adding a development of this density at this location is appropriate and will bring public value to the city and neighborhood. The creation of life -cycle housing with a high-level of amenities is an excellent public value. With its location near Hwy. 100, the development allows easy vehicular access for those who have cars. We believe that by locating the development here that we are eliminating additional traffic that will filter Into the heart of the neighborhood. The site's elevation and topography also benefit the proposed development as by building the structure into the hill, the full height is camouflaged. Its location is also critical for those with bicycles or desire to walk, as we anticipate forging public realm connections that are currently non-existant. One of the key elements of our site plan is how we are connecting the development to greater Edina. We are planning to add a public walkway to our site that connects 49th Street and the neighborhood beyond directly to Vernon Avenue. This access route works directly into the small area plan route suggestions of bicycle and pedestrian paths. We also anticipate improving the sidewalk and boulevard along Vernon, helping to create a better connection to the east. We envision this as a catalyst towards beginning the "complete streets" transformation of Vernon as outlined in the small area plan, M TO: Cary Teague FROM: David Motzenbecker po5rman Kroos vfl�t, CLIENT/ FIRM NAME: Hunt COMM. NO.: 1874.01 „e. DATE: 03,19.12 RE: Narrative for Edina Senior Housing at Vernon Avenue The Edina Senior Housing development is anticipated to be a 98 -unit, 6 story/60' high (49th) and 50' high (Vernon) structure located on three parcels of land adjacent to the Vernon Avenue exit ramp from Hwy. 100 southbound, The parcels are between Vernon Avenue on the south and 491h Street on the north. The development is envisioned to meet the demands of empty -nesters and those who want to stay in Edina and downsize their homes. However, life -cycle housing is currently in short supply. The development will be an independent living facility for ages 62+. We see this development fitting in well with the current Grandview Heights Small Area Plan and many of its suggestions. Adding a development of this density at this location is appropriate and will bring public value to the city and neighborhood. The creation of life -cycle housing with a high-level of amenities is an excellent public value. With its location near Hwy. 100, the development allows easy vehicular access for those who have cars. We believe that by locating the development here that we are eliminating additional traffic that will filter Into the heart of the neighborhood. The site's elevation and topography also benefit the proposed development as by building the structure into the hill, the full height is camouflaged. Its location is also critical for those with bicycles or desire to walk, as we anticipate forging public realm connections that are currently non-existant. One of the key elements of our site plan is how we are connecting the development to greater Edina. We are planning to add a public walkway to our site that connects 49th Street and the neighborhood beyond directly to Vernon Avenue. This access route works directly into the small area plan route suggestions of bicycle and pedestrian paths. We also anticipate improving the sidewalk and boulevard along Vernon, helping to create a better connection to the east. We envision this as a catalyst towards beginning the "complete streets" transformation of Vernon as outlined in the small area plan, M One of our sustainability goals is to retain as much of the mature vegetation and trees as possible, ensuring the development has a good vegetative buffer from the surrounding traffic. This also benefits the developments heating and cooling costs, as the trees will help keep the building cooler during the summer months, and when the leaves drop, allow the sun to warm the building during winter. The parcels - 5109, 5117, and 5125 49th Street W — are 54,393 square feet (1,25 acres) In size and zoned PRD -2. The current zoning allows 4 stories/48' and 22 units. Due to our proposed number of units and their specific use as senior residential, we are anticipating a need to up -zone these parcels to a PUD zoning classification, the allowances for which are based on the PSR4 zoning category. The current zoning requires 2500 s.f./unit. We anticipate taking the following allowances into account: • 500 sf/spot subtraction for enclosed parking (850.13B, 1a) [500x132=66,000/98 = 673 sf/unit] • 250 sf/unit subtraction for freeway proximity (850.138, le) • 1000 sf/unit subtraction for senior units (850.13B, 3b) By applying these allowances to the required lot area, we end up with a final of 577 s.f./unit = 94 units. We are requesting 98 units, so, a 4 unit variance. GRANDVIEW HEIGHTS SMALL AREA PLAN We'd like to highlight some of the key guiding principles from the small area plan that we believe support this type of development at this location. GUIDING PRINCIPLES • Turn perceived barriers into opportunities. Consider layering development over supporting infrastructure and taking advantage of the natural topography of the area • Design for the present and the future by pursuing logical increments of change using key parcels as stepping stones to a more vibrant, walkable, functional, attractive, and life -filled place • Create an identity and unique sense of place that incorporates natural spaces into a high quality and sustainable development reflecting Edina's innovative development heritage LAND USE GOALS • Recognize the need for a range of housing types and choices and address those markets that also reinforce the district vision • Address needs of underserved populations (teens, singles, seniors, etc) PUBLIC REALM GOALS • Pian for a safe, comfortable pedestrian environment that links public and private destinations north -south (neighborhoods, library, businesses) and east -west (neighborhoods, businesses, commons, city hall) TRANSPORTATION GOALS • Create a more bike and pedestrian environment by applying Complete Streets and Living Streets principles to Vernon, Eden and the local street network • Create an improved circulation and access network between public streets/parcels and private development/destination • Complete the pedestrian/bike system... make bikes and pedestrians e priority and allow for a safe crossing over Highway 100 • Reserve the CP Rail corridor for future, possible public transit and non - motorized movement/connection in the district SUSTAINABILITY + City Council Living Streets policy - Recommendation of the Edina Transportation Commission (ETC) to establish a comprehensive Living Streets Policy that integrated all modes of transportation and addressed issues such as: traffic calming, stormwater management, promoting active living, community feel, improving walking and biking, and enhancing urban forests. IMPLEMENTATION YEARS 1-5 • CP Rail bike path from Eden to Brookside YEARS 5-10 • Vernon Living Streets/streetscapet3 lane section • Dedicate right turn from Vernon to Interlachen • Vernon as primary bike route to GrandV Crossing YEARS 10+ • Hwy 100 pedestrian/bike bridge I ^ . �j - z � �� ids ��3 •` .S"..,..�j &t, }.t ,�^�^N. • .oam�i.vraeasuu . � eryq s R } t1 .. W,�rtti - z � �� ids ��3 •` .S"..,..�j &t, }.t ,�^�^N. .oam�i.vraeasuu . J Vernon Avenue Senior Residences Ea, •".11, .:57 'Alt Jai 71 Ea, •".11, .:57 'Alt City of Edina Npwtl NJJm*# Lkfi ikMM wo W1 5"s #70t I401 SWM N111n LsMb $129 51rastt9sJtt9'104#0 +t51t5 Gild umr4 099 2909 [uJ � ,N 4rnks aA99 ® Uks Naln99 °rt te12 + Nt. tiJa 9i2A 51to 1412 A199' St[u tir7 .0 4W �' llttf 0 P9rss ii1> -till � S ionMll 79!9 t9P5 M71 ARIP"n Ai44saumefM9sMN U-1 1925 � � t90t a,. aYXNiM.N W.�hrrowebweal till it2A 5rtt stla >Jt9 }tR7 ttii ? t1gp.S1Y,aW 4M+i'N'M Mw^i4 4620 ■ MOD9IMMMaw.r..xt/,a,dl AVE that 1931 Ygi{li+i*^SA G+mna+"01 t9C9 MCO2191f•M1Camerm10s1M1 4?1 SfP99itA Sit251+99 Ott $ 540itW„+eepmwciDvi,etl ,��� an ta39 i9tQ tatA ti*9 ; Pgpt lAewna GmwS=.a7Mh+tt 2t - �b tb l�"+i wt,rw,w6wstl ....!9641 Hnr JSN t 9912 Rp@..Il^M ONe90W.n1 14 ►470 it aM fMlltiuvwtl 521ty+c Slot td5 °` tIW.1f�1M•dM,W1A+IPor1 6�h� tt. ��� •tnlr 7�y, rxgsrn..,.+r,wMerra,n,�1 Mro411w+a gr.+M�rlorrrsg 'Ew i MYa17nf.+ripre+xaldarni NN19P}NNAiMMM1+1 Aa1+.t1 tDM ■ Pan tpw-o W+r.NrP " *� 1-1 sHWf�O+�WtM1 1•J pa A A M71Do9wOwM�+a U+�1 � �.,�q5i� "" � �^�iJ iWDiNKa^+s WamllMt+im1 0 P9rtHs 9 0 2_ 5119 7 � �# Ai IA iagAFhM;Pwll bs+^w4xnAx4E twv,;tr✓�iffiG77�1 � �� PID:2011721310040 r ° 5115 49th St W, fa" DC7. =� h Edina, MN 55436 t2,` El Table 4.3. Future Land Use Categories Residential Description, Land Uses Development Density Range Categories Guidelines LDR Applies to largely single-family Massing standards Low Density residential neighborhoods, (under development) 1 - 5 units/acre Residential encompassing a variety of lot and impervious Floor to Area sizes and street patterns (see coverage limitations Ratio: per "Character Districts" for more would apply to ensure current Zoning detail). Typically includes small compatibility of infill Code' institutional uses such as schools, construction. churches, neighborhood parks, etc. LDA Applies to two-family and Introduction of more Low -Density attached dwellings of low contemporary housing 4 - 8 units/acre Attached Residential densities and moderate heights. types, such as low - This category recognizes the density townhouses, Floor to Area historical role of these housing may be an Ratio: per types as transitional districts appropriate current Zoning between single-family residential replacement for two- Code' areas and major thoroughfares or family dwellings in commercial districts. May some locations, Include single-family detached provided that dwellings. adequate transitions to and buffering of adjacent dwellings can be achieved. MDR Applies to attached housing In new development Medium -Density (townhouses, quads, etc.) and or redevelopment, 5-12 Residential multi -family complexes of improve integration of units/acre moderate density. multi -family housing May also include small into an Floor to Area institutional uses, parks and interconnected street Ratio: per open space network and work to current Zoning create an attractive, Code" pedestrian -friendly street edge. HDR Existing "high-rise" and other Provide incentives for High -Density concentrated multi -family updating older 12-30 Residential residential, some of which may multifamily buildings. units/acre contain a mixed use component. Work to create an May also include limited office, attractive, Floor to Area service or institutional uses pedestrian -friendly Ratio: per primarily to serve residents' street edge and current Zoning needs, parks and open space provide convenient Code" access to transit, schools, parks, and other community destinations. Edina Comp Plan Update 2008 A f G Chapter 4: Land Use and Community Design 4-27 Future Land Use Plan with Building Heights City Cof Edna Northeast omprehensive Plan Update Flgtre4,BA Data source: URS 0 0.5 MAW Edina Comp Plan Update 2008 All Chapter 4: Land Use and Community Design 4-53 Dear Mayor Hovland and City Council Members, My name is Doris (Dede) Skold. I have lived in my home at 5101 Millpond Place for the past 60 years. I am writing this letter to express my feelings about the proposed senior housing at the entrance of our neighborhood on West 49th St. This is a wonderful neighborhood. The high density, massive structure that is being submitted to you March 28th is not at all within the nature of our area. It's 6 stories would loom over our homes, most of which are one story. It would over shadow all of the 53 homes that make up the Edinbrook Edition. Beyond the inappropriateness of the scale and look of the building I would like you to consider the major traffic problem that it could cause. This could easily double the traffic flow going over the rail road tracks and on to the only entrance/exit to the neighborhood. I am not against seniors, I am one myself, but there are many more appropriate places to build this that won't disrupt our lives and property values. Why not consider the former Public Works land on Eden and Arcadia? You could put up a building with twice as many floors and surround it with lovely park areas to be enjoyed by the whole community. I am not opposed to developing West 49th St. I would like to stay within the charm and character if this neighborhood that I, and many great neighbors, call home. Thank you for the time and attention that you have given this matter. Respectfully, Dede SWoid