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2013-07-10 Planning Commission Meeting Packets
AGENDA REGULAR MEETING OF THE PLANNING COMMISSION CITY OF EDINA, MINNESOTA CITY COUNCIL CHAMBERS JULY 10, 2013 7:00 PM CALL TO ORDER II. ROLL CALL III. APPROVAL OF MEETING AGENDA IV. APPROVAL OF CONSENT AGENDA A. Minutes of the regular meeting of the Edina Planning Commission June 12 & JUNE 26, 2013. 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. Comprehensive Plan Amendment, Preliminary Rezoning to Amend the PUD -3 Zoning District, Preliminary Development Plan. Mount Properties/Aurora Investments, 6500 France Avenue, Edina, MN VIII CORRESPONDENCE AND PETITIONS • Council Connection • Attendance IX. CHAIR AND COMMISSION MEMBER COMMENTS X. STAFF COMMENTS XI. ADJOURNMENT 4 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 can 952-927-886172 hours in advance of the meeting. Next Meeting of the Edina Planning Commission Wednesday July 24, 2013 PLANNING COMMISSION STAFF REPORT Originator Meeting Date Agenda # Cary Teague February 13, 2013 VILE Community Development Director File # 2013.002a 2011.015.11a INFORMATION & BACKGROUND Project Description Rodney Helm on behalf of Miriam Kiser is proposing to subdivide the property at 5633 Tracy Avenue into two lots. (See property location on pages Al—A4.) The existing home would be torn down, and two new homes built on the new lots. (See applicant narrative and plans on pages A6—A17.) To accommodate the request the following is required: 1. A subdivision; and 2. Lot width variances from 85 feet to 80 feet for each lot. Both lots would gain access off Tracy Avenue. Within this neighborhood, the median lot area is 12,090 square feet, median lot depth is 136 feet, and the median lot width is 85 feet. (See attached median calculations on pages A8 and Al 6.) The new lots would meet the median area and depth, but would be just short of the median width. The applicant is proposing to subdivide the property in the same manner as the adjacent property to the east. (See pages A2 A3.) Surrounding Land Uses The lots on all sides of the subject properties are single-family homes, zoned and guided low-density residential. (See page A3.) Existing Site Features The existing site contains a one story single-family home and detached garage. (See pages A3 and A5.) Both the home and garage would be removed. 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 found them generally acceptable. Adequate drainage and utility easements are proposed along all the lot lines. The detailed grading plans would be reviewed by the city engineer at the time of a building permit application. A construction management plan will be required for the construction of the new homes. Sewer and water has already been stubbed to each lot. A Nine Mile Creek Watershed District permit would also be required. Primary Issue Are the findings for a variance met? Yes. Staff believes that the findings for a Variance are 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 meets 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? Yes. 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 2 Area Lot Width Depth REQUIRED 12,090 s.f. 85 feet 135 feet Lot 1 18,748 s.f. 80 feet* 232 feet Lot 2 18,748 s.f. 80 feet* 232 feet " Variance Required Grading/Drainage and Utilities The city engineer has reviewed the proposed plans and found them generally acceptable. Adequate drainage and utility easements are proposed along all the lot lines. The detailed grading plans would be reviewed by the city engineer at the time of a building permit application. A construction management plan will be required for the construction of the new homes. Sewer and water has already been stubbed to each lot. A Nine Mile Creek Watershed District permit would also be required. Primary Issue Are the findings for a variance met? Yes. Staff believes that the findings for a Variance are 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 meets 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? Yes. 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 2 code and that the proposed use is reasonable. "Practical difficulties" may include functional and aesthetic concerns. The practical difficulty is due to the fact that the subject property is double the size of all lots on this block. This block was originally plated with 80 -foot lots, with the exception of the subject property. (See page A2.) The 85 -foot lot width requirement is due to wider lots further away from the subject property. The requested variances to split this lot are reasonable in the context of the immediate neighborhood. The existing lot is both larger and wider than other properties in the immediate area. The proposed subdivision would result in two lots more characteristic of the neighborhood and original plat. If the variances were denied, the applicant would be denied a subdivision of his property of which the lots would be the same as existing lots in the area. The site has utility stub connections that were installed as part of the Tracy Avenue street improvement project. (See page Al2.) 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 generally unique to the Tracy Avenue area. The vast majority of the lots on Oaklawn are 80 feet wide and roughly 18,000 square feet in size. The circumstance of the oversized lot was not created by the applicant. 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 a vast majority of single-family homes on 80 -foot wide lots as proposed. Staff Recommendation Recommend that the City Council approve the proposed two lot subdivision of 5633 Tracy Avenue and the lot width variances from 85 feet to 80 feet for each lot. Approval is based on the following findings: Except for the variances, the proposal meets the required standards and ordinance for a subdivision. 2. The subdivision would meet the neighborhood medians for lot area and depth, and nearly meet the median width. 3. The proposal is consistent with the lots on this block of Tracy Avenue. 4. The 80 -foot wide lot is wider than the general standard required width of 75 feet. 5. The proposal meets the required standards for a variance, because: a. There is a unique hardship to the property caused by the existing size of the property which is two times the size of every lot on the block. b. The requested variances are reasonable in the context of the immediate neighborhood. The existing lot is both larger and wider than most properties in the area, including nearly every lot on the block. The proposed subdivision would result in two lots more characteristic of the neighborhood. The variances would meet the intent of the ordinance because the proposed lots are of similar size to others in the neighborhood. d. If the variances were denied, the applicant would be denied a use of his property, an 80 -foot wide lot, which is common to the area. Approval is subject to the following conditions: The City must approve the final plat within one year of preliminary approval or receive a written application for a time extension or the preliminary approval will be void. 2. Pdor to issuance of a building permit, the following items must be submitted: a. Submit evidence of a Nine Mile Creek Watershed District approval. The City may require revisions to the preliminary plat to meet the district's requirements. b. A curb -cut permit must be obtained from the Edina engineering department. C. A grading plan subject to review and approval of the city engineer. d. All storm water from the proposed homes, driveways, and westerly half of the lots shall drain to Tracy Avenue. e. Any disturbance to the roadway caused by the construction of the new homes must be repaired by replacing the asphalt pavement from curb -to -curb and from saw -cut to saw -cut. 4 f. A construction management plan will be required for the construction of the new homes. g. Utility hook-ups are subject to review of the city engineer. Deadline for a City Decision: May 21, 2012 5 LOGISMap Output Page Page I of 2 City of Edina sm sm etas"lob 24 7r�-- A sofo f/ it" art lot 24 Cmaks sm ss xl=t aw $511lOtJ M la=s asp eros watt= to sm ow 0 Lake ft"s IAO$ 0 SSSS bl9 fu= M.A sm Sol $"1 R&SAffMM 5 wit #52's r—I rk. tarcata 0 0,100 Is # ,Uwn smlu -541? 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'�"' f I 1 Ip'0 At P4 11 5633 Tracy Subdivision: Explanation of Request 5633 Tracy Avenue represents the remaining two parcels of what originally was platted as a 4 parcel site. The east 232.5 feet was subdivided off In the late 1960's into two parcels. The remaining 232.5 feet to the west has been held and occupied by the original owner, The remaining portion Is 161.28 feet wide and 232.5 deep. This Is Identical to the east portion that had been subdivided off. There currently is a single family dwelling on the site and a detached garage. The dwelling is in need of major renovation. As mentioned, the subject property is owned by the original owner, Miriam Kiser,.85, and represents a significant portion of her retirement assets. Given the condition of the home, the break- up of value of the site has a much greater economic value than the single home/single site current configuration. Prior to this process, all early indications were that this would be a conforming subdivision. To illustrate this position, the City of Edina, during Its Tracy Avenue sewer/water/street project, ran separate utilities to the new proposed site. In addition, the City also updated the water line connection to the existing home to conform with new -construction code requirements. The 'new site' sewer connection were done at the expense of the owner, representing roughly $15,000 (assessed until closing). The seller, in an effort to conserve monies, waited until there was a valid purchase agreement on the property before paying the surveyor expense to produce the needed subdivision documentation. Again, all initial conversations with the City predicted a conforming subdivision. The proposed site subdivision meets all requirements except for one condition, that being, meeting or exceeding the median lot width within the 500' defined neighborhood data set (77 properties), The proposed sites (2) meet the minimum zoning requirement of MY width and, again, meet all other requirements. Further, the current site is somewhat of an anomaly within the 500' neighborhood being at the 99"' percentile of width of the 77 sample set, 310% larger than the median lot square footage of the set and 171% deeper than the median of the set. The new proposed sites will remain 155% larger In area than median of the neighborhood set and will have the same depth as the original site. Detailed answers to the variance questions are provided later in this application. Attachment A: 5633 Tracy Variance Responses: `)'lie proposed Variance will: 1) Relieve, practiced difficulties in contplybig with the zoniggordinance and that the use is reasonable: YES. The subject property is the remaining two parcels of what originally was a 4 parcel sized plat. The eastern one half of the site was subdivided into two separate sites in the late 1960's. The practical difficulty faced in this process is the 500' neighborhood definition. This particular `500% neighborhood (77 sample)' encompasses a number of sites than when platted were done with shorter depths, but during platting, to gain larger square footage, widths were increased. An example is the blocks to the south of the subject. During platting the lot subdivision changed from fronting Tracy to fronting the east -west avenues. When this was done, the developer at the time was able to subdivide roughly 6 sites to every 4 sites as platted on the subject's block platting configuration. Further, with regards to reasonable use, the new proposed sites meet the minimum lot width (80') and are 155% larger in square footage than the median of the 77 property sampling and 171% deeper than the median of said property set. 2) Cor=rect extraordinary circtnnstances apj2licable to this property but not applicable to other pier -{t+ in the vicinity or zoning district: YES. Of the 77 property set in the defined neighborhood, 13 of the homes front Tracy. Of those 13 properties, 9 homes have a narrower width than each of the proposed sites. Further, the proposed subject sites exceed the median width of the Tracy subset which is 80 feet. Please reference attachment B. This parcel is unique and in all practical purposes represents two appropriately sized sites for the neighborhood. Only two other properties out of the 77 sample remotely have the same issue. 3Be in harrnomp Njith the general purposes and intent of the zoning ordinance: YES. The proposed sites meet minimum lot width of the zoning area (80'). Further, the proposed sites meet both minimum lot depth and square footage. With regards to the intent or spirit of the ordinance, the proposed sites offer the approximately the same site offering of its neighboring sites and greatly exceeds both the lot depth and lot area medians (as shown in #1 above). Further, from an intent level, all preliminary indications were that these would be conforming sites. To illustrate this fact, the City of Edina during their resurfacing and sewer project, proceeded to run separate utilities to the proposed new site based upon the `spirit' of the subdivision. Only after the 500' neighborhood analysis did the marrow miss on the median width requiret*ient arise. 4) Not alter the essential Character of the neighborhood: YES. Looking further into the data set of the 77 properties as the defined in the 500' neighborhood, the proposed subdivision actually brings the proposed sites more in line with the typical sites. Currently, lot width of the subject is at the 991h percentile of the 77 property set and post subdivision. The new sites will be wider than 31 of the 77 sites (40"' percentile) and within'/ inch of width of 5 more sites in set, placing the property at proximately at the 47th percentile when treating these additional 5 parcels as comparable sites. This is shown in Attachment B. , 'NA $ 7 t2 1VT h7 Attachment B: 5533 'Tracy Subdision: Width sample details simple Width Nates: I so 2 75 3 75 4 75 S 75 6 73 7 75 Subset. Tracy lot widths 8 75 75 9 75 75 10 75 76 11 75 75 12 75 60 13 75 121.6 14 76 75 IS 79 so 16 50 80 17 80 50,7 18 80 80.7 19 80 so 20 a0 93 2 t 80 80 mediau on Trac 22 to 23 so 24a0 25 t0 26 so 27 30 23 to 29 90 30 a0 31 SOA 32 $0.7 80.64 proposed lot width (between it and 32 sampling units, 40 percentile of"We set) 33 80.7 within 314 of iach 34 50.7 within 314 afinch 35 80.7 within 314 afinch 36 30.7 within 3/4 of inch 37 84 33 8s exceeds 3teutofthe77 within 314 of inch of S name 39 SS 'E 40 85 41 SS 42 85 43 85 44 as 45 86.9 46 as 47 as 48 89 49 90 50 90 51 90 52 90 53 90 54 90 55 90 56 90 57 90 58 90 39 91 60 93 61 93 62 93 63 93 64 93 65 93 66 93 67 93 68 93 69 93 70 95 71 100 72 100 73 103 74 104 75 Ito 76 120 121.29 Current subject is 99 percentile afsata f ing set 77 121.8 Average 85.633766 Median 85 Al JAM % loll 11 1 vf- 5633 Tracy Subdivision: Explanation of Request 5633 Tracy Avenue represents the remaining two parcels of what originally was platted as a 4 parcel site. The east 232.5 feet was subdivided off in the late 1960's into two parcels. The remaining 2325 feet to the west has been held and occupied by the original owner. The remaining portion is 161.28 feet wide and 232.5 deep. This is identical to the east portion that had been subdivided off. There currently is a single family dwelling on the site and a detached garage. The dwelling is in need of major renovation. As mentioned, the subject property is owned by the original owner, Miriam Kiser, 85, and represents a significant portion of her retirement assets. Given the condition of the home, the break- up of value of the site has a much greater economic value than the single home/single site current configuration. This subdivision requests separating the remaining 161.28 by 232.5 ft parcel into two equally sized parcels, with frontage on Tracy Avenue. Each site will be 80.64 feet wide. A Z NOTICE TO PROPERTY OWNERS WITHIN 500 FEET OF PROPOSED SUBDIVISION Re: Kiser Subdivision 5633 Tracy Ave., Edina, MN 55436 To Whom it may Concern: This notice is being sent to all single-family property owners within 500 feet of the property proposed for subdivision pursuant to the Cita, Ordinance Number 810. The property proposed for subdivision is located at 5633 Tracy Ave., Edina, I\-Iinnesota. The Property is legally described as: Lot 1, Block 1, Warden Acres Kiser Replat, Hennepin County, Minnesota. The proposed subdivision consists of dividing the existing parcel into 2 Lots. The contact person for this subdivision is Rod Helm and can be contacted by mail at Rod Helm 3033 Excelsior Blvd, Suite 100 Minneapolis, MN 55416 Telephone number. 952-924-6246 The proposal will be considered by the Edina Planning Commission on Wednesday, February 13, 2013, at 7:00 pm, in the City Hall Council Chambers, 4801 West 50th Street. If you desire more information pertaining to die public hearing schedule or subdivision process please feel free to contact the City of Edina Planting Departments at (952) 826- 0369. Sincerely, Rod Helm �Ib � ` Jfl f!\f l%II\1 -•/ I%' -y 11\I•♦ -•f If •-! Q�,.`� 1 lJ �/ 1 ♦ IY I • -J v -J 11 ♦-J -J lY �/ 9,016 I ffugepurio{ AM . bouywYAmin'•eww'euuws•s wws , I � ` Ydmotu�sromoi msl�wp...m o -a -c w°Ys � p fi'016 ' xw slelwmdd•¢ mws F6'_ _ / r, y �s•�nwop a+nnri-\wvs - - - � l• y � � fr I - ' - CC�1111 1111111177 � s'Br� .• •• I XVGOG x�rarcuaamvvx zols -i _�-- �1 peal/rJno 4xv I e�L7 am• dnnlgrn!$na - �81r_ =zsfs=_ - � - = _ _'' '�74 �- � I . 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SE05 , e- 604. 8D4 a SGO SFAa S ��SbG3 + • 5535 � SEOS",041 .W0 t" 5511: - WARDEN RVE Se4i° SEOS 5700 5709 „t t `'} Se05 - �nl `5 2 C ,:• SiCS _ BiG4 L«uv�a wwn gem H9nnopin C9oNYTe[RammF Lot Yd&I FAu.* W FeS dDn .f ft « Cud& 4o W0m°ImxnM3vUbnee0 dtlle city Cee9. L«Marmvlbn9mn Hmnegn Cozy H9e Se«bnMp, �6gy W ..G.°iaMlwxl9q'dTM x.�i R-1 LATS WTHIN 500 FEET OF PROPOSED IOSER SUSDMSION Miriam Kiser 6633 Tory A- EW. -6 MN 65436 NOTES. vvF.ynaa.x wvTrwra.., ew.,ux 9ww PlytlyumuNWnxu.,w a-n�aws«Fe B+NYi9]umYGIMYctlhn-RI PMb ONW9l1WOhxlq M1gsw° 3tlq meM1Mbn • R1 IBny. P.Yp lW CY9 W) 6f Nd &1Me8�IMM FnMYr! Mnq.tle�.ex96ww. 819°Yrk VNW NN Wpplp MN4PNtlnuuxq w.rw: uxtl TatllNn xFnaN:r•v�nganmma) I.l o. tlxxv eem xx.,si° c.Nny r. xwm F�.er�.�Nt�i.�aarmwr gun ama, �°,�, �•wes.a.°uy. Legalpescripdon Lo[1,BIFek L Wudm Aun N:.¢Aeplr.xWry�Gvtl.wmw.. KISER SUBDIVISION Fm, Miriam 10ser 5633 TMacyAue. E71an•NN 55436 CERTIFICATION LOT SURVEYS COMPANY MC. wn am�rnRs 9e°Inw.�u9x. 960o1dYN I/J«, MN9wL 1190 FNxu >60FW$b M�FRwD4YHMtlis Fwl1. I65L19 wxrti 618E Sheet 3 of 4 + z IL W N z Q 9 Ldzz oa) to z Y E e§ Li ,g 3 8 2 a w uiz 0 Q E Mj �jfi{w Sin N a i ES y U) @'� HI'S 8 gig W a Y r< r= Y 61 I FFJ AA IQ 9 _ 9 p FA i i I r. j tl�p �5yp �" � u.3�{•6A�0 ' I j 1 I K 3 8 2 a w uiz 0 Q E Mj �jfi{w Sin N a i ES y U) @'� HI'S 8 gig W a Y r< r= Y 61 G AA IQ 9 _ iyy � p �� � �� � v' V Fii tl�p �5yp �" � u.3�{•6A�0 ' I j 1 I ------------'I AA IQ �¢ 1 iyy � I "-- _ _0I ILS 1 I +o•K�4�dNd • O 3(IN3nV A3V?l1 N aai n 9 I ILS 1 iyy � ! K , , 1 $ ' 1 I �, Sii ` 1 Ka9a U +o•K�4�dNd • O 3(IN3nV A3V?l1 N aai n 9 I ILS 1 iyy � + Page 1 of 2 Heim, Rod M From: Sherman, Tod (DOT) [Tod.Sherman@state. mn.us] Sent: Thursday, January 03, 2013 2:03 PM To: Helm, Rod M Subject: RE: 5633 Tracy Avenue, Edina, Subdivision Rod: Thanks for sending in the plans. MnDOT has no problems with the proposed lot split, Thanks, Tod Tod ")herrnan, planning Supeivisor Mln/DOT Metro District 1500 VV. (::ounty Road B-2 Roseville, 1VIN 55113 (651)7.34-7794 tod.sherr7ran@staie.mn.us From: Helm, Rod M [mailto:RHelm@CBBURNET.COM] Sent: Wednesday, January 02, 2013 2:19 PM To: Sherman, Tod (DOT) Subject: 5633 Tracy Avenue, Edina, Subdivision Tod Sherman NII Department of Transportation Metro District Dear Tod, Thanks for your time on the phone today. As discussed, please find the following attaclumeuts regarding the proposed subdivision of 5633 Tracy Avenue in Edina: 1) Application for subdivision 2) Plat of current site 3) Proposed site subdivision plat Thanks again. Let me know if you need anything else. s I`. CRS, GIZI, RE AIA 2013 AIsideiit Flat, zlff.A�scc of'Ro�dio;s Vozld 111), St. P,rr/;idrrL. "S'rane ;=( ;rt", '03-'12 CCB lr e.,,ari ctrl l' i is%rar s Qi'de (lAdwell Baulcer Burnet 3033 Exc•IsiorBlvd. Si ire 100 N inneapolis, N/IN ';5-116 92.92-1.6?=Iii (work) 61)Y120,9791 (cell) 612.920.4706 (fax) Licensed agent in 1v11\1 rhelin@ cbbumet.com 2/5/2013 h l July 4, 2013 To: Edina Planning Commission Cary Teague, Community Development Director Re: proposed Aurora on France (6500 France Senior Housing project) I own a condo at Point of France. Please consider the following issues when reviewing the Developer's proposal. The size and scope of this proposed development is out of scale with its adjacent residential neighbors. This overbuilding of the site will have a negative impact on our property value. If you grant all the exceptions to the City Ordinances for this project; you are opening up a Pandora's box for subsequent projects. They will cite precedence to make their case. Maximum Floor Area Ratio (FAR): The City Standard is for 1.0 FAR coverage. The Developer is requesting 2.1 FAR. When the developer proposed the Medical Office Building it met the 1.0 FAR. The Aurora on France project should meet 1.0 FAR because it would be consistent with .other similar projects in Edina. 2. Density: The proposed density is too much for the site. This overbuilding should not be allowed. The Developer is proposing to have 209 units on 2.34 acres. This will result in a density of 89 units/acre. Similar senior assisted living developments in Edina have densities in the low 20's to the low 40's per acre. York Gardens @28/acre, Sunrise of Edina @21 /acre, The Waters @22/acre & Walker Elder Suites @40/acre. 3. Height issue: The architect said that the previously approved Medical Office height of 62 feet will still apply to Aurora on France (6500 France Senior Housing. There are some issues that need clarification: a. In a presentation to homeowners at Point of France condominiums, Stephen Michals said the building height of 62' is to the top of the parapet, not the top of roof. Michals said the "crown" feature would be higher than both the roof and parapet. If 62' max is the agreed upon height, then there should not be any exceptions. 62' should mean 62'. Page 1 of 3 b. Re act rding the proper method of measuring the building, height according to City of Edina Land Use, Platting and Zoning Document 850.01: In his presentation to Point of France Homeowners; Stephen Michals said the front of the building is on 65th street. According to the Edina City Engineers Office; the center line of 65th street slopes nearly 18 feet downward from France (elev. 888 +/-) on the east to Valley View Road (elev. 870 +/-) on the west. If the building's height measurement is calculated from the average property line at existing ground elevation along 65th street and not from the highest point of the slope on the property line, (corner of 65th & France), the building's roof would be lower in elevation. This would help reduce the blocked views from Point of France and Cornelia Place. Exactly where was the 62' building height measured from? This needs to be clarified and spelled out. Refer to the following from the City of Edina Land Use, Platting and Zoning Document 850.01. Therefore the height should be measured along the property fine on 65th Street. This ordinance should be adhered to. The zoning act as noted below should be followed. City of Edina Land Use, Platting and Zoning Document. 850.01 "Building Height or Structure Height. The distance measured from the average existing ground elevation adjoining the building at the front building line to the top of the cornice of a flat roof, to the deck line of a mansard roof, to a point on the roof directly above the highest wail of a shed roof, to the uppermost point on a round or other arch -type roof, or to the average distance of the highest gable on a pitched or hip roof. references in this Section to building height shall include and mean structure height, and if the structure is other than a building, the height shall be measured from said average existing ground elevation to the highest point of the structure. "Existing ground elevation" means the lowest of the following elevations: (1) the grade approved at the time of the subdivision creating the lot, (2) the grade at the time the last demolition permit was issued for a principal structure that was on the lot, (3) the grade at the time the building permit for a principal structure on the lot is applied for_" 4. Site Access: The location of the service & parking access driveway for the proposed project is very close to the existing driveway from Cornelia Place. it is also in close proximity to the driveways at Twin Cities Orthopedics and the Fairview parking ramp. There will be 4 driveways within a short distance on heavily- used 65th street. Has the City Engineer reviewed this? Page 2 of 3 S. Outdoor Landscape Areas: Yorktown Continental at 7150 York Ave, Sunrise of Edina, and York Gardens at 7500 York Co-op in Edina each have very large green lawns surrounding their buildings. They have gardens, outdoor walking and sitting areas, and exposure to nature. These green areas enhance the residents' quality of life. The proposed Aurora on France (6500 France Senior Housing) project uses too much of the site for their large structure and leaves little outdoor area for the resident use. 6. Consideration of Adjacent Properties: There are 140 condo homes at Point of France (built in 1976). Approximately 50 condo units now have views to the north. They face the proposed project site. Many of these homes will lose their views because of the proposed building size and height of the Aurora on France (6500 France Senior Housing) project. Cornelia Place Apartments will also be impacted. The ORDINANCE as noted below should be followed. The City of Edina Draft for ORDINANCE NO. 2010 - AN ORDINANCE AMENDING THE ZONING ORDINANCE CONCERNING ADMINISTRATION AND PROCEDURES AND ESTABLISHING A PUD DISTRICT. "On page 9, item 3: protection of adjacent and neighboring properties through reasonable provision for surface water and drainage, sound and light buffers, preservation of views, light and air and those aspects of design not adequately covered by other regulations which have substantial effects on neighboring land uses." I am not against the project in principle. But there is too much building for this small site. The Developer is overbuilding the site. This project should adhere to the 1.0 FAR, a density not to exceed 40 units/ acre and a reduction of the building height. I hope you will consider these points. Thank you very much. Ralph Laiderman, Condo Unit 402, Point of France. Page 3 of 3 May 16, 2013 To: City of Edina: City Council Members From: The owner of 6566 France Avenue South, Condominium Number 610 Regarding: Proposed change of current building plans at 6500 France Avenue South The Edina City Council recently approved the plans submitted by Edward Farr Architects and Mount Development for construction of the "Edina Medical Plaza" at 6500 France Avenue South.. This plan was not only approved by the City Council but, after several reiterations, gained the approval of the residents of the Point of France Condominium. I have recently become aware of a very sudden and total revision of the Edina City Council's approved plan for this building site. { It is my position that the new proposal for a totally different type and usage of the building site at 6500 France Avenue South should not be approved by the Edina City Council for the following reasons: 1. The plan revision proposes a building at 6500 France Avenue South that is significantly larger than the Edina City zoning ordinance allows. The revised plan requests construction of a building havipg a Maximum Floor Area Ratio of 2.1% twice that allowed by Edina's own zdning ordinance. 2. The site density requested by the developer is 88 units per acre to provide for a facility with 209 units for senior assisted living, transitional and memory care. This, according to my memory, is exceedingly greater than that described at the recent presentation at our condominium. I under- stood that the developer was proposing a plan that allowed for 120 beds plus 140 underground parking spaces. 3. The construction site is designated as Regional Medical. I understand the revised site's usage is not in conformity with the "RM" designation. 4. In view of the recent request for a site plan review to build an 89,000 square foot expansion to the north side of Fairview Southdale Hospital, I urge the Edina City Planning Commission/City Council to revisit the zoning ordinances/site designations to ensure that the properties within 1,000 feet of our condominium meet existing requirements. My sense is that with the expansion of the hospital plus another building proposing 209 units for senior living/care purposes, each requiring certain variances, our area will become overly dense and subjected to the problems caused by such density. Owner's Name: Jacquelyn Thorsen Owner's Signature: J%JaJ J To Mayor Hovland and Council Members: I have studied the Sketch Plan Review dated May 8. My concern is the many changes being requested from the permits allowed in the previous building. The city is being asked to change the zoning district, allow variances in several instances as well as increase the total visual impact. The density planned is three times that of similar buildings in Edina. Will Edina will have a mixed age population, parks and good schools in the future if we become the destination of the ancients? Please bring us a smaller more versatile building with room for surrounding green space Thank you for all your years of service to our city. Catharine Abbott 6566 France Ave S. Unit 30 Edina MN 55435 c Thomas R. Breckenridge 6566 France Avenue South #110 Phone: (612) 216-4378 Edina, Minnesota 55435 Fax: (866) 808-3814 DATE: MAY 15, 2014 TO: CITY OF EDINA - CITY COUNCIL MEMBERS RE: PROPOSED BUILDING AT 6500 FRANCE AVENUE I have some concerns regarding the proposed building at 6500 France Ave So. I believe that the proposed building at 6500 France Avenue is too large for the space. The new proposal asks for a Maximum Floor Area Ratio (FAR) of 2.1% which is twice that allowed by the zoning ordinance. Also the site density requested by the developers is 88 units/acre. It is my understanding that senior housing developments in Edina are between 34 and 42 units/acre. However, because of its medical nature those numbers may differ. I hope' you will look into this. I am not opposed to a senior housing project, however, it should be built within the rules of the city ordinances or special arrangements negotiated through the legal system. Sincerely, Thomas R Breckenridge iZ272,6 /2, 1 y May 16, 2013 Dear City Council Member: The proposed "6500 France Housing" development is a completely different use from the previously approved Edina Medical building plan. The proposed new building is way too big for the site. Point of France condominiums is a residential housing neighborhood. There are 140 homes in our building_ They just happen to be stacked on top of each other. We still deserve the respect and consideration of any other Edina neighborhood. The proposed " 6500 France Housing" project is a negative impact for us. It blocks our air circulation, sunlight and existing views because of its excessive land coverage and building height. Edina is considering ways to reduce tear -downs that result in over- sized homes encroaching on neighbors and impacting the quality of life. "6500 France Housing" is a gigantic tear -down with terrible implications for our residential neighborhood. There are also the 100 luxury apartment homes at Cornelia Place. The developer is asking for variances in the set backs which will allow them to build closer to the adjacent buildings than is allowed by current zoning. Do not allow this. The "6500 France Housing" would be very busy and create noise and commercial kitchen cooking odors 24/ 7. Ambulances, police, emergency vehicles, and visitors would be there around the clock. The proposed five floor new building will be 62 feet high. At Point of France, our floor to floor height is 8'-6". Therefore the top of their building will be at approximately our 7u' floor. It is too high. We think the maximum building height should only be what is allowed by the existing zoning ordinance. There should not be any height variance. The two adjacent residential buildings are Point of France with 140 homes and Cornelia Place with 100 apartments. We both have extensive green space around the buildings, adequate visitor parking, and the two buildings' footprints appear proportionate to the existing sites. Point of France has a density of 17 units per acre. Cornelia Place has a density of 31 units per acre. The proposed project is asking for a density of 88 units per acre. This is outrageous. This is far in excess of existing multiple family housing projects in the area. The proposed "6500 France Housing" wants a Maximum Floor Area Ratio (FAR) of 2.1 instead of the 1.0 FAR allowed for this site. The coverage they want is excessive. Please consider a scaled-down project that is more appropriate to its surroundings. The project should be considerate and respectful of the 240 adjacent residences. Please do not grant variances. Thank you for your consideration of this letter. Sincerely, Susan Laiderman_ Point of France_ unit 402 TO: CITY OF EDINA—CITY COUNCIL MEMBERS FROM: 6566 FRANCE AVENUE SOUTH CONDO # 609 OWNER-- RIVOLI GOLDEN DATE. MAY 16, 2013 RE: PROPOSED BUILDING AT 6500 FRANCE AVENUE My name is Rivoli Golden. I have lived at Point of France for 23 years—one of 140 owners. This is not a rental building that one can easily leave. My neighbor has been a Marquette Bank, a law firm, a proposed medical building, and now proposed senior housing. I am not opposed to the senior housing, but I am opposed to something as massive as this building will be. It is too large for the space (2 acres). I am also opposed to contractors and developers asking for many variances within the rules of Edina city ordinances. t Our building is home to 140 owners. We are not another office building in the neighborhood. We are the only owned residential building. Our views are very important to us. To: Edina City Council May 15 2013 From: Point of France residents Gary & Susan Lichliter (#209) Re; 6500 France Ave South Building proposal According to the Edina Planning Commission's summary of May 8 2013, the proposal asks for several important variances. The maximum FAR requirement for the RM District is 1.0. The proposal is asking for 2.1. The density using 109 units of senior living would be 46 units per acre, and with the other units included the density would be 80 units per acre. These are large excesses to the standards as we understand them to be. The site is guided in the Comprehensive Plan for `Regional Medica -RM'. Senior housing is not allowed within that designation. We believe the building is too massive for the site. We are not opposed to the type of use proposed, but believe the plan should be scaled to the city rules 4 To: City of Edina — City Council Members From: Robert and Janice Bowman 6566 France Avenue South, Condo 307 May 15, 2013 Re: Proposed Building at 6500 France Avenue South I am not opposed to a senior housing project on the site but it should be built within the rules of city ordinances. The new proposed development asks for a Maximal Floor Area Ratio of 2.1% which is twice that allowed by the zoning ordinance. In addition, the site density requested by the developer is 88 units/acre — more than twice that of similar senior housing developments in Edina where site densities are between 34 and 42 units/acre. Thelproposed building at 6500 France Avenue is too large for the space and substantially exceeds city ordinances. Robert Bowman and Janice P. Bowman Owners, Condo 307 . )" )" 2 0 Y if L.) -D 0 1 �� We are the owners of units 410 and 412 at Point France (6566 France Ave So). We believe that the new proposal for the building at 6500 France Ave. So. Is too large (FAR) for the space and twice that allowed by the zoning. We do not oppose a senior housing project, however, it should be built within the rules of the city ordinance and be much less dense than the 88 units proposed. John and MaryAnne Mauriel 4 To: Edina City Council May 15 2013 From: Point of France residents Dale & Ardie Johnson (#803) Re; 6500 France Ave South Building proposal According to the Edina Planning Commission's summary of May 8 2013, the proposal asks for several important variances. The maximum FAR requirement for the RM District is 1.0. The proposal is asking for 2.1. The density using 109 units of senior living would be 46 units per acre, and with the other units included the density would be 80 units per acre. These are large excesses to the standards as we understand them to be. I The site is guided in the Comprehensive Plan for `Regional Medica -RM'. Senior housing is not allowed within that designation. We believe the building is too massive for the site. We are not opposed to the type of use proposed, but believe the plan should be scaled to the city rules crc K. DAVID HIRSCHEY 6566 France Avenue South, Suite 709 • Minneapolis, MN 55435 • (952) 393-1040 • PMI@Hirschey.org May 15, 2013 RE Proposed Building at 6500 France Avenue City of Edina - City Council Members: Please be advised that it is my position that the proposed building at 6500 France Avenue is too large for the space. The recent proposal asks for a Maximum Floor Area Ratio (FAR) of 2.1 % which is twice that allowed by the zoning ordinance. Also the site density requested by the developers is 88 units/acre. Similar senior housing developments in Edina are between 34 and 42 units/acre. 1 am not opposed to a senior housing project, however, it should be built within the current Rules of the City of Edina ordinances. Sincerely, K. David Hirschey Roger and Andrine.Ne!son 6566 France Ave. S., #909 Edina, MN 55435 TO: City of Edina City Council Members FROM: Andrine and Roger Nelson DATE: May 15, 2013 RE: Proposed Building at 6500 France Avenue As owners of a condominium unit at Point of France, we wish to express our concern about the structure that is proposed for the 650.0 France Avenue site. We have learned that both the Floor Area Ratio and density are twice as great as our city's zoning ordinances allow. As neighbors of the proposed building, we respectfully request and strongly urge the City Council members to require that the developer conform to the zoning ordinances. We would like to add that we are enthused about the concept of a senior housing building next door, but feel it is essential that the specifications for the building be consistent with city ordinances. 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P ► ;.a �cs I €. 5 Q POO 7 -Tv-�- Cb13c,ZP-( 0 F- Tom€ We B-L�,Lta iLPZ" -(1 [\�cj V) t tiV\t;t3CP-7 Airs. Lawrence Rverman 6566 France Avenue South, #510 Edina, Minnesota 55435 �Qe_'L�e; GCI.I'..:1D..J (t.�i'-fit.��--� `�%'1..�.!�'•�'rc�2.�. }}�� � � moi/ '�}�i�gy�.��•,��.'��+�✓�,�i .��. // - r -�-� `' _i ULJ O 1 f �C-3W c,�l�.i.��tO�.�Q-2� tL'rJ�Z.i.-Ze�•7t.e!.CL, ��i�-�-��h,A.�-�a'i) � �, l� 3 ,C 131J 2 Q_37J ctr C.Yi t 12l�r?7 �^ ILS .LI -1) r � 6 C L AI D-2JU r/ J r � 1�GVN� RC1 �-f-�lYl4.� 14, zee 7fD 67' j po 1603 uv Glot 1 / or T $rig 5- L3 ' 1 I. d7 1 oe -Y/ 11rLIp OA7 TO: CITY OF EDINA - CITY COUNCIL MEMBERS FROM: 6566 FRANCE AVENUE SOUTH, CONDO. # Cd -Owner P14V doN L_o k) 4TE: MAY ,15, 2014 RE: PROPOSED BUILDING AT 6500 FRANCE AVENUE It is my position that the proposed building at 6500 France Avenue is too large for the space. The new proposal asks for a Maximum Floor Area Ratio (FAR) of 2.1% which is twice that allowed by the zoning ordinance. Also the site density requested by the developers is 88 units/acre. Similar senior housing developments in Edina are between 34 and 42 units/acre. I am not opposed to a senior housing project, however, it should be built within the rules of the city ordinances. ll - Owner's Name . '21WIL 4 5, ( ANL klignature TO: CITY OF EDINA - CITY COUNCIL MEMBERS FROM: 6566 FRANCE AVENUE SOUTH, CONDO # _- Owne DATE: MAY 15, 2014 t,. PROPOSED BUILDING AT 6500 FRANCE AVENUE It is my position that the proposed building at 6500 France Avenue is too large for the space. The new proposal asks for a Maximum Floor Area Ratio (FAR) of 2.1% which is twice that allowed by the zoning ordinance. Also the site density requested by the developers is 88 units/acre. Similar senior housing developments in Edina are between 34 and 42 units/acre. I amok opposed to a senior housing project, however, it shoule built wil in the rules of the city ordinance . Owner's Name `- r �� Signature TO: CITY OF EDINA - CITY COUNCIL MEMBERS 1 FROM: 6566 FRANCE AVENUE SOUTH, CONDO # q BATE: MAY 15, 2014 RE: PROPOSED BUILDING AT 6.500 FRANCE AVENUE it ':s mfr position that the proposed building at 6500 France Avenue is too large for the space. The new proposal asks for a Maximum Floor Area Ratio (FAR) of 2.1% which is twice that allowed by the zoning ordinance. Also the site density requested by the developers is 88 units/acre. Similar senior housing developments in Edina are between 34 and 42 units/acre. I am not opposed to a senior housing project, however, it should be built within the rules oft. e city ordinances Owner's Name, TO: CITY OF EDINA - CITY COUNCIL MEMBERS FROM: 6566 FRANCE AVENUE SOUTH, CONDO #__.o I ----.-OWner DATE: MAY 15, 2014 9 RE: PROPOSED BUILDING AT 6500 FRANCE AVENUE It is my position that the proposed building at 6500 France Avenue is too large for the space, The new proposal asks for a Maximum Floor Area Ratio (FAR) of 2.11 which is twice that allowed by the zoning ordinance.. Also the site density requested by the developers is 88 units/acre. Similar senior housing developments in Edina are between 34 and 42 units/acre. I am not.opposed to a senior housing project, however, it slguld be built within the rules of tl cijy ordinances Ownerls Name lignature AN TO: CITY OF EDINA - CITY COUNCIL MEMBERS FROM: 6566 FRANCE AVENUE SOUTH, CONDO #/// - Owner7�/�S SATE: MAY 15, 2014 r.G: PROPOSED BUILDING AT 6500 FRANCE AVENUE It is my position that the proposed building at 6500 France Avenue is too large for the space. The new proposal asks for a Maximum Floor Area Ratio (FAR) of 2.1% which is twice that allowed by the zoning ordinance. Also the site density requested by the developers is 88 units/acre. Similar senior housing developments in Edina are between 34 and 42 units/acre. I am not opposed to a senior housing project, however, it should be built within the rules of the city ordinances. /� 2 Owner's Na ,-/ 4 5W� Signatur�'�� �--�- �l� TO: CITY OF EDINA - CITY COUNCIL MEMBERS FROM: 6566 FRANCE AVENUE SOUTH, CONDO Owner DATE: MAY 15, 2014 RE: PROPOSED BUILDING AT 6500 FRANCE AVENUE It is my position that the proposed building at 6500 France Avenue is too large for the space. The new proposal asks for a Maximum Floor Area Ratio VAR) of 2.1% which is twice that allowed by the zoning ordinance. Also the site density requested by the developers is 88 units/acre. Similar senior housing developments in Edina are between 34 and 42 units/acre. I am not opposed to a senior housing project., however, it should be built within the rules of th.- city ordinances. Owner's Name Signature, TO: CITY OF EDINA - CITY COUNCIL MEMBERS `A4 FROM: 6566 FRANCEAVENOE SOUTH, CONDO 0.ner DATE: MAY 15, 2014 RE: PROPOSED BUILDING AT 6500 FRANCE AVENUE It is any position that the proposed building at 6500 France Avenue is too large for the space. The new proposal asks for a Maximum Floor Area Ratio (FAR) of 2.1% which is twice that allowed by the zoning ordinance. Also the site den -city requested by the developers is 98 units/acre. Similar senior housing developments in Edina are between 34 and 42 units/acre, I im not opposed to a senior housing project-, however, it should be built within the rules of thex-ttv ordinances. Owner's Na Signaturo ! 61 k&'- A P /I,:,- Al - TO: CITY OF EDINA - CITY COUNCIL MEMBERS FROM: 6566 FRANCE AVENUE SOUTH, CONDO 4t -Owner—/ A/JS/Z- otpvll DATE: MAY 15, 2014 RE: PROPOSED BUILDING AT 6500 FRANCE AVENUE It is my position that the proposed building at 6500 France Avenue is too large for the space. The new proposal asks for a Maximum Floor Area Ratio (FAR) of 2.1% which is twice that allowed by the zoning ordinance. Also the site density requested by the developers is 88 units/acre. Similar senior housing developments in Edina are between 34 and 42 units/acre. I am not opposed to a senior housing project, however, it should be built within the rules of the city ordinances. Owner's Na Signature A-tzA- TO: CITY OF EDINA - CITY COUNCIL MEMBERS FROM: 6566 FRANCE AVENUE SOUTH, CONDO #801 Owner ---Mary Kramer DATE: MAY 1512014 RE: PROPOSED BUILDING AT 6500 FRANCE AVENUE It is my position that the proposed building at 6500 France Avenue is too large for the space. The new proposal asks for a Maximum Floor Area Ratio (FAR) of 2.1% which is twice that allowed by the zoning ordinance. Also the site density requested by the developers, is 88 units/acre. Similar senior- housing developments in Edina are between 34 and 42 units/acre. I am not opposed to a senior housing project, however, it should be built within the rules of the city ordinances. Sincerely, Mary Kramer TO: CITY OF EDINA - CITY COUNCIL MEMBERS FROM: 6566 FRANCE AVENUE SOUTH, CONDO - Own6, DATE: MAY 15, 2014 RE: PROPOSED BUILDING AT 6500 FRANCE AVENUE It is my position that the proposed building at 6500 France Avenue is too large for the space. The new proposal asks for a Maximum Floor Area Ratio (FAR) of 2.10 which is twice that allowed by the zoning ordinance. Also the site density requested by the developers is 88 units/acre, Similar senior housing developments in Edina are between 34 and 42 units/acre. I am not opposed to a senior housing project, however, it should be built within the rules of the city ordinances.. Owner's Marne T,, Signature,...- TO: CITY OF EDINA - CITY COUNCIL MEMBERS ,L FROM: 6566 FRANCE AVENUE SOUTH, CONDO # d - Owner SATE: MAY 15, 2014 „r*: PROPOSED BUILDING AT 6500 FRANCE AVENUE It is my position that the proposed building at 6500 France Avenue is too large for the space. The new proposal asks for a Maximum Floor Area Ratio (FAR) of 2.1% which is twice that allowed by the zoning ordinance. Also the site density requested by the developers is 88 units/acre. Similar senior housing developments in Edina are between 34 and 42 units/acre. I am not opposed to a senior housing project, however, it s uld be built in t rules of the city ordinances) Owner's Name I; C Si natur �GG TO: CITY OF EDINA- CITY COUNCIL MEMBERS / FROM: 6566 FRANCE AVENUE SOUTH, CONDO # / - Owner, f X76 }� DATE: MAY 15, 2014 e,E: PROPOSED BUILDING AT 6500 FRANCE AVENUE It is my position that the proposed building at 6500 France Avenue is too large for the space. The new proposal asks for a Maximum Floor Area Ratio (FAR) of 2.1% which is twice that allowed by the zoning ordinance. Also the site density requested by the developers is 88 units/acre. Similar senior housing developments in Edina are between 34 and 42 units/acre. I am not opposed to a senior housing project, however, it should be built within the rules of the city ordinances. / Owner's Name - �P� Signature PLANNING COMMISSION STAFF REPORT Originator Meeting Date Agenda 4 Cary Teague July 12, 2013 VLA Community Development Director INFORMATION/BACKGROUND Project Description The Planning Commission is asked to consider a change to the proposal to redevelop the property at 6500 France Avenue. (See property location on pages Al—A4.) The previously approved plan for the site was a five -story, 62 -foot tall, 102,478 square foot medical office/retail building with an attached 4-5 level parking ramp. (See previously approved plans on pages Al3a—A13c.) Mount Development and Aurora Investments, LLC are requesting consideration of a change in use to 111 units of senior assisted living; 68 units of traditional care/skilled nursing and memory care beds and 18 care suites. The "care" suites would include short term stays by patients that have had surgery at Fairview Hospital or Twin City Orthopedic (TCO). The building would be similar in style from the previously approved building and still be five stories in height. A pedestrian skyway would connect the building to the hospital parking ramp to the north. The previously approved parking ramp would be removed and replaced with housing. The parking would be provided underground. There would be a 15,000 square foot reduction in the structure footprint from the previous plan. (See applicant narrative and plans on pages A14 A62.) To accommodate the request, an amendment to the Comprehensive Plan and an amendment PUD Zoning District would be required. The density of the development including all of the different types of units (197 total) would be 84 units per acre; which is a density higher than any development currently existing in Edina. The transitional care could be seen as an extension of the regional medical uses of the hospital and TCO; if they were not included, the density would be 76 units per acre. The site is guided in the Comprehensive Plan for "Regional Medical — RM." Senior Housing is not an allowed use within the RM designation. (See pages A5— A6.) Therefore, the proposed use requires a Comprehensive Guide Plan amendment. The applicant is requesting a Guide Plan amendment that would allow Senior Assisted Living Housing as a permitted use within the Regional Medical District. The transitional care units are already allowed in the RM District. The first floor of the new building would contain uses accessory to the senior housing, including a pub, barber shop/beauty salon, and fitness center. This development proposal is subject to a two-step review process. The first step in the process is to obtain the following approvals: 1. A Comprehensive Plan Amendment to allow senior housing as a permitted use in the Regional Medical District. (This requires a four-fifths vote of the City Council for approval.) 2. Preliminary Rezoning to amend the PUD, Planned Unit Development -3 Zoning District; and 3. Preliminary Development Plan. If the Comprehensive Plan Amendment, Preliminary Rezoning and Preliminary Development Plan are approved by the City Council, the following is required for the second step: 1. Final Development Plan and Final Rezoning to amend the PUD -3 District. 2. Zoning Ordinance Amendment establishing the PUD. 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 PRD -4, Planned Residential District & High Density Residential Westerly: Cornelia Place Apartments; zoned PRD -4, High Density Residential; and guided HDR, High Density Residential Existing Site Features The subject property is 2.34 acres in size, is relatively flat. (See pages Al—A3.) Planning Guide Plan designation: RM, Regional Medical. (See pages A5—A6.) 2 Zoning: PUD -3, Planned Unit Development District. Comprehensive Guide Plan/Density As mentioned, the Comprehensive Plan guides this site for RM, Regional Medical Use. Senior Housing is not allowed in the RM District, and there is a maximum 1.0 maximum floor area ratio requirement. The floor area ratio requirement for the RM District is geared toward medical office and hospital use. The applicant is requesting an amendment to the Guide Plan to allow Senior Housing as a permitted use, and to address the FAR requirement as it relates to Senior Housing. As requested by the City Council, the applicant has submitted a density comparison of similar developments that have been built in the City of Minneapolis. (See pages A26—A27.) Please note that the FAR of these developments range from 2.0 to 4.1; and the units per acre are all over 100 units per acre, well over the 84 units per acre proposed here. Additionally, staff has offers the following suburban examples of high density regulation and development in cities adjacent to Edina: St. Louis Park. St. Louis Park allows densities within a PUD to be up to 75 units per acre in high density and mixed-use districts. Additionally, for PUD's in an office district, if there is a housing component as part of a mixed-use PUD, the City may remove the upper limit on residential density on a case-by-case basis. This happened recently within The West End Redevelopment project. "The Flats at the West End" has a density of 111 units per acre. It is 119 units on a 1.07 acre site. (See page A28.) Minnetonka. Minnetonka does not have a density cap within their Comprehensive Plan. They define high density residential as anything over 12 units per acre. Developments are then considered on a case by case basis. Factors that go in to the consideration include: environmental impacts/conditions such as wetlands, floodplain, steep slopes and trees; type of housing; provision of affordable housing; traffic impact; site plan; and surrounding area. Minnetonka does not have an example project similar to the one proposed here. Minnetonka is primarily made up of large lots, with mature trees wetlands and open space. However, their Comprehensive Plan does allow consideration of dense development. Bloomington. The City of Bloomington allows up to 50 units per acre in general; however, in areas that are designated as "High Intensity Mixed Use with Residential" (HX -R District) an FAR minimum 1.5 with a max of 2.0) is required. The density may be increased if the following is provided: Below grade parking; 3 provision of a plaza or park; affordable housing; sustainable design principles; provision of public art. With the exception of the park/plaza; the applicant is proposing all of the other items. Bloomington has had three recent projects that have exceeded a 2.0 FAR: The Reflections condominiums along 34th Ave (95 units per acre); Summer House senior apartments at 98th and Lyndale (69 units per acre); and Genesee apartments at Penn and American Boulevard. (73 units per acre) Given these examples of high density residential development in our surrounding cities, it would seem reasonable to allow greater density than currently allowed in the Comprehensive Plan for senior housing on a case by case basis. That gives the City the ultimate discretion as to when density may be appropriate. Based on the above information, the following is the suggested Comprehensive Plan Amendment language as recommended by staff. The text highlighted In red would be added to the existing text. Staff is further suggesting flexibility in regard to density for senior housing in the HDR District, as well as the RM District. Nonresidential and Mixed Use Categ6ries Description, Land Uses Development Guidelines Density Guidelines RM Hospitals, senior housing*, Form -bas -ed design Floor to Area Ratio - Per Regional Medical medical and dental offices standards for building current Zoning Code: and clinics, and laboratories placement, massing maximum of 1.0 for for performing medical or and street -Level medical office uses, dental research, diagnostic treatment. Density for senior housing testing, analytical or clinical Pedestrian circulation shall be based on work, having a direct and open space proximity to hospitals, relationship to the providing amenities should be proximity to tow density of health services. General provided for larger uses, utt , titles capacity, office uses are permitted. sites. level of transit service available, and impact on Senior housing may include: adjacent roads. Other independent living, assisted desired items to allow living, memory care, and skilled greater density would nursing. include* Below grade parking, provision of park or open space, affordable housing, sustainable design principles,, and provision of public art. HDR Existing "high-rise" and Provide incentives for 12 - 30 units/acre Density for senior housing may be High -Density Residential other concentrated multi- updating older increased, based on family residential, some of multifamily buildings. proximity to hospitals, which may contain a mixed Work to create an proximity to low density use component. attractive, pedestrian -uses, utilities cApacity, May also include limited friendly street edge level of transit service office, service or and provide convenient 4 HDR institutional uses primarily to access to transit, available, and impact on High -Density Residential serve residents' needs, parks and open space schools, parks, and other community adjacent roads. Other desired items to allow destinations. greater density for senior housing would include: Below grade parking, provision of park or open space, affordable housing, sustainable design principles, and provision of public art. Floor to Area Ratio: per current Zoning Code" Using the above amended text as a basis for review of the subject project, a case could be made to support the proposed high density through the PUD Zoning process. The proposed project would be connected to the Fairview Hospital by the second level skyway. Residents would not have to go outside to go to appointments at the hospital. Based on the traffic study by WSB, (See pages A64—A90) the use would generate less traffic than would a 102,000 square foot medical office building with retail uses on the first level. (See comparison on pages A73 and A91.) There is adequate sewer capacity to serve the project, and water is available to the site. Convenient transit service is available for workers and residents. The MTC #6 bus is available at the building. Additional routes in the Southdale area are the 515, 538, 539, 578, 579 and 684. (See attached MTC route map on page A63.) The building would include sustainable design principles, public art is proposed, and affordable housing is offered. Primary parking would be below grade. Amending the PUD -3 District The applicant is requesting a rezoning of this site to amend the PUD -3 District to allow Senior Independent and Assisted Living/Nursing Home along with Transitional Care associated with the adjacent hospital and other facilities performing surgery, (See attached draft PUD Ordinance.) Within a PUD District, 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 of the PUD. The table on the following page demonstrates a comparison of the base zoning (PUD -3) compared to the proposed. 5 Compliance Table 'Would require Variance from Previous approved PUD As demonstrated above, the proposed building complies with all setback requirements of the previously approved PUD. The only change proposed is in regard to the FAR. 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 9 City Standard Proposed (PUD -3) . (PUD -3) Building Setbacks Front — France Avenue 25 feet 25 & 35 feet Front — 65th Street 25 feet 25 & 35 feet Side — West 100 feet NA (100'+) Rear — South 30 feet 30 feet Parking Structure Setbacks (Now Senior Housin Front — France Avenue 80 feet NA (80'+) Front — North (65th) 25 feet 25 feet Side —West 15 feet 42 feet Rear— South 20 feet 20 feet Building Height Five -Stories and 62 feet Five -Stories & 62 feet Maximum Floor Area 1.0% 2.2%* Ratio (FAR) Parking Stalls 139 — Based on: 145 Provided .5 exposed stalls per unit (56) .25 enclosed stall per unit (28) 1 per employee (30) 1 per 4 residents — nursing/memory/care (25) Parking Stall Size 8.5' x 18' 8.5 x 18' Drive Aisle Width 24 feet 24 feet 'Would require Variance from Previous approved PUD As demonstrated above, the proposed building complies with all setback requirements of the previously approved PUD. The only change proposed is in regard to the FAR. 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 9 situations to create or maintain a development pattern that is consistent with the City's Comprehensive Plan; 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 general land uses would be consistent with land uses allowed in the area. The adjacent sites to the south and west are guided High Density Residential. If Senior Housing were a permitted use in the Regional Medical District, the land uses would be consistent. Staff believes the proposed land uses, Senior Housing and Transitional Care associated with the hospital would be better use of land than the previously approved Medical Office. As with the previously approved medical project for the site, this proposal would create a more efficient and creative use of the property. The building would be 7 pulled up close to the street, with sidewalks in front, and separated from the street by green space to promote a more walkable environment. This project would go a step further and provide a skyway pedestrian link to the Fairview Southdale Hospital. (See pages A32 & A34.) Parking would be located under the proposed housing; and would not be visible. The previous approved plans included a large parking ramp setback just 15 feet to the west lot line. The new building would expand that setback to 42 feet. (See pages A33—A33a.) Landscaping and balconies are proposed in front along France Avenue. The corner of the building still opens up to France and 65 h. The individual store fronts have been eliminated; however, the large store -front type windows remain. Uses on this side of the building would be a barber, pharmacy and fitness room; so activity within these spaces will be evident from the street. The applicant is again proposing to utilize sustainable design principals. Green building practices are suggested, and green roofs are proposed. (See pages A23—A24, of the applicant's narrative that explains how this project meets the above purpose and intent of the PUD Ordinance.) The applicant is also proposing to provide four (4) units of affordable housing through the Elderly Waiver program. The Planning Commission and City Council may wish to consider requiring additional affordable housing units, perhaps 10% of all the senior housing units, which would be a total of eighteen (18) units. Transitional Care area of the building would be set up as a licensed Nursing Home. It would be both Medicare and Medicaid certified so that persons needing these services would have access to these government payers for their healthcare needs. Ebenezer has indicated that Medicaid is the equivalent of Elderly Waiver. 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. If City Council amends the Comprehensive Plan to allow senior housing, this site would otherwise be envisioned to allow uses permitted within the Regional Medical District. The Zoning Ordinance amendment, which follows this staff report, 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, and the traffic 8 generated would actually be less than the previously approved medical office. (See pages A73 and A91.) 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 proposal would include a mixture of land uses. It would include senior housing, nursing home/assisted living type housing, memory care, and care suites associated with the adjacent hospital. Retail would also be provided as an accessory use to the residents of the building. A skyway connection is proposed to connect the uses to Fairview Southdale Hospital. 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 senior housing, care suites and limited retail, consistent with Comprehensive Plan is senior housing is acceptable in the Regional Medical District. 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 2.2. The Floor Area Ratio contemplated in the Comprehensive Plan and Zoning Ordinance is 1.0. However, floor area ratio is this instance is tied to retail or medical office type uses. Density in the Comprehensive Plan limits high density residential to 30 units per acre. The Plan does not make a distinction between all -age apartments and senior housing. Senior housing typically does not generate as much traffic as an all age apartment or medical office. Density is typically tied to proximity to low density residential areas, availability to provide utilities to the site (sewer and water), proximity to transit service and impact on roadways. 9 This site is adequately served by public utilities, there is adequate sewer capacity, the use would generate less traffic that the previously approved office building, and transit service is available on France and 65th. Staff believes the density is appropriate for this site given the adjacent high density land uses, proximity to the hospital, the provision of the skyway connection tying the land uses together and the lesser impact on the roads than the approved medical office. Additional items that might warrant higher density would be the underground parking, affordable housing element, and public art proposed. 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 closely relate to the already approved PUD setbacks for the site as demonstrated on page 6 above. For the reasons stated above, staff believes the purpose and intend of the PUD Ordinance is met. Site Access The primary access to the site would remain off of 65th Street West. There would no right -out only onto France, as was allowed in the previous PUD. (See pages Al 3a and A33.) Parking Per Section 850.08 Subd. 1, the following are the parking requirements: Senior Housing — 5 exposed stalls per unit; .25 enclosed stalls per unit and one exposed stall per employee & company vehicle. Nursing, Convalescent & Rest Home —1 enclosed stall per 4 residents. Based on this requirement the project is to provide 54 enclosed spaces and 85 exposed for a total of 139 spaces. The applicant is proposing to provide 135 enclosed and 10 exposed spaces. Residents, employees and visitors can all access the underground parking by an audiolvideo intercom system. (See pages Al7—A18 of the applicant narrative.) A parking study was done by WSB which concludes that the proposed parking would support the uses. (See pages A64—A90.) The total demand for parking is anticipated to be 125 spaces. 10 Traffic A traffic study was also done by WSB, which concludes that the existing roadways support the proposed uses. (See traffic study on pages A64—A90.) The proposed use would generate less traffic than the approved medical office. (See page A73 of the current traffic study and page A91 of the previous traffic study.) The medical office was anticipated to generate 279 trips in the AM peak hour and 216 trips in the PM peak hour. The proposed use would generate 27 trips in the AM peak hour and 40 trips in the PM peak hour. However, as was conditioned in the approvals for Twin City Orthopedic and Fairview Southdale Hospital, 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. 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 to plant 44 overstory trees around the perimeter of the site & 200+ understory trees and shrubs. (See landscape plan on pages A33 and A53.) Grading & Utilities The city engineer has reviewed the plans and found them generally acceptable and offered comments. (See page A92.) A more detailed review would be done as part of the Final Development Plan and Final Rezoning. Noise Study Two outside chillers are proposed on the west side of the building in the loading area. They would be screened from the adjacent property to the west. (See pages A33, A40 and A53.) During the Sketch Plan review, the Planning Commission requested information regarding noise. A noise study is to be completed to demonstrate that the project would conform to the noise ordinance. Signage Signage would be allowed per the requirements of the Regional Medical District within the Zoning Ordinance Amendment for the PUD. (See attached draft Ordinance.) This would be consistent with the previous PUD approval. 11 PRIMARY ISSUES/STAFF RECOMMENDATION Primary Issues • Is the proposed Comprehensive Plan Amendment to allow senior housing as a permitted use in the RMD District reasonable? Yes. Staff believes the proposed Comprehensive Plan Amendment is reasonable for the site for the following reasons: Senior Housing would be a compatible use with the Regional Medical District. It would provide seniors a large benefit of having medical facilities within close proximity. 2. Densities for Senior Housing within the RMD & HDR District would be determined on a case by case basis, allowing the City some discretion as to when high density for senior housing may be appropriate. The proposed language suggests that densities for senior housing would be based on proximity to hospitals, proximity to low density uses, utilities capacity, level of transit service available, and impact on adjacent roads. Additional desired items to allow greater density include: Below grade parking, affordable housing, sustainable design principles, and provision of public art. 3. In general Senior Housing generates less traffic than medical office use. • Is the proposed rezoning to PUD appropriate for the site? Yes. Staff believes the proposal to rezone the site to PUD is reasonable for the site for the following reasons: 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. The skyway connection adds an element of connectivity not found in the previous project, providing a convenient pedestrian connection for residents of the proposed building and patients of the hospital. 2. Parking would be located under the proposed housing; and would not be visible. The previous approved plans included a large parking ramp setback just 15 feet to the west lot line. This building expands that setback to 42 feet. (See pages Al 3a and A33a.) Landscaping and balconies are proposed in front along France Avenue. The corner of the building still opens up to France and 65th. The individual store fronts have been eliminated; however, the large store -front type windows remain. Uses on this side of the building 12 would be a barber, pharmacy and fitness room; so activity within these spaces will be evident from the street. 3. The applicant is again proposing to utilize sustainable design principals. Green building practices are suggested, and green roofs are proposed. (See pages A23—A24, of the applicant's narrative that explains how this project meets the above purpose and intent of the PUD Ordinance.) 4. The building includes a podium height of two -stories along the street, which would give pedestrians on the sidewalks in front a feeling that the building is not as tall. Comprehensive Plan contemplates allowing a maximum podium height of two -stories at the street. This two-story podium was also a part of the previously approved medical office plans. 5. The proposed uses would be an even better fit in to the neighborhood. The residential component is consistent with the high density residential apartments to the south and west. The transitional care is consistent with the medical uses to the north and east. 6. 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. In fact the proposed uses would actually generate less traffic than the previously approved medical building. No additional improvements other than those shown on the site plan would be required to accommodate the site redevelopment. (See traffic study on pages A64— A90.) 7. The PUD ensures that the building proposed would be the only building built on the site, unless an amendment to the PUD is approved by City Council. 8. 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. 13 ■ 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. 9. Higher densities are justified for the following reasons: The project would be connected to the Fairview Hospital by the second level skyway, tying the project to the Hospital; Senior Housing would generate less traffic than the approved medical building with retail on the site; existing roadways would support the project; adequate utilities are available to the site; convenient transit service is available for workers and residents; the building would include sustainable design principles; public art is proposed; affordable housing is offered; and primary parking would be below grade. Staff Recommendation Comprehensive Plan Amendment Recommend that the City Council approve the request for a Comprehensive Plan Amendment to allow senior housing in the RMD District; and to potentially allow greater for senior housing development under certain circumstances on a case by case basis. Approval is subject to the following findings: Senior Housing is a compatible use with the Regional Medical District. It would provide seniors a benefit of having medical facilities within close proximity. 2. Densities for Senior Housing within the RMD & HDR Districts would be determined on a case by case basis, allowing the City some discretion as to 14 when high density for senior housing may be appropriate. Densities for senior housing would be based on proximity to hospitals, proximity to low density uses, utilities capacity, level of transit service available, and impact on adjacent roads. Other desired items to allow greater density include: Below grade parking, provision of park or open space, affordable housing, sustainable design principles, and provision of public art. 3. In general, senior housing generates less traffic than all -age housing or medical office facilities. Preliminary Rezoning to Amend the Planned Unit Development -3 District & Preliminary Development Plan Recommend that the City Council approve the Preliminary Rezoning to amend the PUD -3 District, and approve the Preliminary Development Plan. Approval is based on the following findings: 1. The proposed land uses are consistent with the Comprehensive Plan, assuming the Comprehensive Plan Amendment is approved. 2. 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, provides underground parking, and provides an indoor pedestrian connection to the hospital. 3. The design of the building is of a high quality brick, architectural precast concrete, and glass, and is compatible with previously approved medical building. 4. Traffic would be improved in the area by eliminating the right -in and out access on France Avenue. 5. Based on the traffic study done by WSB, the existing roadways can support the proposed development. Traffic generated by the proposed project would be less than the approved medical building for the site. 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 development sites, encourage placement of linear buildings close to the street to encourage pedestrian movement. 15 ■ 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. Higher densities are justified for the following reasons: The project would be connected to the Fairview Hospital by the second level skyway, tying the project to the Hospital; Senior Housing would generate less traffic than the approved medical building with retail on the site; existing roadways would support the project; adequate utilities are available to the site; convenient transit service is available for workers and residents; the building would include sustainable design principles; public art is proposed; affordable housing is offered; and primary parking would be below grade. Preliminary approval is subject to the following conditions: 1. The Final Development Plan must be generally consistent with approved Preliminary Development Plans dated June 6, 2013; including construction of the skyway connection.to the Fairview Hospital parking ramp. 2. A noise study must be done to demonstrate that the proposed mechanical equipment meets all noise regulations. 16 3. 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. 4. All buildings must be built with sprinkler systems, subject to review and approval of the fire marshal. 5. Compliance with all of the conditions outlined in the director of engineering's memo dated July 2, 2013. (Page A92.) 6. As part of a Developers Agreement the property owner would be required to participate in appropriate cost sharing for signal improvements at 65 h Street and France Avenue. 7. Adoption and compliance with a PUD Ordinance for the site. Deadline for a city decision: October 1, 2013 17 ORDINANCE NO. 2012 - AN ORDINANCE AMENDING THE ZONING ORDINANCE TO AMEND THE PUD -3, PLANNED UNIT DEVELOPMENT -3 DISTRICT AT 6500 FRANCE AVENUE The City Of Edina Ordains: Section 1. Subsection 850 is hereby amended to add the following Planned Unit Development (PUD) District: 860.23 Planned Unit Development Districts (PUD) Subd. 2. Planned Unit Development District -3 (PUD -3) a Medical Building- 0 � A. Legal Description: All of Lot 4 and the Easterly 56.44 feet of Lot 3, Block 2, Southdate Office Park Second Addition.. Hennepin County, Minnesota. And, Lot 3, Block 2, except the Easterly 56.44 feet thereof, Southdale Office Park Second Addition, Hennepin County, Minnesota. B. Approved Plans. Incorporated herein by reference are the doFtari Seer nous6600 FranGe Edina Meeisal- Wji ing plans received by the City on Nevember-6; 2014, except as amended by City Council Resolution No. 2012-476, on file in the Office of the Planning Department under file number 2012 94#3-'Ia- . 3.04 C. Principal Uses: All principal uses allowed in the Regional Medical District (RMD) Zoning District, except drive-through uses. Ell] E. .. Accessory Uses: All accessory uses allowed in the Regional Medical District (RMD) Off-street parking facilities Produce stands pursuant to permit issued by the City Manager. Signs allowed per the Regional Medical District. Conditional Uses: Done Development Standards, Development standards per the RMD Zoning District, except the following: Building Setbacks Front — France Avenue 25 feet Front — 65th Street 25 feet Side — West 488 feet Rear— South r 34 feet Building Height five stories and 62 feet Maximum Floor Area Ratio 100% Chiller/Mechanical Equipment Setbacks If the footprint is larger than 36 square feet in area or 6 feet in height, utility and/or mechanical equipment shall be required to meet the above f=ront Setback requirements. The Side and Rear setback requirements shall be 6 feet. Mechanical Equipment must also meet the following conditions; 2 All mechanical equipment accessory to any building, shall be screened from all lot lines and streets in accordance with Section 850.10. Subd. 2.C. 2. Noise from mechanical equipment shall be subject to the City's Noise regulations in accordance with Section 1040. Section 3. This ordinance is effective immediately upon its passage and publication. First Reading: Second Reading: Published: ATTEST: Debra A. Mangen, City Clerk James B. Hovland, Mayor Please publish in the Edina Sun Current on: Send two affidavits of publication. Bill to Edina City Clerk CERTIFICATE OF CITY CLERK I, the undersigned duly appointed and acting City Clerk for the City of Edina do hereby certify that the attached and foregoing Ordinance was duly adopted by the Edina City Council at its Regular Meeting of , 2013, and as recorded in the Minutes of said Regular Meeting. WITNESS my hand and seal of said City this day of 2013. City Clerk A( City of Edina X iidi p OWN4S O a tt/ r { Nlpfh Feobro Nouse Number Lahals ++n mtn r t 2i sN-,tt/t t1ltYt-4tjh Mf'N tet j/ +lts/tt� ShICt NO" Lekels M o mom ph Ali/ city UMNS ♦'t l 2 arot aid a/t Jtt/ .�airl a at aan 7•sirs a� lamr w •� © ute Il-11 � LaMs r tas C3 Parks t ON drip j !!p p t tis arI 0 q�rt4 �NptAsltNP4 � 0 isbrlltYtt siss//Q _ 0 8 4M .. 3 0 s. #so � MS ae.twpw 4M am eslr an tS00 • is pts a4as no N ftA/. t A7@ OOi• fpi M t SM !fit/ 7/0 94 w wa t Y� an tteeua.+.:00111 v5sce"Y PID: 3002824140008 6500 France Ave S :l n =" ''• , _ Eti' > Edina, ASN $5435 A( Ag� T �r yf �'�!_,�. a�, ce�+ � .ice. �'.�•` # v r i, s r l 'r ♦�iiy r Y g + r UK moi' 31 Ell Ile IV f, C ��� `Y°�.�i ` � k '� ''w{� �. moi.!, �. #." 4 4'L•y '.r. µ #�F _ 'p � � r r.�{ � ` s ',ti¢ Cts, t i a -{ t�) "�: ` G-t 1 :a,.: st `�` *,• ( +}r; �'C t yynn{{ yf'. X= r t,'r�' r � FF✓ ��'� �� �%. � i i7 �i �Vf�� �- 4:i '41- ' i � t g n!„ C � s ti t*Ir O" p r e r• - 1 I .igrjl t � `S' �'��Y '..t � � i �•.1 �.��--'- n a. �Y� � �1 ��m. ti �1 \, q y� ( 11` r qs (tt tt' ; 'p`' �� � ;. �`� '�G /�� — fir, �—.''—s �,�• �[��+/./fllT �sjL�! {� rr, � � gyil`- � -t �h�♦��G�., �� .� t �A� t sv��'Rr � 4 n � �' - a, q' ,.�?: v� x. W'S>� wr �a 1 a IE t 2 All ; t-d�1-xiV'+"�'i �t x ■ �' ii. � J�fr��� ti 2t �� {f r� 1yP �'�3i�xJr a IE t 2 All ; t-d�1-xiV'+"�'i �t x ■ �' ii. � J�fr��� ti 2t �� r 4 ,,Cearn ng,, raising fa6illtes A doing business 20118 ,Gprrrpr+ehea�sive i .w Nonresidential and Description, Land Uses Development Density Mixed Use Guidelines Guidelines Categarles RM Hospitals, medical and dental Form -based design Regional Medical offices and clinics, and standards for building Floor 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 Park publicly owned. May not include for intensive outdoor at( small parks, since some are recreation, parking. included in 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 targe -scale integrated into other land use development districts. or institutional expansion LAH 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. "rioor-to-area ratio, or f -AK, reters to the ratio of a building's boor 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 an 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 Plan Update 2008 Chapter 4: Land Use and Community Design 4-30 ;•'fit J �+ r Jy., y J.1.{� , tJ �I`it Vi( nil l�+c"y�"I.s t"�,F�'-<.e�z. ,lj rc �'.,� �,L+/� ...for living, learning, raising families & doing business lw) 2008 Comprehensive Plan between offices and residential buildings. Edinborough is linked with the Centennial takes 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 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. s 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. Movement Patterns. Provide sidewalks along primary streets and connections to adjacent neighborhoods along secondary streets or walkways. a 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 sidewolks, street trees, pedestrlan-scale lfghting, 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 Use and Community Design A 4-47 ...for living, learning, raising families & doing business `�� 2008 ConVrehensive Plan 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 A' 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, 6. 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. Facade Articulation. Primaryfacades 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. Edina Comp Plan Update 2008 Chapter 4: Land Use and Community Design 4-48 ._.for living. learning, raising families & doing business ��� 4 2008 Comprehensive Plan 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. 10. 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, 4.6B, and 4.6C, provide general guidance for buildings that exceed the typical residential height of 2.6 stories: Edina already has many tall buildings, but not all of them provide the kind of transition outlined in Principle 9 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 I t o 4-49 ...for living, learning, raising families & doing business 2008 Comprehensive Flan .. _� rqqq Edina Comp Plan Update 2008 ' Chapter 4; Land Use and Community Design 4-50 ..:far (Wing, learning, raising families & doing business ." 2008 Comprehensive Plan 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 j 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 4-51 ...for living, learning, raising families & doing business 1 2008 Comprehensive Plan Standard Height: This height measurement extends to the top of the building'(building height is measured as specified in the Zoning Ordinance). `PsaVvm height" kAdMffg examfiks . Edina Comp Plan Update 2008 Cliapter 4: Land Use and Community Design AR 4-62 site Pian POND 6500France.A FS HOSPrTAL,RANM 65TH STREET WEST N 6, 2012 ORA EDWARDwARD "ARR EDINA MEDICAL PLAZA ""WMw%uZ ARCHITECTS INC AURmouvrWymapmeaco. 11 A!ll��v6d AftDCAL Ma1+EtT � p A op 46 0 LL u z i _ l' rq r S Aurora on France 6500 France Avenue South Project Summary June 14, 2013 APR(coil Our development team is looking forward to working with the City of Edina to obtain the necessary approvals for the Aurora on France project. 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 Civil Engineering: Alliant Engineering, Mark Rausc h Developer: Mount Development Co., Stephen Michals Owner: Aurora Investments, LLC, Luigi Bernardi Tenant/Operator: Ebenezer, a division of Fairview Hospital, Susan Farr Multiple senior care facilities locally, including York Gardens, Ebenezer Park Apartments, Ebenezer Senior Tower. They specialize in short-term specialty care facilities for seniors, offering non -hospital bed choices for their clients. 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 Senior Care Building, 228,842 sq ft, 5 stories; plus one level of under -building parking. Proposed Occupancy: • Senior Citizen Dwelling Units (like Zone PSR -4); o independent Living Units o Assisted Living Units • Nursing, Convalescent, Rest Humes (like Zone PRD --5): o Transitional Care Suites o Memory Care Suites o Care Suites (Vote that this facility will have an Elderly Waiver program. l=our units otindependent Living /Assisted Living are available after 2 years of occupancy. This is the standard Ebenezer policy. Proposed Parking: 10 Surface Stalls + 135 Under -Building Stalls =145 Stalls total. Proposed Building Setbacks: North 25' min / 50' may. South 30' on east end / 20' on west end East 25' at street level / 35' at podium level ** West 42' History: We received approval of a 5 story medical office building and parking ramp in December, 2012 for this property. Aurora Investments has purchased both land parcels, Demolition has started by removing the 6500 France Av structure, and soon we will be starting demolition on the 4005 W. 6e St structure. Overview: We have been approached by Ebenezer, a division of Fairview Hospital, to use this property for a Specialty Senior Care Housing Facility instead of medical offices. We feel that this new use is an improvement to our previously approved use in the following ways: 1. The entire block bordered by Valley View Rd on the west, France Av on the east, W. 65th St on the north and W 660' St on the south will become all Housing, for consistency of uses on this block. 2. There will be substantially less traffic generated by this housing developmentversus the previously approved medical office use - 400 less cars parked on site! s. There will be approx. 15,000 sq ft less 'roof area' on our building versus the previously approved medical office building and parking ramps roofs. a. The cubic volume of building enclosure is approx. 25% less than our previously approved medical office building and parking ramp enclosed volume, reducing the visual mass of the structure. Our application is to amend the Comprehensive Guide Plan to include Senior Care Housing as an approved use with in the Regional Medical District, and amend our PUD -3 Zoning to this new use. 415- Density Comparisons: At Sketch Plan review, we were asked to provide other examples of similar use and densities to justify our proposal. Typical planning metrics of Floor Area Ratio (F.A.R;) and Units per Acre are popular measures of density for commercial and multi- family buildings. However, those conventional metrics do not necessarily provide an accurate, or appropriate, measure of density when applied to Senior and Nursing Home housing. Nonetheless, please refer to the enclosed sheets labeled "Senior Housing Building Density Study" and "Apartment Building Density Study" for 11 examples of high density developments in the Minneapolis area that have F.A.R. and Unit per Acre values in excess of our request. Each of these buildings has parking under the building to preserve a pedestrian friendly, walkable area around the building. One unique and important difference between Senior housing and traditional apartments is that the traditional apartment mix of 3 Bedroom, 2 Bedroom and 1 Bedroom units create a much larger structure with lower density numbers than Senior housing buildings that have smaller units. Our proposed Senior building has 197 units which many are 600 sf studios. Another difference is that a large portion of our Senior housing residents are there far medical reasons that prevent them leaving the facility; and all of our residents are adults, not children. This reduces their demand on regional amenities such as roadways, retail, playgrounds and other public open spaces. Specifically, our proposed building requires only 138 parking stalls per zoning code; and the daily turnover trips by our residents are very low. Our previous Medical Office Building required 548 parking stalls per zoning code, with each stall turning over multiple times per day. So the net impact of our Senior housing use is less than one quarter of the vehicles per day generated by the Medical Office use. For comparison purposes only, had we provided surface parking for both uses, a 548 stall Medical Office parking lot size would create a very low F.A.R. whereas a 138 stall Senior Housing parking lot would create a higher F.A.R., solely on the basis of the number of parking stalls taking up more land area. Therefore, the logic to regulate our Senior housing use with an F.A.R. metric simply does not apply to our type of facility. Fundamentally, the choice to conceal our parking lot below our building, versus creating a large open asphalt parking lot on grade, impacts the F.A.R. calculation the most. Our Floor Area Ratio is similar to other urban areas when we have all parking underground. We believe that the visual improvement of concealing our parking, as well as minimizing the heat island effect from all that black asphalt, adds to the overall positive visual impact of our project. The resulting urban area density Is consistent with the City's vision for a more urban France Avenue corridor, where buildings are pulled forward to the front lot line. The proposed building still fits comfortably on the site; and offers seniors significant green space for outside activities. A third difference is our unique adjacency and skyway connection to Fairview Southdale Hospital, allowing doctors and patients to reduce the number of vehicle trips between buildings, as well as reducing certain duplications of medical care facilities on site, A special overlay district could be considered for Senior housing in the Regional Medical District. �14 Planning Concept: As per our earlier application, joining the two parcels (6500 France & 4005 W 65th 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"d 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 access is available at two driveways along 65th St W — one at the main entry / visitor drop off area; and a second for parking and delivery vehicles on the west side of our site. The City is currently in process to update several intersections along France Avenue at 66th St, 69th St and 70th 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 65th 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 be set at the end radius points of the curb and be perpendicular to either 65th 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 facade using multiple colors of face brick, warm -toned architectural precast concrete wall panels with a variety of surface finishes, tinted bronze -tone Low -e glass in tan painted aluminum frames and a small amount of EIFS decorative cornice trim. Multiple facade planes, parapet projections and exterior balconies offer dimensional relief to the facade. The main entrance located off of W 65th St serves as a visitor drop-off area for residents, and features a covered drop-off canopy for weather protection plus a public art piece in the front yard. The NE building corner at France Ave and W 65th St still has its distinctive glazed crown, backlit at night, to provide a regional point of identity for the building. The corner plaza area will offer outdoor seating, and also coordinates with the City's initiative to upgrade the pedestrian experience at these corners. The plaza will have decorative concrete 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 trees and bushes along our south yard. The ash trees along this borderline with Point of France are approx. 35'- 50' tall, providing excellent screening for most months of the year. On the west, facing Cornelia Place Apartments, we are employing three significant screening strategies to our garage entrance and service area as follows: 1. The service court for deliveries is recessed at basement level, and will be screened via a dense row of coniferous plantings along our side yard line 2. The HVAC equipment in the loading area will be screened via a dense row of coniferous plantings on their west end, plus an overhead decorative trellis structure to screen views from the upper floor apartments. 3. We will screen headlights from automobiles exiting the lower level garage by providing a dense row of coniferous plantings along our side yard line across from the garage door. Parking: There are 10 exterior surface stalls proposed — 8 at the main entrance drop-off, used primarily for short-term visitor parking, and 2 in the southwest corner for service deliveries. The remainder of the parking is under the building in an enclosed level that has A�� security access control. Residents, employees and visitors can all access this under -building parking level; via an audio/video intercom system. Refer to the Parking Calculation page of our submittal for parking counts. Service Court: Deliveries are quite infrequent for this building, estimated as follows: • Garbage & Recycling pick up - 3 times a week, max. Short trucks only. • Food Service deliveries - US Foods (2 times a week) and Bix 2 times a week. Periodically, they may add one delivery per week for special needs. We use short trucks only, not semi -truck sized: • Medical and Linen Supply trucks — up to 3 times a week. Step van vehicles, typically. • Pharmaceutical deliveries - typically weekly, but we require daily when needed. Small vehicles only (car or van). • Resident Move -in / Move -outs — varies, but a 1 to 3 per week is average. Residents do not bring a lot of furniture, so these activities do not use large moving vans. Sanitary Sewer and Watermain: The existing properties located at 4005 65th 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. There will be no disruption to the adjacent roadways. The existing 12" sanitary sewer main along the southern property line of the 6500 France Ave property will remain as is. An existing 8° sanitary service line to the westerly 4005 building will be used to service the development at the west side of the proposed building. The existing 12" water main loop cutting through the site will be relocated and re-routed to the south side of the property parallel to the sanitary sewer main. An 8" water service for the development is proposed from a tee off the re-routed 12". A new hydrant is proposed to service the south side of the building. 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 V of runoff over the entire proposed site impervious surface. (Accomplished via a rain garden and infiltration via perforated piping and rock bedding). 2. Water quality volume from entire site equivalent to runoff from the 2" type I I storm event and 25 year sediment storage. (Retention volume counts towards WQ volume and remainder accomplished via the rain garden and additional 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 proposed site plan reduces by 12.8% 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 western 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 western end of the site which will ultimately outlet to the City pond south of the property. An agreement to construct the storm sewer discharge point to the City pond will be coordinated with the Paint of France property owners. Storm water runoff from the south side of the building will sheet drain to a proposed rain garden. The rain garden will overflow to an existing 15" CAMP culvert that currently serves the property. 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 seven of the boulevard Ash trees along West 65i` Street. Raised curbed planters are to be provided along France Avenue that will be planted with colorful, annual and perennial 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 building will be planted with a mixture of plant types to soften and compliment the building architecture. The building's service area and parking entrance will also be screened by existing and proposed conifers on the west and southwest side. 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 7,623 sf. This sustainable initiative will help reduce the heat island effect, reduce stormwater runoff quantity, as well as providing a nicer view down on our roof from the residents of Point of France building. Noise Ordinance Compliance: We are proposing two outside air-cooled chillers for heat rejection, located in our service court. They will be visually screened, and not seen from the public way at all. An acoustical analysis will be performed and submitted to demonstrate compliance with zoning noise ordinance limits. Site Lighting: Decorative wail mounted lighting along France Av and W 65th St frontages, and around the main entry area. Decorative city sidewalk light poles, as prescribed by City Engineering Dept, along the W 651' St and France Av sidewalks. Resident unit balcony wall lights will be low -wattage down lights to provide minimum level of illumination. The glazed crown feature at rooftop level at the corner of France Av and W 65'" St will be backlit at night for a nice glow, Site Signage: Building name f address at corner of France &`W 65'" St., and address above front entry. Directional signs at both entries along W 6eSt Hours of Use: 2417 resident use. Zoning: Last approval for the medical office building in 2012 resulted in rezoning from Planned Office District 1 (POD -1) to PUD -3 for that use. We wish to retain our PUD zoning, but propose the change in use from Medical Office to Senior Care Housing. We have included a 12 building summary of similar size and density. Green Building Practices: Throughout all phases of the project - Design, Construction and Operation, we will use best practices of environmental awareness. Ebenezer is fully educated on Reduce -Recycle -Reuse operations. We have a Green Building Practices Narrative with our submission. We have retained our green roof area, which can be enjoyed by residents on the north side of Point of France. Community Benefits from the New Project 1. The current buildings have substantial deferred maintenance. The building exterior, landscaping and parking lot are ready for redevelopment. 2. This building provides senior and rehab service to support to the regional medical presence of the SW suburbs. This is consistent with the City Guide Plan. 3. The building is sized to have a crittiggl ria§s of services to allow cross referrals among other senior facilities in Edina. This is a key factor for the success of each specialized service area. The building will offer cost effective services to seniors as a strategic support to the hospital. 4. Edward Farr Architects is known for creating special building design features. The focal point will be the glass and brick detail of the main entry comer creating a Gateway Building to the Southdale area. Numerous surface changes occur on each side of the building to create interest and shadow elements. 5. We are supporting the pedestrian environment along France Avenue with flower gardens and sitting areas. TangleTown Gardens is the designer of these features, and their passion for unique colorful plants is shown in the enclosed photos. Accent lighting table seating will make this area a pleasant visual experience. 6. The proposed skMY will link the building to the hospital for visitor and patient services. 7. Green Buildina Practices 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 theGreen Practices we will pursue for each phase of the project. Monthly reports during construction will demonstrate our progress. 9. A portion of the building roof will have a vegetated en r o , with native wild flowers and sedum, to enhance the view down onto the roof from the neighboring Point of France building, as well as reducing our heat island effect and improving our stormwater runoff quantity. Annual reports will show the reduction in the heat island effect along with estimates of water volume enhanced. 10. There will be ongoing seminars to evaluate methods and new technology for their clinics — Reduce consumption, Re -use materials, and Recycle waste. The benefit to the building will be reduced operating expenses rand good stewardship of our business resources. Reports will be provided on the quantities of recycling. 11. 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 building. We have provided several successful alternate transportation systems Designated preferred Rarking 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. M 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. The MTC #6 bus line services multiple stops for the building. Additional routes around Southdale are 515, 538, 539, 578,579, 684. 12. The estimated real estate taxes, will be over three times the current revenue. The two existing buildings pay $154,000. 13. There will be over 52 new medicgl staff positions in the building. In addition, there will be 40-60 construction jobs over 12 months. 14. Storm water management will be improved through rate control and water quality, including our green root The current site has direct, unrestricted runoff. There is almost 13% less hard surface area in the new plan than the current buildings, which mean more green space for the community. 15. The new development is using existing utilities and roads In the community. Urban planning considers this good stewardship to reuse existing sites with current infrastructure. 16. The entrance traffic circle wit have an area for a sionificantpiece of art ortthe center area. We are planning a special commissioning for this feature. Ui EBENEZER Pat of Fairview Health Service: Mr. Cary Teague Community Development Director City of Edina 4801 W 500 Street Edina, MN 55424 May 3V, 2013 Dear Mr. Teague, Ebenezer 2712 @ark.Avenue Minneapolis, MN 55407-1009 Tel: 612-874-3460 Fax: 612-874-3465 The 6500 France Avenue location is a gateway into Edina, providing Ebenezer an opportunity to build a senior living community offering Independent Living, Assisted Living, Care suites, Transitional Care Suites, and Observation Rooms for Ebenezees nearby affiliate Fairview Southdale Hospital and the Twin City Orthopedics center. The new facility would feature Healthsense, state-of-the-art technology, and offer the following: a heated, underground parking garage, full-service salon, exercise room, massage therapist, bistro, club lounge, full-service dining room, gift shops, library/computer lounge with WI -Fl, theatre and a concierge service, bus lines and bike paths for employees, pharmacies, and shopping. It also faces nature and the lake, providing residents with activity views and beautiful scenery. Ebenezer is looking forward to developing in and partnering with Edina. Thank you, Susan Farr MINNEAPOLIS ' PHOENIX 1 DENVER CONSTRUCTION Edina Senior Mousing May 6, 2013 A NEW VISION FOR BUILDING The following list of sustainable items has been incorporated into the DESIGN, CONSTRUCTION and OPERATION of the proposed Edina Senior Housing, Many elements have been considered from the materials used to the energy consumed. The theme of reduce, reuse, recycle is supported by the project team's commitment to a sustainable building for patients, employees and the community to enjoy. No. 1: Brownfield redevelopment - we are using a site that is already developed rather than utilizing a greenfield never developed site. No. 2: Alternative transportation - the MTC #6 bus stops at the front door of the site. No. 3: Storm water quantity control - storm water management devices will be installed to control the rate of storm water leaving the site. No. 4: Storm water quality control - storm water filtration devices will be Installed to control the quality of storm water leaving the site. No. 5: Site liahtine is designed to reduce light pollution - strategically placed light poles with appropriate shrouding will be utilized. No. 6: Water efficient landscaping - draught appropriate trees, shrubs and plantings will be used. No. 7; Water use reduction - the use of water efficient irrigation and plumbing fixtures. No. 8: Baseline energy performance - mechanical equpment will be above code minimum energy ratings and ASHRAE standards. No. 9: Storage and collection of recvclables - recycling measures will be taken during construction to ensure that maximum recycling of steel, cardboard and cement products. No. 10: Reuse of materials - existing demolished concrete components will be used on-site for sub -base material. No. 11: Construction waste management - we will recycle 50% of demolished building materials. No. 12: locally produced materials - empahsis for regionally produced materials, No. 13; Certified wood materials - FSC certified wood products will be installed. No. 14: Construction indoor air quality management - filtration systems will be utilized during construction to ensure that permanent systems are not polluted with particulates. No. 15: Low emitting materials - all paints, coatings, carpets, adhesives and sealants plow in volitile organic compounds (VOC). Av4," No. 16: Green cleaning products that are nontoxic are used to protect ph en r'o�nment. r MINNEAPOLIS ' PHOENIX 1 DENVER Edina Senior Housing - May 6, 2413 A NEW VISION FOR BUILDING The following list of sustainable items has been incorporated into the DESIGN. CONSTRUCTION and OPERATION of the proposed Edina Senior Housing. Many elements have been considered from the materials used to the energy consumed. The theme of reduce, reuse, recycle is supported by the project team's commitment to a sustainable building for patients, employees and the community to enjoy. No. 1: Brownfield redevelopment - we are using a site that is already developed rather than utilizing a greenfield never developed site. No. 2: Alternative transportation,- the MTC #6 bus stops at the front door of the site. No. 3: Storm water quantity control - storm water management devices will be installed to control the rate of storm water leaving the site. No. 4: Storm water quality control - storm water filtration devices will be installed to control the quality of storm water leaving the site. No. 5: Site lighting is designed to reduce light pollution - strategically placed light poles with appropriate shrouding will be utilized. No. 6: Water efficient landscaping - draught appropriate trees, shrubs and plantings will be used. No. 7: Water use reduction the use of water efficient irrigation and plumbing fixtures. No. 8: Baseline energy performance - mechanical equpment will be above code minimum energy ratings and ASHRAE standards. No. 9: Storage and collection of recvclabies - recycling measures will be taken during construction to ensure that maximum recycling of steel, cardboard and cement products. No. 10: Reuse of materials - existing demolished concrete components will be used on-site for sub -base material. No. 11: Construction waste management - we will recycle 50% of demolished building materials. No. 12: Locally produced materials - empahsis for regionally produced materials. No. 13: Certified wood materials - FSC certified wood products will be installed. No. 14: Construction indoor air quality management - filtration systems will be utilized during construction to ensure that permanent systems are not polluted with particulates. No: 15: Low emitting materials - all paints, coatings, carpets, adhesives and sealants are low in volitile organic compounds (VOC). No. 16: Green cleaning products that are nontoxic are used to protect the envt V\J0 . IN q t ,5 AURORA ON FRANCE PRD -5 Nursing Nome Traditional Care/Skilled 34 Nursing Licensed Beds Memory Care 34 40 40 1 enclosed stall per 4 residents 1 enclosed stall per 4 residents 10 10 Care Suites 18 18- 1 enclosed stall per 4 residents 5 Subtotal 86 98 25 0 PSR -4 Senior Citizen Dwelling Independent and Assisted Living 112 1.5 exposed stalls per unit 122 25 enclosed stalls per unit 1 56 28 Employees 1 exposed per employee = 29 i 1 enclosed per management =1 1 29 Subtotal 111 111 29 85 Totals 197 I 209 54 85 135 10 Total Required 139 Total Provided 145 Senior Housing Building Density Summary Aurora on France 6500 France Avenue South, Edina Units: 197 lndependent:III Skilled: 34 Memory: 34 Care Suites: 18 Land Arca: 2.34 ac Units per Acre: 84 Floor Area: 228,842 FAR: 2.2 Ebenezer Park Apartments 2523 Portland, Nli nrespolis Units: 200 Independent: 141 Skilled. 34 Memory: 25 LandArea: 1.2 ac Unita per Acre: 166 Floor Area: 184,000 FAR 3.44 Walker Methodist Health 3737 Bryant Ave. South, Minneapolis Units: 336 Skilled Nursing TCU LandArra 2.5 ac Units perAcre: 134 Floor Area. 23I,200 FAR: 2.1 0 Ebenezer Seniors Tower 2700 Park Ave., Minneapolis Units 192 Senior Rental 62+ Land Area: 1.66 ac Unita perAcre: 115 Floor Area: 146060 FAR 2.0 HUD Sec 8 Allocation IuneI3,2013 Angastana Healthcare 1007 E. 14th Street, Minneapolis Units: 303 Skilled Hursing TCU LandArea: 2.0 ac Units perAere: 151 F1oorArea: 183,000 t. Apartment Building Density Summary June 13,2013 bi5[HI France 5pninr Hr Table of Contents Regional Map Site Plan Rendering of View Looking Southwest Rendering of Aerial View Looking Southwest Rendering of View Looking Northwest Rendering of View Looking Southeast Rendering of Yew Looking at Front Entry Rendering of View Looking at Terrace Rendering of View cooling Northeast A5.1 North and South Elevation A5.2 Fast and west Elevation Screening strategies west End Planting Concepts Building Density summary 6500 France Avenue EDWARD FAM ARCHITECTS INC Preliminary Development Plan, Comprehensive Guide Plan Amendment and Re -Zoning Permit Submittal AURORA ON FRANCE AURORA 1ftuC June 6, 2013 ,s r " " `. 1R 4 r w sm e � n „E •i r • EDWARD j V an—wamui � vuovnv M 2ONVU-i NO VaO�dnV �Al 1: ONI slM11Ho2iv "dW.4 MAKE onu2AV20UPJ3 oogg ULIIJ 24!S aNOd db 35 rw) -CL— it y � F r roa i Val IN 3� f 4A 9 i Ir t i t7b a pct?'�p '�% •I uri ; ftj6 lk l �l w U a LL z 0 d 0 a zo � a y M CL7 OA --t` C2 From 1 st Floor Apartment From. 2nd Floor Apartment Views from Cornelia Place EDWARD FARR ARCHITECTS INC AURORA ON FRANCE AURORA June 14, 2013 m Uz d LL Z 0 9 O ix At�,, 13 W.4wa a View Notcs Cornelia Residents no longer have a view of an Office Rooftop (previous con- dition) nor the view of a Parking Ramp (previously approved condition). HVAC/ Service Area Screening Notes 1. Dense Plantings along property line screens loading area 2. Pergola for the purpose of screening the chillers from more elevated views 3. Dense plantings to shield headlights Screening Strategies West End EDWARDFARR u�°W ARCHITECTS INC AURORA ON FRA�GE 0 , June 6, 2013 u v- . M r i ..a P ^ r x 1 4: x ����yy - {{ i V� r w _ T Wigle grde� grde+ 0( M O N W z z V �C OC 0 Co..... L... ❑ TPAN ElMEMORYCARE pCARE SUMS COMMON SPACES ADMINISTRATIVE aRcuunaa ❑ apPo7 PARIONG FIRST FLOOR PLAN Nt..l. Wil. N,iL N,iE tln.l. t.•MORV[A11CM N.in Sk" $..a AM; sM,a. sf.•. slMa. sfNa. sma. "•, MIiI. IM if. N)N. !Olaf. )N.J. �uv _ • ii ,AaNc �.. tDAM CNK AMNO rfwm — Shdb 011- sar. e w cif .o).r N1LL )rtsf BMlM Ntif. �� MBIOM7CAN[HV.IH gift. SMdlr SMRo SIMd. 41aK+ SINN. BW. f,Mdl. i.l.i Wif. N]Lf. N,..f. Mlaf NIL/. Ntit. NIlti. 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IfNJ. a.s1. xx,3. 911f /. xt�ucl MJ. ii IW4M■ rONPi}M I■nklrw rPM IOrdr9rall ItlMrw■ _ _ r11nMrMreOM n'a1. ® M9 J. 9nJ. Ir�J' 1IIrJ •Iver. ' • T C /I .wl., aka la.a...,w. ST!^io rttrws.,d. 'wn"esr _ w 4. 4"011. .s9.3. n9.1. ,31.4 • ■ w Zi .r.,wrr.+wr r 1er+.aew,•rw rerin.w; Pro tort— +a+a1.,■ Lr.+.r NTJ, 9MJ. TI J. 791 J. •• 9r<t fks4 A.tR THIRD FLOOR PLAN (FOURTH & FIFTH FLOOR SIMILAR) L? EBENEZER 6500 France Senior Housing'' , EDINA, MINNESOTA - • • 'RQRA "-mU 1 CWMK1?6s6-13Wl Investments, LLC MOUNT DEVELOPMENT CO. . VJO79 /� e A 4 l ®., All _ ...... .9 Iffy { i •. j7 y t4 itl ate! 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D8066=13 sew: l*.w Modifit by Edward FmT Architects "R RL MLAZW ASSOCIATES 71626HAM OAK f4W Eads p"W'U"653" (01"24414M 095"43am R"W— 6500 France senior Housing EDINA, MINNESOTA s4-=3 1 C MMMa17s56.134i STREET WEST EBENEZER MOUNT UEV ELOPMENT CO. 11 F- a w z w Q w U z Q o� AURORA Investments, LLC I :0 " .3. � 19-V fail HIM VP Infrastructure ■ Engineering ■ Planning ■ Construction 701 Xenia Avenue South A.enrckrfxx. Sults $300 MlnnespoNs, MN 65418 Too 783 $41.4800 Fox, 783 $41-1700 Memorandum DATM* June 26, 2013 TO. Mr. Gary Teague, Planning Director Mr. Wayne Houle, Public Works Director City of Edina' FROM: Charles Rickert, P.E., PTOE RE: Aurora on France Senior Housing Development (6500 France Avenue) Traffic and Parking Study City of Edlna, MN WSB Project No. 1686-43 Background Traffic and Parking Studies were completed in April, June and October 2012 documenting the anticipated impacts the proposed redevelopment of both 6500 France Avenue and 4005 65th Avenue sites would have on the adjacent roadway system. The site and proposed redevelopment has again been revised, This memorandum provides an updated review of the traffic and parking impacts, based on the revised site plan and development proposal. The project location is shown on Figure 1. The revised development plan includes a change in the proposed use on the site from medical office to a senior housing and skilled care facility. The current approved plan for the site includes a 102,965 sfinedical office building with a 548 vehicle parking ramp. The new proposed senior housing and skilled care facility will include 209 units with 144 parking spaces. In addition, the current approved plan included two full movement access locations on 65th. Street and a right out only access to southbound France Avenue. Access to the existing sites is currently provided at two (2) full movement driveway locations from 65th Street to each property (four driveways). All access to the proposed development plan will be from 650' Street at two locations. The primary access to the underground parking will be on the west side of the site. A second access will be located in the center of the site and will be utilized for visitor drop-offs. The proposed site plan is shown on Figure 2. The traffic impacts of the existing and anticipated development were evaluated at the site access locations as well as the primary impacted intersections and driveway along 65th Street between France Avenue and Valley 'View Road. The following sections of this report document the analysis and anticipated traffic and parking impacts for the proposed redevelopment. Aurora on France Traffic and Parking Study City of Edina June 26, 2013 Page 2 of 1 I Existing Traffic Characteristics France Avenue (CSAR 17) is north/south a 6 -lane divided Arterial roadway from south of 66th Street to north of 65"' Street. Primary access to York Avenue is by local streets and development driveways. The posted speed limit on France Avenue in the vicinity of the site is 40 mph. 65th Street 6P Street is an east/west City street with numerous access driveways. The existing roadway configuration includes a single lane in each direction with a continuous center left turn lane (three lane section). All the driveway access points are controlled with stop signs, stopping the exiting movements from the developments. A 30 mph speed limit is posted on this roadway. The two primary intersections along the 65`h Street corridor are at France Avenue and Valley View Road. Both France Avenue and Valley View Road are classified as "A" Minor Arterials providing regional access to the area. Both intersections are controlled with traffic control signals. The lane configurations at each are as follows. 65'h Street at France Avenue SB France Ave approaching 65th St— one through/right, two through, one left NB France Ave approaching 65" St one through/right, two through, one left EB 65th St approaching France Ave one through/right, one left WB 65th St approaching France Ave — one right, one through/left 651h Street/TH 62 off ramp at Valley View Road SB Valley View Rd approaching 65th St — one through, one left NB Valley View Rd approaching 65th St — one through/right, two through EB TH 62 off ramp approaching Valley View Rd —one free right, one through/left WB 65th St approaching Valley View Rd — one rightlleft AM and PM peals hour turning movement counts were conducted along 65th Street at each access driveway, the intersection of France Avenue at 651h Street and the intersection of Valley View Road at 651h Street/T14 62 off ramp the week of February 20"', 2012. Figure 3 shows the intersections and driveways along the corridor that were analyzed as part of this traffic study and, Figure 4 shows the existing 2012 AM and PM peak hour traffic volumes with the existing lane configuration. The traffic count data is included in the Appendix. Background (Non Development) Traffic Growth Traffic growth in the vicinity of proposed development will occur between existing conditions and any given future year due to other growth and development within the region. This background growth must be accounted for and included in future year traffic forecasts. Reviewing the historical traffic counts on in the area traffic has stayed constant or dropped in the past few years, In order to account for some background growth in traffic a .05% per year factor was applied to the through traffic on 651h Street, France Avenue and Valley View Road to the 2014 and 2030 analysis years. p-6 S Aurora on France Traffic and Parking Study City of Edina June 26, 2013 Page 3 of I 1 In addition to the regional background traffic, other specific none development related traffic was determined and included with the overall background traffic. Fairview Southdale Hospital Expansion — The proposed plan includes the expansion of the emergency center, urgent care, behavioral health and observation area. The proposed expansion consists of a 77,500 sf (gross area), two-story building located on the north side of the existing hospital building. This project has been approved by the City Council. It is assumed that it will be completed in 2014 and included in the background traffic for the 2014 and 2030 analysis. Southdale Residential - The City recently approved the addition of 232 apartment units with associated parking in the existing Southdale Shopping Center parking lot. The site is located in the northwest quadrant of 69"' Street and York Avenue. It is assumed that this project will not be open and included as part of the 2014 analysis but, will be frilly leased and included in the 2030 background traffic. Additional Southdale Mall Development - Based on the information received from Southdale Center about the current vacancy mates and plans for renovations, it was determined that following the renovations, the mall would have an additional 143,880 sf of leasable space available. This includes leasable retail and food court space. The analysis assumes that all space will be occupied by 2014 and included in the background traffic for the 2014 and 2030 analysis. Future Restaurant Development — A future restaurant is proposed in northeast quadrant of France Avenue and 69ih Street in the Southdale Center Parking lot. The restaurant was assumed to be 8,000 sf in size with approximately 300 seats. The analysis assumes the restaurant will not be developed by 2014 but, will be open and included as part of the 2030 background traffic. The estimated trip generation for the additional background traffic is shown below in Table 1. The trip generation rates used to estimate the additional development traffic is based on extensive surveys of the trip -generation rates for other similar land uses as documented in the Institute of Transportation Engineers Trip Generation Manual, 9'h Edition. The table shows the AM and PM peak hour trip generation for the proposed uses. Tah1e 1- FstimatedAdditional Background Trip Generation Use Size AM Peak Hour PM Peak Hour Total In Out Total In Out Hospital Expansion 77,500 sf 36 21 15 24 10 14 Apartments 232 units 118 24 94 144 94 50 Shopping Center 143,880 sf 138 86 52 533 256 277 Restaurant 8000 sf 87 1 48 1 39 79 1 47 1 32 Total New Tris 379 1 179 1 200 780 1 407 1 373 Source: Institute of Transportation Engineers Trip Generation Manual, 9th Edition ��6 Aurora on France Traffic and Parking Study City of Edina June 26, 2013 Page 4 of I I Site Trip Generation The estimated trip generation from the proposed ultimate redevelopment is shown below in Table 2. The trip generation rates used to estimate the proposed site traffic are based on extensive surveys of the trip -generation rates for other similar land uses as documented in the Institute of Transportation Engineers Trip Generation Manual, 9ch Edition. The table shows the total daily, AM peak hour and PM. peak hour trip generation for the proposed site. Table 2 - Estimated Site Trip Generation Use Size units ADT AM Peak PM Peak Total In Out Total In Out Total In Out Assisted Living 59 157 78 79 9 6 3 13 6 7 Independent Living 50 101 51 50 3 1 2 1 1 9 4 5 Skilled Nursing Care 40 1 96 48 48 6 4 2 7 3 4 Memory Care 40 96 48 48 6 4 2 7 3 4 Observation Care Rooms 20 48 24 24 3 2 1 1 1 4 2 2 Total New Tris 1 498 249 249 27 18 1 9 1 40 18 22 Source: Institute of Transportation Engineers Trip Generation Manual, 9th Edition Trip Distribution Site -generated trips were distributed to the adjacent roadway system based on the population distribution relative to the site and the travel sheds for the major routes that serve it. The Trip Distribution was assumed as follows: 25% north on France Avenue 20% south on France Avenue 10% from the Hospital across France Avenue 10% north on Valley View Road 5% south on Valley View Road 30% from west on TH 62 Future Year Traffic Forecasts Traffic forecasts were prepared for the year 2014 which is the year the proposed development would be completed and for the 2030 conditions which represents the City's Comprehensive Plan development time frame. Aurora on France Traffic and Parking Study City of Edina June 26, 2013 Page 5 of 11 The traffic forecasts were prepared by adding the projected annual background traffic growth and the projected non -development background traffic growth to the existing 2013 traffic counts to determine the "No -Build" traffic conditions. The anticipated Aurora on France traffic was then added to the no -build to determine the `Build" traffic conditions. Figures 5 and 6 show the projected 2014 and 2030 Build AM and PM peak hour traffic volumes. Traffic Operations Existing and/or forecasted traffic operations were evaluated for the impacted intersections and access driveway adjacent to the hospital. The analysis was conducted for the following scenarios. 1. Existing Conditions 2. Projected 2014 Build 3. Projected 2030 Build This section describes the methodology used to assess the operations and provides a summary of traffic operations for each scenario. Existing and/or forecasted traffic operations were evaluated for the intersections of 651h Street at France Avenue, 651h Street at Valley View Road, the existing driveways on 65th Street, the proposed development site driveways on 65th Street and the right -out only site access to France Avenue. This section describes the methodology used to assess the operations and provides a summary of traffic operations. Analysis Methodology The traffic operations analysis is derived fiom established methodologies documented in the Highu,ay Capacity Manual 2000 (HCM). The HCM provides a series of analysis techniques that are used to evaluate traffic operations. Intersections are given a Level of Service (LOS) grade from "A" to "F" to describe the average amount of control delay per vehicle as defined in the HCM. The LOS is primarily a function of peak traffic hour turning movement volumes, intersection lane configuration, and the traffic controls at the intersection. LOS A is the best traffic operating condition, and drivers experience minimal delay at an intersection operating at that level. LOS E represents the condition where the intersection is at capacity, and some drivers may have to wait through more than one green phase to make it through an intersection controlled by traffic signals. LOS F represents a condition where there is more traffic than can be handled by the intersection, and many vehicle operators may have to wait through more than one green phase to make it through the intersection. At a stop sign -controlled intersection, LOS F would be characterized by exceptionally long vehicle queues on each approach at an all -way stop, or long queues and/or great difficulty in finding an acceptable gap for drivers on the minor legs at a through -street intersection. The LOS ranges for both signalized and un -signalized intersections are shown in Table 3. The threshold LOS values for un -signalized intersections are slightly less than for signalized intersections. This variance was instituted because drivers' expectations at intersections differ with the type of traffic control. A given LOS can be altered by increasing (or decreasing) the number of lanes, changing traffic control arrangements, adjusting the timing at signalized intersections, or other lesser geometric improvements. LOS also changes as traffic volumes increase or decrease. UK Aurora on France Traffic and Parking Study City of Edina June 26, 2013 Page 6 of 11 Table 3 - Intersection Level of Service Ranges Source: HCM LOS, as described above, can also be determined for the individual legs (sometimes referred to as "approaches") or lanes (turn lanes in particular) of an intersection. It should be noted that a LOS E or F might be acceptable or justified in those cases where a leg(s) or lane(s) has a very low traffic volume as compared to the volume on the other legs. For example, improving LOS on such low-volume legs by converting a two-way stop condition to an all -way stop, or adjusting timing at a signalized intersection, could result in a significant penalty for the many drivers on the major road while benefiting the few on the minor road. Also, geometric improvements on minor legs, such as additional lanes or longer turn lanes, could have limited positive effects and might be prohibitive in terms of benefit to cost. Although LOS A represents the best possible level of traffic flow, the cost to construct roadways and intersection to such a high standard often exceeds the benefit to the user. Funding availability might also lead to acceptance of intersection or roadway designs with a lower LOS. LOS D is generally accepted as the lowest acceptable level in urban areas. LOS C is often considered to be the desirable minimum level for rural areas. LOS D or E may be acceptable for limited durations or distances, or for very low-volutne legs of some intersections. The LOS analysis was performed using Synchro/SimTraffic: Synchro, a software package that implements Highway Capacity Manual (HCM) methodologies, was used to build each signalized intersection and provide an input database for turning -movement volumes, lane geornetrics, and signal design and timing characteristics. In addition, Synchro was used to optimize signal timing parameters for fixture conditions. Output from Synchro is transferred to SimTraffic, the traffic simulation model. SimTraffic is a micro -simulation computer modeling software that simulates each individual vehicle's characteristics and driver behavior in response to traffic volumes, intersection configuration, and signal operations. The model simulates drivers' behaviors and responses to surrounding traffic flow as well as different vehicle types and speeds. It outputs estimated vehicle delay and queue lengths at each intersection being analyzed. Control Delay (Seconds) Signalized Un -Signalized A 510 <_ 10 B 10-20 10-15 C 20-35 15-25 D 35-55 25-35 E 55-80 35-50 F > 80 >501 Source: HCM LOS, as described above, can also be determined for the individual legs (sometimes referred to as "approaches") or lanes (turn lanes in particular) of an intersection. It should be noted that a LOS E or F might be acceptable or justified in those cases where a leg(s) or lane(s) has a very low traffic volume as compared to the volume on the other legs. For example, improving LOS on such low-volume legs by converting a two-way stop condition to an all -way stop, or adjusting timing at a signalized intersection, could result in a significant penalty for the many drivers on the major road while benefiting the few on the minor road. Also, geometric improvements on minor legs, such as additional lanes or longer turn lanes, could have limited positive effects and might be prohibitive in terms of benefit to cost. Although LOS A represents the best possible level of traffic flow, the cost to construct roadways and intersection to such a high standard often exceeds the benefit to the user. Funding availability might also lead to acceptance of intersection or roadway designs with a lower LOS. LOS D is generally accepted as the lowest acceptable level in urban areas. LOS C is often considered to be the desirable minimum level for rural areas. LOS D or E may be acceptable for limited durations or distances, or for very low-volutne legs of some intersections. The LOS analysis was performed using Synchro/SimTraffic: Synchro, a software package that implements Highway Capacity Manual (HCM) methodologies, was used to build each signalized intersection and provide an input database for turning -movement volumes, lane geornetrics, and signal design and timing characteristics. In addition, Synchro was used to optimize signal timing parameters for fixture conditions. Output from Synchro is transferred to SimTraffic, the traffic simulation model. SimTraffic is a micro -simulation computer modeling software that simulates each individual vehicle's characteristics and driver behavior in response to traffic volumes, intersection configuration, and signal operations. The model simulates drivers' behaviors and responses to surrounding traffic flow as well as different vehicle types and speeds. It outputs estimated vehicle delay and queue lengths at each intersection being analyzed. Aurora on France Traffic and Parking Study City of Edina June 26, 2013 Page 7 of 11 Existinjz Level of Service Summary Table 4, below, summarizes the existing LOS at the two primary intersections on 65th Street as well as the existing site driveways and adjacent development driveway based on the current lane geometry and traffic volumes. The table shows that all intersection are operation at LOS C or better during both the AM and PM peak hours with all movements operating at LOS D or better. A table showing the LOS and delays by approach is included in the Appendix. Tahle 4 - Existing Level of Service C = Overall LOS, (D) = Worst movement LOS Source: WSB & Associates, Inc. Forecast Traffic Operations A capacity and LOS analysis was completed for the study area intersections for 2014 which is the year proposed Aurora on France would be developed and for the 2030 conditions which represents the City's Comprehensive Plan development time fi•ame. The results of the analysis are discussed below and shown in Tables 5. All of the intersections are expected to continue to operate at similar levels of service after the redevelopment as prior to the redevelopment. A table showing the LOS and delays by approach is included in the Appendix. Table 5 shows that all intersection will continue to operate at overall LOS D or better in 2014 and 2030 during both the AM and PM peak hours. However, with the increase in traffic, some additional movements will be operating at LOS E. Overall delays will also increase slightly from the existing conditions to the 2030 conditions, especially at the intersection of France Avenue at 65th Stree. By 2030 the analysis indicates that at the intersection of 65th Street and France Avenue potential issues on the 65th Street approaches and France Avenue left turns may exist. With minor intersection and signal improvements (additional turn lane length and signal phasing changes), these issues would be minimized, improving the overall intersection LOS back to a C with 20 to 25 sec delays. 00 AM Peak Hour PM Peak Hour Intersection Delay Delay LOS (sec/veh) LOS (sec/veh) 65th Street at France Ave C (D) 20.3 B (D) 19.8 65th Street at Valley View Rd B (D) 13.8 B (D) 12.5 65t Street at 6500 Site A (A) 1.0 A (A) 1.2 Driveway 65" Street at 4005 Site A (A) 0.5 A (A) 0.4 Driveway 65t Street at Adjacent A (A) 0.5-2.2 1 A (A) Development Driveways C = Overall LOS, (D) = Worst movement LOS Source: WSB & Associates, Inc. Forecast Traffic Operations A capacity and LOS analysis was completed for the study area intersections for 2014 which is the year proposed Aurora on France would be developed and for the 2030 conditions which represents the City's Comprehensive Plan development time fi•ame. The results of the analysis are discussed below and shown in Tables 5. All of the intersections are expected to continue to operate at similar levels of service after the redevelopment as prior to the redevelopment. A table showing the LOS and delays by approach is included in the Appendix. Table 5 shows that all intersection will continue to operate at overall LOS D or better in 2014 and 2030 during both the AM and PM peak hours. However, with the increase in traffic, some additional movements will be operating at LOS E. Overall delays will also increase slightly from the existing conditions to the 2030 conditions, especially at the intersection of France Avenue at 65th Stree. By 2030 the analysis indicates that at the intersection of 65th Street and France Avenue potential issues on the 65th Street approaches and France Avenue left turns may exist. With minor intersection and signal improvements (additional turn lane length and signal phasing changes), these issues would be minimized, improving the overall intersection LOS back to a C with 20 to 25 sec delays. 00 Aurora on France Traffic And Parking Study City of Edina June 26, 2013 Page 8 of 11 Table 5 — Forecast Build with Develonment Intersection 2014 2030 AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour LOS Overall Delay xec/veh LOS Overall Delay see/veh LOS Overall Delay sec/veh LOS Overall Delay sec/veh 65* St at France Ave C (D) 21.3 B (D) 19.8 C (D) 23.2 D (E) 37.4 65th St at Valley View Rd B (D) 14.3 B (D) 14.8 B (D) 14.5 B (D) 17.8 65" St at West Site Access A (C) 1.1 A (A) 1.3 A (C) 1.2 A (C) 1.8 65th St at East Site Access A(A) 0.4 A(A) 0.5 A (A) 0.8 A(A) 1.0 65"' St at Adjacent Development Driveways A(A) 0.8-2.2 A(A) 0.5-2.7 A (A) 0.8-2.41 A (A) 0.5 — 2.8 L = uvemlt LU5, (U) = Worst movement LOS Source; WSB & Associates, Inc. Velllcre Queuing Analysis A queuing analysis for the existing and future 2014 and 2030 conditions was pTrared evaluating the anticipated vehicle queuing impacts at the driveways and intersections on 65t Street between France Avenue and Valley View Road. The analysis was conducted using the SimTrafiic simulation software. The results found that during both the AM and PM peak hours, for the existing, and future no - build and build 2014 and 2030 conditions, the average queues in the corridor do not exceed any of the available turn lanes storage. In some cases however, the maximum queues were exceeded. The maximum queue represents the longest length of queue that was observed during the analysis period. The observations were identified just one time during the peak periods with an extremely short duration of less than 2 seconds. In most cases the queues exceed the storage in the continuous left turn lane, therefore only blocking the adjacent driveway and not impacting through traffic. The potential future mitigation at the 65th Street and France Avenue intersection discussed above will improve the flow oftraffic on 651h Street and also minimize traffic blocking the hospital entrance. Additional signage could also be added indicating "do not block intersection" and/or "no left turns during peak hours" at the hospital entrance should this become an issue. Tables showing the average and maximum queue lengths by movement and approach arc included in the Appendix. Al Aurora an Prance Traffic and Parking Study City of Edina .lune 26, 2013 Page 9ofll. Parking Demand The parking demand for the proposed development was analyzed based on anticipated uses on the site. The parking generation rates used to estimate the parking demand was based on surveys of the parking generation for other similar land uses as documented in the Institute of Transportation Engineers Parking Generation Manual, a Edition. Table 6 below shows a summary of each potential uses, the estimated parking generation rate and what the anticipated peak parking demand would be for a typical weekday. This would represent the worst case condition for the parking on the site assuming the proposed uses. Table 6 —Site Parking Demand per ITE Use size Rate Spaces Assisted Living 59 0.41 spaces/unit 25 Independent Living 50 1.00 spaces/unit 50 Skilled Nursing Care 40 1 0.48 spaces/unit 20 Memory Care 40 0.48 spaces/unit 20 Observation Care Rooms 20 0.48 spaces/unit 10 Total Parking Demand 10 125 The current City Code would require a total of 138 parking spaces for the proposed development. Currently the proposed site is estimating 144 spaces available. Fable 7 shows a breakdown of the parking required per City Code. Table 7—Parking Required per City Code Use Size Rate Spaces Assisted Living 59 0.75 per unit + 1 p er employee to 60 independent, Living 50 0.75 per unit + l per employee 53 Skilled Nursing Care 40 1 per 4 beds 10 Memory Care 40 1 per 4 beds 10 Observation Care Rooms 20 1 per 4 beds 5 'total Parking Demand 1 1 138 Based on the results of the parking analysis, it can be Concluded that the parking proposed with the site plan would be adequate for the proposed senior housing and skilled care facility. Wt Aurora on France Traffic and Parking Study City of Edina June 26,2013 Page 10 of i 1 Conclusions l Recommendation Based on the analysis documented in this memorandum, WSB has concluded the following: • The proposed Senior Housing and Skilled Care Facility project including planned 209 units is anticipated to generate an additional 27 trips in the AM peak hour and 40 trips in the PM peak hour. • Additional trips will be generated from other approved or anticipated development in the surrounding area. These uses will generate an additional 379 trips in the AM peak hour and 780 trips in the PM peak hour. • Existing traffic operations at the intersections and driveways in the study area on 65tth Street are al operating at overall LOS D or better for the both the AM and PM peak hours. • Traffic operations at the intersections and driveway on 6501 Street between France Avenue and Valley View Road with or without the proposed site development for the forecasted conditions in 20.14 and 2030 will continue to operate at an overall LOS D or better during the AM and PM peak hours. s The intersection of 650i Street and France Avenue may have potential delay issues with M development in 2030. With the minor intersection and signal improvements :(additional turn lane length and signal phasing changes), these issues would be minimized, improving the overall intersection LOS back to a C. • The results of the queuing analysis found that during both the AM and PM peak hours, for the existing, and fitture no -build and build 2014 and 2030 conditions, the average queues in the corridors do not exceed any of the available turn lane storage. • The proposed site plan provides parking to meet both City Code and anticipated parking generation based on ITE guidelines. Based on these conclusions the following is recommended. 1. Provide the proposed roadway internal roadway improvements as shown on the proposed site plan (Figure 2). 2. Although no improvements to the France Avenue at 650' Street intersection are specifically required at this time. Should delays and queuing become an issue in the future, minor intersection turn lane and phasing improvements may be necessary. Should these improvements be required in the future the Aurora on France Senior Housing development will be responsible for their share of those improvements. 3. No additional roadway improvements or additional parking would be required to accommodate the proposed Aurora on France Senior Housing project. h� Aurora on France Traffic and Parking Study City of Edina June 26, 2013 Page 11 of 11 FA i Traffic impact Study Figure 1 4 Aurora on France (6500 France Avenue) Senior Housing Development City of Edina, Minnesota A-1 �' Project Location Map A-76 A + J s p s ffllw0( >o e` 37(271) 9t.0 (1) o s 2oluq at 0 s s a o o N i6t237) 66t,n s s s 0 0 o f. 266(161) 139 ( „ LEGEND 116Zfilt3 -+ S S �: a a (321)392 " 64 s. ilotng AM (PM) PeaksL t 61 0 t 0 1 $ : 20 MIN s e: o d. a(1s0) _ atm ts Movemen-Ao .s. (2261 �s. GO j 4 0126! fit �► � AL t N s2 .+ r 2t 1) Ar of 6) Y �, t o 9 r 41 b� 'IF l Z k t»» Ts sly (44 39 1P 1X76 (0A 291.:► s City of Edina, Minnesota y 1165310 "!ti .^ 8 8 (217)211 -r G S c (S)305 t s 6P 7 (x1166 -- a .$ —714 p s ffllw0( >o e` 37(271) 9t.0 (1) o s �: at 0 s s a o o N i6t237) 6t oT er e4 e e e ,60(161)+"' 3t 2) s s s 0 0 o f. 266(161) LEGEND 116Zfilt3 -+ S S �: a (2,7) `,p• g g (321)392 " 64 ("2)204 �. AM (PM) PeaksL t 61 0 t 0 1 MIN XXX (XXX) HourTurn(ng _ ts Movemen-Ao GO Traffic Impact Study Figure 4 Aurora on France Senior Housing Development (6500 France Avenue) Existing Peak Hour Turning Movements City of Edina, Minnesota —714 s ryY a( t p130%"0(e '9 _ 416 ( E 406 �(�yye 46(10 j 4 U(ul At( � At 9( :(t� A 16(ml . (+e39 t (e53 .s A $n .0 (men .s 'k I (��.� 8 (tt+)tn �► s e I IZ90 "� s a tuAnf '4' s s s (W)NI v$ (233)40 '* §s { e ` :< �a 1 +l - (» x `' (nr►10 — .� R . 3 ,L c 2 e m d+ 61(2}6) e dz A. n(Z" o MOM . e(" ' LEGEND (m) -e r a s (1>� -{► s c ��' (3M319 •► a s ax AM (PM) Peak f e 0 (4)1 —� ( r t (ice — m; XXX(XXX) HourTurning Movements _..�. _ ... e....._,..w_..� w ..°° uu..., Traffic Impact Study Figure 5 jAurora on France Senior Housing Development (6500 France Avenue) City of Edina, Minnesota 2014 Peak Hour Turning Movements h� LEGEND AM (PM) Peak XXX(XXX) Hour Turning Movements 2( 1} ® m � aat3aq el a) (I)9 s (225)435 (a)0 s s at a9 ffi m .i 1z3izT>t (*a aY (2amw =+ a s B (n4 Ell a(w_ s s ar a e �- 2661i0U a( a) (q0 (N6(16e - a :a Soca g Traffic Impact Study Figure 6 Qe r } Aurora on France Senior Housing Development (6500 France Avenue) City of Edina. Minnesota 2030 Peak Hour Turning Movements 66"s 60(Tt) ,79t 11) �' �� at qR 2130 a s ;u � s S ffi _ e is 0" at, .- G A. 1](2d8) �` �- 33 183(T91J a r F 26i(Zat) ' �' 62(113) {, j 1A ,at iri ,Aa r 2( 1) ,A. r 9(h or 2(a) 4 63( 64 (4439 t 1 ( 8)33 .s f t V ("324 .� , (21gia2 '�► P S ffi �g (ta,)3ii '>(r� tiT S 06)366 ':} S S S (il0)72a �► B -� pN (u 3 ,� ; , t n 2 -- LEGEND AM (PM) Peak XXX(XXX) Hour Turning Movements 2( 1} ® m � aat3aq el a) (I)9 s (225)435 (a)0 s s at a9 ffi m .i 1z3izT>t (*a aY (2amw =+ a s B (n4 Ell a(w_ s s ar a e �- 2661i0U a( a) (q0 (N6(16e - a :a Soca g Traffic Impact Study Figure 6 Qe r } Aurora on France Senior Housing Development (6500 France Avenue) City of Edina. Minnesota 2030 Peak Hour Turning Movements Traffic Impact Study Figure 3 }* Aurora on France Senior Housing Development (6500 France Avenue) City of Edina, Minnesota Intersection Location Map 29(251)�� a �d R 19(11) $ 179111!t of o)�_ 174 i��M A. 26(226) � s _ r' o` � !i. 61(136} 'k a gr s m m m � 241(I _ tb � Ir 0(461 4(29) f i �' AL (6i SI or 2( 1) j AL ( X16 .1� or of 6) 8 4 (131) 73 .0 O 34 (� 0" (66)244.f► 7+�2 (16S►f79 i►: a �, (217)277 R �' ss (332j1GS "6► B ffi ( 1!9 '6F gm. �., ,„�, ,r . Ai, (� 1 ,.. (+} 8 .� (i) I 31 A .. rr LEGEND AM (PM) Peak XXX(XXX) Hour Tuming Movements z(11 •� o a :r A. 64(37 AAS I $(a) (1) 0 .s of 4 S 8 74' a A. n(24U Adl lor 1( 0 (00 J W0366 V s s (44 . 0( 11 8 � S x1 4 o a 4-224(174 a($) t26»zm -► a � � (Oil _ Traffic Impact Study Figure s Aurora on France Senior Housing Development (6500 France Avenue) City of Edina, Minnesota 2014 Peak Hour Turning Movements W it et � R e R 43(236 r e 130(11)' s S s 76(142) ' o` o at $ f 223(174 R t 107(300 Ar 46(na j k u(32) AL ' r zt u zr e 6(g � 'M' ! 0 8 � � � � (3543"� r z! 2) •� j j 4 66(s>! '1 t t (gona.4 t t $ r � ��, (174341 -V 471 (237)294 � 1140 n s c s s � Ienn1 111440 $ g LEGEND AM (PM) Peak XXX(XXX) Hour Tuming Movements z(11 •� o a :r A. 64(37 AAS I $(a) (1) 0 .s of 4 S 8 74' a A. n(24U Adl lor 1( 0 (00 J W0366 V s s (44 . 0( 11 8 � S x1 4 o a 4-224(174 a($) t26»zm -► a � � (Oil _ Traffic Impact Study Figure s Aurora on France Senior Housing Development (6500 France Avenue) City of Edina, Minnesota 2014 Peak Hour Turning Movements W LEGEND AM (PM) Peak XXX (XXX) Hour Turning Movements n a ` 4L 94 (1" 0t o1 1 11 9 .0 1 22n 175 -► s s s iwo Ot 0) S S S s o ,t u7{n11 A 11r ita (019 .0 Y (2$0)4" V 8 6 - ( 4 4 Traffic Impact Study Figure 6 1 Aurora on France Senior Housing Development (6500 France Avenue) City of Edina, Minnesota 2030 Peak Hour Turning Movements 60( fA '"i r 6 1381 ii1 --t � a $ ti 213!401 >i i• of n a o p Mtn ss m d ,osti+sl ;� �. .. 207!2911 _ >� '� 52(IM1 4 letxp r 2(n { lrM r tie r 2( 3$ 4 j j 4 atop 'N ( 0) 0 ii t t ( 42139 t t �' t M � r+' 'M t >r 1e .r IN tlsgb s 10324 .4 S. 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The analysis was conducted using the SimTraffic simulation software, The results found that during both the AM and PM peak hours, for the existing and future 2014 conditions, the average queues in the corridor do not exceed any of the available turn lanes storage. In some cases however, the maximum queues were exceeded. The maximum queue represents the longest length of queue that was observed during the analysis period. The observations were identified just one time during the peak periods with an extremely short duration of less than 2 seconds. In most cases the queues exceed the storage in the continuous left turn lane, therefore only blocking the adjacent driveway and not impacting through traffic. Based on the analysis none of the anticipated average queues or maximum queues on 65" Street will back up or block either the France Ave or the Site Access intersections. Tables showing the average and maximum queue lengths by movement and approach are included in the Appendix. Conclusions /Recommendation Based on the analysis documented in this memorandum, WSB has concluded the following: • The proposed site redevelopment is proposed to include primarily medical office and supporting uses and is anticipated to generate :2280 trips in a day, 279 trips in the AM peak hour and 216 trips in .the PM peak hour. • Traffic operations at the intersections and driveway on 65`h Street between France Avenue and Valley View Road will remain the same with or without the proposed redevelopment. • Traffic operations at the proposed site driveway will operate at overall LOS A in the AM and PM peak hours with the worst movement operating at a LOS C. • The queuing analysis indicates that no significant impact to the adjacent driveways or intersections will occur as a result of the proposed redevelopment. Based on these conclusions no additional improvements other than those shown on the site plan would be required to accommodate the proposed site redevelopment. CITY OF EDINA DEMO Engineering Department - Phone 952-826-0371 Fax 952-826-0392 - www.CityofEdina.com ` CQ Date: July 2, 2013May 20, 2013 To: Cary Teague — Community Development Director From: Wayne D. Houle — City Engineer Re: Review of Planning Submittal for Edina Medical Plaza 6500 France Avenue Engineering has reviewed the revised plans for the above stated project and offer the following comments: o A Nine Mile Creek Watershed permit will be required, along with other agency permits such as Hennepin County Public Works, MNDH, MPGA, MCES. a Dedication of new watermain and sidewalk easements will be required. o A developer's agreement will be required for realigning of the public watermain and also the installation of the sidewalk on both West 65th Street and France Avenue. Sheet C4.0 Utility Plan: o Verify that sanitary sewer service has not settled; repair if needed; then reline existing sanitary sewer service. a Uncover buried MH4680 on south lot line and bring to grade. o Final plans should include all standard detail sheets, including thrust blocking for 0900 watermain. Double check City website for using the most up-to-date details. Staff will require a more detail review of the Civil Plans if this project is approved by the City Council. Please contact me if you have any questions regarding this first review. G;\PW\ADMtN\COMM\DCTERNAL\GENERAL CORR BY STREETSV Sireets\6500 Fronce Avem ie\20W43D HoWrig Dsgn\Staff Revlew\20130702 W11-Edirw Review 6500 kunce doc Engineering Department - 7450 Metro Blvd - Edina, MN 55439