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HomeMy WebLinkAbout2012-11-28 Planning Commission Meeting PacketsAGENDA REGULAR MEETING OF THE PLANNING COMMISSION CITY OF EDINA, MINNESOTA CITY COUNCIL CHAMBERS NOVEMBER 28, 2012 7:00 PM I. CALL TO ORDER II. ROLL CALL 111. APPROVAL OF MEETING AGENDA IV. APPROVAL OF CONSENT AGENDA A. Minutes of the regular meeting of the Edina Planning Commission November 14, 2012. V. COMMUNITY COMMENT During "Community Comment," the Planning Commission will invite residents to share new issues or concerns that haven't been considered in the past 30 days by the Commission or which aren't slated for future consideration. Individuals must limit their comments to three minutes. The Chair may limit the number of speakers on the same issue in the interest of time and topic. Generally speaking, items that are elsewhere on this morning's agenda may not be addressed during Community Comment. Individuals should not expect the Chair or Commission Members to respond to their comments today. Instead, the Commission might refer the matter to staff for consideration at a future meeting. VI. PUBLIC HEARINGS A. Sign Variance. City of Edina/Braemar Arena. 7501 (kola Way, Edina, MN B. Final Rezoning, Ordinance Amendment and Final Development Plan. Mount Properties. 6500 France Avenue and 4005 West 65th Street, Edina, MN. VII. CORRESPONDENCE AND PETITIONS • Council Connection • Attendance • Council Minutes VIII. CHAIR AND COMMISSION MEMBER COMMENTS IX. STAFF COMMENTS X. 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 December 12, 2012 PLANNING COMMISSION STAFFREPORT Originator Meeting Date Agenda # Joyce Repya November 28, 2012 VLA ssociate Planner Recommended Action: Approve the variance as requested. Project Description Braemar Arena is requesting a variance to allow two wall signs not to exceed 43 square feet to advertise new commercial businesses locating within the addition to the arena. (See property location on pages Al A4; and applicant narrative and plans on pages A4a A13.) Edina Sign Ordinance No. 460.05, Subd. 1, allows one building identification wall sign per building not to exceed 24 square feet in area. The sign code has no provision for commercial signs on park property because those uses are typically not associated with park property. The City Council has allowed the subject businesses to locate in the arena as an accessory use in the arena, and as a public/private initiative to assist in the costs of building the addition. INFORMATION/BACKGROUND The Edina High School Hockey program has identified a need to build new locker rooms at Braemar Arena for over 30 years; however there have not been funds available to pay for the project. Last fall, a group of volunteers came forward with a plan to build the locker rooms without passing the costs onto the school district or the City. The plan included the creation of a publiciprivate partnership where the leases generated through private businesses would cover the cost of the bonds. The City Council approved this plan which includes leases to Velocity Training Center, a dry land (off -ice) training space user; and General Sports a retail sporting goods store. If these businesses were located in the City's Planned Commercial District, the Sign Ordinance would allow a wall sign as large as 15% of the wall area; thus each business would be able to have a sign as large as148 square feet in area. However, neither of the requested signs exceeds 43 square feet in area (General Sports = 42.87 s.f. or 4.3%, and Velocity Training Center = 29.41 s.f. or 2.9%.) Although Edina's Sign Ordinance does not allow for the requested signs, the businesses leasing space in the arena feel strongly that the exterior signage is imperative to their success in this new location. Furthermore, it is also important to the City that the businesses are successful since it is the money received from the leases that will be paying for the new construction. SUPPORTING INFORMATION Surrounding Land Uses Northerly: City of Edina — Courtney Fields Easterly: City of Edina - Edina Golf Dome Southerly: City of Edina - South Metro Public Safety Training Facility Westerly: Highway 169 Existing Site Features Braemar Arena, 7505 lkola Way zoned R-1 Single Dwelling Unit District is a City of Edina park structure with frontage on Ikola Way to the south and Highway 169 to the west.. Planning Guide Plan designation: Parkland Zoning: R-1, Single Dwelling Unit District Compliance Table R-1 Maximum Sign Area Proposed Variance requested 1 wall sign per building not to *2 wall signs not to exceed 43 Total 86 square foot sign exceed 24 square feet square feet in area area variance for 2 signs — nd 1 freestanding sign per each sign not to exceed 43 frontage not to exceed 36 No freestanding signs quare feet quare feet * Variance Required Primary Issues • Is the proposed sign reasonable for this site? Yes. Staff believes the proposal is reasonable for following reasons: 1. Braemar Arena is an allowed principal use in the R-1 Single Dwelling Unit District with signage requirements limited to those of similar City owned park properties. The commercial operations are an accessory permitted use. 2. The City Council has approved commercial uses to lease space in the arena through a public/private agreement to facilitate funding of the addition to the building, however the sign code does not provide for exterior signage for these businesses. • Is the proposed variance justified? Yes. Per the Zoning Ordinance, a variance should not be granted unless it is found that the enforcement of the ordinance would cause practical difficulties in complying with the zoning ordinance and that the use is reasonable. As demonstrated below, staff believes the proposal does meet the variance standards, when applying the three conditions: Section 850.0.Subd., requires the following findings for approval of a variance: Minnesota Statues and Edina Ordinances require that the following conditions must be satisfied affirmatively. The Proposed Variance will: 1) Relieve practical difficuldes that prevent a reasonable use from complying with ordinance requirements. Reasonable use does not mean that the applicant must show the land cannot be put to any reasonable use without the variance. Rather, the applicant must show that there are practical difficulties in complying with the code and that the proposed use is reasonable. "Practical difficulties" may include functional and aesthetic concerns. Staff believes the proposed signs are reasonable. The uses are allowed as an accessory use to the ice arena. The practical difficult is the large size and shape of the Braemar structure. Without exterior signage, it may be confusing for first time users of the facility as to where to go to find the area within the building that they intend to use. Therefore, the signage is necessary to guide users of the facility where to go. Traditional signage in a commercial district would allow up to 148 square feet in area. The applicant is proposing signage to a maximum of 43 square feet for each sign. The proposed small size of the sign is reasonable, it is in proportion with the building, and allows people to find the stores easily. 2) There are circumstances that are unique to the property, not common to every similarly zoned property, and that are not self-created? Yes. The unique circumstance is the location of this property adjacent to a freeway, and it has no residential uses within view of the building. (See pages A3—A4.) Given these circumstances the site has more of a commercial feel to it than a traditional R-1, Single Dwelling Unit Zoning District, that the property is located in. (See page A4 and A6—A10.) 3) Will the variance alter the essential character of the neighborhood? No. The proposed signage will not alter the essential character of the neighborhood. Again, the character of this neighborhood is more commercial than residential; the building faces Highway 169, and across the highway is property zoned PID, Planned Industrial District. (See pages A4 and A9.) There are no residential homes within view of subject building. The nearest home is 1,500 feet away to the northeast. (See page A3 and A10.) It is separated by a wooded area, Braemar baseball fields and a soccer field. Staff Recommendation Approve the requested variance based on the following findings: 1. The proposal meets the required standards for a variance, because: a. The City Council has allowed commercial uses to lease space in the new Hive facility as a permitted accessory use. b. The practical difficult is the large size and shape of the Braemar structure. Without exterior signage, it would be confusing for users of the facility as to where to go to within the structure to find the area they intend to use. c. Traditional signage in a commercial district would allow up to 148 square feet in area on this building. The applicant is proposing signage to a maximum of 43 square feet for each sign. The proposed small size of the sign is reasonable and in proportion with the building facade. Approval of the variance is subject to the following conditions: 1) Each individual sign is limited to 43 square feet in size; and is subject to review and approval of a Sign Permit by the Planning Division. Deadline for a city decision: January 1, 2013 U O 7505 Ikola Way ' y Edina, MN 55439 L oZ ' 43 All City of Edina ?lot Of. 7010 , 7 71,4 021 702] 7018 12 famgal a O Nw01Nr 7100 1 1 Of 70N 78771 713a 7100 Labds 0 70N eK 7f 7101 7077 Haus. Naaber Labels N fits 71171„ 7172 7f ip 7070 MI 1/513 I'M Hoo flnN Name LabMs 1/8 It ,t .l qW 4aNe lr 7100 > 7 a! 7118 fat ,/Cfeeke 9650N 7f El Lake Naves � N 1N N Q Lakes 7120 71 1201` p [' /UYU1MewsaiMYe OYY4Q 24 IlaadlYls/tf..sYernl aurnf Y0a61Yiwa.rbHre. arch/ 722f YfIbJ IYre OasMf rrr OMdri 7100 =. fSa•11e1�.M C.rrr.sia4ir, 0701 rofNfer wo-warrop 7211 Q� �\ eCOA1w+�CewsaY0Mrr) FC*4pm wow..ddokt4y rolrr�..ere.rbtseaw, 7200 � wa.flw.reaa■awku 7281 N eba•2felaWOao.awrat e .na.tlfw...a..w�arar,se, Faro lRO.21lM.tlRri/rWOYUN, slop 0tU40'wrrft.w w*wdj .135/ ir.. eas+laea.r...Orarrls, teas � � feca•stf+...e1f.rl.urorrr/ � � talwslwues.r.arw ...::7231 R-0IYMYbwifYNq. aYOIIMN.�YMlmf aw.tal parcels 7,400 7,401<< 7191 AaABAf1ALVa AUJIYAALUD a 7300 ■R us.,or.m�eplw0rosm - A a m 61 PID:0711621130001 7505 Ikota Way Edina, MN 55439 �}�� t rCJw'- •ri���e All Susie Miller, General Manager Braemar Arena 7501 Ikola Way Edina, MN 55439 November 6, 2012 Planning Commission City of Edina 4801 West S& Street Edina, MN 55424 Re: Variance Application for Braemar Arena Braemar Arena has always been a premier facility in the twin cities. For hockey and figure skating enthusiasts, Braemar Arena features three indoor, regulation -size ice sheets. Braemar is available for open skating, group rental, adult and youth hockey and figure skating programs. Braemar Arena is also home to the Edina Hornets High School Boys and Girls Hockey Teams. Most high school hockey teams have their own locker rooms. This is ideal as they typically have games or practices 6 days a week throughout the winter season. Edina has been trying to build locker rooms for over 30 years without success. The concern was always who would pay for them. The school district was not able to justify the cost for 80 students, and the city was also unwilling to pay for the locker rooms as it would not be a City run program. Last fall, a group of dedicated volunteers came forward with a plan to build the locker rooms without passing the costs onto the school district or the City. The plan was to develop a public/private partnership where the lease generated through the private businesses would cover the cost of the bonds. Everything is in place. Velocity Hockey Center has been secured as the Dryland (off -ice) training space user. General Sports has been secured as the tenant for the retail area. Braemar Arena's success will be based in part on the success of these two private businesses. One way to help them be successful is to allow each of them to place a sign above their awning identifying their businesses. Because Braemar Arena is zoned R-1, Sign Ordinance No. 460 allows only one building identification sign per building frontage, thus a variance from the sign code is required to allow the proposed sign package. We are asking for the Planning Commissions' support with this variance request. Public/Private partnerships are occurring all over the country. The National Park Service has opened private businesses throughout the National Park System. Minneapolis Parks and Recreation has opened private businesses on their property as well. It is a very creative way to improve government run facilities without financially impacting the community. If you have any questions regarding this application, please do not hesitate to contact me. Respectfully, r �er, Braemar Arena General Manager 952-833-9502 M-1 BRAEMAR ARENA 7501 Ikola Way • Edina, Minnesota 55439 www.BraemarArena.com • 952-833-9500 • Fax 952-833-9501 6F'o 6p VELOCITY HOCKEY DRAWAR ARENA TYPE !1-0 11 LOCATION MAP r a r 9 pill,!`t or i' �. 1 104' rl'.N,MONTEMANOE ELEVATION IT 1/r.I.. " l 28.5' 1 'TRArN/NG CENTER Aq. 411-(t. Project: LED Channel Letters LET air AX Date: 11/2/12 --'„ City: Edina State: MN Scale. l/8"=11 -0A ign pro want, 9/'ovhkx. in 5250 W, 741h St. #21 Edina, MN 55439 Phone 952, 896.5276 Fox 952.396.582 signprowgcom h1a la FRONT ENTRANCE ELEVATION IT I/8" = I'-0,' Any and all artwork provided on this page is the property of Imetal 71" Awning & Sign Co, Iw. and is protectedby all applicable eopyrij;W laws and can only be used by pmuiation5om lnastal< This. GENERAL SPORTS Op— TI�OP 1 TYPICAL L.E.D. RUSH MOUNT CHANNEL LETTER SECTION DETAIL cmq.w errtve r aorta• •" t m Tn�aaroare�aox 1 nru�vCw�aox ne wv aeava:e amrer rmanno saa-rs raemaror tic" "'"� vam SCAB e WMACOMPACE .nam.o+enur I auavaTo WHITE FACES i 51-81. WHITE FACES W/ CARDINAL RED W/ SULTAN BLUE TVINYL OVERLAY `` VINYL OVERLAY I 1 42" 214" l *,,2.s7 ,6f.ft. DRAM BY' PROJECT: CITY: FILE NAME: 483'.5 Lqm WeAvaN, Mpla, MN -POM D. GORDON CHANNELLETCERS EDINA GENERAL SPORT SIGN.CDR DAIIS II OMESTATE: Awning • Vinyl - Graphics 110IM12 G NENERAL SPOMN CusroMER APPROVAL: n a Signs Neon - Install . Repair ATS ADDRESS: SCALE: ve" -1'-T DATE: -- wJZsta n1d1Sl 4Md • Officc 612588.8466 - Fax 612-588-8461 3" -1''0• FONTS USED: RECREATED IMAGE PLANNING COMMISSION STAFF REPORT Originator Meeting Date Agenda # Cary Teague November 28, 2012 VI.8 Community Development Director !NFORMATIONtBACKGROUND Project Description Mount Properties is proposing to tear down the existing office buildings at 4005 West a ei Street and 6500 France Avenue to build a new five -story, 62 -foot tail, 102,478 square foot medical office/retail building with an attached 4-5 level parking ramp. The first floor of the new building would contain 7,000 square feet of medicalfretail space that may include a coffee shop. The next remaining 85,478 square feet would contain medical office use. (See site location, applicant narrative and plans on pages Al—A73.) The applicant is request final approval of the project; therefore, the following is requested: A Final Rezoning from POD -1, Planned Office District to PUD, Planned Unit Development; A Zoning Ordinance Amendment that establishes the PUD, Zoning District; and Final Development Plan. The City Council approved the Comprehensive Guide Plan Amendment, Preliminary Rezoning to PUD, Planned Unit Development, and Preliminary Development plan for this project on November 5, 2012. (See approved preliminary pian on page A49a, and the minutes from the meeting on pages Al 13—A1 15.) The footprint of the building and the parking arrangement has not changed from the preliminary approval. The site plan is essentially the same as the approved preliminary plans with the exception that the chiller has been relocated to the top of the parking ramp, north of the stairwell. (See page A36.) The Zoning Ordinance Amendment that would accommodate the requested rezoning to PUD, Planned Unit Development can be found on the attached pages A102—A104.) Surrounding Land Uses Northerly: Fairview Hospital parking ramp; zoned APD, Automobile Parking District Easterly: Fairview Hospital; zoned and guided Regional Medical District. Southerly: Point of France condos; Zoned PRD4, Planned Residential District & High Density Residential Westerly: Cornelia Place Apartments; zoned PRD -4, High Density Residential; and guided High Density Residential Existing Site Features The subject property is 2.34 acres in size, is relatively flat and contains two office buildings. (See pages Al A3.) Planning Guide Plan designation: Regional Medical. (See pages A5—A14.) Zoning: POD -1, Planned Office District. (See page A4.) Rezoning to PUD The Planning Commission and City Council found that the proposal meets criteria below to rezone this site to PUD; and granted Preliminary Rezoning Approval. The applicant's plans are generally the same as those submitted for the Preliminary Rezoning. 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; 2 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 i. ensure the establishment of appropriate transitions between differing land uses. The applicant is proposing a development that would be consistent with the Comprehensive Plan. The Plan guides this site as Regional Medical; therefore, the proposed medical office with complementary retail uses would be consistent with the Comprehensive Plan. The proposal would create a more efficient and creative use of the property. The building would be pulled up close to the street, with sidewalks in front, and separated from the street by green space to promote a more walkable environment. Parking would be located in back in the ramp. Landscaping and patios are also proposed in front, with store fronts opening toward France Avenue. The applicant is also proposing to utilize sustainable design principals. Green building practices are suggested, and green roofs are proposed. (See pages A23—A25, of the applicant's narrative that explains how this project meets the above purpose and intent of the PUD Ordinance.) Z 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. This site would be envisioned to allow uses permitted within the Regional Medical District, as this site is guided Regional Medical in the Comprehensive Plan. The Zoning Ordinance amendment on pages A102— Al 04 lists the uses that would be allowed on this site. WSB and Associates did a parking analysis that determined that the proposed parking would support the uses proposed. (See pages A74—A101.) b. Eligibility Standards. To be eligible for a PUD district, all development should be In compliance with the following: I. 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; The site is guided in the Comprehensive Plan for "Regional Medical," which allows medical offices as a permitted use. The current site is zoned POD -1, and guided for Regional Medical. Within the Regional Medical District, 10% of an office building may contain retail uses allowed in the PCD -1 and PCD -2 Zoning District, as long as the primary function of the uses is to serve the office users. The proposed uses would be consistent with that standard. (See pages Al 05—Al 10 for a list of uses allowed within the PCD -1 and PCD -2 Districts.) 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; As mentioned above, the proposed uses would be medical office and limited retail, consistent with Comprehensive Plan. 4 iii. permitted densities may be specifically stated in the appropriate planned development designation and shall be in general conformance with the Comprehensive Plan; and The proposed building density would have an FAR of 1.0 or 100%. The Floor Area Ratio contemplated in the Comprehensive Plan and Zoning Ordinance is 1.0 or 100%. As a comparison, the TCO building has an FAR of 8.5 or 85%, and the Fairview Hospital campus has an FAR of 1.16 or 116%. 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. The proposed project does not closely relate to the conventional zoning district. Ten (10) variances would be required and a Comprehensive Plan Amendment necessary to accommodate the proposal. However, the request is similar to the request made by Twin City Orthopedic, and FAR now complies with the contemplated land use designation of Regional Medical in the Comprehensive Plan. Compliance Tante *Would require Variances If no PUD Asa comparison. the fol! Ino variances were reQuired for Twin City Orthope 1. Front building setback variance from 74 feet to 62 feet. (A 224001: variance.) 2. Rear building setback variance from 74 feet to 20 feet. (A 64 -Boot variance.) 3. Side building setback variance from 74 feet to 20 feet. (A 64 -foot variance.) 4. Front parking structure setback variance from 67 feet to 18 feet. (A 49 -foot variance.) 5, Hear parking structure setback variance from 67 feet to 20 feet. (A 47 -foot variance.) 6. Side parking structure setback variance from 67 feet to 10 feet. (A 47 -foot variance.) 7. A side yard drive -aisle setback variance from 10 feet to 3 feet. (A 6.7 -foot variance.) 8. Minimum tract area variance from 10 acres to 2 aches. (An 8 acre variance.) 9. A parking stall variance from 393 stalls to 373 stalls. (A 20 -stall variance..) (The FAR for Twin City Orthopedic was .85 or 85%) (The FAR for the Fairview Hospital Campus is 1.16116%) Ctty Standard Pro' md' WCC -1) Building Setbacks Front — France Avenue 62 feet 25 8 36 feet; Front — 6e Street 62 feet 25 S 35 feet Side — West 62 feet 100+ feet Rear— South 62 feet 34 feet` Parkin Structure Setbacks Front — France Avenue 52 feet 80+ feet Front — North 52 feet 25 feet' Side — West 58 feet 15 fe♦t* Rear—South 58 feet 20 feet* Chiller Setback 20 feet 6 fear Building Height Four Stories or 48 ,Five Stories d 62 feet* feet whichever is less Parking Ramp Height 48 feet 4-5 levels & 40-52* north side 4-5 levels & 46-M feet* south $No Building Coverage 30% 69%* Maximum Floor Area Ratio 50°l0 100%* (FAR) Parking Stalls 648 - Based on 423' proof of parking to 85,478 sJ. medical 548 (27 doctors) and 7,000 s.f. general retail Parking Stall Size 8,5' x fib' 8.5 x 18' Drive Aisle %ridth 24 feet 24 feet *Would require Variances If no PUD Asa comparison. the fol! Ino variances were reQuired for Twin City Orthope 1. Front building setback variance from 74 feet to 62 feet. (A 224001: variance.) 2. Rear building setback variance from 74 feet to 20 feet. (A 64 -Boot variance.) 3. Side building setback variance from 74 feet to 20 feet. (A 64 -foot variance.) 4. Front parking structure setback variance from 67 feet to 18 feet. (A 49 -foot variance.) 5, Hear parking structure setback variance from 67 feet to 20 feet. (A 47 -foot variance.) 6. Side parking structure setback variance from 67 feet to 10 feet. (A 47 -foot variance.) 7. A side yard drive -aisle setback variance from 10 feet to 3 feet. (A 6.7 -foot variance.) 8. Minimum tract area variance from 10 acres to 2 aches. (An 8 acre variance.) 9. A parking stall variance from 393 stalls to 373 stalls. (A 20 -stall variance..) (The FAR for Twin City Orthopedic was .85 or 85%) (The FAR for the Fairview Hospital Campus is 1.16116%) Site Access The primary access to the site would remain off of 65th Street West. There would be a right -out only onto France. (See page A36.) Parking & Traffic Per Section 850.08 Subd. 1, the following are the parking requirements: One space per 200 square feet for medical office and 1 space per doctor. The retail requirement is 8 spaces for the first 1,000 square feet and six spaces for each additional 1,000 square feet. The medical office would be 95,478 square feet, and would have 27 doctors (1 doctor for each 3,500 square feet of medical office.); the retail space would be 7,000 square feet. Based on the above, 548 parking stalls are required. The applicant is proposing 548 spaces with proof -of - parking. A parking study was done by WSB which concludes that the proposed parking would support the uses. (See pages A74A101.) Should parking ever become a problem, the City of Edina could require the proof -of -parking stalls to be built. A traffic study was also done by WSB, which concludes that the existing roadways support the proposed uses. (See traffic study on pages A74—Al 01.) However, as was conditioned in the approvals for Twin City Orthopedic, should signal improvements be deemed necessary at 65th Street and France Avenue, the property owner would be required to participate in appropriate cost sharing for signal improvements. This would be a requirement in the Developer's Agreement. Bicycle Parking Per Section 850.07 Subd. 24.F. requires non-residential developments to provide bicycle parking spaces for a minimum of five percent of the automobile parking spaces required. Therefore, 27 bicycle parking spaces are required. A bike parking facility is proposed inside the parking ramp, adjacent to the entry into the parking ramp. This area must contain space for a minimum of 27 bikes. Landscaping Based on the perimeter of the site, 34 overstory trees and a full complement of understory trees and shrubs are required. The applicant is proposing a combination of existing and proposed overstory trees that would total 61 around the perimeter of the site & 250+ understory trees and shrubs. (See landscape plan on page A62.) 7 Trash Enclosure The trash and recycling area would be within an enclosed area within the parking ramp. (See page A68.) Per section 850.10. Subd. 2. Of the Zoning Ordinance, the trash enclosure must be screened from all lot lines. Therefore, the proposed plan meets the ordinance. Lighting As indicated in the applicant's narrative, there would be decorative wall mounted lighting along France Avenue and West 65th Street, and around the main entry. Metal halide pole lights would be located on top of the parking ramp with low height, sharp cutoff features to eliminate light spill off the property. The lights would be on timers. The lighting would be required to meet the city's lighting ordinance as follows: "All exterior lighting and illuminating devices shall be provided with lenses, reflectors or shades so as to concentrate illumination on the property of the owner or operator of the lighting or illuminating devices. Rays of light or illumination shall not pass beyond the property lines of the premises utilizing the lights or illumination at an intensity greater than three foot-candles measured at property lines abutting property zoned residential and ten foot-candles measured at property lines abutting streets or property zoned non-residential. No light source, lamp or luminaire shall be directed beyond the boundaries of the lighted or illuminated premises." Noise Study A noise study was conducted by Kvernstoen, Ronnholm & Associates. (See pages A26—A31.) The study concludes that by moving the chiller to the top of the parking ramp, north of the stairwell, would be in full compliance with the city noise ordinance. Grading & Utilities The city engineer has reviewed the plans and found them acceptable and offered comments. (See page A117.) Review and approval is required by the Nine Mile Creek Watershed District. Signage Signage would be allowed per the requirements of the Regional Medical District within the Zoning Ordinance Amendment for the PUD. (See draft on pages A102—A104.) PRIMARY ISSUESfSTAFF RECOMMENDATION Primary Issues Is the proposed rezoning to PUD appropriate for the site? Yes. As found by the Planning Commission and City Council with the Preliminary Approval of the PUD, the proposal to rezone the site to PUD is reasonable for the site for the following reasons: 1. The proposed uses would fit in to the neighborhood. As mentioned, this site Is guided In the Comprehensive Plan for "Regional Medical," which allows medical uses, and limited retail. Through the PUD rezoning, the City has the ability to specifically limit the uses on the site to be consistent with limited retail uses per the PCD -1 Zoning District to ensure that the uses can be supported by the parking provided. 2, The proposal would create a more efficient and creative use of the property. The building would be pulled up close to the street with a podium height of two -stories, with sidewalks in front, and separated from the street by green space to promote a more walkable environment. Parking would be located in back. Landscaping and patios are also proposed in front, with store fronts opening toward France Avenue. The applicant is also proposing to utilize sustainable design principals, including a green roof. (See pages A23—A25, of the applicant's narrative that explains how this project meets the above purpose and intent of the PUD Ordinance.) 3, A floor area ratio of 1.0 or 100% would be consistent with the buildings and floor area ratios on the west side of France on 65`x' Street. 4. The existing roadways would support the project. WSB conducted a traffic Impact study based on the proposed development, and concluded that the traffic generated from the project would not impact the adjacent driveways or intersections. No additional improvements other than those shown on the site pian would be required to accommodate the site redevelopment. (See traffic study on pages A74 -A101.) 5. Ensure that the building proposed would be the only building built on the site, unless an amendment to the PUD is approved by City Council. 6. The proposed project would meet the following goals and policies of the Comprehensive Plan. a. Building Placement and Design. Where appropriate, building facades should form a consistent street wall that helps to define the street and enhance the pedestrian environment. On existing auto -oriented L'1 development sites, encourage placement of liner buildings close to the street to encourage pedestrian movement. • Locate prominent buildings to visually define corners and screen parking lots. ■ Locate building entries and storefronts to face the primary street, in addition to any entries oriented towards parking areas. • Encourage storefront design of mixed-use buildings at ground floor level, with windows and doors along at least 50% of the front fagade. • Encourage or require placement of surface parking to the rear or side of buildings, rather than between buildings and the street. b. Movement Patterns. Provide sidewalks along primary streets and connections to adjacent neighborhoods along secondary streets or walkways. Limit driveway access from primary streets while encouraging access from secondary streets. Provide pedestrian amenities, such as wide sidewalks, street trees, pedestrian -scale lighting, and street furnishings (benches, trash receptacles, etc.) c. Encourage infill/redevelopment opportunities that optimize use of city infrastructure and that complement area, neighborhood, and/or corridor context and character. 7. The proposed plans are consistent with the Preliminary Plans that were recommended for approval by the Planning Commission and approved by the City Council. Staff Recommendation Final Rezoning to Planned Unit Development & Final Development Plan Recommend that the City Council approve the Final Rezoning from POD -1, Planned Office District to PUD, Planned unit development, and Final Development Plan. Approval is based on the following findings: 1. The proposed land uses are consistent with the Comprehensive Plan. 10 2. The plans are consistent with the approved Preliminary Development Plan. 3. The site layout would be an improvement over a site layout required by standard zoning; the building is brought up to the street, provides podium height, and front door entries toward the street, includes sidewalks to encourage a more pedestrian friendly environment along the street. 4. The design of the building is of a high quality brick, glass and concrete. A five story building would be generally consistent with the four story buildings on West 65th Street. 5. Traffic would be improved in the area by eliminating the right -in and out access on France Avenue. 6. Based on the traffic study done by WSB, the existing roadways can support the proposed development. 7. The proposed project would meet the following goals and policies of the Comprehensive Plan: a. Building Placement and Design. Where appropriate, building facades should form a consistent street wall that helps to define the street and enhance the pedestrian environment. On existing auto -oriented development sites, encourage placement of liner buildings close to the street to encourage pedestrian movement. ■ Locate prominent buildings to visually define corners and screen parking lots. ■ Locate building entries and storefronts to face the primary street, in addition to any entries oriented towards parking areas. ■ Encourage storefront design of mixed-use buildings at ground floor level, with windows and doors along at least 50% of the front fagade. ■ Encourage or require placement of surface parking to the rear or side of buildings, rather than between buildings and the street. b. Movement Patterns. Provide sidewalks along primary streets and connections to adjacent neighborhoods along secondary streets or walkways. Limit driveway access from primary streets while encouraging access from secondary streets. Provide pedestrian amenities, such as wide sidewalks, street trees, pedestrian -scale lighting, and street furnishings (benches, trash receptacles, etc.) 11 c. Encourage infill/redevelopment opportunities that optimize use of city infrastructure and that complement area, neighborhood, and/or corridor context and character. Approval is subject to the following conditions: 1) Subject to staff approval, the site must be developed and maintained in substantial conformance with the following plans, unless modified by the conditions below: • Site plan date stamped November 6, 2012. • Grading plan date stamped November 6, 2012. • Landscaping plan date stamped November 6, 2012 • Building elevations date stamped November 6, 2012. • Building materials board as presented to the Planning Commission and City Council. 2) Prior the issuance of a building permit, the following must be submitted: a. A final landscape plan, subject to staff approval. Additionally, a performance bond, letter -of -credit, or cash deposit must be submitted for one and one-half times the cost amount for completing the required landscaping, screening, or erosion control measures. b. A construction management plan. 3) The property owner is responsible for replacing.any required landscaping that dies. 4) Submit a copy of the Nine Mile Creek Watershed District permit. The City may require revisions to the approved pians to meet the district's requirements. 5) Compliance with the conditions required by the city engineer in his memo dated January November 20, 2012. 6) Site lighting shall conform to all minimum zoning ordinance standards including an intensity no greater than three foot-candles measured at property lines abutting property zoned residential and ten foot-candles measured at property lines abutting streets or property zoned non- residential. 7) Trash and recycling areas must be screened per Section 850.10 Subd. 2 of the City's Zoning Ordinance. 12 8) Sustainable design. The design and construction of the entire project must be done with the Sustainable Initiatives as outlined in the applicant's narrative within the Planning Commission staff report. 9) All buildings must be built with sprinkler systems, subject to review and approval of the fire marshal. 10) A Developers Agreement. As part of a Developers Agreement the property owner would be required to participate in appropriate cost sharing for signal improvements at 65th Street and France Avenue. 11) The applicant must enter into a Proof -of -Parking Agreement to add more parking if needed. 12) A minimum of 27 bicycle parking spaces shall be required. A bike parking plan must be submitted as part of the building permit application which demonstrates the City Code required bicycle parking requirements. 13) Adoption and compliance with the PUD Ordinance for the site. Deadline for a city decision: February 1, 2013 13 City of Edina .... pfd iwis 'Al r dei �! �16"t�Rf 71t n lxtflit�ii�"`m�t }R R M/yRR•7 }f tfRi�l't IR4�4,AI Rfd ;; nfpRagatund Nso UvmYrtr GlNs a fm xM• f7RfiRI ^°+_-- BINNt.NMrlsiM^v CNyUnIW R bawl fM1 * � RRRR � � QRRR r M I q fm® pRR- fP fti M WX t` CRRfOR LOO Chmxo __ f 7f�RA tl�� fRfR ' IfNN 8 Pad fLl qer + n R"frcrtr NAR am �t am • lRsaRarr laws Jerre A#-"k3 iip i Oft 4RXS p" 1t 6w • fm s AM afx _ r e•ls 1r.n,Rf�rn t�Lt aRu ftif • 11.��11 n yweR doo a�f tx� AV om am• Awl a :LOT 13Lf. awl OW in PID. 3002$2414000$ 6500 France Ave Sin x,. "• •' Edina, MM 55435 '�`L-1.9 a. �� 1 W w' !. , v .1 tto r V—.-,{ J wYl ir� 10, g , i L i 9 n *, i �r",E•J`. €�t #k a c iwi � � �1 � `� g 5 }}}'g i , Wi «a p. f^ l r r• k" " •, if �.� If E[ i C r 4T TV i ION TM " < y a 0 a . r'� t� k �. d�� } yFS tl f�$ .r{.� ,ar;,, .�' ti• ;; i,�; �s k'�'�F e , }. �` F 1 1 Ids."F �rSs �..C•ikr`1 � � `• � }� �' �� � � '�i a''� �,rg� `t t a k' . � � ��_ "� • � 1� .sr ��;. . V.f�'i, ajk �.w � `�'.. .{'� "�- jik / I, �*. v t} 1a6 �va 4 •� • i u( ''r !ix{ �1 �'it3}� r �t �#}(iit �,�ca a„�"� ���.� 1 ^, r aaarwa M of Edina PID: 3002824140008 SSOO France Ave S Edina, MN 55435 Layand Wums Hinder Ladab otmot same Lets ty MY J"ts C"I © WooNsmee EI Lada © Pea. .oee+p.mar.�.�aaw� w..stt..aaran..+aa.en xlBospaaaa�arsew dart:9 auars..ca Qos, rtai/ td.L'd t OC�itPr.M4.M4MsM4 am►aPsb.�ra�.�s.d.c�,t �.Pd•.iMMsroRttetlA ,;. PO.tf'..wi.alsYlh.47t #04pb.w na+.au as#4R��alaKhWoadYNn ItO4'9ta�c/ R�Ir4aCdar4 Mal•ItiW+W G�IMbktd#til �. dtPbd n.a'suaC.ateq an.acvrwa..rww.a.�: a7.bp1�... aera.Yt eea 47{aa►4.eYagaaa .ata■.nar�a.a tmat(.yr+rflrsatrs.et paml, XM Aet'lal Pdab ffisllilll n R ` ��'®�'. ���,�p�a}��i�"�.�� � aft �r �s�� '� {�tf�! a �i 'iiia �� 4ZV• �„'��� I 1 b'i�.; rt wl r r! a ■_� rl i'f 1Fj El ? 4 l 74 Wit � �,.r '"liths 4x� c s e 1 S tl 4Ta rsu..a t'r � � 7 �-caf�r#�i1}3' � � �f"y�i���•! u'i �t1 �'�7 t`al ; -14 r l��f�dz .+,s''"` t�It,i���■��ri6:Ittrii►,,� �..� _�'. Nonresidentiat and Description, land Uses Development Density Mixed Use Guidelines Guidelines Categories RM Hospitals, medical and dental Form -based design Regional Medical offices and ctinics, and standards for building Flom to Area laboratories for performing placement, massing Ratio - Per medical or dental research, and street -level current diagnostic testing, analytical or treatment. Zoning Code: clinical work, having a direct Pedestrian circulation maximum of relationship to the providing of and oPen space 1.0 health services. General office amenities should be uses are permitted, provided for larger sites, OSP applies to major parks and Performance and N/A Open Space and protected open space that is buffering standards Parks publicly owned. May not include for intensive outdoor all small parks, since some are recreation, parking. included to residential land use districts, PSP Applies to schools, large Performance and To be Public/Semi-Public institutional uses (churches, buffering standards determined - cemeteries) and semi-public uses for intensive outdoor may require such as country clubs. Some recreation, parking. review of small uses of these types may be large-scale Integrated into other land use development districts. or institutional expansion 1.AH Expressways and access ramps NA NA Limited Access for two regional arterial Highway highways (TH 62 and TH 100) occupy land within the City to serve local and regional travel needs. "Floor -to -area ratio, or FAR, refers to the ratio of a building's floor area to the size of its lot. Thus, an FAR of 1,0 could mean a two-story building covering 50% of the lot; a 3 -story building on one-third of the lot, etc. Potential Areas of Change Among its many purposes, the Comprehensive Plan functions as a long range tool that attempts to anticipate where change and growth will occur in the City. Identifying those potential areas of change is an initial stage in the process of guiding new construction and redevelopment when it is proposed by private property owners. It is not en attempt to stimulate change, but to acknowledge that it may occur and be proactive in shaping it. locations identified In this section appear to be areas where change may occur during the life of this Plan. Many of these areas were identified in a group exercise at Public Meeting #2 as ,Edina Comp Phan Update 2008 chapter 4: Land Use and Community Design At t 4-30 between offices and residential buildings. Edinborough is Finked with the Centennial Lakes project by a network of pedestrian greenways. The following guidelines are directed toward creating successful mixed use environments. (Also see the citywide standards for movement patterns, public spaces and built form earlier in this section.) Building Placement and Design. Where appropriate, building facades should form a consistent street wail that helps to define the street and enhance the ,pedestrian environment. On existing auto -oriented development sites, encourage placement of liner buildings close to the street to encourage pedestrian movement. • Locate prominent buildings to visually define corners and screen parking lots. • Locate building entries and storefronts to face the primary street, in addition to any entries oriented towards parking areas. is Encourage storefront design of mixed-use buildings at ground floor level, with windows and doors along at least 50% of the front fagade. Movement Patterns. • Provide sidewalks along primary streets and connections to adjacent neighborhoods along secondary streets or walkways, • Limit driveway access from primary streets while encouraging access from secondary streets. • Encourage enhanced transit stops, including shelters, shade and seating where feasible. ■ Provide pedestrian amenities, such as wide '! sidewalks, street trees, pedestrian -scale lighting, and street furnishings (benches, trash receptacles, etc). Appropriate Parking Standards. Mixed use developments often produce an internal capture rate. This refers to residents and workers who obtain goods and services from within the development without making additional vehicle trips. Parking ratios for mixed use development should reflect the internal capture rate and the shared parking opportunities this type of development offers. Edina Comp Plan Update 2008 Chapter 4: Land Us and Community Design �,� 4-47 3. Improve Connectivity In Large-scale Superblock Development. Internal and external connectivity. As part of redevelopment or expansion of large-scale sites, reintroduce an internal local street and pathway network that connects through the site and to suitable entry points at the perimeter. The goal is to encourage pedestrians to reach the site and drivers upon arriving to continue all further movement by foot: As a result, the capacity of internal roads can be reduced and more area devoted to amenities, providing still more incentives to walk. Bicycle facilities should allow residents in surrounding neighborhoods to bike safely to the site. Transit stops should be provided in visible and central locations. "Edge" or transitional uses. Moderately sized liner buildings should be encouraged to soften the edge of large-scale- , Superblock development. Medium -density housing types such as townhouses combined with structured parking may also be an appropriate transitional use. 4. Provide appropriate transitions between land uses. Rather than discouraging movement between adjacent land uses with berms and fences, focus on creating elegant and attractive transitions between adjacent uses. Transitional areas include well -landscaped pedestrian walkways, seating areas, arcades, and other spaces that encourage public use, rather than separation. S. Buildings Frame the Street. Building placement and heights can serve to define the streetscape and visually reduce the apparent width of the street. Generally speaking, wider streets can accommodate taller buildings subject to the height limitations described elsewhere in this Chapter. 6. Fagade Articulation. Primary facades should be designed with a well-defined base, middle and top, providing visual Interest at ground level. Building entries and access points should be clearly visible from the primary street. Long building facades should be divided into smaller increments using contrasting materials, textures, detailing, setbacks or similar techniques. Edfna Comp Plan Update 2008 Chapter 4: Land Use and Community Design 4-48 7. Transparency and Natural Surveillance. Building forms and facades should provide an awareness of the activity within the buildings through frequent doors and windows oriented toward public streets and open space. 8. Variety of Building Forms. Encourage an integrated mix of building types, heights and footprints within blocks, rather than single buildings or building groups. 9. Building Height Transitions. Taller buildings (generally four stories or higher) should step down to provide a height transition to surrounding residential buildings, including buildings across a street or pathway, and to avoid excessive shadowing of sidewalks, parks and public spaces. 14. Building Heights. The question of building height is particularly significant In a largely developed community, where any new building has the potential to block views or cast shadows on established neighborhoods and land uses, The design guidelines above, as well as the recommended building heights In Figures 4,6A, 4,613, and 4.6C, provide general guidance for buildings that exceed the typical residential height of 2.5 stories: Edina already has many tali buildings, but not all of them provide the kind of transition outlined in Principle g above. Building height should be considered within the larger urban design context as illustrated in the photos below. Edina Comp Plan Update 2008 Chapter 4. Land Use and Community Design 4-49 ...for Vving,,learning. raising families & dolft business 2006 Comprehensive Pian Edina Comp Plan Update 2008' Chapter 4: Land Use and Community Design 4-50 Because of the limited number of locations where tall buildings can be sited, and the need for sensitivity to surrounding uses, the following Height Maps have been established for those parts of the city with potential for higher density development. The maps were developed to specify the following height measurements: Podium Height: The "podium" is that part of the building that abuts the street, or that provides the required transition to residential neighborhoods, parks, and other sensitive uses. Edina Comp Plan Update 2008 Chapter 4: Land Use and Community Design J 4-59 ...for Ilvin& learning. raking families & doing business :1006 Comprehensive Plan Standard Height: This height measurement extends to the top of the building (building height is measured as specified in the Zoning Ordinance). `Podium hsigbl" building exarwpdar i Edina Comp Plan Update 2008 Chapter 4.: Land use and Comrnunirl Design � � � 4-52 Future Land use Bran with City of Edina Building Heights 2008 CarnpTehensive Pian Updaft amtt,oestauadrsnt MOW0s es luta 5curcm URS oc 03 Ahbo n Page 1 of I I" i I" A 4. b_. 74 i` F i _ •� .. �� g�l p 4 xS b r ��• �irYl r � i �<�.. 7 �{ � - � - :tea ...• s. f INA M FT)ICAL_ PI _A7.4 Otto r EDINA MEDICAL PLAZA it Arid 6600 France Avenue South PROJECT SUMMARY November 6, 2012 Our development team is looking forward to working with the City of Edina to obtain the necessary approvals for the Edina Merl cal Plaza. Everyone will strive to make this building an outstanding addition to this regional medical area. Development Team These professionals are local business owners that live and work in the community. Architect: Edward Farr Architects, Ed Farr Long established firm that is strong on design concepts. Past projects include Narmandale Fakes Office Park and Two Twelve Medical Center Civil Engineering: Alliant Engineering, Mark Rausch Multi -disciplinary consulting firm focusing on transportation and land development services representing the public and private sectors. Developer: Mount Development Co., Stephen Michals Five medical buildings have been completed In the past 6 years for Ridgeview Medical Center. Owner: Aurora Investments, LLC, Luigi Bernardi Current medical building ownership, All "class Aa buildings 7373 France Avenue, Edina 212 Medical Center, Chaska Multiple Buildings in Wisconsin Please contact Stephen Michals with any questions on this new building - 952-941-1383. Site Area =102,965 sq ft / 2.34 acres Property Guided per Comp. Guide Plan: RM Regional Medical, no change proposed Property Zoned: POD -1, proposed to P.U.D. Proposed Redevelopment: New Medical Office Building and Parking Ramp 5 stories, 102,478 gross sq ft / 96,500 rentable sq fit* with 4 level parking ramp. Proof of Parking, if needed — add 1 additional level (5 total) on parking ramp. *Not including partial basement mechanical equipment room. Proposed Occupancy: Medical Offices - 95,478 gross sq ft to 102,478 gross sq ft (93% -100%) Medical Retail - 7,000 cross sq ft to 0 gross sa ft f7% - 0%} Total - 102,478 gross sq ft (1000/0) Proposed Parking: Levels 1 - 4 = 423 stalls 4.1311000 gsf Proof of Pka: 1 add'I level = 125 stalls 1.22/1000 asf Total possible parking = 548 stalls 5.35/1000 gsf Building Setbacks: North 26-0135'-0"** varies: 25'-0" min / 50'-0" max. South 30'-0" 20'-0" East 25'-0"/35'-0"** 225'4' West 226'-0" 15'-0" ** 35-0" setback is above podium level Overview: Our revised submittal reduces the height of the medical building down from 89 ft (six stories bldg plus rooftop MVAC equipment) down to 62 fl (five story building with no rooftop HVAC), Note that our new five story / 62 ft bldg height is comparable in height to the previous submittal's Phase I / four story building height (including HVAC equipment); since the City Council recommended that we shouldn't build taller than that Phase 1 / four story proposal. Another difference in this submittal is that the project will no longer be 'phased'; we intend to construct the entire five story building. The building area remains similar, with our P.A.R. slightly below the 1.0 maximum identified for this Regional Medical District. To reduce the number of stories from six to five, we Increased the size of each floor plan westward, towards the parking ramp, leaving room underneath for our service drive on grade. We have eliminated the basement level of our parking ramp, and raised that level up above grade. The parking ramp will be constructed at four levels 1423 stalls to meet our anticipated parking demand, However, the ramp is expandable by one more level (+ 125 cars) for a total of five levels 1548 cars for proof -of -parking compliance. Planning Concept: As per our earlier application, joining the two parcels (6500 France & 4005 W 651h St) offer many advantages to the site layout. We are still adopting an urban, pedestrian -friendly, streetscape along France Ave by bringing the building forward to the street, as well as incorporating a'podium' design effect by setting the building back above 2' � floor to maintain a comfortably -scaled pedestrian experience. The streetscape includes over - story trees along the right-of-way, a 10 ft wide sidewalk and decorative planters that contain colorful plantings (annuals, perennials and low evergreen shrubs). Vehicular iroress `is available at two driveways along 65"�` St W. and vehicular egress is available at threelA from the site, dispersing the traffic more effectively. The main public vehicular entrance off of W 650 St leads to a visitor entry drop-off circle at the front door, as well as a dedicated delivery 22 area / loading zone for the building. The City is currently in process to update several intersections along France Avenue at 66 St, 69" St and 700' St. The City's consultant, WSB Associates, has provided the preliminary designs at those intersections for reference. Our proposed project has been refined to incorporate a consistent design in the southwest quadrant of the 651h St and France Avenue intersection including the addition of an oval shaped raised planter between two new relocated pedestrian ramps. The new ramp locations will beset at the end radius points of the curb ;and be perpendicular to either 651" St W or France Avenue. There are final traffic signal design details to be done by others that will need to be coordinated with the City Engineer and County regarding the existing traffic signal base, pedestrian crossing buttons and hand hole relocations, as needed. Building Design; The building design will be an attractive fagade using multiple colors of face brie, warm -toned architectural precast concrete wall panels with a variety of surface finishes, reflective bronze -tone Lowe Mass in champagne painted aluminum frames and a small amount of EIFS decorative cornice trim. The main entrance located off of W 65r" St serves as a visitor drop-off area for patients, and features a distinctive dazed crown with backlighting at night. The NE building comer at France Ave and W 65' St Is still an important point of Identity for the building, and has been redesigned with the upgraded comer design treatment as suggested in earlier city reviews. The comer plaza area will offer outdoor seating, and also coordinates with the City's initiative to upgrade the pedestrian experience at these corners. The plaza well have decorative surfacing treatment, planting areas and bollards behind the curb. Visual Screening for the Adjacent Properties: We will supplement the already mature landscape buffer between Point of France and our site with new coniferous trees and over -story trees along our south yard. The ash trees along this borderline with. Paint of France are approx. 35'— 50' tall, providing excellent screening for most months of the year. On the west, we will be improving the visual screening buffer for the apartment occupants by adding more evergreen trees. The existing outdoor trash dumpsters will be placed inside a dedicated trash & recycling room, screened from public view. Parking: The ramp has been re -designed to better complement the office fagade with s compatible multi -colored architectural precast concrete fagade. We are proposing to build four levels 1423 cars initially, which we feel will serve the building based on our experience, iater, If demand requires, we could build one more ramp level (Level 5 / 125 more cars), for a total possible parking count of 546. However, we are promoting many forms of alternative transportation in order to reduce conventional car parking demand; refer to our list at the end of this narrative, This will be a Pay -Park facility, similar to the Fairview Southdale Hospital ramp. Up to 20% of the panting may be compact car size; but we have not yet shown striping for these smaller stalls on our pian, New to our application is the alignment of the parking ramp levels to the medical building floors, in order to offer convenient pedestrian / wheelchair access from most levels of the ramp directly into the building. Required Parking - w/ retail option: Retail, 1st Floor - 7,000 GSF: 8/1000 + (611000 X 6000 GSF) iUae irai rifFirc - OR AIA r.RP 119nn + 1tilmn tnru- mi Total Required Parking648 Stal le," 0 44 Stadia .1 Required Parking .. no Retail: Provided Parking: Levels 1 - 4 Ramp Level 5 Ramp (proof of lSouu (Uocwrsl = 54L Total Required Parking = 542 423 125 548 Is Sanitary Sewer and Watermain: The existing properties located at 4005 6e St. W. and 6500 France Ave So. are currently encumbered by two public utilities - an existing 12" ductile iron water main and 12" ductile iron sanitary sewer in the south quarter of the property. The existing water main and sanitary sewer referenced serve other properties and thus the continuity of those mains is required. A second 8" san€tart' sewer line is located within the boundary of both properties but that line is in use only by the two existing buildings and thus does not need to remain if the proposed project Is constructed. The existing 12" sanitary sewer along the southern property line of the 6500 France Ave property will remain as is. The proposed development does not require any modification to that line. The proposed plan Is to construct a new sanitary service wye in the existing line to provide an 8" service to the new building. The existing 8" sanitary service line to the 4005 building will be `cut off at the west side of the proposed parking ramp and will then be connected to the parking ramp for servicing the floor drains in the lowest level of the ramp. The existing 12" water main loop cutting through the site will be relocated and re-routed to the north side of the properties. A new 12" main will be installed northerly along France Ave., then westerly just to the north of the proposed building and ramp to the western edge of the property, then southerly back to the existing water main completed the new loop. It is currently proposed to directional bore install the water main on the east end of the site to avoid removal of the existing trees in that location. The east to west water main will be installed via direct burr as its proposed location can be installed without removal of the existing trees along W 65r St. An 8" water service Is proposed from a tee off the re-routed 12" water main just north of the proposed building entrance. The proposed building service WII enter the building in the corner west of the main building entrance. A new hydrant Is proposed In the central entrance area of the new building off the proposed 8" service line. Stormwater Management: The proposed stormwater management storage facilities proposed for the Edina Medial Plaza project meets the requirements of Nine Mile Creek Watershed and the City of Edina. The three primary requirements that have been met are: 1. Volume retention onsite equivalent to 1" of runoff over the entire proposed site Impervious surface. (Accomplished via underground storage and infiltration via perforated piping and rock hiding). 2. Water quality volume from entire site equivalent to runoff from the 2" type II storm event and 25 year sediment storage. (Retention volume counts towards WO volume and remainder accomplished via additional underground storage and filtration via perforated piping and rock bedding). 3. Discharge rate control shall be provided so the proposed conditions do not exceed , existing conditions for the 2, 10, and 100 yr storm events. The propoied sit9,,,O1aA reduces by 8.5% the amount of impervious surface and thus proposed discharge rates are decreased automatically. The proposed plan is to maintain the same point of stormwater discharge.from the properties as is currently present. A private storm sewer collection system will be routed from north to south through the central portion of the site collecting the majority of site runoff. The storm sewer will drain through a pretreatment device to the proposed underground storage system at the southern end of the site which will ultimately outlet via the existing 15" corrugated metal pipe (CMP) culvert that drains southerly to the City pond. An agreement to maintain the current storm sewer discharge point to the City pond will be coordinated with the Point of France property owners. The condition of the existing 15" CMP will be verified; the pipe will be removed and replaced if the existing conditions are found to be In poor condition. Landscape Design Strategies: The landscape design provides a mix of over-story, coniferous and ornamental trees, shrubs and perennials to create a vibrant display of color and foliage. We will attempt to preserve the four existing Honeylocust trees along France Avenue and eight of the boulevard Ash trees along W W St Raised curbed planters are to be provided along France Avenue that will be planted with colorful, annual flowers. Coordination will occur with City staff to provide landscaping along France Avenue that will be consistent with the work proposed by the City at other intersections. The perimeter of the Medical Office Building will be planted with a mixture of plant types to soften and compliment the building architecture, The parking ramp will be screened by existing and proposed conifers on the went and south sides. A trail and a gazebo will overlook the Point of France Pond to the south of the parking garage. The diversity of plantings will provide color variety and year round interest. In addition, the project is proposing to provide a green roof system on top, covering approximately 1/3 of our roof. This sustainable initiative will help reduce the heat island effect, reduce s,tormwater runoff quantity, as well as providing a nicer view down on our roof from the residents of Point of France building. Noise Ordinance Compliance: /Upon relocation of our Rooftop HVAC units down inside the basement of the office building, we still need to have an outside air-cooled chiller for heat rejection. During Preliminary Plan Review we proposed the chiller to be ground mounted along our south property line; however, that location could not meet the city's noise ordinance. So this Final Development Plan submittal shows our new chiller location on the upper level of the parking ramp. An acoustical analysis by Kvernstoen, Ronnholm & Assoc, enclosed, concluded that this new chiller location results in full compliance with the city noise ordinance. Site Lighting: (decorative wall mounted lighting along France Av and W 65u'St frontages, and around the main entry area. Metal halide pole lights on top of the parking ramp with low- height, owheight, sharp cutoff features to eliminate light spill off our property; these are on timers. Site Signage Building name 1 address at corner of France & W fist" St., and address above front entry. Possible tenant names on facade based on City code. Directional signs at both entries along W GeSt. Hours of Use: Normal Business Hours anticipated. Possible retail tenants at strut level with extended and/or weekend hours. Zoning: Planned Office Distdct 1 (POD-1), proposing to PUH due to variances req ted for building setbacks, building height and Floor Area Ratio (F.A.R.). T Breen Building Practices: Throughout all phases of the project Design, Qonstru&bn acid Operation, we will use best practices of environmental awareness. Ail clinics acid vendors will be educated on Reduce-Recycle-Reuse operations. We have a Green Building Practices Narrative with our submission. New to our proposal is the inclusion of a green roof area on top of our building, which can be enjoyed by residents on the north side of Point of France. Community Benefits from the New Proiect 1, Our application is for a new five level medical office building. The 6500 France building and 4005 W. 65th Street buildings will be removed. Both law firms will relocate in the community and retain the current iobs. 2. This site provides outstanding visibility for medical clinics offering service to our community and support to the regional medical presence of the SW suburbs. This is consistent with the City Guide Plan of medical buildings along France Avenue which is an address easily recognized for patients. 3. The building is sued to have a critical mass of providers to allow cross referrals among the clinics. This is a key factor for the success of each clinic. 4. Edward Farr Architects is known for creating 1pecial building design features. This building is more than a traditional medical building. The focal point will be the glass and brick detail of the main entry corner. Numerous surface changes occur on each side of the building to create interest and shadow elements. City code specifies brick and glass. 5. We are striving to create a pedestrian environment along France Avenue with extensive flower gardens. TangleTown Gardens is the designer of these features, and their passion for unique colorful plants is shown in the enclosed photos. Colored concrete walks and accent lighting will make this area a pleasant visual experience. The Improvements will be coordinated with the City to be consistent with improvements being proposed by the City at other intersections along France Avenue. 6. Green BuMnar Practii^es will be implemented for the three phases. building design, construction phase and long term operation of the clinics. The General Contractor has compiled a summary of the Green Practices we will pursue for each phase of the project.. 7. The adjacent 4005 W. 65th land parcel will be included for a consistent regional medical master plan. This took substantial effort and negotiation with the building owner, 8. A portion of the building roof will have a vegetated groan roof, with native wild flowers and sedum, to enhance the view down onto the roof from the neighboring Point of Prance building, as well as reducing our heat island effect and Improving our stormwater runoff quantity, g. There will be ongoing seminars with the clinics to evaluate methods and M technology fortheir eli i s — Reduce consumption, Reuse materials, and Recycle waste. The benefit to the building will be reduced operating expenses and good stewardship of our business resources. 10, Alternative transportation Is a key element of any project. A tangible goal Will be to reduce the number of cars coming to the building which will reduce the parking stalls required to service the clinics. We have provided several successful alternate transportation systems: Designated Premium parking spaces for "smart cars" Scooter, motorcycle, bike parking will be an enclosed space that is secure, well lit, and air tempered. We want these employees or patients to know they are recognized for their efforts. Employees may participate in the ZAP chip monitor system which will provide a monthly printout of number of rider days. There will be a calculation of carbon footprint poundage saved to each participant. Hour Car business has been evaluated for rental cars parked in the ramp. The established bus system will support the need around the hospital and shopping center for the hourly car rental. The MTC #6 bus line services multiple stops within I block of the building. Additional routes around Southdale are 515, 538, 539, 578, 579, 684. See the attached graphic 11. The estimated real estate taxes will be over two times the current revenue. The two existing buildings pay $144,000 and the fully assessed medical building Will likely pay in excess of $380,000, 12. There will be over 100 new medical staff positions in the building. In addition, there will be 40-60 construction jobs over 12 months. 13. Storm water management will be improved through rate control and water quality, including our green roof. The current site has direct, unrestricted runoff. There is almost 8% less hard surface area in the new plan than the current buildings, which mean more green space for the community. 14. The current buildings have substantial deferred maintenance. The building exterior, landscaping and parking lot are ready for redevelopment. M The new development is using existing utilities al2d roads in the community. Urban planning considers this good stewardship to reuse existing sites with current infrastructure. 16. The new building exterior has been enhanced over code to create a significant Gateway image on this comer. . A focal point is the W 65th Street pedestrian corner - Detailed brick design on all four sides - Accent lighting along public street frontages - Special landscaping from Tangletown Gardens 17. Every business has a carbon fogMri0$. We will provide Information to each clinic to establish a "Carbon Impact Analysis." For the first two years we pian to have seminars for clinic managers discussing ways to reduce their impact and manage more efficiently. Aayri'Green Company has set the model to challenge companies to purchase local products to reduce paper correspondence and conserve operational materials. 18. Ramp Enhancements All columns are dad in architectural precast panels - Architectural features add interest and shadow lines - Three colors and finishes to the precast panels create a variety of textures 19. The entrance traffic circle will have an area for a significant piece of art on the center area. We are planning a special commissioning for this feature. Final comment for the, approval of the uroiect The building size at 102,478 sq ft over five stories is very important to create a successful project. Market rents set the overall budget.. We are projecting rents to be 20% higher than other buildings in area to absorb the land cost. Redevelopment is difficult when you are purchasing two older buildings. The value for the Developer on the acquisition of the two older buildings is the land. The viability of the development is based on the approval of the 102,478 sq ft project. Thank you for your review and consideration of this project. We are ready to move forward on this outstanding new medical building which will be an enhancement to your Regional Medical Area. UJI.Rk Uri- N1184E rw 55)44 Tru qsf �ql,96W lava 45Is41-!Nasi Mx.r.uJferr;�rch�,m November b, 2412 Cary Teague, Community Development Director City of Edina 4801 W. 501' Street Edina, MN 55424 Re: Acoustical Report Summary Edina Medical Plaza 6500 France Av S. redevelopment Cary, Enclosed are two acoustical reports prepared by our Acoustical Consultant, Kvernstoen, Ronnholm & Associates, Inc. The first report, dated October 31, 2012, identifies the existing ambient noise levels along our shared property line with the Point of France. The second report, dated November 1, 2012, identifies the noise levels that will be emitted from our proposed chiller equipment, now located on the top level ofthe parking ramp. Executive Summary Existing Noise Levels were measured in two positions along our south property line: Position 1 was located at our SE darner, along France Av; and Position 2 was located approximately 185 ft west of that SE corner, along our shared property line with the Paint of France. Measurements were taken at loth locations for two hour durations each at four different times of day l days of the week. The existing ambient noise level at Position 1 was sanroximately 65 dB. and the • Acoustical data published by the chiller manufacturer was analyzed with relation to the proposed chiller location on the top level of our parking ramp. It was concluded that the noise levels from our chiller comply with the city noise ordinance, Further, the noise levels from the chiller were more than 10 dB less than the ambient noise levels already present on site, thereby resulting in no additional noise impact at the property line. Please refer to both technical reports, enclosed, for further detail, Sincerely, Edward Farr Architects, Inc. �ri r Edward A. Darr, AIA President encl., Kvernstoen, R.onnholm & Assoc. report dated October 31, 2012 (Existing Ambient Noise) Kvernstoen, Ronnholrn & Assoc. report elated November 1, 2012 (Chiller Noise Compliance) Um KVERNSTOEN, ROIL N HOLM & ASSOCIATES, INC. CONSULTANTS IN ARCHITECTURAL ACOUSTICS 31 October 2012 Stephen Michals Mount Development Co. 3600 Minnesota Dr. Suite 525 Edina, MN. 55435 NOISE MONITORING REPORT: 6500 FRANCE AVENUE SOUTH Kvernstoen, RSnnholm & Associates, Inc, was retained by Aurora Investments, LLC to measure noise levels at the property lines at the 6500 France location, at the following times, at two locations: • 7:00 AM — 9:00 AM on a weekday + 11:00 AM —1:00 PM on a weekday a 6:00 PM — 8:00 PM on a weekday 11:00 AM —1:00 PM on a Saturday The two locations were as follows, and as shown on Fig 1 and a site map, enclosed: • On the property line between 6500 France Avenue and the Point of France Condominium, at the approximate middle of the ENV fagade of POF • 20' west of France Avenue on the property line between 6500 France and the Point of France Condominium To that end I traveled to the site on 101127112, 10/29/12, and 10/30/12 to perform statistical noise measurements. 2444 BRYANT AVENUE SOUTH, SUITE 300. MINNEAPOLIS, M'S5405 TEL 612.374.3800 FAX 612.374.3133. eMAIL info@kract)ustics.com 01 6500 France Avenue Noise Monitoring 31 October 2012 Procedure Page 2 Each measurement period was 2 hours. The microphone was set on a tripod at the locations shown on Fig 1. The meter used was a Larson -Davis precision noise level meter (SN #150) equipped with logging functions and a wind screen for the microphone. The meter was field -calibrated directly before and after the measurements. The temperatures and wind conditions were as noted with the data. Results Measurement results are shown in Table 1 on the next page. I have included several statistical measurements in order to show the variability of the traffic noise, although the only important number is the L5o metric (underlined in Bold). The L,x numbers refer to the percentage of time that the noise level was exceeded for that percentage of time. Table 1 (All measurements A -weighted) 17.00 AM — 9.04 AM, Wed, 14/ 30/92, Temp: 39degrees F, 57 55.0 62.5 dBA 2. 68.8 I 64.8 6'1.2 1 � � .9 � 61.5 1 50.8 dBA Only the noise level at location #2 is within the MPCA rules as expressed in Minnesota Rule 7030. The rules are as follows: Daytime (7:00 AM --10:00 PM): 60 dBA Nighttime (10:00 PM — 7:00 AM): 50 dBA Table 2 (All measurements A -weighted) f11:15AM 1:15 PM, Wear 90/ 30/92, Tamp: 1. 75.5 1 73.8 1 72.8 1 66.0 1 57.8 56.4 54,7 dBA 2. 76.3 70.5 65.5 56.0 62.9 52.3 51.2 dBA Only the noise level at location #2 is within the MPCA rules as expressed in Minnesota Rule 7030. 6600 France Avenue Page 3 Noise Monitoring 31 October 2012 Table 3 (All measurements A -weighted) 6:00 PM -- 8:00 PM Mon 10/ 29/12 Temp: 44 degrees F moderate winds r 1. 74.0 72.2 71,2 64A 55.4 53.7 52.0 dBA 2. 63.0 60,1 59.5 54.4 51.2 50,8 50.0 dBA Only the noise level at location #2 is within the MPGA rules as expressed in Minnesota Rule 7030. Table 4 (All measurements A -weighted) (11:00 AM —1:00 PM, Set, 10/ 27/12 Temp: 38 f2. 168.8 '648 161.2 ( 6U 151.9 151.5 150.8dBA Only the noise level at location #2 is within the MPGA rules as expressed In Minnesota Rule 7030. Please contact me with any comments or questions. �f 40"We t Steven Kvernstoen cc: Luigi Bernardi Ed Farr 65DO Franca Avenue Noise Monitoring 31 October 2012 FIGURE 1. Page 4 DECIBEL LEVEL GRAPHIC 0 ybBS1N STAEEi NdESr " r ✓ r r r r —, r v 'ti .aG•wi y I i t s ,I 1�+ a ACTUAL RUONOS AT 7RANCt AVENUE GMRATEO FROM TRAFFIC AT POSITION V 1 88.7 dBA z 6e.G deA 3 "A deA — tI I s 1 O ACTUAL RtAOiNW AT rRANCE _ i AVEMUC AENERATEO FROM TRAFFIC AT P031TIGN 2: t 6dBA -- 2 56.0 2, — d 54.4 dBA5.5 _ 0 , ( 4 S&S dRA 4 r DATA COLLECTION LOCATION NOTES: 1. COLLECTION TIMES ARE AS FO LOWSt 7-9AN WEEKDAY, 1/r115AM—IASPU WEEKDAY, e•-SPM WEEKDAY, IIAW-1P# 4ATtNIOAY 2. POSITION 1 15 JUST WEST OF THE SI WA(X AT THE PROPERTY LOM BETAPEEN 6500 FRANCE AND POW OF i FRANCE. (lee AVERACE IS 68.9 d9A. 60 d9A IS THE 1NPCA RULE FOR NA)UMU I DAYTRA6 NOSE LEVELS.) 3. POSITION 2 IS ON THE PROPERTY LINE MWEEN 8500 1 I FRANCE AND POINT OF FRANCE NORTHWEST OF THE 1 COOLING TOWER. (Lse AVERAGE O 55.4 d8k W18CH I8 1 WITHIN THE PPCA DAYTIME 0=11 INES.) ( 4. THE OEtNIEL LEVEL NUMSM ARE NOT CUMULATIVE. t i t I 1 0 25 50 100 N SCALE iN FEET H �c IMl / O,Y Nwr.W �Fara.bd 1 �� v 45SIR qy„ � svn adr q 101111. 1` o 1.4 1 eAA1 wwN 1 POINT OF FRANCE AUUNT f oEmou "MIT 4 a„uen.tl me EOINA, MINNESOTA r"WERN TOEN, RONNHOLM &ASSOCIATES, INC. CONSULTANTS IN ARCHITECTURAL ACOUSTICS 1 November 2012 Stephen Michals Mount Development Co. 3500 Minnesota tar. Suite 525 Edina, MN. 55435 RE: CHILLER NOISE FROM 6500 FRANCE AVENUE SOUTH Stephen, I have reviewed the site plan and chiller noise data that you provided, with the chiller now relocated to the top level of the parking ramp as shown in Fig 1. l have combined the noise levels from the chiller measured at the property line and at the building itself, with the ambient noise levels already existing on the site that were identified in my October 31'I report (mainly from tragic noise). I have used the chiller noise data with the chiller operating at 100%, since that is the worst-case scenario. A more likely scenario for the Schiller would probably be 50% - 75% operation, which would lower the noise levels by 2 -- 4 dB's. The Sound Power levels (PWLS) for the chiller at 100% operation are as A- IV vwo - IVIIvwoa Table 1 I have calculated the sound Pressure Levels (SPLS) to the balcony of the top, floor of the PDF building (worst-case), and to the ground level at the south property line. These calculations and results are shown on the next page. A 2444 BRYANT AVENUE SOUTH, SUITE 300. MINNEAPOLIS, MIS 55405 TEL 612.374.3800 . FAX 612.374.3133 - eMAIL info@kracoustics.com 6500 France Avenue Page 2 Chiller Noise 1 November 2012 Noise Levels at the top balcony at POF: 63 125 250 500 1000 2000 4000 8000 dBA PWLS 93 95 98 97 91 88 83 78 98 A -Weighting -26.2 -16.1 -8.6 -3.2 0 1.2 1 -1.1 Dist Atten 98 A -Weighting -26.2 -16.1 -8.6 -3.2 0 1.2 (200') 240' -48 -48 -48 -48 -48 48 48 48 Sub Sum 18.8 30.9 41.4 45.8 43 41.2 36 28.9 Barrier 6 7 8 9 12 13 15 19 11 12.8 23.9 33.4 36,8 31 28.2 21 9.9 37.4 40.8 35 32.2 25 13.9 The noise level at the balconies of the top floor of POF will be approximately 39.4 dBs. This is well below the City and State noise requirements of 50 dBA. Since the noise levels from the chiller are more than 10 dB's below the ambient noise levels in this location. they will not add to the existina ambient noise levels. Noise Levels at south property line, ground level: also calculated the noise levels from the chiller at the ground level property line of POF, as follows; %10r 110 1 k3? 63 125 250 500 10()0 2000 4000 8000 dBA PWLS 93 95 98 97 91 88 83 78 98 A -Weighting -26.2 -16.1 -8.6 -3.2 0 1.2 1 -1.1 Dist Atten 115' -42 42 42 42 -42 -42 -42 42 Sub Sum 24.8 36.9 47.4 51.8 49 47.2 42 34.9 Barrier 8 9 10 11 14 15 17 21 16.8 27.9 37.4 40.8 35 32.2 25 13.9 �d %10r 110 1 k3? 6500 Franoe Avenue Chiller Noise I November 2012 Page 3 The noise level at the north property line of POF will be approximately 43.4 d6s. This is well below the City and State noise requirements of 50 dBA, and well below the ambient levels recorded at this location. Since the noise levels from the chiller are more than 10 dB's below the ambient noise levels in this location, they will not add to the existing ambient noise levels. Please contact me with any comments or questions. Steven Kvernstoen 431 6500 prance Avenue Chiller Noise 1 November 2012 FIC 1. Page 4 Wm A Ps, PA A "iihMNT BULOM l3i:M PARPMWDECK \VA . . . . . . . . . . . . 10 Tam COURTSPORiT OF LOADM ZONE LP Site Plan 6500FranceAvcrn 'November6,ZD12 FARR EDIT' MEDICAL PLAZA AURORA 1 Mc AmwD RCHITECTS INC & KA =Mlr" A i AT A u� s View from Southeast Comer _ED Y�Ft"1LW F!1[SLt AURORA MEDICAL ARCHITECTS INC ��1� �f�'f. � PLAZA .a74 '"704761-WTIIN EDmmFAR�R EDINA MEDICAL P i" I� ARCHITECTS INC „flt"&"rWlf,t,, a Northwebt Aerial EDWARD FARR ARCHITECTS INC EDINA MEDICAL. PLAZA 0 A LW November 6, 2012 rl i a moop�o , ' 11"M till 0! h• 44�' ME 17 ME; 10.5'AddWgnd ac6ackfor"Padian W whidtvistoIIyshidds ti�eraaoriss �r Arehiraeaaal wall tigUdmg 5' wtidc raiecd punt% -area f mn�,perenniaia andte+w, see'18nglcToavn C3a<deagde X Petieian sidewalk at FrancaeAvenue lodbpg south Novernber 6, 2012 I ,�M�c EDINA MEDICAL. 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