Loading...
HomeMy WebLinkAbout2016 03-23 Planning Commission Meeting Packets Agenda Planning Commission City Of Edina, Minnesota City Hall, Council Chambers 4801 West 50th Street Edina, MN 55424 Wednesday, March 23, 2016 7:00 PM I. Call To Order II. Roll Call III. Approval Of Meeting Agenda IV. Approval Of Meeting Minutes A. Minutes 2016-24 Planing Commission Meeting Minutes Regular V. Special Recognitions And Presentations A. Annual Meeting- Election of Officers & Bylaws VI. Public Hearings A. Sign Variance - 6500 France Avenue VII. Community Comment During"Community Comment,"the Board/Commission will invite residents to share relevant issues or concerns. 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 tonight's agenda may not be addressed during Community Comment. Individuals should not expect the Chair or Board/Commission Members to respond to their comments tonight. Instead,the Board/Commission might refer the matter to staff for consideration at a future meeting. VIII. Reports/Recommendations A. 66 West TIF District - Consistency with the Comprehensive Plan B. Sketch Plan Review - 3901 70th Street West C. Sketch Plan Review - 5901 Lincoln Drive IX. Correspondence And Petitions X. Chair And Member Comments Xl. Staff Comments XII. Adjournment Item Coversheet Page 1 of 1 19 w9sNr.44, CITY OF EDINA o` ® cn 4801 West 50th Street .E)y Edina,MN 55424 v .a www.edinamn.gov Date: March 23,2016 Agenda Item#:V.A. To: Planning Commission Item Type: Other From: Cary Teague,Community Develoment Director Item Activity: Subject: Annual Meeting-Election of Officers&Bylaws Action ACTION REQUESTED: The Planning Commission is asked to elect the following for 2016: Chair Vice-Chair Secretary The Planning Commission is also asked to adopt the bylaws for 2016.No changes are proposed from 2015. INTRODUCTION: • ATTACHMENTS: 2015 Bylaws http://edina.novusagenda.com/AgendaWeb/CoverSheet.aspx?Item1D=1163 3/17/2016 w4SrA �I`'� a(ra 0 Planning Commission Bylaws SECTION 1. PURPOSE The bylaws outlined below are approved procedures for the Planning Commission. Members should review and understand City Code sections 1500 and 1505 included in the appendix of these bylaws. In the event of a conflict between the City Code and the Planning Commission bylaws,the City Code will prevail. In addition to the City Code and these bylaws,the Planning Commission will be guided by those policies and procedural documents applicable to the Planning Commission or City advisory boards in general. Copies of these documents together with such other orientation materials as may be applicable to the performance of each member's duties and responsibilities will be made available to members at the beginning of their service with the Planning Commission. SECTION 2. MEMBERSHIP The membershipof the PlanningCommission shall consist of such voting and nonvoting members as shall be appointed, from time to time, in accordance with Section 1500.03 and 1505 of the Edina City Code. All members of the Planning Commission shall serve at the pleasure of the City Council. The terms of Membership is regulated in City Code Section 1500.04. (A) Contact Information. Planning Commission members are required to provide a mailing address and phone number or email address to the City Clerk.This contact information is available to city staff and members of the public. (B) Responsibilities Planning Commission members are expected to be present and adequately prepared for all meetings and to actively participate in meeting discussions. Members who are unable to complete assigned tasks should notify the Chairperson as soon as possible. SECTION 3. ANNUAL MEETING The annual meeting of the Planning Commission shall be the first regular meeting in the month of March of each year. Such meeting shall be devoted to the election of officers for the ensuing year; consideration of any updates to the bylaws of the Planning Commission,and such other business as shall be scheduled by the Planning Commission. SECTION 4. REGULAR MEETINGS In accordance with Section 1500.07 of the City Code, two Regular meetings of the Planning Commission shall be held each calendar month in the City Hall or other officially noticed location at 7:00 pm on the date set for each meeting.The first meeting shall be held on the second Wednesday of each calendar month. The second meeting shall be held on the fourth Wednesday of each calendar month. At such meetings, the Planning Commission may consider all matters properly brought before the Planning Commission. A regular meeting may be cancelled or rescheduled by the Planning Commission at a prior meeting, or by the Chairperson, the City Council or Mayor. Unless otherwise determined by the Chairperson, any regular meeting falling upon a holiday shall be held on the following business day at the same time and place. 1 ' Page a i 1 'w9S��J�� e Planning Commission Bylaws ` ' SECTION 5. SPECIAL MEETINGS Special meetings of the Planning Commission may be called by the Chairperson or Vice-Chairperson, City Council or Mayor who shall designate the time, place and purpose of the meeting. Notice of special meetings must conform to the State Open Meeting Law. Written notice thereof shall be given to all members not less than 24 hours in advance of the special meeting except in the case of an emergency. SECTION 6. QUORUM In order for any meeting to be called to order, a quorum of a majority of all then existing voting members must be present. During the course of a meeting, such a quorum must be present to take action on any matter before the Planning Commission. SECTION 7. MEETINGS AND THE OPEN MEETING LAW In accordance with the Minnesota Open Meeting Law(Minnesota Statutes Chapter 13D), and unless otherwise provided, authorized or permitted under the Open Meeting Law or other applicable law, all official meetings of the Planning Commission shall be open to the general public. An "official" Planning Commission meeting is any gathering, or simultaneous communication (via email, telephone or otherwise), between a quorum of Planning Commission members for the purpose of considering the public business of the Planning Commission. SECTION 8.VOTING AND RECOMMENDATIONS At all meetings of the Planning Commission, each member attending, with the exception of any high school student member, shall be entitled to cast one vote on matters before the Planning Commission. In the event that any member shall have a conflict of interest, in accordance with Section 21 of these bylaws, or as otherwise determined by the City Attorney, concerning a matter then before the Planning Commission, he/she shall disclose his/her interest, refrain from participation in any discussion of such matter, and be disqualified from voting upon the matter, and the Secretary shall so record in the minutes that such member refrained from all such participation and that no vote was cast by such member. The affirmative vote of a majority of voting members in attendance shall be necessary for the adoption of any resolution or other voting matter. The results of any vote shall be recorded, listing those voting Aye and those voting Nay. All recommendations shall be sent to the City Council by means of written minutes, and shall include the record of the division of votes on each recommendation. SECTION 9. REGULAR PROCEEDINGS (A) At any regular meeting of the Planning Commission,the following shall be the regular order of business: 1. Call to order 2. Roll call 3. Approval of agenda 4. Approval of minutes 5. Community Comment 2 LPage Planning Commission Bylaws 6. Public hearings 7. Reports and recommendations 8. Correspondence 9. Commission comments 10. Staff comments 11. Adjournment The order of business may be varied by the presiding officer, but no public hearings shall be held at an earlier time than specified in the notice of hearing. (B) Except as otherwise determined by an affirmative vote of a majority of voting members in attendance, and except for public hearings which shall be governed by the procedures set forth in Section 14, the following procedures shall be observed for matters before the Planning Commission; provided, however, the Chairperson may, in the Chairperson's reasonable discretion, rearrange individual items if necessary for the expeditious conduct of business: 1. Staff presents report and makes recommendation (if any). 2. The Planning Commission may ask questions regarding the staff presentation and report(if any). 3. The applicant(if any)of the agenda item make a presentation (if any). 4. The Planning Commission may ask questions of the applicant(if any). 5. Members of the public(proponents or opponents) make comments (if any). 6. The Planning Commission asks any questions it may have of the applicant, proponents, opponents or staff(if any). 7. If in the determination by the presiding officer the applicant's responses to questions from the Planning Commission introduces materially new information or issues relevant to the matter then under consideration, proponents and opponents may make additional comments confined solely to such new information or issues. 8. The Planning Commission asks any questions it may have of the applicant, proponents,opponents or staff(if any)with respect to such new information. 9. The Planning Commission then discusses and takes a vote. (C) In order to promote meeting efficiency, the Chairperson may discourage duplicative comments and may place reasonable time limits on the amount of time that individuals have to speak. (D) Each formal action of the Planning Commission required by law, rules, regulations or policy shall be embodied in a formal vote duly entered in full upon the Minute Book after an affirmative vote as provided in Section 6 hereof and may be accompanied by written findings of fact. (E) Unless agreed to by a majority vote of the Planning Commission, no new agenda items shall be taken up after 11:00 p.m. 3IPage tg oI E.°Plannin Commission Bylaws SECTION 10. AGENDA AND DEADLINE FOR AGENDA (A) Agenda. The agenda of a Planning Commission meeting shall be prepared by City Staff in cooperation with the Chairperson. (B) Submissions. Any Planning Commission member may request an item or issue to be placed on a future agenda at a regular meeting by instructing the City Staff responsible for agenda preparation; provided, however, a majority vote of the Planning Commission is required for the item or issue to become a future regular agenda item. No item shall be placed on the agenda unless the item is expressed in such a way as to clearly show the subject matter involved. (C) Agenda Additions During Regular Meetings. Additional items may be added to the agenda at a Planning Commission meeting subject to approval by a majority vote of the voting members in attendance. The additional agenda items may be discussed, but no action may be taken if any voting member objects. 1. If a new item of business proposed to be added to the agenda requires staff review (such as rezoning, ordinance amendments, preliminary subdivision plans, and subdivision review procedures and guidelines), involves quasi-judicial procedures (such as a request for a hardship variance from Subdivision or Zoning Ordinance standards), or involves substantive matters of potential public interest (such as the Comprehensive Plan, or other major policies), the Planning Commission may add the item to the agenda only for purposes of referring it to the staff or a Planning Commission committee, or scheduling it for consideration at a later meeting (as appropriate). The Planning Commission may not discuss the substance of the matter or take any final action on the item except at a meeting where the item is included on the distributed agenda. (D) Delivery of Agenda to Members. On the Friday immediately preceding the next meeting of the Planning Commission,the meeting agenda shall be delivered to each member of the Planning Commission, along with any supporting materials related to items on the agenda. (E) Order and Form of the Agenda. The agenda organization shall generally conform to Section 9 above. In addition, the agenda shall generally organize matters to be addressed at the meeting so as to best promote opportunities for effective public input and the timely and efficient performance of Planning Commission responsibilities. SECTION 11. MINUTES (A) Duties of Staff Preparing Minutes. In accordance with Section 1500.08 of the City Code, City Staff shall prepare minutes of all Planning Commission meetings.The minutes shall state: 1. Which members were present and absent,and whether absent members were excused or not excused. 2. A summary of staff and committee reports and recommendations, applicants' presentations, public comments, and the Planning Commission's discussion on each item. 3. The content of each principal motion before the Planning Commission,the identity of the person who made and seconded the motion, and the record of the vote on the motion (identifying the vote count and, unless 4IPage a' D' p. )s't4.7 IN 0 Planning Commission Bylaws '`t"vz. the vote was unanimous, the names of those voting for or against the motion). If the motion called for or recommended adoption of an ordinance or resolution, or the acceptance of a report, the minutes shall also include a copy of the ordinance, resolution or report. SECTION 12. COMMUNICATIONS (A) Ex Parte Communications. 1. Ex parte communications are contacts, whether oral or written, direct or indirect, which occur outside the public meeting forum between individuals seeking to influence the decisions of the Planning Commission and individual members of the Planning Commission in which such member discusses the merits of any matter which may or will be subject to such Commissioner's vote. Such contacts include, without limitation, meetings with project proponents or opponents, residents, property owners, citizens or other interested parties separate from Planning Commission meetings, and telephone calls or letters which attempt to influence a Commissioner's opinion on a matter which may or will be subject to the Commissioner's vote. 2. Exclusions. Notwithstanding Section 12(A) above, ex parte communications shall not include the following: (a) Written communications delivered to City Staff for distribution to all members of the Planning Commission as part of each member's public meeting packet and which thereby become available to all interested parties and constitute communications within the public meeting forum; or (b) The conduct of site visits by members of the Planning Commission provided that all such members are able to, and do, conduct such visits for the specific purpose of gathering physical facts and data, and without any unnecessary contact with any project proponents or opponents, residents, property owners, citizens or other interested parties,or any of their respective representatives. 3. Ex Parte Communications Prohibited In Connection With Quasi-Judicial Matters. In the interest of avoiding bias or undue influence, or the appearance of bias or undue influence, all Planning Commission members shall refrain from engaging in any ex parte communication related to any Quasi-Judicial Matters. In the event any Planning Commission member is contacted by any project proponents or opponents, residents, property owners, citizens or other interested parties, or any of their respective representatives, under circumstances where the Planning Commission member has reason to believe that an ex parte communication related to a Quasi-Judicial Matter will or may occur, such member shall promptly inform such interested party that the Planning Commission member cannot discuss the matter or have any contact with such interested party on the subject of such matter other than at a Planning Commission meeting. Members are encouraged to recommend to all such interested parties that they attend meetings of the Planning Commission to publicly express their views,or that they otherwise deliver written comments to the office of City Staff for distribution to Planning Commission members. 4. Disclosure of Ex Parte Communications/Abstention. When any ex parte communication occurs, each Planning Commission member participating in such ex parte communication shall promptly notify the Chairperson and City Staff of the occurrence of such ex parte communication, and shall divulge the occurrence and substance of such communication on the record at the commencement of the public hearing to which such communication pertains. In doing so,each member shall disclose, if known,the name 5IPage 419 3 O Planning Commission Bylaws •` oR 49• of the party or parties participating in such communication, the substance of such communication, and whether, in the opinion of such member, such communication has caused such member to become biased in connection with any public vote on such matter. If, in the opinion of that member, an ex parte communication has caused such member to become biased in connection with any public vote on a matter, such member shall refrain from participation in any discussion of such matter, and be disqualified from voting upon the matter, and the Secretary shall so record in the minutes that such member refrained from all such participation and that no vote was cast by such member. 5. "Quasi-Judicial Matters" Defined. For purposes of this Section 12, "Quasi-Judicial Matters" shall mean such matters as to which the Planning Commission determines the legal rights, duties or privileges of specific parties in a public hearing or other contested case proceeding over which the Planning Commission has jurisdiction. By way of example only, Quasi-judicial matters do not include legislative actions recommending, adopting, amending or revising comprehensive plans, zoning ordinances, other land use planning documents,or other similar matters. (B) Communication between Members Outside of Meetings. Planning Commission-related communication between members when a quorum of voting members is present constitutes a violation of open meeting laws if it takes place outside of publicly-noticed meetings. Members are prohibited from discussing Planning Commission business in such a situation.Since email communication is common outside of meetings,the following email protocol is adopted: 1. Any email communication intended for a majority of Planning Commission members should go through the City Staff Liaison so that an appropriate record can be established. 2. Members should not respond "reply all"to group messages. 3. Members should not blind copy(bcc) other members. Members must not engage in a serial discussion of Planning Commission business.A serial discussion occurs when members discuss official business with a majority of voting members through successive communications. Serial communication can occur through a combination of communication methods such as "face to face,"email, telephone or on a social media site. (C) Public Announcements and Press Releases The City's Communications and Marketing Department will approve and coordinate any public announcements, press releases or other media contact desired by the Planning Commission. SECTION 13. RULES OF PROCEDURE FOR PLANNING COMMISSION MEETINGS All meetings of the Planning Commission shall be conducted in accordance with Robert's Rule of Order of Standard Parliamentary Procedure 10th Edition, or such later edition as may then be in effect ("Robert's Rules"). 6 ' Page /w91�A 14 Io y e . j( cn y Planning Commission Bylaws '`� `'' a. SECTION 14. PUBLIC HEARINGS&COMMUNITY COMMENT (A) A public hearing is a noticed, official hearing,the express and limited purpose of which is to provide an equitable opportunity for the public to speak on matters before the Planning Commission. (B) For certain matters considered by the Planning Commission, a requirement that the Planning Commission conduct a public hearing is prescribed by State Statute, the City's Municipal Code of Ordinances or by City Policy. The Planning Commission, however, may elect to conduct a public hearing, although not specifically required, if the Planning Commission determines that due to the unique nature of the matter, it is advisable. (C) The Planning Commission may neither deliberate nor take a substantive vote during a public hearing, but may ask questions for the sake of clarification of speakers. (D) The Planning Commission, upon resuming their regular meeting after the close of the public hearing, may take action upon the matter discussed at the public hearing. (E) Conduct of Persons Before the Planning Commission 1. During all public hearings required by State law or ordinance, members of the public shall be given reasonable opportunity to speak. In order to promote meeting openness, fairness and efficiency, the Chairperson may discourage duplicative testimony, may place reasonable time limits on the amount of time that individuals have to speak, and may establish such other rules of procedure as shall, under the circumstances, reasonably facilitate a fair, open and orderly conduct of the public hearing. Comments should be addressed to the item before the Planning Commission. Where a comment is irrelevant, inflammatory, disruptive or prejudicial, the Chairperson may instruct the Planning Commission to "disregard"the comment,which nevertheless remains in the public record. 2. During all regular and special meetings of the Planning Commission, the public may be present but shall remain silent unless specifically invited by the Chairperson to provide comment. 3. During all proceedings, members of the public have the obligation to remain in civil order. Any conduct which interferes with reasonable rights of another to provide comment or which interferes with the proper execution of Planning Commission affairs may be ruled by the Chairperson as "out-of-order" and the offending person directed to remain silent. Once, having been so directed, if a person persists in disruptive conduct, the Chairperson may order the person to leave the Planning Commission meeting or hearing. Where the person fails to comply with an order to leave, the Chairperson may then call upon civil authority to physically remove the individual from the chamber for the duration of the hearing or deliberation on that item. 4. The Chairperson may impose additional limits or rules upon members of the public as permitted by Section 16. 7lPage . ,91.14 tAri 1.4 Planning Commission Bylaws '` �� (F) Additional Rules of Procedure for Public Hearings 1. Public Hearing Format. Public hearings shall be conducted in the following manner: (a) The presiding officer calls the public hearing to order and declares the time of opening. (b) It is the intent of the Planning Commission to open all public hearings at or after the predetermined and published time. From a practical standpoint, not all hearings can be opened at their designated time. The presiding officer may delay the start of a hearing until the business at hand is acted upon, in any manner, by the Planning Commission. However, in no circumstances can a hearing be opened prior to the predetermined and published time. (c) The presiding officer shall read,from the hearing notice, the details on the hearing sufficient to provide the public a general understanding of the purpose and procedures for the hearing, and the fact that the hearing is their exclusive or primary opportunity to provide input to the city on the subject. (d) Staff and/or a consultant make a presentation or report on the subject matter for the hearing. (e) The applicant (if any) may make a presentation or report on the subject matter for the hearing. (f) The presiding officer asks Planning Commission members if they have questions of the staff or consultant, if any. (g) The presiding officer requests a motion and second to open the public hearing. (h) The presiding officer announces that input will be received from the citizens, requesting that each speaker provide a name and address, noting any applicable time limits for comment from individual members of the public,any other applicable rules and explaining the procedure for enforcement of such rules. (i) After members of the public have spoken,the presiding officer requests a motion to: i. Close the public hearing, and the Planning Commission votes on the motion. Once the vote is taken, the hearing is closed for the record. ii. Continue a public hearing, and the Planning Commission votes on the motion. If the Planning Commission votes to continue the hearing, the presiding officer shall, in consultation with City Staff, select and announce a time and date certain for the continued public hearing. No additional publication or notice requirements are needed if a hearing is continued to a later date. However, no public hearing may be continued more than once without re-notice and publishing the time, date and location of the hearing. (j) The Planning Commission may request that the applicant respond to issues or questions arising from, or raised by the public during,the public hearing. In such event, and if the presiding officer determines that the applicant's response introduces materially new information or issues relevant to the matter then 8IPage 1y PlanningCommission Bylaws '`°o.a6..+° under consideration, the presiding officer may request a motion and second to reopen the public hearing, after which the reopened public hearing shall be conducted, and closed or continued, in accordance with Section 14(F)(1)(i) above; provided, however, the presiding officer may limit the scope of such reopened public hearing only to a discussion of such materially new information or issues. (k) The Planning Commission addresses the subject matter through deliberation, questions to citizens and staff, and reactions and statement of position on the subject. (I) If the public hearing is closed,the Planning Commission may take action on the application before them. The Planning Commission may formulate a recommendation which outlines the parameters under which an approval would be granted. The reasons and conditions shall be stated in the motion or resolution for approval or denial. Continuation of an action may occur in the event insufficient information is present to make a decision. The Planning Commission shall delineate the missing information before continuing the item. SECTION 15. OFFICERS The officers of the Planning Commission shall consist of a Chairperson, a Vice-Chairperson, and Secretary elected by the Planning Commission at the annual meeting for a term of one year. In the absence of the Chairperson and Vice- Chairperson,the remaining members shall elect a Temporary Chairperson for that respective meeting. SECTION 16. DUTIES OF OFFICERS The Chairperson is a voting member of the Planning Commission and may make motions. In addition, the duties and powers of the officers of the Planning Commission shall be as follows: (A) Chairperson. 1. To preside at all meetings of the Planning Commission. 2. To call special meetings of the Planning Commission in accordance with these bylaws. 3. To sign documents of the Planning Commission. 4. To see that all actions of the Planning Commission are properly taken. 5. To cancel or postpone any regularly scheduled meetings. 6. To invoke a reasonable time limit for speakers during any public hearing in the interest of maintaining focus and the effective use of time. 7. To provide for the selection of one or two spokespersons to represent groups of persons with common interests during public meetings and hearings. 8. To order an end to disorderly conduct and direct law enforcement to remove disorderly persons from Planning Commission meetings or hearings. 9. To schedule a second official public hearing meeting or other continued meeting in the event that a meeting or public hearing cannot be concluded by a reasonable hour in the judgment of the Chairperson. 10. The presiding officer has the responsibility to facilitate discussion by the Planning Commission. This may occur in a variety of ways, including: 9IPage fob e ' ' ua Si4. Planning Commission Bylaws (a) Interpret and apply rules of procedure; (b) Decide whether motions are properly made; (c) Decide whether motions are in order; (d) Decide whether questions of special privilege ought to be granted; (e) Decide when to recognize speakers; (f) Call for motions or recommend motions; (g) Expel disorderly persons from the meeting;and/or (h) Enforce speaking procedures. (B) Vice-Chairperson. During the absence, disability or disqualification of the Chairperson, the Vice-Chairperson shall exercise or perform all the duties and be subject to all the responsibilities of the Chairperson. (C) Secretary. 1. To sign official documents of the Planning Commission and other duties as required. (D) Secretarial duties to be delegated to City Staff. 1. To give or serve all notices required by law or by these bylaws. 2. To prepare the agenda for all meetings of the Planning Commission. 3. To be custodian of Planning Commission records. 4. To inform the Planning Commission of correspondence relating to business of the Planning Commission and to attend to such correspondence. 5. To handle funds allocated to the Planning Commission in accordance with its directives, the law and city regulations. 6. To take the minutes of all meetings of the Planning Commission for typing and filing into the appropriate minute book by City Staff. (E) City Staff Liaison. Pursuant to City Code Section 1500.02,the Planning Commission has a City Staff Liaison appointed by the City Manager.The City Staff Liaison is expected to work cooperatively with Planning Commission members. Members may not direct city staff, but can request assistance through the City Staff Liaison to carry out the Planning Commission mission.The duties of the City Staff Liaison include but are not limited to: 1. Work with Chairperson to prepare and distribute meeting agendas. 2. Reserve meeting rooms and other needed meeting equipment. 3. Provide technical expertise and access to city resources. 4. Work with Chairperson to ensure bylaws are followed and annual work plans are submitted. 5. Relay information or directives from City Council meetings or work sessions relevant to the Planning Commission. 6. Respond to Planning Commission inquiries in a timely manner. 7. Forward information to and between Planning Commission members. 10IPage O VS�. O A ty may/ Planning Commission Bylaws 8. Record meeting attendance, include the current attendance record with each packet and consult with the Chairperson and City Clerk regarding attendance issues. 9. Provide orientation materials to new members and chairperson. Concerns with the performance of the City Staff Liaison should be directed to the Assistant City Manager. SECTION 17. VACANCIES If a vacancy occurs among the members of this Planning Commission by reason of death, resignation, disability or otherwise, notice shall be given to the City Manager or City Clerk and Chairperson by the Secretary. City staff shall then see that a new appointment is made by the City Council. Resignations should be made in writing to the Chairperson stating the effective date of the resignation. SECTION 18. COMMITTEES AND WORKING GROUPS (A) introduction 1. Committees or Working Groups may be established by a majority vote of the Planning Commission to study issues in greater depth and report findings. Committees or Working Groups present their analysis to the Planning Commission for discussion and recommendations.The Planning Commission has the sole authority to make final recommendations on all matters on which a Committee or Working Group has given guidance. The Planning Commission defines the scope and the duration of the Committee or Working Group's mission. In no case may the Committee or Working Group exceed the authority granted by the Planning Commission. 2. Committee and Working Group participants may not include enough voting Planning Commission members to constitute a quorum for the Planning Commission.Committees or Working Groups may be designated as standing(ongoing)or temporary in nature. (B) Definitions Committees and Working Groups may be comprised of two or more people,one of whom is the chair appointed by the Planning Commission. A Committee is comprised of current Planning Commission members only. A Working Group is led by a Planning Commission member, but will also include members of the public. (C) Working Group Announcement Public notice will be given of the formation of any Working Group, including a press release from the City to local media outlets. Individuals will have a minimum of 14 days after the public notice to express interest in joining before members are selected. (D) Public Access Based on the potential public interest in the topic, some Committees and Working Group meetings may be designated as public meetings by the Planning Commission or the City Council. If a Committee or Working Group's meetings are designated as public meetings, official meeting notices,written agendas and written minutes are required. In the case of such meetings as may not be designated as public meetings,such committee or working group shall endeavor to compile such unofficial notes of such meetings as shall be determined by such committee 11 , Page )cj) 41E O Planning Commission Bylaws '` ~ or working group to be reasonable under the circumstances. Refer to Section 4 of these bylaws for additional information on meeting notices. (E) Appointments and Chair Assignments 1. Committees:The Planning Commission Chairperson will ask for Committee volunteers from the Planning Commission membership. A majority vote may approve the Committee appointments once sufficient volunteers are established.The Committee will elect its own chair and notify the Planning Commission Chairperson.A temporary committee chair will be appointed by the Planning Commission at the time of the committees formation. 2. Working Groups:The Planning Commission Chairperson will ask for volunteers from the Planning Commission to serve as the Working Group Chair. The Working Group Chair is approved by a majority of the Planning Commission members.The Working Group Chair will recommend other Working Group members. By definition, those members will include individuals outside of the Planning Commission.The Chair may also nominate a co- chair who is not a Planning Commission member. Working Group appointments will be made by a majority vote of Planning Commission members. (F) Duties. 1. The duties of the Committee or Working Group Chair(s) include but are not limited to: (a) Set the meeting schedule and, if required, notify the City Staff Liaison for public notification. (b) Prepare and distribute a written meeting agenda, if required. (c) Lead the meeting in accordance with the agenda and facilitate discussion on agenda items. (d) Ensure that this section of the bylaws and Planning Commission directives are followed. (e) Maintain meeting decorum. (f) Recommend members and notify Planning Commission of changes in membership(Working Group only). (g) Report on the Committee or Working Groups'activities at each regular Planning Commission meeting. (h) Communicate to the Committee or Working Group any directives, questions or input from the Planning Commission. (F) Resignation or Removal A Committee or Working Group member may voluntarily resign by submitting his or her written resignation to the Chair of the Committee or Working Group. A Committee or Working Group member may be removed by a majority vote of the Planning Commission. (G) Disbanding A Committee or Working Group may be disbanded at any regular meeting of the Planning Commission by a majority vote of the members. Committees or Working Groups will automatically be disbanded if no member of the Planning Commission is available to serve or appropriate volunteer membership cannot be established. SECTION 19. AMENDMENTS Some components of these bylaws are common across all City boards and commissions. The City Staff Liaison should be consulted prior to considering bylaw amendments. Proposed bylaw amendments should be announced one meeting 12IPage rasv � a Planning Commission Bylaws •-con„,„..,' aa� prior to voting on the proposed change. Bylaw amendments require the approval of a majority of the voting Planning Commission members and approval by the City Council. SECTION 20. FINANCIAL TRANSACTIONS All financial expenditures by the Planning Commission must relate to the Planning Commission mission and be covered under the Planning Commission budget.All expenditures must be approved in advance by a majority of the voting members.The City Staff Liaison is responsible for ensuring that all approved expenditures or reimbursements meet the criteria above as well as other city financial policies. Expenditures that do not meet the criteria above will not be reimbursed.The Planning Commission does not have the authority to execute contracts or to otherwise financially obligate the City of Edina.Any contract related to Planning Commission business will be managed by the City Staff Liaison and may be subject to City Council approval. SECTION 21. ETHICAL AND RESPECTFUL CONDUCT (A) Conflict of Interest Members may not use their position on the Planning Commission for personal benefit.The interests of the Planning Commission must be the first priority in all decisions and actions.Any member who has a financial interest in, or who may receive a financial benefit as a result of, any Planning Commission action or decision must disclose this fact as a conflict of interest.A member who has disclosed a conflict of interest should abstain from discussion and voting on the matter. (B) Gifts Planning Commission members may not receive personal gifts from any"interested person" in conjunction with their board and commission duties.An "interested person" is a person,or representative of a person or an association,who has a direct financial interest in a recommendation under the Planning Commission's purview. This section does not apply to lawful campaign contributions.The Planning Commission may recommend acceptance of general gifts or donations through the City's donation policy. (C)_Respectful Behavior The City of Edina is committed to providing a work environment free from violence for all elected and appointed officials, employees and visitors.The City does not tolerate any form of violence in the workplace including threats or intimidating actions by or against any of the groups cited above.Violence and threats may include, but are not limited to: 1. Any act which is a physical assault; and 2. Any threat, behavior or action which is interpreted by a reasonable person to carry the potential to harm or endanger the safety of others, or result in an act of aggression,or destroy or damage city property. The Chairperson and City Staff Liaison have the right to call for the immediate removal of anyone who threatens or commits an act of violence on City property. Respectful behavior also includes how Planning Commission members relate to each other,City staff and members of the public. Members share a joint responsibility in modeling, monitoring and addressing behavior within the group. 131Page �rIA ,e AM4'1 - Planning Commission Bylaws '`t During Planning Commission interactions, members should strive to: 1. Treat people with courtesy, politeness and kindness; 2. Encourage others to express their opinions and ideas; 3. Listen to what others have to say; 4. Use the ideas of others to improve decisions and outcomes; and 5. Recognize cultural differences. Members should avoid: 1. Speaking over or cutting off another individual's comments; 2. Insulting, disparaging or putting down people or their ideas; and 3. Bullying other members by displaying a pattern of belittling, demeaning,judging or patronizing comments. How to Report Members can report cases of unethical conduct to the City Staff Liaison,Assistant City Manager, City Manager or City Attorney. SECTION 22. AMENDMENT, RESTATEMENT AND REPLACEMENT OF BYLAWS These bylaws of the Planning Commission hereby amended, restate and replace in their entirety all predecessor bylaws of the Planning Commission. ADOPTED by the Edina Planning Commission this 23rd day of March, 2016. Secretary APPROVED APPROVED by the Edina City Council this day of, , 2016 Mayor 14IPage f 91 aA'kI 'CDo PLANNING COMMISSION STAFF REPORT Originator Meeting Date Agenda # Joyce Repya March 23, 2016 VI.A Senior Planner Recommended Action: Approve a variance to allow an additional monument sign abutting West 65th Street to provide for way-finding. Project Description Aurora on France, 6500 France Avenue, is requesting a variance to allow an additional monument sign to be erected abutting the West 65th Street elevation. See attached supporting materials and sign plan. (Pages Al thru A5.) INFORMATION/BACKGROUND Aurora on France is located on the southwest corner of France Avenue and West 65th Street. A PUD was approved in 2014 to allow for the development of a 5-story senior housing development which is currently under construction. The criteria for signage, outlined in the PUD directs the project to adhere to the Regional Medical District sign requirements set out in the Zoning Ordinance, which allows one wall sign and one monument sign per street frontage. The aggregate size of both signs per street frontage may not exceed 120 square feet in area, with no one sign being larger than 80 square feet in area. The sign plan currently under consideration demonstrates adherence to the code requirements on the east elevation abutting France Avenue with a 2-sided, 42 square foot monument sign and a 20 square foot "Aurora on France" wall sign for a total of 62 square feet. The signs proposed for the north elevation abutting West 65th Street, and subject to the variance request include a 36 square foot wall sign advertising "Aurora on France" above the north entrance and two, 2-sided monument signs measuring 26 square feet each, one identifying "Aurora on France" Main Entrance/short term pick-up & drop-off; and the other identifying "Aurora on France" Visitor Parking & Deliveries. The variance is necessitated 1 due to the additional or second 26 square foot monument sign providing way-finding for "Visitor Parking & Deliveries". The applicant has identified the need to provide way-finding for the main entrance drop-off, as well as for deliveries and visitor parking. The 400-foot length of the building along West 65th Street, with the main entrance/porte-cochere curb cut and delivery/visitor parking curb cut approximately 200 feet apart necessitates the need for each drive-aisle to have a separate sign, alleviating confusion and providing clear way-finding. The aggregate size of the three proposed signs on the West 65th Street elevation total 88 square feet in area; 32 square feet less than the 120 square feet of signage allowed for one wall and one monument sign. SUPPORTING INFORMATION 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 6500 France Avenue is 2.34 acres in size with a 5-story senior housing development currently under construction. The building has two street frontages on France Avenue and West 65th Street. The main entrance to the building is on West 65th Street, west of the France Avenue intersection. Planning Guide Plan designation: RM, Regional Medical. Zoning: PUD-3, Planned Unit Development District. 2 Compliance Table: Ordinance Sec.36-1715 - Regional Medical District RMD Maximum Sign Area Proposed Signage Variances requested One wall sign per building per North Elevation: frontage and one monument - 1 Wall Sign - 36 freestanding sign per frontage sq.ft. (Monument signs can be 2- - 2 Monument Signs* One additional building sided) 120 square feet total @ 26 sq.ft. each identification (monument) sign* between the two signs, with no Total = 88 sq.ft. individual sign being greater than 80 square feet. East Elevation: No Variances - 1 Wall Sign - 22 sq.ft. - 1 Monument Sign @ 42 sq. ft. Total = 64 sq.ft. *Variance requested Primary Issue • Is the proposed variance justified? Yes. Staff believes the proposal is justified for the following reasons: 1. Differentiating the delivery/visitor parking curb-cut from the main entrance/drop- off curb-cut will facilitate way-finding on the site. 2. The variance criteria, as demonstrated below, are met. Minnesota Statues and Edina Ordinances require that the following conditions must be satisfied affirmatively. The Proposed Variance will: 1) Relieve practical difficulties that prevent a reasonable use from complying with ordinance requirements. The request is reasonable in terms of providing tenants and guests of Aurora on France clear directional signage to find their destination. With two entrance drives off of 65th, and 65th being a very busy road, providing motorists with clear signage to find their destination will help the safety on the road. The practical difficulty is caused by the location of the site on a busy roadway, the two access points to the site, and the site's location in a busy medical area. 3 2) There are circumstances that are extraordinary to the property, not applicable to other property in the vicinity or zoning district? The unique circumstances are the two curb cuts off of West 65th Street, each leading to a unique destination for the project - one the main entrance/drop-off; the other the deliveries/visitor parking. 3) Will the variance be in harmony with the general purposes and intent of the sign ordinance? Yes. The intent of the sign ordinance is to provide a reasonable amount of signage to advertise the business, and make it easy for visitors and deliveries to find the site. The proposal for a second monument sign meets the intent of the ordinance and facilitates way-finding on the site. The total square footage of the proposed signs on 65th would still be less than allowed by the zoning ordinance. 4) Will the variance alter the essential character of the neighborhood? No. The proposed sign will not alter the essential character of the neighborhood. The proposed 26 square foot monument sign identifying the parking/deliveries,when combined with 26 square foot monument sign identifying the main entrance/drop-off entrance, and the 36 square foot "Aurora on France" wall sign will provide for 88 square feet of signage on the west 65th Street frontage where one wall and one monument sign totaling 120 square feet would be allowed. Staff Recommendation Approve the requested sign variance for 6500 France Avenue, based on the following findings: 1. The request is reasonable in terms of providing tenants and guests of Aurora on France clear directional signage to find their destination. With two entrance drives off of 65th, and 65th being a very busy road, providing motorists with clear signage to find their destination will help the safety on the road. 2. The practical difficulty is caused by the location of the site on a busy roadway, the two access points to the site, and the site's location in a busy medical area. 3. The combined sign area on the north elevation for the two monument signs and one wall sign will be 88 square feet; well below the allowed 120 square feet for a wall and monument sign. 4 Approval is subject to the following conditions: 1. The site must be developed and maintained in conformance with the following plans: • Site Plan dated stamped February 18, 2016. • Sign plans and elevations date stamped February 18, 2016. Deadline for a city decision: April 19, 2016 5 • I CITY OF EDINA MEMO City Hall •Phone 952-927-8861 Fax 952-826-0389•www.CityofEdina.com • 117; Date: March 23, 2016 To: Planning Commission From: Cary Teague, Community Development Director Re: Sketch Plan Review -• 3901 70th Street West The Planning Commission is asked to consider a sketch plan proposal to redevelop the property at 3901 70th Street West. (See property location on pages Al-A3a.) The applicant is proposing to tear down the existing gas station and re-build an 8,030 square foot retail building. (See the applicant's narrative, building rendering and site plan on pages A4-A9.) The applicant would like to request a rezoning of this site from Planned Commercial District-4, (PCD-4) to Planned Unit Development (PUD). The PCD-4 District only allows automobile service centers, car washes, and gas stations. The site adjacent to this site is zoned PCD-2. (See page Al2.) The proposal is very similar to the request made by this same applicant across the street at the Phoenix Plaza, where the Vitamin Shoppe and Ameritrade building is located. The site is guided in the Comprehensive Plan for "Office Residential - OR," which allows for limited retail. Because of that land use designation, uses allowed within the PCD-1 District would seem more appropriate, as the PCD-1 is the City's least intensive commercial zoning district. (See pages A15-A22 for a list of uses allowed within the PCD-1 and PCD-3 Districts.) This was the same restriction that was put on the property across the street. (See existing Zoning Ordinance Regulations for the Phoenix Plaza on pages A10- All.) The following page shows a compliance table demonstrating how the proposed new building would comply with the PCD-1 Zoning Ordinance standards. It also shows the standards for the Phoenix Plaza. Should the City decide to rezone this site to PUD, the proposed setbacks, height of the building and number of parking stalls would become the standards for the lots. Please note that several of the City Standards are not met under conventional zoning. - . City of Edina • 4801 W.506 St. • Edina, MN 55424 ICITY OF EDI , MEMO 'W91- Aj4. 1:4(ra '‘- yti'r to t-,,.), in lig if Co pliance Table City Standard (PCD-1) Proposed Phoenix Plaza/Vitamin Shop Site Building Setbacks Front—France Avenue 35 feet 16 feet 16 feet Front—70th Street 35 feet 16 feet 10 feet Side—South 25 feet 45 feet 39 feet Rear—West 25 feet 74 feet 68 feet Parking Lot Setbacks Front— France Avenue 20 feet 13 feet 10 feet Front—70th Street 20 feet 6 feet 4 feet Side—South &West 10 feet 5 feet 4 feet Building Height Four Stories One Story One Story Maximum Floor Area Ratio 100% 30% 37% (FAR) Lot size=26,906 s.f. Gross s.f. = 8,030 Gross s.f. = s.f. 6,600 s.f. Parking Stalls 50 39 stalls 34 stalls Parking Stall Size 8.5' x 18' 8.5 x 18' 8.5 x 18' Drive Aisle Width 24 feet 24 feet 24 feet *Would require Variances if no PUD TR ,FFIC/PARKING/SITE ACCESS A traffic and parking study would be required to determine the impacts on adjacent roadways. REZONING —Working Principles f r Development The applicant has responded to the Working Principles for Development in the Southdale area. (See pages A23-A25.) City of Edina • 4801 W.50th St. ^ Edina, MN 55424 I! CITY OF EDINA MEMO ZrI A,II,l PUD The purpose and intent of a PUD is to include most or all of the following: a. provide for the establishment of PUD (planned unit development) zoning districts in appropriate settings and situations to create or maintain a development pattern that is consistent with the City's Comprehensive Plan; 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 proposal would be an improvement over the existing building and use on the site. The proposal is virtually the same as the building across the street that did receive a PUD rezoning designation. Attached are the specific regulations within that PUD. (See pages Al0-Al1.) LINZIEEMEMENOMEMMEMMi — — City of Edina 4801 W. 50th St. Edina, MN 55424 Hennepin -'ennL n C.unty Property Map Date: 3/16/2016 ar:itffiiLilri rtit:l 200 100 24 CNH 10t =000. 6; •• i 67.E F,77 F,4[i 24 6800 a:2e 3503 •:; c 3121 6c.450 3 4E.15 ... .. 3210 3100 • 7001 ETill �F101� Srllthd.�leLi���If1,,�tth�d�:.F_nl,Pitiilj = 7U10 7101 I,I 40007110. 71011 24 tic, lt, , r isrJ 0 712.`s 7121. 3=3111 34431 1 ''a ;tt 1171 7 ,d 'err .t 24 24 24 7200 7,0,01 723 c 7230 7320 7 300 7250 1 inch = 800 feet PARCEL ID: 3102824110022 Comments: OWNER NAME: Tcob Properties Llc LOCATION MAP PARCEL ADDRESS: 3901 70th St W, Edina MN 55435 PROPERTY TYPE: Commercial-Preferred HOMESTEAD: Non-Homestead PARCEL AREA: 0.62 acres, 26,906 sq ft A-T-B: Torrens This data(i)is furnished'AS IS'with no representation as to completeness or accuracy;(ii)is furnished with no warranty of any kind;and(iii)is notsuitable for legal,engineering or surveying purposes. Hennepin County shall not be liable for a ny damage,injury or loss resulting from this data. COPYRIGHT©HENNEPIN COUNTY 2016 Hennepin Hennepin County Property Map Date: 3/16/2016 4,,i, _r $ T. - ,, r�'�) ......1 Y} 'c��9 1 1771' r;+`.-r..„,- -` a I•' - I;�f IFtll g i 1' fs .4.'''.'.`;j1;1-„,Fa: 1 `, . tn. 1� I 1 t I` F t'•= t' v=t tatr,r1 -9i4 I-i•.tt.: ., 4.?�l_�. N. . 1 0 �'�r r 1 a-.r,-„�lig..15.1.:' 1%.12_11,7_ 'FI'p,4-� r r+`• "�ARI1r C[,tkr.r+1--f'>! ¢;°fd= nc g_� r. ,- I r wr I. scl ,a �'I.1 r ! 4I A _- 1 wa. r 4A* �- x 1. I _ , I,1 f I f r hili k ,t✓ i! 17. k.--�..-. I r T•I — 1 �+ ,,' • I p ! T.. t _ i ‘,., I...CVO 17 k '3• Tyr ,y it ,r �rk� } -qi�-'t ,; __ . 1 ',r s aimk • I 7 411.}I11!)v ( . 1 [ _ 7,1LI,1' . _.-_ it,C ;ex) lam' ) 1 inch = 200 feet rs lhlt� i' — PARCEL ID: 3102824110022 Comments: OWNER NAME: Tcob Properties Lic LOCATION MAP PARCEL ADDRESS: 3901 70th St W, Edina MN 55435 PROPERTY TYPE: Commercial-Preferred HOMESTEAD: Non-Homestead PARCEL AREA: 0.62 acres, 26,906 sq ft A-T-B: Torrens - - This data(i)is furnished'AS IS'with no representation as to completeness or accuracy;(ii)is furnished with no warranty of any kind;and(iii)is notsui table for legal,engineering or surveying purposes. Hennepin County shall not be liable for any damage,injury or loss resulting from this data. COPYRIGHT©HENNEPIN COUNTY 2016 e I _..- , _ o n County Property Map Date: 3/16/2016 I. an ;:3-4.'f,111: gq r `fir.. l'''''' -- - - Sid x 1 1:1 1 , 7 1i1 a j 1_,;1�_ I; i• 711 .. -. - - i`.;. aa„T°� y,. 3' 1 inch = 100 feet PARCEL ID: 3102824110022 Comments: OWNER NAME: Tcob Properties Llc LOCATION MAP PARCELADDRESS: 3901 70th St W, Edina MN 55435 PROPERTY TYPE: Commercial-Preferred HOMESTEAD: Non-Homestead PARCEL AREA: 0.62 acres, 26,906 sq ft A-T-B: Torrens This data(i)is furnished'AS IS'with no representation as to completeness or accuracy;(ii)is furnished with no warranty of any kind;and(iii)is notsuitable for legal,engineering or surveying purposes. Hennepin County shall not be liable for any damage,injury or loss resulting from this data. COPYRIGHT©HENNEPIN COUNTY 2016 �id 2 ®''i, ..) .„.--....'- . •,:, - 1 ,2 „,c -'---- f.' '''. ' „ - ., ,,:'-' , _ t 4, '.4' '''.._------ '‘x' # %'' "'7;111111 --* -: '• an • no , „ir : 1, -,------ ^ .., .. : r ":11111111111111:1. _ i I g .,,,,, , , . illir-irtii ri 1 : I LI1 11. t '-,,:al ! 1,.. s , ,,,..,..,. ..,._ , . , 1 . wap) ., .., -__ , ititfr 7r - ____,_-,-•-• 4.1 I, -..•..„,- - „... --- -,.... RRri--0 vE • C J R ARCHITECTURE,MG. 333 Washington Avenue North,Suite 210.Union Plaza,Minneapolis,MN 55401 T: 612 676.2700 F.612.676.2796 www.djr-inc.com March 10, 2016 Cary Teague, Planning Director Planning Department Edina City Hall 4801 W. 50th St. Edina, MN 55424 Project: Retail Development Location: 3901 70th Street West Subject: Sketch Plan Narrative This presentation for Sketch Plan review illustrates the redevelopment of the Gas Station at 3901 70th Street West-the SW corner of France and 70th Street to an 8,030 square foot retail development with associated site improvements. Current Use & Reasons for Redevelopment: The current use for the site is a gasoline filling station with car wash constructed in approximately 1965. While the location is prime for any use, the filling station does congest the area due to existing curb cuts near the corner of the intersection. In the proposed redevelopment, the corner curb cut would be removed reducing traffic congestion at the intersection. The site plan is proposed to have one curb cut on each street well away from the intersection. Proposed Development: The project proposes a single-story retail building with associated parking and landscaping improvements. The building will be approximately 8,000 square feet in size and be sited toward France Avenue and 70th Street with parking in the rear and side of the building. The building is sited to offer a better pedestrian environment on the street sides of the building with street facing entries and landscaping buffering the building from the streets. City & Neighborhood Betterment: The proposed retail development will benefit the City of Edina and the project's neighbors in the following ways: ® Create a pedestrian-friendly development with the building oriented to the street and sidewalk with parking to the side and rear of the building, supporting these initiatives from the Comprehensive Plan and Southdale / France Avenue working principles. ® Improve traffic in the area with a right-in only access on France Avenue, the elimination of the curb cut nearest the intersection and narrowing the curb cut on 70th street. In addition, a traffic study will likely show that the change in use will decrease traffic counts to this site. o Remediate contaminated soils on site. o Create a greener and more environmentally friendly development improving storm water rates and quality through storm water retention and infiltration. o Provides small scale neighborhood serving retail. 9 Comprehensive Plan Amendment Pa Rezoning: The project proposes to change the zoning of the site from PCD-4 to PUD. The current comprehensive plan indicates OR use in this area, but the Greater Southdale Area Final Land Use and Transportation Study Report identifies the area as a Mixed Use area. Though limited, the west side of France Avenue does have some notable retail uses in the near area including: Room & Board to the south and the Vitamin Shoppe and Edina Diamond Center to the North. The site size precludes the development of an adequately sized office use in terms of leasable space and parking requirements. However, the proposed use is consistent with neighboring uses and reinforces the goals and policies of the Comprehensive Plan by siting the building to address the street, engage pedestrians, cyclists and transit users. Cordially, Sheldon Berg, AIA, Leed AP, Principal 1 `s� /�i 0,1 �C ____._ _ __,� —_ �U c4i 'n" 51Pfil , * , --71' ' ''- ',I*:: . u at ' d :1 rr ad a , . . . .. . .. . .. ,..., t MP 4 o i f it �� — t y o *` 4 if:' € S al N N /. Yy' t... C c 1, 444 . ° ,, -5 1t, c 1 ,,-1 11 t4 Si, —� 1it. 4,1 , 11 ..;/, r w ' a ' hi 4: ! ,, t m 3 Y fi s i • i wyre.q I ` I I © ram �, ' 1E1 — ' r....-:1 tml '1 ® __ rZg v � 0 __ 7;11 i -• i© .rte_ I , 4,,,tic! tt.1/2!"; I I ,1 - 19 • r r+ •} ! t ,I _ . .y r ' a , --,,.... ....4.. 0 SNOLLVA313 J01?:131X3 0 OrrPlihr63.13i-MV ...--.4 ..11 rTh- (--1 (- 1_1 i '.__I 0,-.=..-Ay/ lq uni=s-a0-0-`a0710177A-aVi71fil Hdd 4'.-71337NE _ EONVH:-.14 'Z' HIOL LI, g I g I L ' 4 4 i K .1 3 6 ,,' g i T E - I I i 1, 1 ill g @I E 1 - . = 1-1.11— 1 i c7 et 1 ZEI , ,-, , ------; 1 _1■1111 1 _ 1, I ._j 1 '----1. N' \ \ 'PM- - tly,•-tAttri, , r4 1 .,,,—...1 ,r...){1, Mil,tT I EA, 1 ;6,irti 1 .-1,:ix, imim 6 _ _.., -.. , 1 ti ,l'uN•Q.I',' ''.'0' z tli.tko,r4 r-I J'1-11'1' 2 141 I 1.J.F'1,1 EU 1 'i-Itt,it 1 Mil, 6 .,2 :l.,1-4,,,L, ,i,:11_13., _I, ,,.1-,1 .ifSif'1'4:il I; ,-7"- ' 0 I Mri":' L---7,71 0 'till':ill I MU I-jj'' - 1.11. -----, —F-' '''VW - 1, '; r:1'0.1:,1k111:it' .II', I 2 EMI, r , . , VI: 6.6 :;;,[11-{ii, J1117 Mriiiklr'' - ,-,.....tt. e r..11 ..., 0. _ -'- lii .1 i 0.014 '4"1111 -4 1h-01,I, 1 4 Mill ' gi,b-T.4eLimairgil ' :. 't WU I I -2: ME • 11 , I , 11 I i.,,. t A, a jEk i''' 0 x,„ 1 t -- _--- I <.---: --,• -----...:- \ I",1, PZ-t-. .-r I C - 0._ <c 7 I .- -4 , i \I -...M_ ,, , -- __ I I, . •. . -- '1 • - fir-111.1111111M1 ' q_ I CI III , I, I ('JTI INI=1 I - 12 Illm I 1 z3c1 •mi V 7,El IM=1 01111 , IL 1 0 IIN • 11M 3E1 111,3'1:__J__. . AIM •=z- -, 131.f3_1 — U.14-_] 1- 1 - ' a 7-2 EIE-fl •,,-- ii 41 , g .. I r, ..E,_ . , , , F. - IIN 11 _ - _.„------,II Ii .- v _.) 1 , \ l'„ q ,-•.• ! F" ' t 0 / . 21 0 - _- .1_, 0 Ki 70TH STREET WEST FY u124 QUIhL ' vw� ;::. ..:......:._ :: " �'ArrAk ' )ILP_ 011111.1k V-. - - — — — - ce. 1 , i 03aN . :� . ,.....:,,::'i::55:55 ..: ,5:555.;::::;;;;5;5:_�:;�-::::;;•::.=�:::.::::...�::..,:::::::;;: ' »,2 1,911V i :':. :;`i::'';.:<'t''^,`;;:::~«• STONE RETAINING WALL g. s /\: ., 1 ., � :'5555,;.:'...:., ... ........s 5555:.:..,. ,.: :5555.. ---- -. 5555.5555:5555 ,. '''':..-:1'../'\\i y\:„....,:::.,,,I 1 i i \ RIGHT OF WAY LINE I� ' SIDEWALK��WVi A TENANT 1 � i `®® 4tt E 4,000 1� I s GROSS SF $ " � I I S 1516- I.. �; ,::.':::.:�: /e�, 4yF 3 w ai^,,. 180 F ��/.<' MONUMENT SIGN �..t . UTILITY _ JF _1 TENANT Q II Ni. F. 1,40:11 :. GROSS SF leg =o u�u�� V u 39 parking ,,' 1"..;:f-%,4...,45', of spaces ' > y d "tel X a EkTRANGE Z El ® r tl `�® A TRASH/RECYCLING LW IbIV-," I TRANSFORMER u i_I, ' � w .-555:5 : ::::g•.: -IANMA.3r;:::.:; :: . , 0A1,T,k,i.,,m„.-,,,.i.".:::l:: ,::: :iw I 3 : ,r �1 a ,,5555 :�;�. .l..il'y- - s:.;: qq .. 5555.. ..,5555 .. .�.:.... i �'i . I55:5_5..., :... ..L:..:...:..,55:55. ;555:5.:::. — - . ..:� 5555-.�.�......: .. �....�.....�� ..::.:�. .g*.:.. :.... . : ....... 555 5 7..7. :. . 5555 �l� . . ..: . .. : . ..._. ...._-.a.;. .._`:::. y ®' :.r' �... _ � :��. � �, .:::'.,: 1y1 LEVELi f O 5555. ,. ::555'•5.::.�::.�.. .. :..,. ,. '.::: 5555...,5555 .... :.... .... .. ., LL �Q .. .. . ..:� ... ...: ... ... ... Va . :.. .. .. .. ' ..` �� �: ::.: FLOOR�N ..-..... .., 5555 5555. ... .,... - ..., ,. .. 5555 ..... . .�.. .. :. O 5555.'..;. .... ... .. .. ., ... .:... ... H1 . . 1 ° 70TH STREET WEST V SI I— Lsitl TP 10- ..,4 ,,,. ..... . . < g STONERETAINING WALL ...„: .. RIGHT OF WAY L)NE -;':::(:,;:•:-.y.;;:;4•:•::: ,.1'',::: ./` i*Pc.......::'' 'IP :''':'•':1 ., , . —• - • ' • .Pil ii,: :!:or ::,-.:;:: / :"..':':::•;':;....:". ' TENANT 1 SIDEWALK , 1 4,000 .:-.40;':::, AVW GROSS SF "G fl: _ 1 qq, IR lit . -P' i.:::::1;•:44:! 47, 81061 ....- -- 0- .:.:-•:.:' Y.1f." , I ..,1 ..,,!, i_•4:•,, , 14". HIM . _ _ MONUMENT SIGN ;,4 LII, - r.g., ,, , , J::',4139,0K TENANT 2 P 1 1504r:::. 39 parking GROSS SF rg"' I 10.4 IS 1 0 ' a l' spaces 7 - : 1 • 1 l''::.1.Ne' I > LLI ',A i - - 4---) < 1_ . / 4_ .A Ein1,_121.EE__ i.. cr . —71 ::I 4$14:16 -TRASH/RECYCLING , : • ,-- :yetiosiy , TRANSFORMER < I El El; !;:.:4.:'-:%:''''g:::;.'::::'.:''-::';.' :'-•-::if 4 V elk Nillr 11011:i', ' eA CD.i no Al 1 0 Sec. 36-488. Planned ed Unit Deve'op e n t lis trictt-4 (PU 14), Phoenix Plaza at 6996 France Avenue. (a) Legal description. The east 215 feet of the south 190 feet of the southeast quarter of Section 30, Township 28,Range 24,Hennepin County Minnesota. (b) Approved plans. Incorporated herein by reference are the FE 70 LLC plans received by the city on February 24,2012,March 2,2012 and March 14,2012,including the building plans,except as amended by city council Resolution No. 2012-39,on file in the office of the planning department under file number 2011-011.11a. (c) Principal uses. All principal uses allowed in the PCD-1 zoning district,except drive-through uses, bakeries, coffee shops and banks are as follows: (1) Catering. (2) Clothing store over 2,500 square feet. (3) Department store. (4) Dry goods. (5) Electrical and appliance store. (6) Furniture store. (7) Medical offices up to a maximum of 7,950 square feet total for the site. (8) Office supplies. (9) Paint and wallpaper. (10)Sporting goods. If the entire building is occupied by retail uses,then the mezzanine shall be turned into storage space and shall not be used for retail. (d) Accessory uses. (1) Off-street parking facilities. (2) Produce stands,pursuant to permit issued by the city manager. (3) Signs allowed per the PCD-1 district standards,except as follows: a. Wall signage on the two sides of the southeast corner of the building shall not exceed two feet by 13 feet in size. b. There shall be no window signage above the entry doors on the first level. c. The monument sign setback shall be three feet from the right-of-way. (e) Conditional uses. There are no conditional uses for Planned Unit Development District-1 (PUD-1). (f) Development standards.Development standards per the PCD-1 zoning district,except the following: (1) Building setbacks. a. Front—France Avenue: 16 feet. b. Side Street—South:ten feet. c. Side—North: 39 feet. d. Rear—West: 68 feet. • d (2) Parking lot setbacks. a. Front. 1. France Avenue:ten feet. 2. 70th Street:four feet. b. Side—North and west:four feet. (3) Building height: one story. (4) Maximum floor area ratio: 37 percent. (g) Drive-through uses. Coffee shops,bakeries and banks,medical office over 7,950 square feet, and retail space over 6,600 square feet shall be prohibited. France avenue Solt thda e Area Working Principles and Supporting Questions (June 16,2015) Element Working Principle and Supporting Questions Give-to-Get; Plan& Allow latitude to gain tangible and intangible outcomes aligned with Process the district principles. How does the proposal contribute to the realization of the principles for the district? How can the proposal move beyond the principles for the district? What tangible and intangible outcomes might be offered by the proposal but cannot be achieved by the project on its own? What does the proposal offer as a way of balancing those outcomes provided by others? What alternatives were explored to arrive at a proposal that is best aligned with the principles and the opportunities of the district? Edina Cultural Preferences; Advance quality through thoughtful and artful design of buildings Identity and publicly accessible spaces, highlighted human activity, and enhanced economic vibrancy. Discuss the materials and construction techniques intended for the building and the site with attention directed to ensuring an enduring quality is achieved, especially considering whether the proposal is a background or foreground element of the district. What qualities of the proposal will be most valued by the community in 50 years? Describe the ways in which the proposal highlights human activity in the building and on the site, especially when viewed from adjacent or nearby public ways? In what ways does the proposal enhance the economic vibrancy of the district? How does the proposal adapt itself to changing economic opportunities of the community and the district? District Function Look beyond baseline utilitarian functions of a single site to create mutually supportive and forward-looking infrastructure sustaining the district. Describe the ways in which the proposal is self-supporting related to on- and off-site infrastructure and resources. What impacts does the proposal pose on existing on-and off-site infrastructure? What elements of the proposal support infrastructure needs of adjacent or nearby sites? 4 Describe the infrastructure features of the proposal that are truly extraordinary by relating the performance of those features to current standards, requirements, or best practices. 5 How the proposal relies on infrastructure of the district for baseline performance? Comprehensive Foster a logical, safe, inviting and expansive public realm facilitating Connections; Movement movement of people within and to the district. 1 What features and amenities does the proposal lend to the public realm of the district? 2 What features and amenities does the proposal introduce to extend the sense of an expansive and engaging public realm to its site? 3 Demonstrate the ways in which the proposal supports pedestrians and bicyclists movement and identify those nearby district features that are important destinations. 4 What features does the proposal employ to ensure a safe and inviting pedestrian experience on the site? 5 ... Site Design;Transitions Encourage parcel-appropriate intensities promoting harmonious and interactive relationships without"leftover"spaces on sites. 1 How does the proposal relate in terms of scale to it neighbors? 2 How does the proposal make full use of the available site, especially those po,rtions of the site not occupied by parking and buildings? 3 How does the proposal interact with its neighbors? 4 Describe the zones of activity created by the proposal and compare those areas to zones of activity on adjacent and nearby sites. 5 ... Health Advance human and environmental health as the public and private realms evolves. 1 How does this proposal enhance key elements of environmental health (air, water, noise, habitat)? 2 How does proposal mitigate any negative impacts on environmental health on its own site? 3 How does proposal provide for a healthful environment beyond the current condition? 4 Describe ways in which human health needs are advanced by the proposal. 5 ... Innovation Embrace purposeful innovation aimed at identified and anticipated problems. 1 Identify the problems posed by the proposal or the district requiring innovative solutions and describe the ways in which the proposal responds? 2 Describe the metrics to be used to compare the innovations posed by the proposal. 1;("1 3 For those solutions posed by the proposal as innovative, describe how they might become "best practices" for the district. 4 Describe innovations in systems and aesthetics and the ways in which, systems and aesthetics for integrated solutions. 5 Describe other projects where innovations similar to those included in the proposal have been employed. Land Use; Live-able Promote well-balanced aggregations of"come t." and "stay at" Precincts places focused on human activity and linked to an engaging public realm 1 How does the proposal complement the mix of uses in the district? 2 Describe the proposal in terms of"come to" and/or"stay at" places. 3 What adjacent or nearby"come to" or"stay at" places does the proposal rely on for vitality? 4 Demonstrate the flows of activity generated by the site during a typical weekday and weekend day. 5 In what ways does the proposal interact with surrounding sites to encourage an engaging public realm? Economic Vitality Ensure every component contributes to the sustained economic vitality of the district and the community. 1 Describe the proposal in terms of its economic contributions to the district. 2 How does the proposal enhance development on adjacent or nearby sites? 3 What features of the site or district limit the potential of the proposal from being fully realized? 4 Why is the proposal best situated on its proposed site from the perspective of economic vitality? 5 How does the proposal make the district and the community a better place? fiA ZONING § 36-608 I Planned Commercial District-2 (PCD-2) Planned Commercial District-3 (PCD-3) Planned Commercial District-4 (PCD-4) (Code 1970;Code 1992,§ 850.16(1)) Sec. 36-608. Prr 11 idpa1 apses un PCD-1 si bd11stmocte The following are the principal uses permitted in the PCD-1 subdistrict: (1) Antique shops. (2) 'Art galleries. (3) Art studios. (4) Bakeries,pro 'ded the rooms containing the preparation and baking process shall not have a gross oor area in excess of 2,500 square feet. (5) Barbershops. (6) Beauty parlors. (7) Bicycle stores,including rental,repair and sales. (8) Book and stationery stores. (9) Camera and photographic supply stores. (10) Candy and ice cream stores. (1 1) Clothes pressing and tailoring shops. (12) Clothing stores,not exceeding 2,500 square feet of gross floor area. (13) Clubs, lodge halls and meeting rooms, offices and other facilities for nonprofit organizations,not exceeding 2,500 square feet of gross floor area. (14) Coin and philatelic stores. (I 5) Day care. (116) Drug stores. (1 7) Dry cleaning establishments and laundries. (18) Employment agencies. (19) Financial institutions,but excluding drive-through facilities and pawnshops. (20) Florist shops. (21) Food,grocery,meat,fish,bakery and delicatessen stores. CD36:97 636-608 EDNA CODE (22) Garden supply,tool and seed stores. (23) Gift shops. (24) Handball courts,racquetball courts and exercise and reducing salons. (25) Hardware stores. (26) Hobby shops,for the sale of goods to be assembled and used off the premises. (27) Household furnishings,fixtures and accessory stores, not exceeding 2,500 square feet of gross floor area. (28) Interior decorating establishments. (29) Jewelry stores. /30A Launderettes. (3 I) Leather goods stores. (32) Liquor stores,municipally owned,off-sale. (33) Locksmith shops. (34) Medical and dental clinics. (35) Music and video sales and rental stores. (36) Musical instrument stores and repair shops. (37) Newvmotxnds' (38) Offices,including both business and professional. (39) Optical stores. (40) Paint and wallpaper stores,not exceeding 2,500 square feet of gross floor area. (41) Personal apparel stores,not exceeding 2,500 square feet of gross floor area. (42) Picture framing and picture stores. (43) Repair stores and "fix-it" shops which provide services for the repair of home, garden,yard and personal use appliances. (44) Restaurants, but excluding drive-ins and drive-through facilities, other than as allowed in section 36-1264(f). (45) Schools. (46) Secondhand utoren, not exceeding 2'580 square feet of gross floor area, but excluding pawn shops. (47) Shoe sales or repair stores. ZONING § 36-609 (48) Sporting and camping goods stores,not exceeding 2,500 square feet of gross floor area. (49) Tailor shops. (50) Tobacco shops. (5 I) Toy shops. (52) Travel bureaus and transportation ticket offices. (53) Variety,gift,notion and soft goods stores. (54) Vending machines which are coin- or card-operated, but excluding amusement devices. (Code 1970;Code 1992,§ 850.16(2)) Sec 36-6O9. Principal uses in PCD-2 subdistrict. The following are the principal uses permitted in the PCD-2 subdistrict: (I) Any principal use permitted in PCD-I subdistrict. (2) Amusement and recreation establishments,such as amusement arcades, commer- cial bowling alleys and pool halls. (3) Animal hospitals and kennels,but excluding establishments with outside runs. (4) Automotive accessory stores,but excluding repair and service garages. (5) Blueprinting,printing and photostating establishments. (6) Business machine sales and service shops. (7) Catering establishments. (8) Clothing stores. (9) Clubs, lodge halls and meeting rooms, offices and other facilities for nonprofit organizations. (10) Commercial kennels,as defined by section 8-5. (1 1) Currency exchanges,as defined in Minn.Stats.ch.53A. (I 2) Department stores,not exceeding 40,000 square feet of gross floor area. (13) Dry goods stores. (14) Electrical and household appliance stores,including radio and television sales and service. (I 5) Exterminating offices. CD36:99 § 36-809 EDINA CODE (16) Fabric stores. (17) Frozen food stores,induding the rentalof lockers in conjunction therewith. (18) Furniture stores,including upholstering when conducted as an incidentapart of the principal use. (19) Fraternal,philanthropic and charitable institution offices and assembly halls. (20) Furrier shops,including the storage and conditioninof furs when conducted as an incidental part of the principal use. (21) Home repair,maintenance and remodeling stores and shops. (22) Hotels,motels and motor inns. (23) Household furnishings,fixtures and accessories stores. (24) Laboratories,medical and dental. (25) Office supplies stores. (26) Orthopedic and medical appliance stores, but excluding the manufacturing or assembly of appliances or goods. (27) Paint and wallpaper stores. (28) Personal apparel stores. (29) Pet shops. (30) Photography studios. (31) Post offices. (32) Public utility service stores. /33\ Rental agencies for the rental only of clothing, appliances, automobiles, cartage trailers,and household fixtures,furnishings and accessories,excluding pawnshops. (34) Schools for teaching music,dance or business vocations. (35) Sporting and camping goods stores. (36) Taxidermist shops. (37) Telegraph offices. (38) Theaters,but excluding outdoor or drive-in facilities. (39) Ticket agencies. (40) Trading stamps redemption stores. CD36:iOO ZONING § 36-612 (41) Undertaking and funeral home establishments. (Code 1970;Code 1992,§ 850.16(3)) Sec. 36-6 10. Principal uses in PCD-3 subdistrict The following are the principal uses permitted in the PC1-3 subdistrict: (I) Any principal use permitted in PCD-2 subdistrict, except offices requiring the issuance of a conditional use permit. (2) Department stores or shopping centers, exceeding 40,000 square feet of gross floor area. (3) Transit stations. (4) Publicly owned uses. (5) Sexually oriented businesses. (Code 1970;Code 1992,§ 850.16(4)) Sec. 36-611. Principal uses in PCir-41 subdistrict. The following are the principal uses permitted in the PCD-4 subdistrict: (1) Automobile service centers. (2) Carwashes. (3) Gas stations. (Code 1970;Code 1992,§ 850.16(5)) Sec. 36-602. Conditional uses. The following are the conditional uses permitted in the PCD- subdistrict: (1) PCD-I and PCD-2 subdistricts. Multiresidential uses. (2) PCD-3 subdistrict. a. Automobile agencies selling new,unused vehicles. b. Boat or marine stores or agencies selling or displaying new,unused boats. c. Multiresidential uses. d. Offices,except offices allowed as a permitted accessory use. e. All nonresidential uses that increase the FAR to more than 0.5. (Code 1970;Code 1992,§ 850.16(6)) CD36:101 ZONING § 36-617 Seco 36-6 D 6. Accessory uses in PCD-4. The following are the accessory uses permitted in the PCD-4 subdistrict: (I) Accessory carwashes. (2) Retail sales of convenience goods. (3) Gasoline sales accessory to a carwash. (Code 1970;Code 1992,§ 850.16(10)) Seco 36-6 D 7a Requirements for buikllurtg coverage,setbacks and hei fhte (a) Maximum floor area ratio. Subject to the requirements of 36-617. PCD-I 1.0 of the tract PCD-2 1.5 of the tract PCD-3 (I) North of West 70th Street: 1.0 of the tract,provided that nonresidential uses may not exceed 0.75 (2) South of West 70th Street:0.5 of the tract PCD-4 0.3 of the tract (b) Setbacks. Subject to the requirements of section 36-617(1) and (2). Front Yard (in feet) Side Yard (in feet) Side Yard(in feet) Rear Yard (in feet) PCD-1 35* 25* 25* 25* PCD-2 35* 25* 25* 25* PCD-3 North of 70th St. 35** 35** 35** 35** South of 70th St. 50** 50** 50** 50x* PCD-4 Gas stations _ 35 25 25 25 All other uses 45 25 45 25 *Or the building height,if greater. 6, L**Subject to the requirements of section 36-617. (c) Maximum building height. See article XI,division 2 of this chapter,Building Height PCD-I Overlay District and appendixA of the city's official zoning map See article XI,division 2 of this chapter,Building Height PCD-2 Overlay District and appendixA of the city's official zoning map CD36:103 6 36-6|7 EDINA CODE | See article Xl,division 2 of this chapter,Building Height PCD-3 Overlay District and appendix A of the city's official zoning map See article Xl,division 2 of this chapter,Building Height PCD-4 Overlay District and appendix A of the city's official zoning map (Code 1970;Code 1992'§ 850.16(11)) Sec. 36-618' Special requirements. In addition to the general requirements described in article XII,division 2 of this chapter, the following special requirements shall apply: (|) Established average front street setback for PCD-I and PCD-2 subdistricts.When more than 25 percent of the frontage on one side of the street between intersections is occupied by buildings having front street setbacks of greater or lesser distances than hereafter required, then the average setback of the existing buildings shall be maintained by all new or relocated buildings on the same side of that street and between the intersections.If a building is to be built or relocated where there is an established average setback,and there are existing buildings on only one side of the building or relocated building, the front street setback of the new or relocated building need be no greater than that of the nearest adjoining principal building.If a building is to be built or relocated where there is an established average setback and there are existing buildings on both sides of the new or relocated building,the front street setback need be no greater than that which would be established by connecting a line between the most forward portion of the adjacent principal building on each side. (2) Interior side yard and rear yard setbacks. Interior side yard and rear yard setbacks, including parking setbacks and loading facility setbacks,apply only when the side or rear lot line is a Planned Commercial District boundary. (3) Setbacks for PCD-3 subdistrict. The minimum building setback required by section 36-817(b) shall be increased as follows: a. In the area bounded by France Avenue on the west,York Avenue on the east and W. 70th Street on the south, the minimum building setback shall be increased by one-third-foot for each foot that the building exceeds 50 feet in building height. For purposes hereof, only those portions of buildings which exceeds 50 feet in building height need provide the additional setbacks required by this subsection. C[}]6:|04 . . ..,,<r �.,...x,L,.;:, . 333 Washington Avenue North,Suite 210.Union Plaza,Minneapolis,MN 55401 1 612 676 2700 F.612.676.2796 vw.w.djr-inc.com March 18, 2016 Cary Teague, Planning Director Planning Department Edina City Hall 4801 W. 50th St. Edina, MN 55424 Project: Retail Development Location: 3901 70th Street West Subject: Working Principle and Supporting Question Response Give-to-get; Plan and Process Allow latitude to gain tangible and intangible outcomes aligned with the district principles. The project's core design decisions relate to the following core principles, which align with overall France Avenue redevelopment objectives. The primary parameters for the design and function of the building are: address the street with the building and create a compelling and pedestrian friendly environment supported by building location close to France Avenue, a building that addresses the corner, vehicular parking that is largely screened by the building and landscaping and an animated façade. The building design and site layout build upon Phoenix Plaza, the first building along France Avenue to address the street with a greater emphasis on the pedestrian, especially as a transition from the Vehicular oriented South Dale Shopping Center as the site starts the east-west transition from commercial to residential. To build a project on the site without the street centered edge would erase the progress that has been made by pedestrian improvements to the area in the both buildings and infrastructure. Edina Cultural Preferences; Identity Advance quality through thoughtful and artful design of buildings and publicly accessible spaces, highlighted human activity, and enhanced economic vibrancy. The project is designed as a largely glass and stone exterior cladding with long lasting metal complements. The products age well and will maintain their character with little maintenance. The site entry sequence at is flanked by stone seat walls that set off the entry and provide pedestrian amenities to the public. The large glass entries on the street give an active view of the interior and provide visual interest to the streetscape. The redevelopment of the site removes an automotive centered business and replaces it with neighborhood retail where by environmental contaminants will be removed and a flexible retail structure will be able to respond to changing economic preferences through time. 3 District Function Look beyond baseline utilitarian functions of a single site to create mutually supportive and forward-looking infrastructure sustaining the district. The site redevelopment will include a site contained storm water collection on the property, whereas the existing site is primarily a run-off condition for storm water. The re-use of existing infrastructure limits the impacts on city and regional services and the redevelopment removes the resource-heavy car wash. Basic city utilities will be required for the project for water and sanitary function, but likely at a fraction of their current uses. Comprehensive Connections; Movement Foster a logical,safe, inviting and expansive public realm facilitating movement of people within and to the district. As described in the project narrative, the redevelopment poses many traffic improvements over the existing condition—the elimination of a curb cut at the corner of 70th and France will reduce congestion for cars slowing at the intersection for turning vehicles. The pedestrian oriented building and site encourages use and supports current infrastructure improvements and connections across both 70th street and France Avenue. The two retained vehicular curb cuts are located remote from the intersection for greater safety for pedestrians and cars alike. See also comments above under Edina Cultural Preferences.... for addition area pedestrian amenities such as street facing retail, hidden parking landscaping and seat walls. Site Design; Transitions Encourage parcel-appropriate intensities promoting harmonious and interactive relationships without"leftover"spaces on sites. The project is conceived of as a counterpart to Phoenix Plaza to the north in scale, materials, siting and pedestrian amenities. The architectural language started in that project is continued at this project. The space between the building and street is accented with landscaping and gracious pedestrian approaches. Health Advance human and environmental health as the public and private realms evolves. The proposal improves the current site by introducing landscape elements and comprehensive storm water treatments of the site that is almost exclusively paved in its current condition. The increased landscape not only provides a more attractive streetscape, but allows storm water infiltration and rate control as well as environmental shading of the building and paving decreasing heat island effects. Innovation Embrace purposeful innovation aimed at identified and anticipated problems. The building structure is planned to accomplish a higher standard of thermal insulation through advanced techniques that allow continuous insulation at its perimeter, making the insulation more effective and efficient. This improvement leads to better thermal comfort, lower utility use and utility costs and smaller heating and cooling equipment to be installed. This construction technique was previously used at Phoenix Plaza and has proven advantageous as described above. Land Use; Live-able Precincts Promote well-balanced aggregations of"come to"and"stay at"places focused on human activity and linked to an engaging public realm. The proposed project is envisioned as a neighborhood retail node with a lesser intensity to that found in the neighboring shopping mall. It is easily envisioned that the services provided at the site may be incidental in nature and can easily be accomplished as a routine trip rather than a destination or excursion. Neighborhood retail is likely the best description of the planned uses. The majority of is likely end of day and weekend visits in nature Economic Vitality Ensure every component contributes to the sustained economic vitality of the district and the community. The neighborhood retail nature of the project is support of other existing retail along France Avenue and considered as a link between the Room and Board Store to the south and the Phoenix Plaza Office and Retail development to the north. Building placement, pedestrian amenities and low scale/low intensity retail uses support each other by allowing informal pedestrian traffic to happen between them and is supportive of neighborhood needs as well. The redevelopment of the site continues the work of the previous five years by the city to create a more sustainable and lively France Avenue. The depth of the site, while challenging in a traditional car-centered sense where parking is at the front of the site can be supportive of a new vision for pedestrian friendly streetscapes and sensitive urban planning. If it can be recognized that pedestrian and bike friendly developments can decrease vehicular requirements and congestion, expansive and costly parking fields can be minimized so the community benefits from reduction of vehicular dominance that still exists in the parking requirements of many cities. Cordially, t 0 Sheldon Berg, AIA, Lead AP, Principal • CITY OF EDINA MEMO CityHall • Phone 952-927-8861 91NA' l Fax 952-826-0389•www.CityofEdina.com 6; 0 r. yr:1�' o J' ,c.,01.,w.-t e Date: March 23, 2016 Ts: Planning Commission • From: Cary Teague, Community Development Director R-: Sketch Plan Review— Lincoln Drive Residences — 5901 Lincoln Drive The Planning Commission is asked to consider a sketch plan proposal to develop the former United Health Group site at 5901 Lincoln Drive. Children's are moving into the existing office building on the north and east side of the site. A portion of the existing office building would be removed and a 4-story 240-260 unit apartment building built in its place. The applicant has indicated a provision of 10% of the units to be affordable, per the city's affordable housing policy. A new access off Lincoln Drive would be created for Children's, and another new access created for the apartments. The existing access drive would be removed. (See property location on pages A1—A3, and the plans and narrative on pages A4-Al2.) To accommodate the request, a rezoning of the property is required. The applicant is suggesting an MDD-5, Mixed Development District rezoning. The site is guided in the Comprehensive Plan for"Office Residential — OR," which allows for both the uses existing and proposed on the site. The Plan calls for a maximum density of 30 units per acre. The proposed plan would be 13 units an acre. While this site is not located within the Greater Southdale Area, the France Avenue Southdale Area Development Principles have been shared with the applicant. They have been asked to address each of the principles with any formal application. The following page shows a compliance table demonstrating how the proposed new building would comply with the MDD-5 Zoning Ordinance Standards. City of Edina ^ 4801 W.506 St. • Edina, MN 55424 • CITY OF EDINA MEMO O e t4 An EU° •�'�'Urt.vY:ifs• i5ae City Standard MDD-5 Proposed Building Setbacks Front Street—Lincoln Drive 45 feet(based on a 55 foot tall building) 60+ Side-south 45 feet(based on a 55 foot tall building) 60+ Side-east 45 feet(based on a 55 foot tall building) 100+ Parking Lot Setback 20 feet 20 feet Building Height 4 stories&48 feet 4 stories Maximum Floor Area Ratio 1.0% .50% FAR) Building coverage 30% 15% Usable Area 200 s.f.per unit=50,000 s.f. 50,000+(including the (250 units) amenity area and sidewalks/trail connections) Density 30 units per acre(660 per Comp.Plan)& 240-260 1 unit per 3,300 s.f.of lot area(280-MDD-5 240-260 Zoning) Parking Stalls-Residential 1.00 stalls enclosed per unit=240-260 total 250 enclosed* +.75 exposed stalls per unit =180-195 120 surface* Parking Stalls-Office 697(based on a 203,134 s.f.building) 630 ramp 226 surface 856 total Parking Stall Size 8.5'x 18' 8.5 x 18' Drive Aisle Width 24 feet 24 feet *Variance required TRAFFIC/PARKING/SITE ACCESS A traffic and parking study would be required to determine the impacts on adjacent roadways. The parking study would examine the residential parking, as noted above does not meet the city's minimum requirement. SUBDIVISION The applicant proposes to subdivide the existing 21.6 acre parcel into two lots. A park dedication fee of $5,000 per residential housing unit would be required. t- City of Edina 4801 W.50th St. • Edina, MN 55424 ti CITY OF EDINA MEMO Ioe ' � ° SIDEWALKS/CONNECTION TO THE REGIONAL TRAIL " ^ The Nine Mile Creek Regional Trail will be located adjacent to the subject property. This project should provide a connection to the trail. A boulevard style sidewalk should also be provided along Lincoln Drive on both the office and residential parcels. PUD The applicant mentions the potential for a PUD rezoning; however, in review of the PUD criteria below, the only item that is met is affordable housing. The purpose and intent of a PUD is to include most or all of the following: a. provide for the establishment of PUD (planned unit development) zoning districts in appropriate settings and situations to create or maintain a development pattern that is consistent with the City's Comprehensive Plan; 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. Staff would not recommend PUD zoning in this instance. It appears most of the Code requirements for the MDD-5 District could be met. Only the number of parking stalls would require a variance. City of Edina ^ 4801 W.50th St. ^ Edina, MN 55424 Ciunty Property Map Date: 3/17/2016 • • • Brtdoen f sf E MO • 1 inch = 1,600 feet PARCEL ID: 3111721320002 Comments: OWNER NAME: Riversource Reo 1 Llc SITE LOCATION PARCEL ADDRESS: 5901 State Hwy No 169, Edina MN 55436 PROPERTY TYPE: Commercial-Preferred HOMESTEAD: Non-Homestead PARCEL AREA: 21.58 acres, 939,910 sq ft This data(i)is furnished'AS IS'with no representation as to completeness or accuracy;(ii)is furnished with no warranty of any kind;and(iii)is notsuitable for legal,engineering or surveying purposes. Hennepin County shall not be liable fora ny damage,injury or loss resulting from this data. COPYRIGHT©HENNEPIN COUNTY 2016 Hennepin Hennepin County Property Map Date: 3/17/2016 ...'1L....„ 1 -_—....„- -- t 4 .. - iiia s +„ s 4 2; r1T:e 4.441 I I I'I Fc �'"� $ ;' ^/.�� 1 U , r I �r� f.1.,,,..1,' f y'F,Rd. ytt - t ♦ �� 0.1..tic. { % �-, j Ry ,, r.......44,,,...„.' � —4.,,,; t- :� °� '' ii, 00 s i ,. Ati=7" `" �. TL -,f a ' a I cfat ',"% �� �`_ 1 -$ Ir[i i ; i I} � � �r tt IIfi"3i f ;9,3i`�`Jt 911 i '+ "' aa`'�'/ � r='t t $ ,,_ = r r '7.;1'v., r I. It it f;'.4r t..-�f I '0.7.- .-1:..1" t..>�.s� El..i•.-lll,,l...•11 •i•• , ,, rc;. t't' `i'-#rte .N.{'�1 lc+ - - I F 4.'-' °': �, >.."� nprm,,1,-... ---.-{yam i Fr -. , 1r Z k 1 r, r •,.rl I .j - - F . r•,{rl In +. ,.1j j ./ y 4 '.J I (r .. f +r ,t,'e+ I, .a- . ....,-..,4A.0,..qi, ., +.a n• ) •ff C ,t ¢ er w. ' 1, t' r� + rl 1 - i"t ja i dry _ �� .. .-*vi. ' ,9 \\\ - ialR tim•iS' ^M]" `t r } 1 �f7{ F• , �Y'#-.�• ,�'` f. •4 y TT ni l a. b �_t. T kf' I.� i I I.I I �. `.. - 44 1 �! i,:i7ti-L. 0010F . ;.--40,:,-,4t,,, tal i. ,',a,4r. .. .., ..4. t, in.1,01.,(Ant' ,..' 't t. i 1,4•1 , ' 1 .,.,-', ,' r •=i t ,I 1.•J ei"'!'1` fi .,:. :-..- .# ,MMJJI-�� ">it 3 q�4� • E-�-G .,„iron- ir,-- -., -__ .ft. j: I 1 y, a fi"-; ,"si .ty' 1 k 3rd r- o .E-�, 4 xl a Vfi Y' . +r _ rt r r .»% �r - riL ask.: v. ''.-,t, r'`'"s'si rr , 4; ':, 'd!• Irk i Z t • a---.. : - r•. yy A Pv" i • t,�,3 gy ke i �$9, dd� 3,:q.�:��y'y `4. 9.2.;'#` i 4` �r fi r +y}.: :r7�- r-�f`' "" -vv ' ` 3p 4 i ia.fi • Y'� J ;14... " � + 3 ‘ 44t '' �, ,4,..0,.;,,,,, � p .Yma Num , : U1 g "� x° '• � L� - .' 1 inch =800 feet PARCEL ID: 3111721320002 Comments: OWNER NAME: Riversource Reo 1 Llc SITE LOCATION PARCEL ADDRESS: 5901 State Hwy No 169, Edina MN 55436 PROPERTY TYPE: Commercial-Preferred HOMESTEAD: Non-Homestead PARCEL AREA: 21.58 acres, 939,910 sq ft This data(i)is furnished'AS IS'with no representation as to completeness or accuracy;(ii)is furnished with no warranty of any kind;and(iii)is notsui table for legal,engineering or surveying purposes. Hen nepin County shall not be I iable fo r any damage,injury or loss resulting from this data. COPYRIGHT©HENNEPIN COUNTY 2016 /1)- Int ' H*-nn in County Property Map l Date: 3/17/2016 • e .x$.ik# , k a s.�Y�.— ' ', , l r f 2. t� In • a e ii I ,. g *_11 .„lr 1i t�,l_i_ it Ir r.._a +, 1 1y�:r� r 1_11 ! tu_,,i If}!. 1 J' •' A-' _ . ..�l�w r "`(tet T+ .. ,S v A ' -_ —ie–m. ,. 7.,xtr-s t le--44,1- a 11 I it i L�, ° '.' $ .ql l` I ��1 11-}!� Ir11f 1 11'4r1-11_��I� IIF) Mfr , t $� I III r1I I iI1 it— 4 .` hnkW , '1 111 C1-).:',171111/1 I y ' 11. I--11 ri L.Ir' r r l l r 11 r r 1'.I r l'I rt ar /I 'F..�z: ,# 'z -[z allL....1 -. 1r ia 'd., . ,r . a .;:,,6- ,[r ., 3- ") .‘'5..-',-i,,. 74:k Itlfrllrl ',Hy,j111 ' I �' iC( 1 1t� i r � , f 241 f--,;4, 1[' • �M. ti A i( X `+ 4 s ,, ,I ., .g.E-45g$ 'S - qtrr i.„ . _ T.... . , , ' '......r.-iia 1 __a I['y Il w, [ylq 4;rsb ".4 $ 4 � D 51RI j ? -Y Y fit ~ _ i it-ti t 1 r'..-r 1 .- 1 R 1 inch =400 feet PARCEL ID: 3111721320002 Comments: OWNER NAME: Riversource Reo 1 Llc SITE LOCATION PARCELADDRESS: 5901 State Hwy No 169, Edina MN 55436 PROPERTY TYPE: Commercial-Preferred HOMESTEAD: Non-Homestead PARCEL AREA:21.58 acres, 939,910 sq ft This data(i)is furnished'AS IS'with no representation as to completeness or accuracy;(ii)is furnished with no warranty of any kind;and(iii)is notsuitable for legal,engineering or surveying purposes. Hennepin County shall not be liable forany damage,injury or loss resulting from this data. COPYRIGHT©HENNEPIN COUNTY 2016 '3 Statement of Intent Lincoln Drive Residences— Edina, MN Opus Development Company, L.L.C. March, 2016 Lincoln Drive Residences is a premier new construction first class multi-family development located off HWY '169 and Lincoln Drive. The property offers dramatic views of the adjacent Opus 2 business park to the west and the Walnut Ridge Park and wetland network to the east. This Class A multi-family offering is adjacent to the newly renovated Children's Hospital Clinic location at 5901 Lincoln Drive. The four story building, with a single story of partially below grade parking, will replace a vacant office building and surface parking lot with between 240—260 premier units and full complement of amenities which will redefine the live, work, play experience. The development benefits with outstanding freeway access, immediate adjacency to the regional trail network and proximity to retail, restaurant and hotel accommodations in one of the most desirable municipalities in the Twin Cities. The building is organized around a south-facing central courtyard that includes an entry court and a large outdoor amenities area. This courtyard is the focal point of the development, creating an attractive "front door" as well as enhancing the residents' and visitors' views and experience. The front elevations are articulated by a distinct pattern of angled walls and recessed balconies, creating a strong architectural rhythm facing Highway 169. Further articulation is achieved by a composition of brick, glass and fiber cement panels, used in a way that helps to break down the scale of the building and give each elevation a unique character. The site addresses the separate uses of the Children's Hospital Clinic and the Lincoln Drive Residences with individual access points onto Lincoln Drive, providing a private entrance for each use. The intent is to rezone the entire property to a Mixed Development District (MDD) as this aligns with the City's future guide plan and is supportive of the existing office use while also supporting a multi-family use with the targeted density of the development. Specifically the MDD4 will allow for one unit per 3,100 SF; which with a lot size of 946,253 SF equates to a maximum of 305 units. Building heights, building setbacks and coverage to include minimum tract area are in conformance with proposed development. Furthermore, a Planned Unit Development will be created to enable the development to align with the existing conditions through refinements to parking setbacks and provided parking. Lincoln Drive Residences is complementary to the surrounding area and will provide a new premier housing opportunity for the surrounding professional population and the greater Edina community. t"4c: www.opus-group.com s ,4 f _., 1: I,I 4 rl,•i,• tt ,I/t, 1 i • ,\,,•i\ ks i,i, ., I 1 i , , ..41.• 1.,.- .1 . .g:•••- . 1 I t 14 '1.1,=''''''Ai t!'i '' 4 -*---"- ..t ••• •• . . i - 1 I• ..,,. ' '-• 1. V ..7-',.. i .._. .. _ , __ , . , J .... ,... __ , ---1 .,.. .., ..i ... .t. ,a . .., 4 '1•• ti-t'` *. 4; ••• . 4'4,- I""T t, •411 1 • ..„,.. .,,..{...4... teit, =' ..s"" •;',"'' :••16 .t.' ' - '' ' ' I' • t •ii i '` '- '''' ' • . -- -- - -I - I .., • .,.. • ......,I _ • ' - . . . . . , • • ,,, . • • . . -. . i,, .,.,. .4, . ,- .••4•!".".... 4.1.,".....••• .0'.../e••••„..„.44';',„4.4 i.,,,,,,...„..,14'42.4..;It", ,•••''' . - -7, I N'•::',...",:' I --,,,,, "4 1.'-' I ^J 4 - .---0"te,‘ •,,I!•l• .06/01- .•,!/':.; • -,,,,:t •ip 044'1;,.-'..a.,44..,•-- ".- \ \"?‘!„0:::N4i Ai pv...4. .... ,„,;,•,,, ..,....• ttt I, 0 41.4.7•4114A.-- - .!, ..441, ite' .:40.t...--/. I ‘, / ' ;4 it440, .,- , .0, , ',.'' , i, - `,',!•tsv4:0-t-177,61,tir70 Al 4,,P•:,-.0 -`-,-- -- Ipo,:l ., ,,r ‘.p.. ,........ . ,..,4 VII 701/1117#4 --- A f i 4k •''':---,--: , 0,,, •, ,-,•,i„---,..„-.---- ,,,, A 1 ' -- . P ''.1 il ).1i' .""'- 1 1'1,011',./.1 -• AA e - Lk. ° / / q'I 'A .. %,' ,t.,4114,1,0 C. •i',' .., -, '1;(..,-1-'14 4,A\''' k A I .- ___ I .. ..._ , • . p.,4 ...-..',,, e- - T -L -- _ _ _ - .... _., 77. ...,.. ==tr...1 V . ..... .... _ _ 7;,..1 . ..., toi I ... '.. 4 A.A./."°'- • , .1 '' ' ' ,..' ...- , A °*:—_---.---=-.. -., - • ,,.. — * • . IV.:' Existing Conditions 03.09,2016 Lincoln Drive Residences r:I' OPUS Edina,Minnesota k,\(,\.) ��ISIr a I • ,.�. .� r -. ,r :, _.--"" (7 >11 ,71° Aogoid, jr I , 7---`$alli LOWER P RKING LOT ''' Li , i'i f' 7,7 . pl /_'tea fic. 0 FigrOertr 4N Nill , PIN'Tbh ' al.' V17'-'-'"------- () ♦♦,, ' e _,_. ./-- ) � fiVr, S 11 /, si EXISTNG PARKING \J \ \ RUOTRE41 mayark .-\. �l� a EXISTINGOFFICE ` I I ' BUILDING - i'. -� � ._rte �1 : 111 �'� {� `' EXISTING OFFICE BUILDING `� , - _,e,„____7:_________ iph V 404 .. . 40111) 44, ...10.4 , v_,___,--7/------ � ...,e' ,dr. ' IIL A jlioraipi_ I �7.-?,,:---,, , "„at......z,Liiiiii ��� � ' r \ o1% t i ll' � i 1 { ;;� PARKING LOT ` `t';® 7�C��"' 411V ' -111hurnm �r(al �`��� � ,, I. N 1I I IMO Ego n \' p,. t4t1/4.6 ' ITIT MO n Sim r - Af" x, t� „ _ r -. _ LINCOLN DRIVE ak - \' 0 60' 120' 240' o opus, Lincoln Drive Residences Existing Condtions Site Plan TMeorus eeow 03.09.2016 Edina,Minnesota co o k'',$<,, Cl.) 06 �} W uIlnl NMOISSol1J C P, 1 . • li { 1 I 0 cc I 4,Sri Tt '-k''''''`,. il. -.g.,:. i ' , ',,', ':' •''''' 4,,,,„ .' ,. > "---s--""101114-..„,„ 11114114 1N32i8 ',:t . ' pl , ' ���� r # Q x� 3aNaallo� A,,,,tt 1 ^,. p i . ¢ a •'"-: �r co ' f• S`' ,ata ¢h �• }A`� x ,r" _I W 4 b%;,!)-!''.,,,. . '�f `r Myr 9 "3'y _ '3 A. Iii ,f ry ,aM �`. s� fiy, SII ..0.,,,,, 3 y a n 4 s O.o a 0 — /— — _ / / — — / / EXISTING WETLAND I AQP/ PROJECT INFORMATION JQ./ / / / Site Area 6.83 Acres FJ / L I Building Area / i Residential / ' Level 1 83,989 GSF / !I Level 2 58,400 GSF �� i Level 3 58,400 GSF // level 4 5 8 400 GSF / II TOTAL(Residential) 239,189 GSF i I Parking P1 104,047 GSF — I Parking Provided 120 Stalls // J\ Surface 250 Stalls // I Structured 370 Stalls / I \ —._ ) i 1 TOTAL / EXISTING 1 T\ I)40 / PARKING 11 j \ STRUCTURE Ir,l f4 • EXISTING / Ato. OFFICE $ \ 4; � ghirit i 'oURT 10 1 a - . Ahl, 1 A. 6©�� G. At/ Q_1 i t \ .\� a Aft��.«,. �� •`',60U.R ARD;.N. fi 1 $. 0 Qcc - - ,i , ' \ 4„:- "....".,c.N4 get z p J J EXISTING RETAIL \ t [lb �' _ p � _ 1 1 1 1 Imo, ' 1111 .__..-. - _ # oh__ _ —_ H! wim ,, ,a _ O AY 169 I _- FF RAMP �. uin --- — LINCOLN DRIVE _ 0 60' 120'- 240' OPUS" DF/ Lincoln Drive Residences Concept Site Plan ,a.ORA oww. Edina,Minnesota 03.15.2016 ___ ____ _____- ___------- II el,010111,1- 0/0A- -,..f.1 Mill ;I allErfar?,- ......._,.....- _!!!! .. ..4.% -----,— ..1111101 , ----------11 Iligm.kat.-----"," 0,160.We-5— 1 rho;1itorm- -----7.___.-iii _.,..... ...._ ________:_____-.61 _araiiirl oi. ____„.... :Ili, _ .... now . 1 .' mu. r---m---, . ..;•- , tri, ------ _...,-: ________--.2„..,,i___.,.,. _ - i , iummr-a- ‘,. .1ER 1,- = ,---i--------. ... lin------ ---,----,,,i lo____—..tusEle,:f m... -_ um,. ---, --,- :--- ri rg !.#1•,:•,..,,: "ii -.1- . 41 4 '-'''-' - -EilE 1 ,•.''''',"':', 2. -- ;4110111: 11.7X — .--- ., --''- j • ." mow Ill—*------._ ' RI .)i \- "I• '''- •-'4' ---.1-:-.'----- 044. a 4 , , 1 ------- - , mo el , ,1 4,144-:•I':•.-.j','- ,‘ f'. ••• - p , . 14 ---------______ 49;!'el: It': ', 'Al!a/r--v.-:f' . ',,q.',.\ -)%,4•Z! , • ots•1 :':.;;•• • 4'17047r \,,,,`s;74411•,''''' ,'. 1 Ji••ii ;i; r.i.,•,.--..• `II _ - On-:. i, ,1014.jik V O.',.;•,'"' 1 * ' ',4,,w3;;:,-'..,,f.,,, '•,;,,,_•kr-t, ,,,,, ..,, ' ____,,,...1,..% . ----- - 11.-0..9 - ''1; ,7.40 .1';'''„ ,O,, \...17 lie-,,,, , :::: ;-„.A -r v,I,,, t,, _ ,AvE',. t ,..?..J , t.;1,91k:.*:4,..):,.7...f.,. ' - 3- ' • '•• . ..?-r''' ' .r- - V.I,-f,.;2 ,?•±, , - ..-----",-, , •- IfP ,.__ --", _ ,....",'`'.: 'r , ':',.'1!..,et. ---;.'- --,,.-_ _ _i •,„ .fte.h. ,.. ••v.,3 ________:;_;____L____Li' '•„1,, ' 4Fi.t.' \ :-,-- -,' \-.. • 1 17.P.•'.'',11.4-44,•,•-„---.--,==.z -;- -- - 41-p;4!"..f.',1 4. 0,.;-:e - ..5, ,..-r\ .. ',-- : : ---_- ' 1 5, -I'",-; ‘Ar..-T? . ,_.--';. _ ---,_..:,-.,-::. .,,:,.-4,1_,, ;•fr..•5' 5.- .'kz c'' ' '..-'....••- - • \- ------'",--.,',. 5..)4:5,-., ....,1-; ",..-;-,;;;.-:---....-.- -- ,- .;..„\ V 1,.,V._. ,t=.'' ,'• ,r. •.,-_.5. - - \:, 7isy,,,:: • - *ri,-A'..:..P,.., .,.N.:,, -.„.,.... •, a* ...6.;,...r..., ,p, --• , '''‘', 1 Y: -.7f. ' ,:'.` 0 OPUS' Lincoln Drive Residences Edina,Minnesota Conceptual View 03.09.,201 6 THE OPE/5 GROUP --- --— ---,••••-........_ . "'S..---.„-----, - ------ _...".. • _ _inr_r_-----f_ili ja _1.. . 1 01 JO f.4pc,, ,,,4,,,li„. ,,,,,?1,,,• -------- . __Ir___I-crr---1", ig -011 I 1 111111 '1i — I ''111'.- -741Pti --- , --111-L-00,1 1 fil a Ell_irrWrrr-st 1 .,±:Iris- 7-• JP, __ ._ til , ,. •--- - AL_ J11P-J-T i, 111 _11:1161 ,.- - J11 .. . ,ii . ,.-- IL ''' 'd ni Ilim ' ,...... ......2...- __- ,,,,, ---- - - ..,,,,_ ,\-- , ......... -... --"11,- . -"..-"------------ ...--------- ..,1 iii I 1 lig III ........... -------- "- ---- 11-10 1 PI I gi ,---- 1 0,- . ,_ ,. # ,- ,. - .. • .,;, , ig , 7 ,ri ,i,,,. ,,..,, ,A.4 c,,,,;,.,-;:. - -a' * ;17:r•- , -It. -.411r,-1 1...,ip,,.. „Liik,ivi , ',.:..-..- .t, : 0,3_, lik,:lirl, •--...- _ la '''-='••';' l''. .'S", '•:i ,' '. ' ,•• .."' 11-1-'1::%.: . 4.441l,.t.-. 11.' II-7—'34:r •--. ---- ,•' /.. ..4 • g,;-- - Q 1.4P., ,,;---.. , m> ----- _ 11 -1 I 1 if „. lid t'..l. t•-•:-.•:-.1-- ,!-1 1 )9 k . , ,v. •.. .0•-••• , • kkl 1 '441 1'- - t:r - .f.•,... . •.'1 -r• t•"•!!!, 2"'"'a 4 1„ ti .., , 1 ittii I ; II 1 ? Or 01 lir 1, ,r-e- V ifirr t 4 11 ' --- ,...1.-----, I. ' •-',-'i-,-, ',/s' .0'J..: •"',1',.." .. - - ,4-ft,ix,_,,,t,„;:,., 3.3 _.,,, :,•\. ,,..,1:14(.., _ ., '''.„ ii NO 1, 0- ',.....„,_4kii I r Ail •i, .. . , .,..,,, ._ ..b, 1,41,1%.... 4 : -, ir' .:: .I . „..• 1 t:: ..: -- --- --------' ,` • - •-• ------fkNol,••,,,..,'2" 6•04,,-- „...:.•:.:''X- - '24% , - --- 5`..',,,..?Ily• i -''',e ,f,' 1-,.,... --/ ' ,t la' . $-,•-• ....' s,c. ' , r,,,.', -...lt••-Trk ;?!.`,'• .t'PC:''': .1,=;-'''' _ ., T-,_.. • •,..._ ...... 1„....„. - , , --_ • -,_,,c, •!"it ,..,„7--- A.,' 0,% ,,,-,,q,, ,,,,, A, ,,1.,, Q' '-''''s ' .‘f ' 'tie' '' ,..,--.0. ___---- — 0 OPUS Lincoln Drive Residences Conceptual View TIM OPUS GROUP Edina,Minnesota 03.09.2016 ,..-, MIN: _.., junf, 1 :Plin, .., ,ff.mr,... --..---- r.! mivinimmiligli it„,,Di' rano NI MN 1.1 INIALI nt IIINIELI .....,---. .,cit .1 L9LIErmiteirmerssEL _. „qv dial 1 ow in 1.01 Immi .„,1 lomilio . IN:iin,iiii --, -._ --: — --imir:' nw...im .1111L1., ----77 ;, , tm . -!', '7 '77' T- — pirl .---.--71.,..it_7721‹713,11a0.00a4,‘„,14. „. .:_olli ilis 1-NrkiL i i !1- ., .-...,---;, -':^I'D,;12,s;‘:-,...4. .-:-:'::=7,.;=- -..PTI\rilil ' timi0,. • ," ' r-,4 '- -, ',.,..,': ;', . 'W-11------- TE---- --- .. - 3 '''Oli_A. ''".-:,'In't- j-, -'t:-. :.,•,,,.;:':I•4:1 -;i''' fTi. ,1;','.., •,;,!- ,z,-",44.1- _ --___ 1„,•az 1.1 1 I r+, .,:,.•., i!i;-.-.:::,N1:-Ii..,... • 1 io,re':111111Wf,,-' 1,,..'4":*,,''..iip_. ,•'rp:'-,,,A.,:_t—--777_17------ ,,,r1:1 ,:4, : ,',1E',:,':,, ;1,v,t. r'A'`''•'''::'41...45'1'''''Y 1:- _,. -A othy; i.;e ..,1,, 1.1. -,?...:,--,,,' :=•••,' .‘,•7 ..'[.---- ,„,,.; - - i-- • „•.,1 -4-,-3, -:',A.N,F.,, - ..:--, .,,,i 1,, tt .. - ,iN.,-* , ..",s'4,',. •:'..14,';',$ 1 '11 ' ... . _ a• ---27-,' iiir-"----•-'-;.'q„,,i: ..,,•.''111 .7 ititA01,14,.. . .L.\. '.. 'or -' ...;-• A *.Os.i.b-, — ,,,--------- --'- .7-- 7-- al-HEN now _ _e . ...`k . -- -,,------ ______.---- .-__-... - ....-.----.6..-- . ' -- ..._<:•.__.r. ,______-_._--.--='------:_:-.---_-_,, __ ------ ,-- • 0 NO r,lre ,•:‘'d CM • rT OPUS' Lincoln Drive Residences Conceptual View 0211 Edina,Minnesota 03.09.9016 /i =Y �� ►rte,'* rl '�y'' �Y�i k'A Y111111,11161111.1 t‘11111111111\11111� I x a. Vrcrrrr +...IMK IIII VII. NV- ti , . , i ill1 t t . Yi- !!J ~� ,sl, �'q — r*`"-% a ( 1.1 - - - •1 a'T,. .. �' • . ,I �l � iIo .W _ I _ - 0.�-- , t, Fri r, r.,--,...;_:, , _... _'ice`-'aa► n��� it j - ?ikJ_. i 1 l ,r� '` ai„ rte. �-1-:� � '': �_= ai°,0 3 -sem- , _ 411. , n �4- OO a- Hyl ` •,-,1 -4"-:5'''''uss �` f - • •- ...tet,,. : , ��� ir. -- Ar111111111111---- z e ,. u '.�' gli i®1 illiI— rii ,.. 1 Feu . `- !� Ink; m t j jl — - HUD. -�__�.was. _dmill M< a= • �— I �-,.'_ mow"• ., ++�+•. - - -' .� 6 ;" •+r[,. ilii : .ir,.- .r: aie _._- - _ - - L„,„.60-------,„-7----- c -t , Ati r•''. Nair - "'.b �� u rj *pus. DF/ Lincoln Drive Residences Character Imagery Amenities nie nrus ann.. Edina,Minnesota 03.09.2016 . . ... ,,„ ,,,, , , -...'''. - ' ',,,!..", 7•4%1 '' ' , r.fwm.11Nrcile,r 4" .•••• *1-.P.T;41,- tirl?..,ti ., r.g.„, z. 1 .,,,,,„ .,. • - -41"4,1:tild,1 - , . , •-•,1 .•1 ,.. ... . .. . -I!1.;''.. ,"; ,tp•AV„,. ' .,,_. . .1%.....• :Mt- "-..,‘,), • 't '' .•• -3.7,;,-.,1.;-4.;„-II• ,41-.1`4,,,.,...1L.94.,;:.•424,4,--4,„ IT:•I`„. ,,,, G, _ • :49;77 ip.i4,,,,,- - . '„ift-,,. ' , ,.. . .-. ' 1 0,,,' ,. . , -t.' • to,ii!., J," - 1 ' li'4.,if 4..., 41 , ::'-'','.7-7-- -- ''-.,- '...-;, .. .' ' "';', . . '''' '1.,;•,'.1: , _ _ - ;. _ 1_ 4 _ _ ... A.,.....,„,731„...,... ,, m....„..1.,...-, . ..., ,...., % ... t. .,f , p. „'I- ..1 NI - , ).. ., L. Ar, 4,>•,-,,'',._ t,,,ir ,,-• S . ...,e _,,_ s. . „ 1---: !i,,I j' '' '',' ,t,,,:, . .-- ' al.AL_o -,,,,,- _. L- - — -,_A7,74.„,,,, ,6„,..,- '' P,44g 4/ ' ''' -,„ ) I .I t "1 q, / ,I ;Lv , , , e .0L ,,AN k,c‘,,. , ,1 441.* -„„.,,, , I . .: ,„ ,Z ,,. '' , ":..,4-', , ...,..1 Ve, .....- k 4'A •,„ . "20 ".,.. •. .t. ''' ,-,.. F. ..41,14,,,e4-.4,-... ,,,,:,,,,i• ---.•-,--,--,1; , /,,,, ,,LN ,(,,, , ,-, ,,,,,,\ , . • ,,1•,,11-,..,•0-444,•,•,•1 (,,,brill7t:"-err. '•q '''1 .E. 1 '...v.- .; .• 4. Not iNp --..2"..;.,07 .1.‘i,, .4f' 1 1 41 re 1,1, , „4,....vi..,..,.,,,,.,,,,,....,,...7.0,,..,r !, ,,,,;(;v,,t,i,,,.‘,...c,,i.,,li, •,•t.is „ -,•,-,..!J.:,,d,',..," ,„,., .:,,‘,'' ,4k1/41' '1..,...;.4'14, ;IC 111'17 i,1,0 '''.. * ,0,, .._ ______ rif; - 7 -1451, .',- ''• I. '), '',1"'" ,•0'.' 1/./''' f• • 4- Att't,,.-4,-% 1 Ai... . , .., .,.., . , , .,,,i L.. ,,,.,, ,,:,......,.,-. .,..,,,,,,,,. ,.. •,.4.- ., - , .., ,7 " .." I •iI , '..C.O. -....i.''''' -1!,...,,:„. ' ''',,,,',1,;'1,...,"''t•f,i.,,;;;V,111',i,,,A',4• , • y,-- 1., , ,. ' 1 ' .' .... ' ', .L.,, .\ ! IP' ' 1.4471r '''4' -1-1.-r . 't - I ,' ''.'‘'''''''', '''';';:Ci"11.Y:;•" fli ' ,)1i, \N '.„j,'-' - -/i '- '' 4l " ' - '''.. .?? •Ta ... 1: 1..., Ilk ,.,4c • , ...,,., i,__4,....,..,,..._.____i - - . .. , . ..\ i,‹..--''-. ..] 1 /1f,,''.1- . '1'kt..-:,-,-..,•-•-e. ,-- -",',.',•'i•• 1•,-,•i:",41.;,„141":,1? ...4,,4•44-:,,tv4",4., .,' „••-tliki if If-'' li 6%..p. ';.:. Nte.1,,,tt. ....'4.1. 1(1". if'• •!.';'::•4‘4[4,4 4e ..1, ! , 4. • i'.1:4' Ii:.'4'41.:41V,t,1; '',1'1: ',./7„: .:\ , 1 r I '. ... ' 4- '• ''' '' :1\'4''''',Filt7;ii'' 1 •--4- ,-,-....7-2-.....--, . . i, li.,,,i '1..„e,,, ,,,,, .,, ,,„ ,,-„,,...... • ' .- , ,i. . ‘k.4•‘'',4 •4-:.40,4:0,V 4-'10,,4 , . •,. .. ,47; ,........,_.2,, -!-40.0, . .-- ‘A -:-,.:-„ ''1 41,„r,i'lfol• /41",-/'''''-'-'%''.--i ' . •,, I , ,!,••;,, ri'l 144-11%. 44• • ''11--,-.-4•. '-1 1.3-.,---'.- ''''---• 1, 4i•-;"7"*`4t,..,14 .•'6--1\_, ' ' 4 34. i'-**;,_,I'4.11 V,'• ,,", 'tit' ••,''4,;1,,-A,I ;'=,- \`4,, t, .A.4: . ,:i,'y,el'i•Akiwt*f‘, 4, .44 ,-,,I, A '',.‘2'.:1,44-46.43.• V. •i 43 A , J. .- , o."-. ';.c:-*"..- -I'S',..--w-`"t'.•.-..-.'.-'4'',1. ; ''*.'- ' kj I , ( 1.A. " 'oL 4 I z>,,,f'-',21,.tritAte&V4..4c t •....,gti- 141. ,. --, •. ' , - --,•••----••,1-.......,1,-.L. -"\-- - i-ii.. '11.1 p'014.---.:---._44,-.'...-71'..,-'-'il ''':',..ert'''• ,*' - ' 'IP4- - - -- - 44- -:"',. .. - --.1.4, -1 -• %a• . ,..,..4.,:\ '- - ' .J.,4 11_,,2.v:,%,' .. ..:- ,., '44%-•,70 .4 . • a. ., , ...-Z.:•`4-4•• •:,-i '' • ' •---41 *ctirz.a. " -4 --- - .,..-.. ' - , , .----- , „•47.?‘ ,--,-- _ • ?"- t"-, , ' , ,.. . . - 4 - ,4, '4,4 --i- 44' ... '... :1 — - _ __ ___, _ . l• ' 1,..r. AP:- -.... 1:-., ‘)etri-•"' 3".. f , • • ... X : A . i f ,....,•:-- [ •1.-'Ps 0 "'.' •it IP t • ..I1# , - , • 44. •/,‘ . °10e4 * ,, ,. ii; .i.w' t," -sr" ;••.\--,0:-"--- , ---T''' , . , ,. i iiiii A, • . ... , - , el 4k• • - 4 . . '''k, ,4- /- ; ''''' • __' b'._; -4; - ... li, --''' . ' ' ' ,I ',,i' i-.,•".,-,' '•',',Crt,,,l'6,1,44 . 2,•,••-, ,,, z- -.. ,:,.-:4A1 .4k ..• \it . .)(7,., `411k—' ;•:,,:j . .-.— . . ... ' - 9-..o ' r - - 1 . . .4-, 4'• 41 --,-_'.' i'• _.„_.: - -•.; ,k 4"/ ' ... „ _.. i t c.f —7 " s / i'i'ii ' \ , . ..,,,, ,, , —,,,., • , , , 7.1,,l , ,I , , ' -''''w, •-•- - -- .11 oc \ f. il- 1 t ..‘ , . igr, -•.7.,--,,',-,.---,.,--, •:z 1 it 1 _ --_-4,t%-i •yl 0 1 i ' I ' 4,4r1 ---- 4 k , ,..it, p ,", • , 47 ' . --.---?:5 - , ii/ 1 \ \V-,1 -a - -) AT-• ' , -,-..- I i —',-.7-'‘,"...,..1.,.: ...,;(..-.-.%',44 ,. I At , e Residences Lincoln Driv Or) *Pt ',5 OF! Edina,Minnesot03.09.2016a Character Imagery - Landscape miiiiimanim•ww STAFF REPORT 04(12 )1 1886 Date: March 23, 2016 To: Members of the Edina Planning Commission From: Bill Neuendorf, Economic Development Manager Subject: 66 West Tax Increment Financing District, 3330 West 66th Street Information / Background: The Edina Housing and Redevelopment Authority (HRA) has recommended that the City of Edina consider a new Tax Increment Financing (TIF) District to advance community goals in the Greater Southdale area. The City Council has scheduled a Public Hearing to consider this proposal on April 5, 2016. Input from the Plan Commission is being solicited in advance of the Public Hearing. The proposed creation of a new Tax Increment Financing District is done in accordance with Section 469 of the Minnesota Statutes and is based on the following activities and findings: • Located within the boundaries of the Southeast Edina Redevelopment Project Area, • Identified as "potential area of change" in Comprehensive Plan (pages 4-30 to 4-33), and • The proposed development by Beacon was approved on November 18, 2014 via Resolution 2014- 139. • The zoning of the site was changed to allow for the Beacon project on November 18, 2014 via Ordinance 2014-17 • The Comprehensive Plan was amended, with approval from Metropolitan Council to allow for the Beacon project on September 2, 2014 via Resolution 2014-93. The proposed 66 West2 TIF District is limited to a single parcel that is anticipated to be redeveloped in the near future. A map is included on in the TIF Plan and is attached. This parcel is currently contained within the Southdale 2 TIF District. It is proposed to be removed from Southdale 2 TIF District and be established as the 66 West TIF District. The anticipated redevelopment of this project consists of 39 units of affordable housing targeted to teenagers and young adults that were formerly homeless. The existing two-story building will be completely remodeled with an addition to the north. Reconstruction will be in accordance with the development tr City of Edina ^ 4801 W.50th St. Edina,MN 55424 1/11 STAFF REPORT Page 2 approvals recommended by the Planning Commission on October 8, 2014 and approved by the City Council on November 18. 2014. Maximum Identified in Redevelopment Comprehensive Plan Identified in TIF Plan (Table 4.3) (Appendix A) Guided Land Use Regional Medical Mixed Uses Residential Density 80 units per acre 43 units per acre Floor-to-Area Ratio 1.0 FAR 0.30 FAR On March 4, 2016, in accordance with Minnesota Statutes, other taxing agencies, such as Hennepin County, Richfield School District#280 and Edina School District#273, have been notified of the potential creation of this new TIF District. To date, no comments have been received regarding this proposal. The Draft TIF Plan for the proposed 66 West TIF District is attached for your review and consideration. In accordance with Minnesota Statute governing the use of TIF, the Plan Commission is requested to confirm that the proposed TIF Plan is in compliance with Edina's Comprehensive Plan. Representatives from the City of Edina/Edina HRA and representatives from Ehlers&Associates, the City's public financing and redevelopment advisors will be available to answer any questions you may have. .L J.. , il 4., ,, „,.. , , , ,,,,i-, L,„ ,, . ,,,,,,,,T,,,, . ...... h _1 A,.'"* ,/ik.,%."..: '. --A -. 11' '- ''" .4'' '. ".••'\• ''gt.j ._" t mss. - 4.c . : �mr a yc '�' Q FIA z"' fail, `{' • ' nit FL an ..!`v i a .� r- 1 =r! ..• _ s _ ',.ate` � t MO m_: asap II .t 4 az,' k �x1'"„_. *or" .�s i Atilt p� , �{. p._ E ��� c�7 � f ..an Q AK: Rilt( P _: ,Q 4' 1 I r r 1TF r Pr r;�Cr�'� 4' est c. „pit, • `• fir;- rl!-F. etefl F. r � _ ;e1. rr F; "' ':� —I.:, ',. , ,mss _ "b* r� 'a IllitiniallitiatallIMI ,, ,. : t .E - S 7„,,,,,•4*.;-%,,, ,.,,),..,::',1-1.'t''',,- -'•,,••*.-:7;;:t; i-'1'''' '''''' '''..1 rtt'..11,''S'il--..1 *p"' '-''- '''''l — ---12.1t"—I's *41 i , . ratt gmli . W 66THoST' , • • , i ffr en r _ I til, r 0 • ,<v d r r x ` (>'.. `' 41;A:: , , , _ , , ,,,i,:,...., , , 66 West TIF District N • 66 West TIF District w E . e •)to3330 66th St W s Edina, MN 55435 Engineering Dept. P1D 29-026-24-24-0030 December,2015 vs 2-77 /'=Ap RESOLUTION NO. 2014-139 . FINAL REZONING FROM POD-1,PLANNED OFFICE DISTRICT-1,to PUD, PLANNED UNIT DEVELOPMENT AND FINAL DEVELOPMENT PLAN FOR 3330 66TH STREET BE IT RESOLVED by the City Council of the City of Edina,Minnesota, as follows: Section 1. BACKGROUND. 1.01 Beacon Interfaith Housing Collaborative proposes to remodel and expand an existing building into 39 units of small studio apartments with supportive services for young adults (age 18-22)who have experienced homelessness (the "project"). 1.02 The property is legally described as follows: Lot 2,Block 3,Southdale Acres,Hennepin County Minnesota 1.03 To accommodate the request,the following land use applications are required: 1. Rezoning from POD-1,Planned Office District-1,to PUD,Planned Unit Development;and 2. Final Development Plan. 1.04 On October 8,2014 the Planning Commission unanimously recommended approval of the Rezoning and Final Development Plan. Section 2. FINDINGS 2.01 Affordable housing is identified as a need in the Comprehensive Plan;and the rezoning will assist the City in meeting its established affordable housing goal with the Metropolitan Council of providing 212 new affordable housing units by the year 2020.This project would include 39 new affordable housing units toward that goal. 2.02 The proposed density of 43 units per acre is reasonable, and within the density range suggested in the Comprehensive Plan of between 12-80 units per acre. CITY OF EDINA 4801 West 50th Street a Edina,Minnesota 55424 • www.EdinaMN.gov o 952-927-8861 o Fax 952-826-0390 RESOLUTION NO.2014-139 Page 2 2.03 The proposed affordable housing project will generate less traffic than the existing bank facility. 2.04 The uses allowed by the rezoning are compatible with the existing mixed-use character of the area,which includes clinic,financial, office,retail,and day care uses,along with multiple-family residential development just a block to the north. 2.05 The project will use sustainability principles. Most notable elements include: compliance with Minnesota Overlay and Guide to the 2011 Enterprise Green Communities Criteria;using the existing building rather than a tear down; committing to a 15% energy savings;locating the building to make use of Metro Transit;impervious surface will be reduced by 6.9%;enhanced landscaping; making use of special construction material;installing a rain garden for storm water management;and pedestrian oriented design. 2.06 The rezoning does not conflict with the City's Comprehensive Plan and does not permit activities in conflict with Metropolitan Systems Plans. 2.07 The Project will meet the following Comprehensive Plan goals and objectives: 1. Promotion of a vision of community that is inclusive of a wide range of ages,incomes, and abilities and offers a wide range of housing options for Edina residents. 2. Promotion of lifecycle housing to support a range of housing options that meet people's preferences and circumstance at all stages of life. 3. Encourage an integrated mix of building type,heights and footprints • within blocks,rather than single buildings or building groups. 4. Incorporate principles of sustainability and energy conservation into all aspects of design,construction,renovation and long-term operation of new and existing development. 2.08 Section 36-253 of the City Code states that the purpose and intent of a Planned Unit Development is to include most or all of nine specified characteristics. The Project meets the nine characteristics: RESOLUTION NO.2014-139 Page 3 1. Provide for the establishment of planned unit development(PUD)zoning districts in appropriate settings and situations to create or maintain a development pattern that is consistent with the city's comprehensive plan; ® The project will provide 39 units of affordable housing to assist the City to meet its affordable housing goals. o This location is a particularly appropriate setting to implement the affordable housing goals of the comprehensive plan because of its proximity to transit,jobs,services,amenities and other multiple-family residences. ® The project will replace a banking facility not an existing regional medical facility. ® The project is located at the edge of the Regional Medical area,so it will not impede redevelopment of other land in the area for regional medical development. ® The development is also consistent with goals of the Greater Southdale Area Final Land Use and Transportation Study Report which,among others,include encouraging a range of housing types within the Greater Southdale Area and providing incentives to encourage affordable and life cycle housing. 2. 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; ® Expanding the locations in which affordable housing can be located in the city promotes the public health,safety and general welfare. ® Repurposing of the bank building is creative and efficient. • The project will be professionally managed and will provide a safe environment for residents and for neighbors. ® Even prior to the most recent amendment to the comprehensive plan, the proposed use would have been consistent with High-Density Residential guiding,and thus could be located in areas with the High- Density Residential designation,including the area immediately north of the Regional Medical area,without creating a conflict with the comprehensive plan.Siting the project at its proposed location allows it to be located more closely to transit,jobs,services,and amenities than if it had been located within the closest areas guided as High- Density Residential. 3. 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 RESOLUTION NO.2014-139 Page 4 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; • The project will utilize sustainable design elements,special construction materials, enhanced landscaping and stormwater management,and pedestrian-oriented design. 4. Ensure high quality of design and design compatible with surrounding land uses,including both existing and planned; • The redesign and addition to the building will be of high quality, attractive and compatible with surrounding uses. 5. Maintain or improve the efficiency of public streets and utilities; • The PUD rezoning will improve the efficiency of the public streets by allowing a use that will generate less traffic than the existing bank use and that will eliminate the bank drive-through facility. • The location promotes efficient use of transit. The development will make improvements to the adjacent bus stop area. • 6. Preserve and enhance site characteristics,including natural features, wetland protection,trees, open space,scenic views and screening; • The development will include enhanced landscaping and will allow use of the open space by residents. 7. Allow for mixing of land uses within a development; • • The project will provide both affordable housing and supportive services and will be compatible with the existing mix of uses of the adjacent and nearby properties. 8. Encourage a variety of housing types,including affordable housing;and • The project will add affordable housing in the City. RESOLUTION NO.2014-139 Page 5 9. Ensure the establishment of appropriate transitions between differing land uses. ® The setbacks and landscaping provide appropriate transitions to adjacent uses. 2.09 The Project meets the eligibility standards in Section 36-254 of the City Code for Planned Unit Development zoning: 1. The project,a single housing type,is consistent with Chapter 36 of the City Code and the Comprehensive Plan. 2. The project density is consistent with the Comprehensive Plan. 3. The development standards of the POD-1 zoning district are adopted with certain departures which are necessary to accomplish the purpose and intent of the Comprehensive Plan and the Planned Unit Development. Section 3. APPROVAL 3.01 The Rezoning to PUD,Planned Unit Development, and the Final Development Plan are approved. 3.02 • The Final Development Plan is subject to the following conditions: Subject to staff approval,the site must be developed and maintained in substantial conformance with the following plans,unless modified by the conditions below: ®° Site plan date stamped September 12,2014. ® Grading plan date stamped September 12,2014. ® Utility plan date stamped September 12,2014. ® Landscaping plan date stamped September 12,2014. • Building elevations date stamped September 12,2014 ® Building materials board as presented at the Planning Commission and City Council meeting. 3.03 Prior to issuance of a building permit,a final landscape plan must be submitted, subject to staff approval.The Final Landscape Plan must meet all minimum landscaping requirements per Section 36-1436 through 36-1462 of the City Code. Additionally,a performance bond,letter-of-credit,or cash deposit must be RESOLUTION NO.2014-139 Page 6 submitted for one and one-half times the cost amount for completing the required landscaping,screening, or erosion control measures. 3.04 The property owner is responsible for replacing any required landscaping that dies. 3.05 The Final Lighting Plan must meet all minimum requirements per Section 36- 1260 of the City Code. 3.05 Submit a copy of the Minnehaha Creek Watershed District permit. The City may require revisions to the approved plans to meet the district's requirements. 3.07 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. Attempts must be made to meet an energy savings goal of 15% over state energy code guidelines. A plan of how standards are intended to be met must be submitted prior to issuance of a building permit. 3.08 All buildings must be built with sprinkler systems,subject to review and approval of the fire marshal. 3.09 Compliance with all of the conditions outlined in the director of engineering's memo dated July 15,2014. 3.10 For the first year of operation, the facility must have 24-hour adult staffing seven days per week. 3.11 The project must at all times meet the Metropolitan Council's guidelines for affordable housing as the same may be adjusted or amended from time to time. Adopted by the City Council of the City of Edina,Minnesota, • ovember k�2014. ATTEST: (_� ✓,.!,[�� , / .„ ebra A. Mangers,Ci y C e < Jam s B. Hovland, Mayor RESOLUTION NO.2014-139 Page 7 STATE OF MINNESOTA ) COUNTY OF HENNEPIN )SS CITY OF EDINA ) 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 Resolution was duly adopted by the Edina City Council at its Regular Meeting of November 1 , 2014, and as recorded in the Minutes of said Regular Meeting. WITNESS my hand and seal of said City this/IS day of November, 2014. 0)/) /' Ci 4 Jerk 12 E) RESOLUTION NO. 2014-93 RESOLUTION APPROVING A COMPREHENSIVE PLAN AMENDMENT TO ALLOW ADDITIONAL HOUSING IN THE RMD, REGIONAL MEDICAL DISTRICT BE IT RESOLVED by the City Council of the City of Edina,Minnesota,as follows: Section 1. BACKGROUND. 1.01 Beacon Interfaith Housing Collaborative (Beacon),is proposing remodel and expand the existing TCF Bank building at 3330 66th Street,into 39 units of small studio apartments for young adults (age 18-22)who have experienced homelessness. 1.02 The site is 39,204 square feet in size. The existing bank is 18,179 square feet. The proposed addition would be 10,458 square feet. The building would remain two stories. The remodel of the building would retain the existing brick,and the addition would be brick with metal panels. 1.03 There would be 19 surface parking stalls. Proof of parking would total 37 total surface stalls. No enclosed parking is proposed.The applicants have indicated in their narrative that 18% of their residents have cars. Beacon anticipates that no more than 12 stalls would be required for residents. The maximum need for staff parking is 6 stalls. Therefore,they believe they would have adequate parking. Residents are expected to utilize the Metro Transit bus service available across the street at Southdale. 1.04 All of the 39 units would be considered affordable housing, and would apply towards the City and Met Council's goal for affordable housing. 1.05 The Comprehensive Plan defines the site and area as RM,Regional Medical. The RM allows for senior housing on a case by case basis,however, does not allow other housing. Therefore,a Comprehensive Plan Amendment is required. 1.06 The specific Comprehensive Plan amendment is to allow affordable housing in addition to Senior Housing in the Regional Medical District. 1.07 On August 13,2014,the Planning Commission made the following motions: 1. Denial of the Comprehensive Plan Amendment to allow affordable housing in the Regional Medical District.Vote: 3 Ayes, 2 Nays. 2. Approval of a Comprehensive Plan Amendment to the Regional Medical that would incorporate language into the Comprehensive Plan that would allow this type of project. The suggestion is to incorporate guidelines that would allow this type of facility.Vote: 4 Ayes and 1 Nay. CITY OF EDINA 4801 West 50th Street•Edina,Minnesota 55424 www.EdinaMN.gov•952-927-8861 • Fax 952-826-0390 RESOLUTION NO. 2014-93 • Page 2 Section 2. FINDINGS 2.01 Approval is subject to the following findings: 1. Affordable housing is identified as a need in the Comprehensive Plan;and the proposed amendment would assist the City in meeting its established affordable housing goal with the Met Council of providing 212 new affordable housing units by the year 2020.This project would include 39 new affordable housing units (100% of the projects units) toward that goal. 2. The proposed density of 43 units per acre is reasonable,and within the density range suggested in the Comprehensive Plan of between 12-80 units per acre. 3. The RM District allows senior housing currently. The proposed affordable housing project would include units that are small in size generally similar to senior housing;and the residents within the proposed project typically do not drive,similar to senior housing. 4. The proposed affordable housing project would generate less traffic than the existing bank facility. 5. The project would utilize sustainability principles. Most notable elements include: compliance with Minnesota Overlay and Guide to the 2011 Enterprise Green Communities Criteria;utilizing the existing building rather than a tear down;committing to a 15% energy savings;locating the building to make use of Metro Transit;impervious surface would be reduced by 6.9%;enhanced landscaping;making use of special construction material;installing a rain garden for storm water management;and pedestrian oriented design. 6. The project would meet the following additional Comprehensive Plan goals and objectives: a) Promotion of a vision of community that is inclusive of a wide range of ages, incomes, and abilities and offers a wide range of housing options for Edina residents. b) Promotion of lifecycle housing to support a range of housing options that meet people's preferences and circumstance at all stages of life. c) Encourage an integrated mix of building type,heights and footprints within blocks, rather than single buildings or building groups. d) Incorporate principles of sustainability and energy conservation into all aspects of design,construction,renovation and long-term operation of new and existing development. RESOLUTION NO. 2014-93 Page 3 Section 3. APPROVAL NOW THEREFORE, it is hereby resolved that the City Council of the City of Edina, approves the Comprehensive Plan amendment as follows, subject to Metropolitan Council approval: Nonresiden Description, Land Uses Development Density Guidelines tial and Guidelines Mixed Use Categories RM Hospitals, senior housing*, medical and Form-based 12-80 senior residential and affordable Regional dental offices and clinics, and laboratories design dwelling units per acre. Medical for performing medical or dental research, standards for diagnostic testing, analytical or clinical building Floor to Area Ratio - Per current work, having a direct relationship to the placement, Zoning Code: maximum of 1.0 for providing of health services. General office massing and medical office uses. Density for uses and affordable housing** with supportive street-level senior housing and affordable housing services*** are permitted. treatment. shall be based on proximity to Pedestrian hospitals, proximity to low density * Senior housing may include: independent living, circulation uses, utilities capacity, level of assisted living, memory care, and skilled nursing. and open transit service available, and impact **Affordable housing shall be as defined by the space on adjacent roads. Other desired Metropolitan Council. amenities items to allow greater density would should be include: Below grade parking, ***Supportive services are services to assist provided for provision of park or open space, residents with maintaining stability in housing and larger sites. affordable housing, sustainable employment. design principles, and provision of public art. J RESOLUTION NO. 2014-93 Page 4 ATTEST: Debra A. Mangen,City Clerk James B.Hovland,Mayor STATE OF MINNESOTA ) COUNTY OF HENNEPIN )SS CITY OF EDINA ) 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 Resolution was duly adopted by the Edina City Council at its Regular Meeting of September 2,2014, and as recorded in the Minutes of said Regular Meeting. WITNESS my hand and seal of said City this day of ,2014. City Clerk PLANNING COMMISSION CITY OF EDINA, MINNESOTA RESOLUTION NO. 2016-02 RESOLUTION OF THE CITY OF EDINA PLANNING COMMISSION FINDING THAT A MODIFICATION TO THE REDEVELOPMENT PLAN FOR SOUTHEAST EDINA REDEVELOPMENT PROJECT AREA, A MODIFICATION TO THE TAX INCREMENT FINANCING PLAN FOR THE SOUTHDALE 2 TAX INCREMENT FINANCING DISTRICT, AND A TAX INCREMENT FINANCING PLAN FOR THE 66 WEST TAX INCREMENT FINANCING DISTRICT CONFORM TO THE GENERAL PLANS FOR THE DEVELOPMENT AND REDEVELOPMENT OF THE CITY. WHEREAS, the project being developed by the Beacon Interfaith Housing Collaborative (the "Developer") consists of 39 efficiency apartment units targeted as affordably-priced housing for teenagers and young adults who have experienced homelessness (the "Project"); and WHEREAS, the City Council approved the re-zoning of the property in October 2014 and modified the Comprehensive Plan to allow this type of use in November 2014 after concurrence by the Metropolitan Council; and WHEREAS, the Project will be developed consistent with Resolution 2014-139 and Ordinance 2014-17 allowing affordable housing with supportive service in the Regional Medical District; and WHEREAS, the Edina Housing and Redevelopment Authority (the "HRA") and the City of Edina (the "City") have proposed to adopt a Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area (the "Redevelopment Plan Modification"), a Modification to the Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District (the "TIF Plan Modification"), and a Tax Increment Financing Plan for the 66 West Tax Increment Financing District (the "TIF Plan") therefor (the Redevelopment Plan Modification, the TIF Plan Modification, and the TIF Plan are referred to collectively herein as the "Plans") and have submitted the Plans to the City Planning Commission (the "Commission") pursuant to Minnesota Statutes, Section 469.175, Subd. 3, and WHEREAS, the Commission has reviewed the proposed Plans to determine their conformity with the general plans, guided land use, floor to area ratio, and residential density as described in the Comprehensive Plan for the City. NOW, THEREFORE, BE IT RESOLVED by the Commission that the Plans conform to the general plans for the development and redevelopment of the City as a whole. Dated: March 23, 2016 Chair ATTEST: Secretary 4g ir'N 40 -a r L ,-,,,•%, / -, r--- to ''''' - --, t:.,,ii , ,„, .I ',i, LI i k,,,,..fy ,,,{ ',4,)2'2'4 el.., , As of March 16, 2016 Draft for Planning Commission 4 Modification to the Redevelopment Plan for the Southeast Edina Reslevelopment Project Area ;4 no1 tht Modification to the Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District (an economic development district) within the Southeast Edina Redevelopment Project Area Edina Housing and Redevelopment Authority City of Edina Hennepin County State of Minnesota Adopted: April 17,2012 Modification#1: April 5,2016 Prepared by: EHLERS&ASSOCIATES, INC. EH !. R E 30606C5176t9re7-P8o5ionote Drive, Roseville,576s9e7vi-181e5,5M5invmwneso.tea 55113-1105c0m hler -inc ato fi re, r Introduction The purpose of Modification#1 to the Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District is to remove one parcel,administratively update notating the actual date of receipt of first tax increment,and to authorize pooling dollars for affordable housing purposes pursuant to M.S., Section 469.1763,Subd.2(d). The specific modifications are summarized below: Subsection-3. Statement of Objectives The District is being modified in order to remove one parcel and to authorize pooling dollars for affordable housing purposes pursuant to M.S., Section 469.1763,Subd.2(d).Because the current net tax capacity of the parcel is lower than the frozen net tax capacity,the modification to the District must go through the entire public hearing process pursuant to M.S., Section 469.175, Subd.4. Subsection-7. Duration and First Year of Tax Increment of the District Pursuant to M.S.,Section 469.175, Subd. 1, and Section 469.176, Subd. 1,the duration of the District must be indicated within the Tax Increment Financing Plan.Pursuant to M.S., Section 469.176,Subd. lb, the duration of the District will be 8 years after receipt of the first increment by the HRA or City.The date of receipt by the City of the first tax increment was August 2013.Thus,it is estimated that the District, including any modification to the Tax Increment Financing Plan for subsequent phases or other changes, would terminate after December 31,2021,or when the Tax Increment Financing Plan is satisfied.The City reserves the right to decertify the District prior to the legally required date. Subsection-10. Uses of Funds Pursuant to M.S., Section 469.1763, Subd.2(d),the HRA and City may elect to increase by up to ten percentage points the permitted amount of expenditures for activities located outside the geographic area of the District.The HRA and City intend to pool$550,000 from the project costs of the District to be used to assist housing that meets the requirements contained in M.S., Section 469.1763,Subd.2(d). Subsection-27. Other Limitations on the Use of Tax Increment Pursuant to M.S., Statute 469.1763,Subd. 2,the HRA and City may elect to increase by up to ten percentage points the permitted amount of expenditures for activities located outside the geographic area of the District for qualifying housing purposes.Therefore,the pooling limitations with respect to this District are increased to not more than 30 percent of tax increments from the District. Appendix B—Modified Map of the Southdale 2 TIF District Appendix C—Description of Property to be Included in the District Parcel number 29-028-24-24-0030 is being removed from the District to be included in the 66 West Tax Increment Financing District. Lei f nVg K.;,.r 4,44,4 Table of Contents (for reference purposes only) Section 1 - Modification to the Redevelopm ent Plan for the Southeast Edina Redevelopment Project Area 1-4 Foreword 1-4 Section 2 -Tax Increment Financing P lan for the Southdale 2 Tax Increment Financing District 2-1 Subsection 2-1. Foreword 2-1 Subsection 2-2. Statutory Authority 2-1 Subsection 2-3. Statement of Objectives 2-1 Subsection 2-4. Redevelopment Plan Overview 2-1 Subsection 2-5. Description of Property in the District and Property To Be Acquired 2-2 Subsection 2-6. Classification of the District 2-2 Subsection 2-7. Duration and First Year of Tax Increment of the District 2-3 Subsection 2-8. Original Tax Capacity, Tax Rate and Estimated Captured Net Tax Capacity Value/Increment and Notification of Prior Planned Improvements 2-3 Subsection 2-9. Sources of Revenue/Bonds to be Issued 2-4 Subsection 2-10. Uses of Funds 2-5 Subsection 2-11. Fiscal Disparities Election 2-5 Subsection 2-12. Business Subsidies 2-6 Subsection 2-13. County Road Costs 2-7 Subsection 2-14. Estimated Impact on Other Taxing Jurisdictions 2-7 Subsection 2-15. Supporting Docum entation 2-9 Subsection 2-16. Definition of Tax Increment Revenues 2-9 Subsection 2-17. Modifications to the District 2-10 Subsection 2-18. Administrative Expenses 2-10 Subsection 2-19. Limitation of Increment 2-11 Subsection 2-20. Use of Tax Increment 2-12 Subsection 2-21. Excess Increments 2-12 Subsection 2-22. Requirements for Agreements with the Developer 2-13 Subsection 2-23. Assessment Agreements 2-13 Subsection 2-24. Administration of the District 2-13 Subsection 2-25. Annual Disclosure Requirements 2-13 Subsection 2-26. Reasonable Expectations 2-13 Subsection 2-27. Other Limitations on the Use of Tax Increment 2-14 Subsection 2-28. Summary 2-14 Appendix A Project Description A-1 Appendix B Map(s) of the Southeast Edina Redevelopment Project Area and the District B-1 Appendix C Description of Property to be Included in the District C-1 Appendix D Estimated Cash Flow for the District D-1 L �~-� ° = •° ^ �� Appendix E Minnesota Business Assistance Form E-1 Appendix F Findings Including But/For Qualifications F-1 Appendix G G-1 Prior Section 1 - Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area Foreword The following text represents a Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area. This modification represents a continuation ofthe goals and objectives set forth in the Redevelopment Plan for the Southeast Edina Redevelopment Project Area. Generally,the substantive changes consist ofthe establishment ofthe Southdale 2 Tax Increment Financing District within the Southeast Edina Redevelopment Project Area. For further information,a review of the Redevelopment Plan for the Southeast Edina Redevelopment Project Area, most recently modified on February 21, 2012, is recommended. It is available from the Executive Director at the City of Edina. Other relevant information is contained in the Tax Increment Financing Plans for the Tax Increment Financing Districts located within the Southeast Edina Redevelopment Project Area. Edina HRA Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area 1-1 .fit l" 04 r1/4 Section 2- Tax Increment Financing Plan for the Southdale 2 Tax Increm ent Financing District Subsection 2-1. Foreword The Edina Housing and Redevelopment Authority (the "HRA"), the City of Edina(the "City"), staff and consultants have prepared the following information to expedite the establishment of the Southdale 2 Tax Increment Financing District (the "District"), an economic development tax increment financing district, located in the Southeast Edina Redevelopment Project Area(the "Project Area"). Subsection 2-2. Statutory Authority Within the City, there exist areas where public involvement is necessary to cause development or redevelopment to occur. To this end,the HRA and City have certain statutory powers pursuant to Minnesota Statutes ("MS."), Sections 469.001 to 469.047, inclusive, as amended, and M.S., Sections 469.174 to 469.1799, inclusive,as amended(the "Tax Increment Financing Act" or "TIF Act"),to assist in financing public costs related to this project. This District is being created pursuant to M.S., Section 469.176, Subd. 4c(d). This section contains the Tax Increment Financing Plan (the "TIF Plan") for the District. Other relevant information is contained in the Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area. Subsection 2-3. Statement of Objectives The District currently consists of 300 parcels of land and adjacent and internal rights-of-way. The District is being created to facilitate renovations to the common areas of Southdale Mall in the City. Please see Appendix A for further District information. The HRA and City are considering entering into a redevelopment agreement that would designate Southdale Limited Partnership as the developer. This TIF Plan is expected to achieve many of the objectives outlined in the Redevelopment Plan for the Southeast Edina Redevelopment Project Area. The activities contemplated in the Modification to the Redevelopment Plan and the TIF Plan do not preclude the undertaking of other qualified development or redevelopment activities. These activities are anticipated to occur over the life of the Southeast Edina Redevelopment Project Area and the District. (AS MODIFIED APRIL 5,2016) The District is being modified in order to remove one parcel.Because the current net tax capacity of the parcel is lower than the frozen net tax capacity,the modification to the District must go through the entire public hearing process pursuant to M.S.,Section 469.175,Subd.4. Subsection 2-4. Redevelopment Plan Overview 1. Property to be Acquired-Selected property located within the District may be acquired by the HRA or City and is further described in this TIF Plan. 2. Relocation - Relocation services, to the extent required by law, are available pursuant to M.S., Chapter 117 and other relevant state and federal laws. Edina HRA Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-1 r? k 3. Upon approval of a developer's plan relating to the project and completion of the necessary legal requirements,the HRA or City may sell to a developer selected properties that it may acquire within the District or may lease land or facilities to a developer. 4. The HRA or City may perform or provide for some or all necessary acquisition,construction, relocation,demolition,and required utilities and public street work within the District. 5. The City proposes both public and private infrastructure within the District. The proposed improvements to private property within the District will be for a renovation to a retail mall, and there will be continued operation of the Southeast Edina Redevelopment Project Area after the capital improvements within the Southeast Edina Redevelopment Project Area have been completed. Subsection 2-5. Description of Property in the District and Property to be Acquired The District encompasses all property and adjacent rights-of-way and abutting roadways identified by the parcels listed in Appendix C of this TIF Plan. Please also see the map in Appendix B for further information on the location of the District. The City currently owns parcels to be included in the District and intends to acquire land easements and/or additional property within the District. The HRA and City are authorized to use tax increments to acquire any parcel listed in Appendix C of this TIF Plan. Subsection 2-6. Classification of the District The District is an economic development district as defined in MS. 469.174, Subd. 12,as modified by M.S., Section 469.176, Subd. 4c(d). In order to create an economic development district under general law(MS., Section 469.174 Subd. 12), the HRA or City must find that the District is in the public interest because: (1) it will discourage commerce, industry, or manufacturing from moving their operations to another state or municipality;or (2) it will result in increased employment in the state;or (3) it will result in preservation and enhancement of the tax base of the state. In addition,M.S., Section 469.176,Subd. 4c provides that assistance from an economic development district may not be used to provide assistance to development if more than 15 percent of the buildings and ancillary facilities(determined on a square footage basis),are used for other than certain specified purposes(largely manufacturing,warehousing and distribution facilities). However,M.S., Section 469.176, Subd. 4c(d)provides a limited-time exception to these general law rules. Under this provision(originally enacted in 2010 legislature and extended in 2011 legislature), a City may establish an economic development of any kind,notwithstanding the normal findings required under M.S., Section 469.174, Subd. 12, and notwithstanding the limitation on types of assisted development under M.S., Section 469.176, Subd. 4c. To satisfy the requirement of M.S., Section 469.176, Subd. 4c(d),the City finds that: (1) the project will create or retain jobs in this state, including construction jobs and that construction of the project would not have commenced before July 1,2012,without the City and HRA providing assistance under the provisions of this paragraph; (2) construction of the project will begin no later than July 1, 2012;and Edina HRA Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-2 - , , " +yp�bg; fl � � V -['.'.�� ��:l..x ` ts,, � � 2 Y`:Re' .til Y.v .13 ACL S ,;.„P :9 7r `4�/ i `41 (3) the request for certification of the district is made no later than June 30, 2012;and In meeting the statutory criteria the HRA and City rely on the following facts and findings: The City's findings in creating the District is pursuant to M.S.Sections 469.176,Subd. 4c(d)in order to assist in the renovations to the common areas of Southdale Mall. If construction does not commence on or before July 1,2012,the proposed facility will need to meet the criteria in M.S., Section 469.1 76, Subd. 4c(a), and must satisfy the findings required under M.S., Section 469.1 74, Subd. 12. Pursuant to M.S., Section 469.176, Subd. 7,the District does not contain any parcel or part of a parcel that qualified under the provisions of M.S., Sections 273.111 or 273.112 or Chapter 473H for taxes payable in any of the five calendar years before the filing of the request for certification of the District. Subsection 2-7. Duration and First Year of Tax Increment of the District Pursuant to M.S., Section 469.175, Subd. 1, and M.S., Section 469.176, Subd. 1,the duration of the District must be indicated within the TIF Plan. Pursuant to M.S., Section 469.1 76, Subd. 1 b.,the duration of the District will be 8 years after receipt of the first increment by the HRA or City. The date of receipt by the City of the first tax increment is expected to be 2014. Thus, it is estimated that the District, including any modifications of the TIF Plan for subsequent phases or other changes,would terminate after 2022,or when the TIF Plan is satisfied. If increment is received in 2013,the term of the District will be 2021. The HRA or City reserves the right to decertify the District prior to the legally required date. (AS MODIFIED APRIL 5,2016) Pursuant to M.S.,Section 469.175,Subd. 1,and Section 469.176,Subd. 1,the duration of the District must be indicated within the Tax Increment Financing Plan.Pursuant to M.S.,Section 469.176,Subd. lb,the duration of the District will be 8 years after receipt of the first increment by the HRA or City. The date of receipt by the City of the first tax increment was August 2013.Thus,it is estimated that the District, including any modification to the Tax Increment Financing Plan for subsequent phases or other changes,would terminate after December 31,2021,or when the Tax Increment Financing Plan is satisfied.The City reserves the right to decertify the District prior to the legally required date. Subsection 2-8. Original Tax Capacity, Tax Rate and Estimated Captured Net Tax Capacity Value/Increment and Notification of Prior Planned Improvements Pursuant to M.S.,Section 469.174,Subd. 7 and M.S.,Section 469.1 77,Subd. 1,the Original Net Tax Capacity (ONTC)as certified for the District will be based on the market values placed on the property by the assessor in 2011 for taxes payable 2012. Pursuant to M.S., Section 469.1 77,Subds. 1 and 2,the County Auditor shall certify in each year(beginning in the payment year 2014)the amount by which the original value has increased or decreased as a result of: 1. Change in tax exempt status of property; 2. Reduction or enlargement of the geographic boundaries of the district; 3. Change due to adjustments,negotiated or court-ordered abatements; 4. Change in the use of the property and classification; 5. Change in state law governing class rates;or 6. Change in previously issued building permits. In any year in which the current Net Tax Capacity(NTC)value of the District declines below the ONTC,no Edina HRA Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-3 value will be captured and no tax increment will be payable to the HRA or City. The original local tax rate for the District will be the local tax rate for taxes payable 2012, assuming the request for certification is made on or before June 30,2012. The ONTC and the Original Local Tax Rate for the District appear in the table below. Pursuant to M.S., Section 469.174 Subd. 4 and M.S., Section 469.177, Subd. 1, 2, and 4, the estimated Captured Net Tax Capacity(CTC)of the District,within the Southeast Edina Redevelopment Project Area, upon completion of the projects within the District, will annually approximate tax increment revenues as shown in the table below. The HRA and City request 100 percent of the available increase in tax capacity for repayment of its obligations and current expenditures, beginning in the tax year payable 2014. The Project Tax Capacity(PTC)listed is an estimate of values when the projects within the District are completed. Southdale 2 Tax Increment District Parcels in School District No. 273 Project Estimated Tax Capacity upon Completion(PTC) $4,714,500 Original Estimated Net Tax Capa city(ONTC) $4,457,873 Fiscal Disparities Reduction $65,592 Estimated Captured Tax Capacity(CTC) $191,035 Original Local Tax Rate 1.08160 Estimated Pay 2012 Estimated Annual Tax Increment(CTC x Local Tax Rate) $206,623 Percent Retained by the HRA and City 100% The tax capacity included in this chart is the estimated tax capacity of the District in year 9. The tax capacity of the parcels located in School District 273 in year one is estimated to be$4,458,033.The fiscal disparities reduction will vary from year to year. Southdale 2 Tax Increment District Parcels in School District No. 280 Project Estimated Tax Capacity upon Completion(PTC) $5,858,175 Original Estimated Net Tax Capacity(ONTC) $4,121,297 Fiscal Disparities Reduction $504,487 Estimated Captured Tax Capacity(CTC) $1,232,391 Original Local Tax Rate 1.14351 Estimated Pay 2012 Estimated Annual Tax Increment(CTC x Local Tax Rate) $1,409,251 Percent Retained by the HRA and City 100% The tax capacity included in this chart is the estimated tax capacity of the District in year 9. The tax capacity of the parcels in the District located in School District 280 in year one is estimated to be$4,887,371.The fiscal disparities reduction will vary from year to year. Edina HRA Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-4 ro. it., .t ... ti_. .. N ... ... .. Pursuant to M.S., Section 469.177, Subd. 4,the HRA shall, after a due and diligent search, accompany its request for certification to the County Auditor or its notice of the District enlargement pursuant to M.S., Section 469.175,Subd. 4,with a listing of all properties within the District or area of enlargement for which building permits have been issued during the eighteen(18)months immediately preceding approval of the TIF Plan by the municipality pursuant to M.S.,Section 469.175, Subd. 3. The County Auditor shall increase the original net tax capacity of the District by the net tax capacity of improvements for which a building permit was issued. The City has reviewed the area to be included in the District and has found building permits that were issued in the past 18 months prior to the public hearing. Please see Appendix G for the building permits that were issued. Subsection 2-9. Sources of Revenue/Bonds to be Issued The costs outlined in the Uses of Funds will be financed primarily through the annual collection of tax increments. The HRA or City reserves the right to incur bonds or other indebtedness as a result of the TIF Plan. As presently proposed,the projects within the District will be financed by an interfund loan. Any refunding amounts will be deemed a budgeted cost without a formal TIF Plan Modification. This provision does not obligate the HRA or City to incur debt. The HRA or City will issue bonds or incur other debt only upon the determination that such action is in the best interest of the City. The total estimated tax increment revenues for the District are shown in the table below: SOURCES OF FUNDS TOTAL Tax Increment $11,702,217 Interest $250,000 Land Sale Proceeds/Lease Revenue �0 TOTAL SI 1,952,217 The HRA or City may issue bonds(as defined in the TIF Act)secured in whole or in part with tax increments from the District in a maximum principal amount of$8,374,296. Such bonds may be in the form of pay-as- you-go notes, revenue bonds or notes, general obligation bonds, or interfund loans. This estimate of total bonded indebtedness is a cumulative statement of authority under this TIF Plan as of the date of approval. Subsection 2-10. Uses of Funds Currently under consideration for the District is a proposal to facilitate renovations to the common areas of Southdale Mall. The HRA and City have determined that it will be necessary to provide assistance to the project(s)for certain District costs,as described. The HRA has studied the feasibility of the development or redevelopment of property in and around the District. To facilitate the establishment and development or redevelopment of the District,this TIF Plan authorizes the use of tax increment financing to pay for the cost of certain eligible expenses. The estimate of public costs and uses of funds associated with the District is outlined in the following table. Edina HRA Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-5 rt 041 r% ,4 reia USES OF TAX INCREMENT FUNDS TOTAL Land/Building Acquisition $0 Site Improvements/Preparation $2,274,296 Utilities $0 Other Qualifying Improvements $5,000,000 Administrative Costs(up to 10%) $1,100,000 PROJECT COST TOTAL $8,374,296 Interest $3,577,921 PROJECT AND INTEREST COSTS TOTAL $11,952,217 The total project cost,including financing costs(interest)listed in the table above does not exceed the total projected tax increments for the District as shown in Appendix D. Estimated capital and administrative costs listed above are subject to change among categories by modification of the TIF Plan without hearings and notices as required for approval of the initial TIF Plan,so long as the total capital and administrative costs combined do not exceed the total listed above.Further,the HRA or City may spend up to 20 percent of the tax increments from the District for activities(described in the table above)located outside the boundaries of the District but within the boundaries of the Project Area (including administrative costs, which are considered to be spend outside the District), subject to all other terms and conditions of this TIF Plan. Subsection 2-11. Fiscal Disparities Election Pursuant to M.S., Section 469.177,Subd. 3,clause b,the HRA or City must calculate fiscal disparities using the following method of computation: (1) The original net tax capacity shall be determined before the application of the fiscal disparity provisions of Chapter 276A or 473F. The current net tax capacity shall exclude any fiscal disparity,commercial-industrial net tax capacity increase between the original year and the current year multiplied by the fiscal disparity ratio determined pursuant to M.S., Section 276A.06, subdivision 7 or M.S., Section 473F.08, subdivision 6. Where the original net tax capacity is equal to or greater than the current net tax capacity, there is no captured tax capacity and no tax increment determination. Where the original tax capacity is less than the current tax capacity, the difference between the original net tax capacity and the current net tax capacity is the captured net tax capacity. This amount less any portion thereof which the authority has designated, in its tax increment financing plan, to share with the local taxing districts is the retained captured net tax capacity of the authority. (2) The county auditor shall exclude the retained captured net tax capacity of the authority from the net tax capacity of the local taxing districts in determining local taxing district tax rates. The local tax rates so determined are to be extended against the retained captured net tax capacity of the authority as well as the net tax capacity of the local taxing districts. The tax generated by the extension of the less of(A)the local taxing district tax rates or(B)the original local tax rate to the retained captured net tax capacity of the authority is the tax increment of the authority. Edina HRA Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-6 • g,, 0, i `,, `cam ;ur Luowf.'tl Subsection 2-12. Business Subsidies Pursuant to M.S., Section 1161993, Subd. 3,the following forms of financial assistance are not considered a business subsidy: (1) A business subsidy of less than$150,000; (2) Assistance that is generally available to all businesses or to a general class of similar businesses, such as a line of business,size, location,or similar general criteria; (3) Public improvements to buildings or lands owned by the state or local government that serve a public purpose and do not principally benefit a single business or defined group of businesses at the time the improvements are made; (4) Redevelopment property polluted by contaminants as defined in M.S., Section 1161.552,Subd. 3; (5) Assistance provided for the sole purpose of renovating old or decaying building stock or bringing it up to code and assistance provided for designated historic preservation districts,provided that the assistance is equal to or less than 50%of the total cost; (6) Assistance to provide job readiness and training services if the sole purpose of the assistance is to provide those services; (7) Assistance for housing; (8) Assistance for pollution control or abatement,including assistance for a tax increment financing hazardous substance subdistrict as defined under M.S., Section 469.174, Subd. 23; (9) Assistance for energy conservation; (10) Tax reductions resulting from conformity with federal tax law; (11) Workers'compensation and unemployment compensation; (12) Benefits derived from regulation; (13) Indirect benefits derived from assistance to educational institutions; (14) Funds from bonds allocated under chapter 474A,bonds issued to refund outstanding bonds,and bonds issued for the benefit of an organization described in section 501 (c) (3) of the Internal Revenue Code of 1986, as amended through December 31, 1999; (15) Assistance for a collaboration between a Minnesota higher education institution and a business; (16) Assistance for a tax increment financing soils condition district as defined under M.S., Section 469.1 74, Subd. 19; (17) Redevelopment when the recipient's investment in the purchase of the site and in site preparation is 70 percent or more of the assessor's current year's estimated market value; (18) General changes in tax increment financing law and other general tax law changes of a principally technical nature; (19) Federal assistance until the assistance has been repaid to, and reinvested by, the state or local government agency; (20) Funds from dock and wharf bonds issued by a seaway port authority; (21) Business loans and loan guarantees of$150,000 or less; (22) Federal loan funds provided through the United States Department of Commerce,Economic Development Administration;and (23) Property tax abatements granted under M.S., Section 469.1813.to property that is subject to valuation under Minnesota Rules,chapter 8100. The HRA will comply with M.S., Sections 1161993 to 1161.995 to the extent the tax increment assistance under this TIF Plan does not fall under any of the above exemptions. Subsection 2-13. County Road Costs Pursuant to M.S., Section 469.175, Subd. la,the county board may require the HRA or City to pay for all or part of the cost of county road improvements if the proposed development to be assisted by tax increment Edina HRA Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-7 r,,, u...F/ ra "v w �. X+,„;' i .,, r1 ke 1 .a ,aa L., t; Vis_., waw- �/<_�a 4‘1,1 will, in the judgment of the county,substantially increase the use of county roads requiring construction of road improvements or other road costs and if the road improvements are not scheduled within the next five years under a capital improvement plan or within five years under another county plan. If the county elects to use increments to improve county roads,it must notify the HRA or City within forty- five days of receipt of this TIF Plan. In the opinion of the HRA and City and consultants, the proposed development outlined in this TIF Plan will have little or no impact upon county roads,therefore the TIF Plan was not forwarded to the county 45 days prior to the public hearing. The HRA and City are aware that the county could claim that tax increment should be used for county roads,even after the public hearing. Subsection 2-14. Estimated Impact on Other Taxing Jurisdictions The estimated impact on other taxing jurisdictions assumes that the redevelopment contemplated by the TIF Plan would occur without the creation of the District. However,the HRA or City has determined that such development or redevelopment would not occur "but for" tax increment financing and that,therefore,the fiscal impact on other taxing jurisdictions is $0. The estimated fiscal impact of the District would be as follows if the "but for"test was not met: IMPACT ON TAX BASE FOR PARCELS LOCATED IN SCHOOL DISTRICT NO.273 Estimated Estimated Captured 2011/Pay 2012 Tax Capacity(CTC) Percent of CTC Total Net Upon Completion to Entity Total Tax Capacity Hennepin County 1,253,423,199 191,035 0.0152% City of Edina 96,048,515 191,035 0.1989% Edina ISD No.273 81,542,007 191,035 0.2343% IMPACT ON TAX RATES Estimated Pay 2012 Percent Potential Extension Rates of Total CTC Taxes Hennepin County 0.487770 45.10% 191,035 93,181 City of Edina 0.259080 23.95% 191,035 49,493 Edina ISD No.273 0.224280 20.74% 191,035 42,845 Other 0.110470 10.21% 191,035 21,104 Total 1.081600 100.00% 206,623 IMPACT ON TAX BASE FOR PARCELS LOCATED IN SCHOOL DISTRICT NO.280 Edina HRA Tax Increment Financing Plan for the Southdale 2 Tax increment Financing District 2-8 rxdaty L r% frtNfr v is t' .._ W � +' a.3 }: L✓g C(, Estimated Estimated Captured 2011/Pay 2012 Tax Capacity(CTC) Percent of CTC Total Net Upon Completion to Entity Total Tax Capacity Hennepin County 1,253,423,199 1,232,391 0.0983% City of Edina 96,048,515 1,232,391 1.2831% Richfield ISD No. 280 29,902,478 1,232,391 4.1214% IMPACT ON TAX RATES Estimated Pay 2012 Percent Potential Extension Rates of Total CTC Taxes Hennepin County 0.487770 42.66% 1,232,391 601,123 City of Edina 0.259080 22.66% 1,232,391 319,288 Richfield ISD No.280 0.282900 24.74% 1,232,391 348,643 Other 0.113760 9.95% 1,232,391 140,197 Total 1.143510 100.00% 1,409,251 The estimates listed above display the captured tax capacity when all construction is completed. The tax rate used for calculations is the estimated Pay 2012 rate. The total net capacity for the entities listed above are based on estimated Pay 2012 figures. The District will be certified under the actual Pay 2012 rates,which were unavailable at the time this TIF Plan was prepared. Pursuant to M.S. Section 469.175 Subd. 2(b): (1) Estimate of total tax increment. It is estimated that the total amount of tax increment that will be generated over the life of the District is$11,702,217; (2) Probable impact of the District on city provided services and ability to issue debt. An impact of the District on police protection is expected. The Edina Police Department does track all calls for service including property-type calls and crimes. With increased traffic at Southdale Center mall, police calls for service will be increased. However, the proposed mall renovations include changes to common areas designed,in part,to reduce security concerns and police calls,such as the relocation of the transit facility to mall property outside of the mall itself. In addition, proposed housing developments will generate increased police calls. The City does not expect that the proposed development,in and of itself, will necessitate new capital investment in vehicles. The probable impact ofthe District on fire protection is not expected to be significant. Typically new buildings generate few calls, if any, and are of superior construction. Several of the existing buildings,proposed to be replaced or renovated ,have public safety concerns that include several unprotected old buildings with issues such as access,hydrant locations,and lack of sprinkling. The impact of the District on public infrastructure is expected to be minimal. The development is not expected to significantly impact any traffic movements in the area,and is expected to enhance the flow of public transit vehicles in and around the Southdale area. The current infrastructure for sanitary sewer,storm sewer and water will be able to handle the additional volume generated from Edina HRA Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-9 the proposed development. Potential housing development will generate in excess of$180,000 in sewer and water access charges. Based on the development plans, there are no additional costs associated with street maintenance, sweeping,plowing,lighting and sidewalks.The developer will negotiate maintenance of the proposed transit hub with the Metropolitan Council. The probable impact of any District general obligation tax increment bonds on the ability to issue debt for general fund purposes is expected to be minimal. It is not anticipated that there will be any general obligation debt issued in relation to this project, therefore there will be no impact on the City's ability to issue future debt or on the City's debt limit. (3) Estimated amount of tax increment attributable to Edina ISD No.273 levies. It is estimated that the amount of tax increments over the life of the District that would be attributable to school district levies, assuming the school district's share of the total local tax rate for all taxing jurisdictions remained the same,is$293,548; (4) Estimated amount of tax increment attributable to Richifled ISD No.280 levies. Itis estimated that the amount of tax increments over the life of the District that would be attributable to school district levies, assuming the school district's share of the total local tax rate for all taxing jurisdictions remained the same,is$2,544,966; (5) Estimated amount of tax increment attributable to county levies. It is estimated that the amount of tax increments over the life of the District that would be attributable to county levies,assuming the county's share of the total local tax rate for all taxing jurisdictions remained the same,is$5,026,701; (6) Additional information requested by the county or school district. The City is not aware of any standard questions in a county or school district written policy regarding tax increment districts and impact on county or school district services. The county or school district must request additional information pursuant to M.S. Section 469.175 Subd. 2(b) within 15 days after receipt of the tax increment financing plan. No requests for additional information from the county or school district regarding the proposed development for the District have been received. Subsection 2-15. Supporting Documentation Pursuant to M.S. Section 469.175, Subd. 1 (a), clause 7 the TIF Plan must contain identification and description of studies and analyses used to make the determination set forth in M.S. Section 469.175, Subd. 3, clause(b)(2)and the findings are required in the resolution approving the District. Following is a list of reports and studies on file at the City that support the HRA and City's findings: • Greater Southdale Area Land Use and Transportation Study,December 2005 • Edina Comprehensive Plan Update 2008 • Developer correspondance and Summary of Renovation Costs,February 2011 Subsection 2-16. Definition of Tax Increment Revenues Pursuant to MS., Section 469.174, Subd.25,tax increment revenues derived from a tax increment financing district include all of the following potential revenue sources: 1. Taxes paid by the captured net tax capacity,but excluding any excess taxes,as computed under M.S., Edina HRA Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-10 ,4! a1 1 m .a. L Section 469.177; 2. The proceeds from the sale or lease of property,tangible or intangible,to the extent the property was purchased by the Authority with tax increments; 3. Principal and interest received on loans or other advances made by the Authority with tax increments; 4. Interest or other investment earnings on or from tax increments; 5. Repayments or return of tax increments made to the Authority under agreements for districts for which the request for certification was made after August 1, 1993;and 6. The market value homestead credit paid to the Authority under M.S., Section 273.1384. Subsection 2-17. Modifications to the District In accordance with M.S., Section 469.175, Subd. 4,any: • 1. Reduction or enlargement of the geographic area of the District,if the reduction does not meet the requirements of M.S., Section 469.175, Subd. 4(e); 2. Increase in amount of bonded indebtedness to be incurred; 3. A determination to capitalize interest on debt if that determination was not a part of the original TIF Plan; 4. Increase in the portion of the captured net tax capacity to be retained by the HRA or City; 5. Increase in the estimate of the cost ofthe District,including administrative expenses,that will be paid or financed with tax increment from the District;or 6. Designation of additional property to be acquired by the HRA or City, shall be approved upon the notice and after the discussion,public hearing and findings required for approval of the original TIF Plan. If the District qualifies for certification only under M.S. Section 469.176, Subd. 4c(d),than the District boundaries may not be enlarged after July 1,2012. Pursuant to M.S., Section 469.175 Subd. 4(f),the geographic area of the District may be reduced following the date of certification of the original net tax capacity by the county auditor,but shall not be enlarged after five years following the date of certification of the original net tax capacity by the county auditor. The requirements of this paragraph do not apply if(1)the only modification is elimination of parcel(s)from the District and(2)(A)the current net tax capacity ofthe parcel(s)eliminated from the District equals or exceeds the net tax capacity of those parcel(s)in the District's original net tax capacity or(B)the HRA agrees that, notwithstanding M.S.,Section 469.1 77,Subd. 1,the original net tax capacity will be reduced by no more than the current net tax capacity of the parcel(s)eliminated from the District. The HRA or City must notify the County Auditor of any modification to the District. Modifications to the District in the form of a budget modification or an expansion of the boundaries will be recorded in the TIF Plan. Subsection 2-18. Administrative Expenses In accordance with M.S., Section 469.174, Subd. 14, administrative expenses means all expenditures of the HRA or City,other than: 1. Amounts paid for the purchase of land; 2. Amounts paid to contractors or others providing materials and services,including architectural and engineering services, directly connected with the physical development of the real property in the District; 3. Relocation benefits paid to or services provided for persons residing or businesses located in the District;or Edina HRA Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-11 4. Amounts used to pay principal or interest on,fund a reserve for,or sell at a discount bonds issued pursuant to M.S., Section 469.1 78;or 5. Amounts used to pay other financial obligations to the extent those obligations were used to finance costs described in clauses(1)to(3). For districts for which the request for certification were made before August 1, 1979,or after June 30, 1982, and before August 1,2001,administrative expenses also include amounts paid for services provided by bond counsel, fiscal consultants,and planning or economic development consultants. Pursuant to M.S., Section 469.1 76, Subd. 3, tax increment may be used to pay any authorized and documented administrative expenses for the District up to but not to exceed 10 percent of the total estimated tax increment expenditures authorized by the TIF Plan or the total tax increments,as defined by M.S., Section 469.174, Subd.25,clause (1),from the District,whichever is less. For districts for which certification was requested after July 31,2001,no tax increment may be used to pay any administrative expenses for District costs which exceed ten percent of total estimated tax increment expenditures authorized by the TIF Plan or the total tax increments,as defined inM.S.,Section 469.174,Subd. 25, clause(1),from the District,whichever is less. Pursuant to M.S., Section 469.176, Subd. 4h, tax increments may be used to pay for the County's actual administrative expenses incurred in connection with the District and are not subject to the percentage limits ofMS.,Section 469.1 76,Subd. 3. The county may require payment of those expenses by February 15 of the year following the year the expenses were incurred. Pursuant to M.S., Section 469. 177, Subd. 11,the County Treasurer shall deduct an amount(currently .36 percent) of any increment distributed to the HRA or City and the County Treasurer shall pay the amount deducted to the State Commissioner of Management and Budget for deposit in the state general fund to be appropriated to the State Auditor for the cost of financial reporting of tax increment financing information and the cost of examining and auditing authorities'use of tax increment financing. This amount may be adjusted annually by the Commissioner of Revenue. Subsection 2-19. Limitation of Increment The tax increment pledged to the payment of bonds and interest thereon may be discharged and the District may be terminated if sufficient funds have been irrevocably deposited in the debt service fund or other escrow account held in trust for all outstanding bonds to provide for the payment of the bonds at maturity or redemption date. Pursuant to M.S., Section 469.1 76, Subd. 6: if after four years from the date of certification of the original net tax capacity of the tax increment financing district pursuant toM.S.,Section 469.177,no demolition,rehabilitation or renovation of property or other site preparation, including qualified improvement of a street adjacent to a parcel but not installation of utility service including sewer or water systems, has been commenced on a parcel located within a tax increment financing district by the authority or by the owner of the parcel in accordance with the tax increment financing plan, no additional tax increment may be taken from that parcel and the original net tax capacity of that parcel shall be excluded from the original net tax capacity of the tax increment financing district. If the authority or the owner of the parcel subsequently commences demolition,rehabilitation or renovation or other site preparation on that parcel including qualified improvement of a street adjacent to that parcel, in accordance with the tax increment financing plan,the authority shall certify to the county auditor that the activity Edina HRA Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-12 1 has commenced and the county auditor shall certifir the net tax capacity thereof as most recently certified by the commissioner of revenue and add it to the original net tax capacity ofthe tax increment financing district. The county auditor must enforce the provisions ofthis subdivision. The authority must submit to the county auditor evidence that the required activity has taken place for each parcel in the district. The evidence for a parcel must be submitted by February 1 of thefifth year following the year in which the parcel was certified as included in the district. For purposes of this subdivision, qualified improvements of a street are limited to (1)construction or opening of a new street, (2) relocation of a street, and(3)substantial reconstruction or rebuilding of an existing street. The HRA or City or a property owner must improve parcels within the District by approximately April 2016 and report such actions to the County Auditor. Subsection 2-20. Use of Tax Increment The HRA or City hereby determines that it will use 100 percent of the captured net tax capacity of taxable property located in the District for the following purposes: 1. To pay the principal of and interest on bonds issued to finance a project; 2. to finance,or otherwise pay public redevelopment costs of the the Southeast Edina Redevelopment Project Area pursuant to M.S., Sections 469.001 to 469.047; 3. To pay for project costs as identified in the budget set forth in the TIF Plan; 4. To finance,or otherwise pay for other purposes as provided in M.S., Section 469.176, Subd. 4; 5. To pay principal and interest on any loans,advances or other payments made to or on behalf of the HRA or City or for the benefit of the Southeast Edina Redevelopment Project Area by a developer; 6. To finance or otherwise pay premiums and other costs for insurance or other security guaranteeing the payment when due of principal of and interest on bonds pursuant to the TIF Plan or pursuant to M.S., Chapter 462C.M.S., Sections 469.152 through 469.165,and/or M.S., Sections 469.178;and 7. To accumulate or maintain a reserve securing the payment when due of the principal and interest on the tax increment bonds or bonds issued pursuant to M.S., Chapter 462C, M.S., Sections 469.152 through 469.165,and/or M.S., Sections 469.178. These revenues shall not be used to circumvent any levy limitations applicable to the City nor for other purposes prohibited by M.S., Section 469.176, Subd. 4. Tax increments generated in the District will be paid by Hennepin County to the HRA for the Tax Increment Fund of said District. The HRA or City will pay to the developer(s) annually an amount not to exceed an amount as specified in a developer's agreement to reimburse the costs of land acquisition, public improvements,demolition and relocation,site preparation,and administration. If the request for certification of the District was made after June 30,2009 and no later than June 30,2012 and construction commenced in the District by July 1,2012,tax increments from the District may also be used to provide improvements, loans, subsidies, grants, interest rate subsidies, or assistance in any form to developments consisting of buildings and ancillary facilities. Remaining increment funds will be used for HRA or City administration (up to 10 percent)and for the costs of public improvement activities outside the District. Subsection 2-21. Excess Increments Excess increments,as defined in M.S., Section 469.176,Subd. 2,shall be used only to do one or more of the following: 1. Prepay any outstanding bonds; 2. Discharge the pledge of tax increment for any outstanding bonds; Edina HRA Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-13 3. Pay into an escrow account dedicated to the payment of any outstanding bonds;or 4. Return the excess to the County Auditor for redistribution to the respective taxing jurisdictions in proportion to their local tax rates. The HRA or City must spend or return the excess increments under paragraph(c)within nine months after the end of the year. In addition,the HRA or City may,subject to the limitations set forth herein,choose to modify the TIF Plan in order to finance additional public costs in the Southeast Edina Redevelopment Project Area or the District. Subsection 2-22. Requirements for Agreements with the Developer The HRA or City will review any proposal for private development to determine its conformance with the Redevelopment Plan and with applicable municipal ordinances and codes. To facilitate this effort, the following documents may be requested for review and approval: site plan, construction, mechanical, and electrical system drawings,landscaping plan,grading and storm drainage plan,signage system plan,and any other drawings or narrative deemed necessary by the HRA or City to demonstrate the conformance of the development with City plans and ordinances. The HRA or City may also use the Agreements to address other issues related to the development. Pursuant to M.S., Section 469.176, Subd. 5, no more than 10 percent, by acreage, of the property to be acquired in the District as set forth in the TIF Plan shall at any time be owned by the HRA or City as a result of acquisition with the proceeds of bonds issued pursuant to M.S., Section 469.178 to which tax increments from property acquired is pledged,unless prior to acquisition in excess of 10 percent of the acreage,the HRA or City concluded an agreement for the development of the property acquired and which provides recourse for the HRA or City should the development not be completed. Subsection 2-23. Assessment Agreements Pursuant to M.S., Section 469.177, Subd. 8,the HRA or City may enter into a written assessment agreement in recordable form with the developer of property within the District which establishes a minimum market value of the land and completed improvements for the duration of the District. The assessment agreement shall be presented to the County Assessor who shall review the plans and specifications for the improvements to be constructed,review the market value previously assigned to the land upon which the improvements are to be constructed and,so long as the minimum market value contained in the assessment agreement appears, in the judgment of the assessor, to be a reasonable estimate, the County Assessor shall also certify the minimum market value agreement. Subsection 2-24.Administration of the District Administration of the District will be handled by the Executive Director. Subsection 2-25.Annual Disclosure Requirements Pursuant to M.S., Section 469.175, Subds. 5, 6, and 6b the HRA or City must undertake financial reporting for all tax increment financing districts to the Office of the State Auditor,County Board and County Auditor on or before August 1 of each year. M.S., Section 469.175, Subd. 5 also provides that an annual statement shall be published in a newspaper of general circulation in the City on or before August 15. If the City fails to make a disclosure or submit a report containing the information required by M.S.,Section 469.175 Subd. 5 and Subd. 6, the OSA will direct the County Auditor to withhold the distribution of tax increment from the District. Edina HRA Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-14 �Y / Subsection 2-26. Reasonable Expectations As required by the TIF Act,in establishing the District,the determination has been made that the anticipated development would not reasonably be expected to occur solely through private investment within the reasonably foreseeable future and that the increased market value ofthe site that could reasonably be expected to occur without the use of tax increment financing would be less than the increase in the market value estimated to result from the proposed development after subtracting the present value of the projected tax increments for the maximum duration of the District permitted by the TIF Plan. In making said determination,reliance has been placed upon written representation made by the developer to such effects and upon HRA and City staff awareness ofthe feasibility of developing the project site(s)within the District. A comparative analysis of estimated market values both with and without establishment of the District and the use of tax increments has been performed as described above. Such analysis is included with the cashflow in Appendix D,and indicates that the increase in estimated market value of the proposed development(less the indicated subtractions) exceeds the estimated market value of the site absent the establishment of the District and the use of tax increments. Subsection 2-27. Other Limitations on the Use of Tax Increment 1. General Limitations. All revenue derived from tax increment shall be used in accordance with the TIF Plan. The revenues shall be used to finance, or otherwise pay public redevelopment costs of the the Southeast Edina Redevelopment Project Area pursuant to M.S., Sections 469.001 to 469.047. Tax increments may not be used to circumvent existing levy limit law.No tax increment may be used for the acquisition,construction,renovation,operation,or maintenance of a building to be used primarily and regularly for conducting the business of a municipality,county,school district,or any other local unit of government or the state or federal government. This provision does not prohibit the use of revenues derived from tax increments for the construction or renovation of a parking structure. 2. Pooling Limitations. At least 80 percent of tax increments from the District must be expended on activities in the District or to pay bonds,to the extent that the proceeds of the bonds were used to finance activities within said district or to pay,or secure payment of,debt service on credit enhanced bonds. Not more than 20 percent of said tax increments may be expended,through a development fund or otherwise, on activities outside of the District except to pay,or secure payment of,debt service on credit enhanced bonds. For purposes of applying this restriction,all administrative expenses must be treated as if they were solely for activities outside of the District. 3. Five Year Limitation on Commitment of Tax Increments. Tax increments derived from the District shall be deemed to have satisfied the 80 percent test set forth in paragraph(2)above only if the five year rule set forth in M.S., Section 469.1763, Subd. 3, has been satisfied; and beginning with the sixth year following certification of the District, 80 percent of said tax increments that remain after expenditures permitted under said five year rule must be used only to pay previously committed expenditures or credit enhanced bonds as more fully set forth in M.S., Section 469.1763, Subd. 5. Subsection 2-28. Summary The Edina Housing and Redevelopment Authority is establishing the District to preserve and enhance the tax base,redevelop substandard areas,and provide employment opportunities in the City. The TIF Plan for the District was prepared by Ehlers&Associates,Inc.,3060 Centre Pointe Drive,Roseville,Minnesota 55113, telephone(651)697-8500. Edina HRA Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-15 fb Appendix A Project Description The City and HRA will be facilitating improvements to the 1.2 million square foot Southdale Center mall which was originally constructed in the 1960's. The redeveloper plans to renovate the interior common area and make exterior improvements to the shopping center. The renovations will consist of new entrance structures, flooring, lighting, signage,restrooms, parking deck lighting, and exterior seating, columns and interior wall treatments. Improvements are planned to be substantially completed by December 31,2012. The City and HRA intend to finance a portion of the total renovation costs. The HRA will be loaning $5 million to Southdale Center,$250,000 of which is forgiven if a transit station is constructed. Tax increments collected from the Southdale Center parcels will be used to write down principal of the loan and adjacent development will pay for interest on the loan and for the transit station improvements. Appendix A-1 L - Appendix B I ......."........ I .. ! „r ,,,., -' ti , N ,,,!,,,4'• Maps of the Southeast Edina Redevelopment Project Area and the District (AS MODIFIED APRIL 5,2016) ,.............. ....„„ ....................................,.. .... ....... . ...„..... ................. „ ..„....... ...............„...,.........,...... .........,....„.„.. . . . . ...... .. . . ....... .......,..... ....... Appendix B-1 1 it r; .,. 1 ,l A c6v" ,a. 3 3 1 I f ii 33 I I i :, t 1 ' nnrtt xaeY Avlj ; >.. __.. . / �'.... a._ E 4d ' fi { 4• A 4; i.......... ir 1 6+.,, . IN ERLACI IEN BLVD'' # _ ,4;,,,..--.. Ef a 1 1 r / % L , 1 ter wsf. a f 1 w 2 t�� 1 , 3 Wlk 1,,..,...--]-1 E > 55 /fi. ,11 I }' ( �_! 1 t ig �� 'paid„. ,o� I 1 3 f O ',,,, , D 3 t i 3 ( 1 SITH ST W �, a 1 '�'� ' Y-,>r ....i5 1 1 EJ m. = csf.',�.isd . i N _. f I ; '1 t,. i � 3 tl ry I �. E 1 i i o- . ... iE 1111 4 _� .. ,,.. .."'',...1*. K 5 1 LM,';',!.:.., {4, 5gr}I r w i 5 , i OSP .,..' f.1dw i rL.,,111'!: {,€ ma ,..... .... .. .. c d•�..... 1 1 it E m d III i fun i r i I ._ d :. ... p ^J ry ....E � d ,` {} x �s: _r �� ..................._/ •r i F i,.�, ...,, i41$Lpy" QyG 1 i... i ... : ..... ( z f"tNha ',. ...._ i I :trvRn I g 1 4 f E I a ... fh 1 a . . 1WYfi+ f ,� i s ... 1 �. j :.::1 n�'vw w c,9 I .... ('''''';`,..A LL Win:,+ ,,. },.).:. . 1 ,,,A7--0---l tL 4a.. :: —' r j € S 7.Ae 66TH SC W i I ,,,,,- l E m i ; : 1 i E ) E qM ' f 1 .E• ( i. 4.� ,„—M + 1 ( -d 1 1 L� '. n nm9� t E �, i ... I 4 ., l Ji 1 ''''::.---'''.1 .iµ }) a. VALLEY VI IV D t 4 . Y €..,f CV./ l 1 .. 1 did - .a� 1 } G1• 5 I i 3 ' x ( j i'',,,,-- ) ! 1 - 1 It Ef, I .' f 3 I t + 1 ! r ` E 1' 1 7UrHSTW 1 Sin 1 ._. a. .• � .....:,!::14,---"-- An FI E � rot w 1 i ii I F• i i 1 st g .. '2 :? DrWtYHILL RD ,11 IA. L~) II k • i i' 1 76TH Sr W 1 3 ,,,„.„,„,,..„,•,,,,.., • ✓ .. ;7gr(i Sr W : i s - Ii11NN ESOT e1. R i �. '.., 1 1-494 1.494 Southeast Edina Redevelopment Project Area 4.0 rtr and Southdale 2 TIF District W_ N E ° LV Project Area ri ....),/ Southdale 2 TIF District Engineering Dept. March,2012 c, 3 s .may f Appendix C Description of Property to be Included in the District The District encompasses all property and adjacent rights-of-way and abutting roadways identified by the parcel(s)listed below. (AS MODIFIED APRIL 5, 2016) Parcel number 29-028-24-24-0030 is being removed from the District to be included in the 66 West Tax Increment Financing District. Appendix C-1 i Parcel ID Address Parcel ID Address Parcel ID Address 29-028-24-33-0001 ADDRESS UNASSIGNED 30-028-24-44-0003 3950 70TH ST W 30-028-24-14-0073 6566 France 29-028-24-33-0004 3500 69TH ST W 30-028-24-44-0004 4040 70TH ST W 30-028-24-14-0074 6566 France 29-028-24-33-0014 ADDRESS UNASSIGNED 30-028-24-44-0005 6950 FRANCE AVE S 30-028-24-14-0077 6566 France 29-028-24-33-0021 3503 GALLERIA 30-028-24-44-0006 3910 70th Street West 30-028-24-14-0078 6566 France 29-028-24-33-0022 3460 GALLERIA 30-028-24-44-0057 6900 FRANCE AVE S 30-028-24-14-0079 6566 France 29-028-24-33-0023 3501 GALLERIA 30-028-24-44-0058 3905 69TH ST W 30-028-24-14-0080 6566 France 29-028-24-34-0002 6825 YORK AVE S 30-028-24-44-0059 3939 69TH ST W 30-028-24-14-0081 6566 France 29-028-24-34-0007 3100 70TH ST W 29-028-24-23-0001 ADDRESS UNASSIGNED 30-028-24-14-0082 6566 France 29-028-24-34-0010 6975 YORK AVE S 29-028-24-23-0007 6533 Drew Avenue South 30-028-24-14-0083 6566 France 29-028-24-34-0019 ADDRESS UNASSIGNED 29-028-24-23-0008 6525 Drew Avenue S 30-028-24-14-0084 6566 France. 29-028-24-34-0020 6775 YORK AVE S 29-028-24-23-0009 6517 DREW AVE S 30-028-24-14-0085 6566 France 29-028-24-34-0021 6803 YORK AVE S 29-028-24-23-0010 3625 65TH ST W 30-028-24-14-0086 6566 France 29-028-24-34-0022 6805 YORK AVE S 29-028-24-23-0011 ADDRESS UNASSIGNED 30-028-24-14-0087 6566 France 29-028-24-34-0024 3210 GALLERIA 29-028-24-23-0012 3400 66TH ST W 30-028-24-14-0088 6566 France 29-028-24-34-0025 6905 YORK AVE S 29-028-24-23-0167 ADDRESS UNASSIGNED 30-028-24-14-0089 6566 France 29-028-24-34-0026 312169TH ST W 29-028-24-23-0172 6545 FRANCE 30-028-24-14-0090 6566 France 29-028-24-34-0033 3209 Galleria 29-028-24-23-0173 6525 FRANCE AVE 5 30-028-24-14-0091 6566 France 29-028-24-34-0034 3209 Galleria 29-028-24-24-0001 3316 66th Street West 30-028-24-14-0092 6566 France 29-028-24-34-0035 3209 Galleria 29-028-24-24-0002 ADDRESS UNASSIGNED 30-028-24-14-0093 6566 France 29-028-24-34-0036 3209 Galleria 29-028-24-24-0004 Thrivent Financial-No Address 30-028-24-14-0094 6566 France 29-028-24-34-0037 , 3209 Galleria 29-028-24-24-0005 3250 66th Street West 30-028-24-14-0095 6566 France 29-028-24-34-0038 3209 Galleria 29-028-24-24-0007 6550 York Avenue 30-028-24-14-0096 6566 France 29-028-24-34-0039 3209 Galleria 29-028-24-24-0025 6515 Barrie Road 30-028-24-14-0097 6566 France 29-028-24-34-0040 3209 Galleria 29-028-24-24-0026 6525 Barrie Road 30-028-24-14-0098 6566 France 29-028-24-34-0041 3209 Galleria 29-028-24-24-0027 6519 Barrie Road 30-028-24-14-0099 6566 France 29-028-24-34-0042 3209 Galleria 29-028-24-24-0030 3330 66th Street West 30-028-24-14-0100 6566 France 29-028-24-34-0043 3209 Galleria 29-028-24-24-0031 ADDRESS UNASSIGNED 30-028-24-14-0101 6566 France 29-028-24-34-0044 3209 Galleria 29-028-24-24-0032 6500 BARRIE RD 30-028-24-14-0102 6566 France 29-028-24-34-0045 3209 Galleria 29-028-24-24-0120 6444 Xerxes Avenue South 30-028-24-14-0103 6566 France 29-028-24-34-0046 3209 Galleria 29-028-24-24-0121 6500 Xerxes Avenue 30-028-24-14-0104 6566 France 29-028-24-34-0047 3209 Galleria 29-028-24-24-0223 6525 YORK AVE S 30-028-24-14-0105 6566 France 29-028-24-34-0048 3209 Galleria 29-028-24-31-0002 3101 66TH ST W 30-028-24-14-0106 6566 France 29-028-24-34-0049 3209 Galleria 29-028-24-31-0003 6725 York Avenue South 30-028-24-14-0107 6566 France 29-028-24-34-0050 3209 Galleria 29-028-24-31-0005 3425 66TH ST W 30-028-24-14-0108 6566 France 29-028-24-34-0051 3209 Galleria 29-028-24-31-0006 3230 SOUTH DALE CIR 30-028-24-14-0109 6566 France 29-028-24-34-0052 3209 Galleria 29-028-24-31-0007 3220 SOUTHDALE CIR 30-028-24-14-0110 6566 France 29-028-24-34-0053 3209 Galleria 29-028-24-31-0008 3210 SOUTHDALE CIR 30-028-24-14-0111 6566 France 29-028-24-34-0054 3209 Galleria 29-028-24-31-0009 3200 SOUTHDALE CIR 30-028-24-14-0112 6566 France 29-028-24-34-0055 3209 Galleria 29-028-24-31-0010 3240 SOUTHDALE CIR 30-028-24-14-0113 6566 France 29-028-24-34-0056 3209 Galleria 29-028-24-31-0011 6612 XERXES AVE 5 30-028-24-14-0114 6566 France 29-028-24-34-0057 3209 Galleria 29-028-24-31-0012 6616 XERXES AVE S 30-028-24-14-0115 6566 France 29-028-24-34-0058 3209 Galleria 29-028-24-31-0013 6620 XERXES AVE S 30-028-24-14-0116 6566 France 29-028-24-34-0059 3209 Galleria 29-028-24-31-0014 6624 XERXES AVE S 30-028-24-14-0117 6566 France 29-028-24-34-0060 3209 Galleria 29-028-24-31-0015 6628 XERXES AVE S 30-028-24-14-0118 6566 France 29-028-24-34-0061 3209 Galleria 29-028-24-31-0016 6700 XERXES AVE S 30-028-24-14-0119 6566 France 29-028-24-34-0062 3209 Galleria 29-028-24-31-0017 6704 XERXES AVE 5 30-028-24-14-0120 6566 France 29-028-24-34-0063 3209 Galleria 29-028-24-31-0018 6708 XERXES AVE S 30-028-24-14-0123 6566 France 29-028-24-34-0064 3209 Galleria 29-028-24-31-0019 6712 XERXES AVE S 30-028-24-14-0125 6566 France 29-028-24-34-0065 3209 Galleria 29-028-24-31-0024 300 SOUTHDALE CENTER 30-028-24-14-0127 6566 France 29-028-24-34-0066 3209 Galleria 29-028-24-31-0025 6636 YORK AVE S 30-028-24-14-0128 6566 France � � :, .ter .. ., _ Y '`"' l + Parcel ID Address Parcel ID Address Parcel ID Address 29-028-24-34-0067 3209 Galleria 29-028-24-31-0026 6755 YORK AVE S 30-028-24-14-0129 6566 France 29-028-24-34-0068 3209 Galleria 29-028-24-31-0027 6775 YORK AVE S 30-028-24-14-0130 6566 France 29-028-24-34-0069 3209 Galleria 29-028-24-32-0001 3501 66TH ST W 30-028-24-14-0131 6566 France 29-028-24-34-0070 3209 Galleria 29-028-24-32-0003 200 SOUTHDALE CENTER 30-028-24-14-0133 6566 France 29-028-24-34-0071 3209 Galleria 29-028-24-32-0008 100 SOUTHDALE CENTER 30-028-24-14-0135 6566 France 29-028-24-34-0072 3209 Galleria 29-028-24-32-0009 10 SOUTHDALE CENTER 30-028-24-14-0137 6566 France 29-028-24-34-0073 3209 Galleria 30-028-24-14-0007 4005 65th Street 30-028-24-14-0139 6566 France 29-028-24-34-0074 3209 Galleria 30-028-24-14-0008 6500 France Avenue South 30-028-24-14-0140 6566 France 29-028-24-34-0075 3209 Galleria 30-028-24-14-0009 6566 France 30-028-24-14-0141 6566 France 29-028-24-34-0076 3209 Galleria 30-028-24-14-0010 6566 France 30-028-24-14-0142 6566 France 29-028-24-34-0077 3209 Galleria 30-028-24-14-0011 6566 France 30-028-24-14-0147 6566 France 29-028-24-34-0078 3209 Galleria 30-028-24-14-0012 6566 France 30-028-24-14-0149 6566 France 29-028-24-34-0079 3209 Galleria 30-028-24-14-0013 6566 France 30-028-24-14-0151 6566 France 29-028-24-34-0080 3209 Galleria 30-028-24-14-0014 6566 France 30-028-24-14-0152 6566 France 29-028-24-34-0081 3209 Galleria 30-028-24-14-0015 6566 France 30-028-24-14-0153 6566 France 29-028-24-34-0082 3209 Galleria 30-028-24-14-0016 6566 France 30-028-24-14-0154 6566 France 29-028-24-34-0083 3209 Galleria 30-028-24-14-0017 6566 France 30-028-24-14-0155 6566 France 29-028-24-34-0084 3209 Galleria 30-028-24-14-0018 6566 France 30-028-24-14-0156 6566 France 29-028-24-34-0085 3209 Galleria 30-028-24-14-0019 6566 France 30-028-24-14-0157 6566 France 29-028-24-34-0086 3209 Galleria 30-028-24-14-0020 6566 France 30-028-24-14-0158 6566 France 29-028-24-34-0087 3209 Galleria 30-028-24-14-0021 6566 France 30-028-24-14-0159 6566 France 29-028-24-34-0088 3209 Galleria 30-028-24-14-0022 6566 France 30-028-24-14-0160 4015 65th Street West 29-028-24-34-0089 3209 Galleria 30-028-24-14-0023 6566 France 30-028-24-14-0161 6566 France 29-028-24-34-0090 3209 Galleria 30-028-24-14-0024 6566 France 30-028-24-14-0162 6566 France 29-028-24-34-0091 3209 Galleria 30-028-24-14-0025 6566 France 30-028-24-14-0163 6566 France 29-028-24-34-0092 3209 Galleria 30-028-24-14-0026 6566 France 30-028-24-14-0164 6566 France 29-028-24-34-0093 3209 Galleria 30-028-24-14-0027 6566 France 30-028-24-14-0165 6566 France 29-028-24-34-0094 3209 Galleria 30-028-24-14-0028 6566 France 30-028-24-14-0166 6566 France 29-028-24-34-0095 3209 Galleria 30-028-24-14-0029 6566 France 30-028-24-14-0167 6566 France 29-028-24-34-0096 3209 Galleria 30-028-24-14-0030 6566 France 30-028-24-14-0168 6566 France 29-028-24-34-0097 3209 Galleria 30-028-24-14-0031 6566 France 30-028-24-14-0049 6566 France 29-028-24-34-0098 . 3209 Galleria 30-028-24-14-0032 6566 France 30-028-24-14-0050 6566 France 29-028-24-34-0099 3209 Galleria 30-028-24-14-0033 6566 France 30-028-24-14-0051 6566 France 29-028-24-34-0100 3209 Galleria 30-028-24-14-0034 6566 France 30-028-24-14-0052 6566 France 29-028-24-34-0101 3209 Galleria 30-028-24-14-0035 6566 France 30-028-24-14-0053 6566 France 29-028-24-34-0102 3209 Galleria 30-028-24-14-0036 6566 France 30-028-24-14-0054 6566 France 29-028-24-34-0103 3209 Galleria 30-028-24-14-0037 6566 France 30-028-24-14-0055 6566 France 29-028-24-34-0104 3209 Galleria 30-028-24-14-0038 6566 France 30-028-24-14-0056 6566 France 29-028-24-34-0105 3209 Galleria 30-028-24-14-0041 6566 France 30-028-24-14-0057 6566 France 29-028-24-34-0106 3209 Galleria 30-028-24-14-0042 6566 France 30-028-24-14-0058 6566 France 29-028-24-34-0107 3209 Galleria 30-028-24-14-0043 6566 France 30-028-24-14-0059 6566 France 29-028-24-34-0108 3209 Galleria 30-028-24-14-0044 6566 France 30-028-24-14-0060 6566 France 29-028-24-34-0109 3209 Galleria 30-028-24-14-0045 6566 France 30-028-24-14-0061 6566 France 29-028-24-34-0110 3209 Galleria 30-028-24-14-0046 6566 France 30-028-24-14-0062 6566 France 29-028-24-34-0111 3209 Galleria 30-028-24-14-0047 6566 France 30-028-24-14-0063 6566 France 29-028-24-34-0112 3209 Galleria 30-028-24-14-0048 6566 France 30-028-24-14-0064 6566 France 29-028-24-34-0113 3209 Galleria 30-028-24-14-0069 6566 France 30-028-24-14-0065 6566 France 29-028-24-34-0114 3209 Galleria 30-028-24-14-0070 6566 France 30-028-24-14-0066 6566 France 30-028-24-41-0001 6600 France Avenue South 30-028-24-14-0071 6566 France 30-028-24-14-0067 6566 France 30-028-24-44-0001 6996 France Avenue South 30-028-24-14-0072 6566 France 30-028-24-14-0068 6566 France 31V b: a 004 /✓ c i _ �. / i;?, z,. ... Appendix D Estimated Cash Flow for the District Appendix D-1 < .. ) ` ` x I. k, t ,t y Southdale Mall Renovation and Mixed Use Development City of Edina Southdale Mall Renovation and Adjacent Development School District 273 ASSUMPTIONS AND RATES DistrictType: Economic Development Maximum/Frozen Local Tax Rate: 108.160% SD 273 District Name/Number: Current Local Tax Rate:(Use lesser of Current or Max.) 108.160% Pay 2012 Prelim. County District S: State-wide Tax Rate(Comm./Ind.only used for total taxes) 52.0000% Pay 2012 Prelim. First Year Construction or Inflation on Value 2012 Market Value Tax Rate(Used for total taxes) 0.18532% Pay 2012 Prelim. Existing District-Specify No.Years Remaining Inflation Rate-Every Year: 0.00% PROPERTY TAX CLASSES AND CLASS RATES: Interest Rate: 6.50% Exempt Class Rate(Exempt) 0.00% Present Value Date: 1-Feb-12 Commercial Industrial Preferred Class Rate(C/I Pref.) First Period Ending 1-Aug-12 First $150,000 1.50% Tax Year District was Certified: Pay 2012 Over $150,000 2.00% Cashflow Assumes First Tax Increment For Development: 2014 Commercial Industrial Class Rate(C/I) 2.00% Years of Tax Increment 9 Rental Housing Class Rate(Rental) 1.25% Assumes Last Year of Tax Increment 2022 Affordable Rental Housing Class Rate(Aff.Rental) 0.75% Fiscal Disparities Election(Outside(A), Inside(B),or NA] Inside(B) Non-Homestead Residential(Non-H Res.) 1.25% Incremental or Total Fiscal Disparities Incremental Homestead Residental Class Rate(Hmstd.Res.) Fiscal Disparities Contribution Ratio 34.7413% Pay 2012 Prelim. First $500,000 1.00% Fiscal Disparities Metro-Wide Tax Rate 141.9450% Pay 2012 Prelim. Over $500,000 1.25% Agricultural Non-Homestead 1.00% BASE VALUE INFORMATION (Original Tax Capacity) Percentage Tax Year Property Current Class After Land Building Total Of Value Used Original Original Tax Original After Conversion SID PID Address Market Value Market Value Market Value for District Market Value Market Value Class Tax Capacity Conversion Orig.Tax Cap. Area/Phase 2/3 29-028-24-33-0001 ADDRESS UNASSIGNED 0 0 0 100% 0 Pay 2012 Exempt - Exempt - Mall 273 29.028-24-33-0004 3500 69TH ST W 571800 0 571,800 100% 571,800 Pay 2012 C/I 11,436 CII 11,436 Mall 273 29-028-24-33-0014 ADDRESS UNASSIGNED 14,995,000 17,908,800 32,903,800 100% 32,903,800 Pay 2012 C/I 658,076 CII 658,076 Mall 273 29-028-24-33-0021 3503 GALLERIA 2,273,100 5,315,000 7,588,100 100% 7,588,100 Pay2012 CII 151,762 C/I 151,762 273 29-028-24-33-0022 3460 GALLERIA 14,624,600 42,085,400 56,710,000 100% 56,710,000 Pay 2012 CII Pref. 1,133,450 C/I Pref. 1,133,450 273 29-028-24-33-0023 3501 GALLERIA 3,287,100 2,112,900 5,400,000 100% 5,400,000 Pay 2012 C/I 108,000 C/I 108,000 273 29-028-24-34-0002 6825 YORK AVE S 2,851,200 100,900 2,952,100 100% 2,952,100 Pay 2012 C/I Pref. 58,292 C/I Pref. 58,292 273 29-028-24-34-0007 3100 70TH ST W 1,382,700 943,300 2,326,000 100% 2,326,000 Pay 2012 C/I Pref. 45,770 CII Pref. 45,770 273 29-028-24-34-0010 6975 YORK AVE 5 1,586,200 1,059,400 2,645,600 100% 2,645,600 Pay 2012 CII Pref. 52,162 C/I Pref. 52,162 273 29-028-24-34-0019 ADDRESS UNASSIGNED 2,852,400 0 2,852,400 100% 2,852,400 Pay 2012 C/I 57,048 Rental 35,655 Mall 273 29-028-24-34-0020 6775 YORK AVE S 1,162,700 0 1,162,700 100% 1,162,700 Pay 2012 C/I 23,254 C/I 23,254 273 29-028-24-34-0021 6803 YORK AVE S 2,932,400 3,024,800. 5,957,200 100% 5,957,200 Pay 2012 C/I 119,144 C/I 119,144 273 29-028-24-34-0022 6805 YORK AVE 5 725,200 247,800 973,000 100% 973,000 Pay 2012 C/I 19,460 C/I 19,460 273 29-028-24-14-0024 3210 GALLERIA 2,532,200 2,117,800 4,650,000 100% 4,650,000 Pay 2012 C/I Pref. 92,250 C/I Pref. 92,250 273 29-028-24-34-0025 6905 YORK AVE 5 2,084,400 0 2,084,400 100% 2,084,400 Pay 2012 C/I Pref. 40,938 C/I Pref. 40,938 273 29-028-24-34-0026 3121 69TH STW 1,482,100 10,202,900 11,685,000 100% 11,685,000 Pay2012 Rental 146,063 Rental 146,063 273 29-028-24-34-0033 3209 Galleria 617,400 617,400 100% 617,400 Pay 2012 Non-H Res. 7,718 Non-H Res. 7,718 273 29.028-24-34-0034 3209 Galleria 1,179,000 1,179,000 100% 1,179,000 Pay 2012 Non-H Res. 14,738 Non-H Res. 14,738 273 29-028-24-34-0035 3209 Galleria 620,000 620,000 100% 620,000 Pay 2012 Non-H Res. 7,750 Non-H Res. 7,750 273 29-028-24-34-0036 3209 Galleria 779,000 779,000 100% 779,000 Pay 2012 Non-H Res. 9,738 Non-H Res. 9,738 273 29-028-24-34-0037 3209 Galleria 591,000 591,000 100% 591,000 Pay 2012 Non-H Res. 7,388 Non-H Res. 7,388 273 29-028-24-34-0038 3209 Galleria 589,000 589,000 100% 589,000 Pay 2012 Non-H Res. 7,363 Non-H Res. 7,363 273 29-028-24-34-0039 3209 Galleria 417,000 417,000 100% 417,000 Pay 2012 Non-H Res. 5,213 Non-H Res. 5,213 273 29-028-24.34-0040 3209 Galleria 1,012,000 1,012,000 100% 1,012,000 Pay 2012 Non-H Res. 12,650 Non-H Res. 12,650 273 29-028-24-34-0041 3209 Galleria 671,100 671,100 100% 671,100 Pay 2012 Non-H Res. 8,389 Non-H Res. 8,389 273 29-028-24-34-0042 3209 Galleria 1,179,000 1,179,000 100% 1,179,000 Pay 2012 Non-H Res. 14,738 Non-H Res. 14,738 273 29-028-24-34-0043 3209 Galleria 626,000 626,000 100% 626,000 Pay 2012 Non-H Res. 7,825 NOn-H Res. 7,825 273 29-028-24-34-0044 3209 Galleria 639,000 639,000 100% 639,000 Pay 2012 Hmstd.Res. 6,738 Hmstd.Res. 6,738 273 29-028-24-34-0045 3209 Galleria 567,000 567,000 100% 567,000 Pay 2012 Non-H Res. 7,088 Non-H Res. 7,088 273 29-028-24-34-0046 3209 Galleria 565,500 565,500 100% 565,500 Pay 2012 Hmstd.Res. 5,819 Hmstd.Res. 5,819 273 29-028-24-34-0047 3209 Galleria 396,100 396,100 100% 396,100 Pay 2012 Hmstd.Res. 3,961 Hmstd.Res. 3,961 273 29-028-24-34-0048 3209 Galleria 1,179,000 1,179,000 100% 1,179,000 Pay2012 Non-H Res. 14,738 Non-H Res. 14,738 273 29-028-24-34-0049 3209 Galleria 1,005,400 0 1,005,400 100% 1,005,400 Pay 2012 Hmstd.Res. 11,318 Hmstd.Res. 11,318 273 29-028-24-34-0050 3209 Galleria 1,179,000 1,179,000 100% 1,179,000 Pay 2012 Hmstd.Res. 13,488 Hmstd.Res. 13,488 273 29-028-24-34-0051 3209 Galleria 680,100 680,100 100% 680,100 Pay 2012 Hmstd.Res. 7,251 Hmstd.Res. 7,251 273 29-028-24-34-0052 3209 Galleria 768,000 768,000 100% 768,000 Pay 2012 Non-H Res. 9,600 Non-H Res. 9,600 273 29-028-24-34-0053 3209 Galleria 591,000 591,000 100% 591,000 Pay 2012 Non-H Res. 7,388 Non-H Res. 7,388 273 29-028-24-34-0054 3209 Galleria 560,000 560,000 100% 560,000 Pay 2012 Non-H Res. 7,000 Non-H Res. 7,000 273 29-028-24-34-0055 3209 Galleria 389,400 389,400 100% 389,400 Pay 2012 Non-H Res. 4,868 Non-H Res. 4,868 273 29-028-24-34-0056 3209 Galleria 1,219,000 1,219,000 100% 1,219,000 Pay 2012 Non-H Res. 15,238 Non-H Res. 15,238 273 29-028-24-34-0057 3209 Galleria 916,200 916,200 100% 916,200 Pay 2012 Hmstd.Res. 10,203 Hmstd.Res. 10,203 273 29-028-24-34-0058 3209 Galleria 1,226,900 1,226,900 100% 1,226,900 Pay 2012 Hmstd.Res. 14,086 Hmstd.Res. 14,086 273 29-028-24-34-0059 3209 Galleria 668,000 668,000 100% 668,000 Pay 2012 Hmstd.Res. 7,100 Hmstd.Res. 7,100 273 29-028-24-34-0060 3209 Galleria 754,000 754,000 100% 754,000 Pay 2012 Hmstd.Res. 8,175 Hmstd.Res. 8,175 273 29-028-24-34-0061 3209 Galleria 591,000 591,000 100% 591,000 Pay 2012 Non-H Res. 7,388 Non-H Res. 7,388 273 29-028-24-34-0062 3209 Galleria 478,300 478,300 100% 478,300 Pay 2012 Non-H Res. 5,979 Non-H Res. 5,979 273 29-028-24-34-0063 3209 Galleria 323,000 323,000 100% 323,000 Pay 2012 Non-H Res. 4,038 Non-H Res. 4,038 273 29-028-24-34-0064 3209Galleria 1,268,300 1,268,300 100% 1,268,300 Pay2012 Hmstd.Res. 14,604 Hmsid,Res. 14,604 273 29-028-24-34-0065 3209 Galleria 1,047,000 1,047,000 100% 1,047,000 Pay 2012 Non-H Res. 13,088 Non-H Res. 13,088 273 29-028-24-34-0066 3209 Galleria 1,225,000 1,225,000 100% 1,225,000 Pay 2012 Non-H Res. 15,313 Non-H Res. 15,313 % r. .' L t0. `A r ate'` .✓ ,. 1. •r,,, BASE VALUE INFORMATION (Original Tax Capacity) •-0 :- '- '-00. .•Ga eria 6 nn n 'ay 0 'ms..-es. 'mst•.-es. 273 29-028-24-34-0068 3209 Galleria 746,000 746,000 100% 746,000 ay 2012 Non-H Res. 9,325 Non-H Res. 9,325 273 29-026-24-34-0069 3209 Galleria 615,000 615,000 100% 615,000 ay 2012 Non-H Res. 7,688 Non-H Res. 7,688 273 29-028-24-34-0070 3209 Galleria 534,500 534,500 100% 534,500 ay 2012 Non-H Res. 6,681 Non-H Res. 6,681 273 29-028-24-34-0071 3209 Galleria 380,200 380,200 100% 380,200 ay 2012 Non-H Res. 4,753 Non-H Res. 4,753 273 29-028-24-34-0072 3209 Galleria 1,392,100 1,392,100 100% 1,392,100 ay 2012 Non-H Res. 17,401 Non-H Res. - 17,401 273 29-028-24-34-0073 3209 Galleria 1,005,000 1,005,000 100% 1,005,000 ay 2012 Non-H Res. 12,563 Non-H Res. 12,563 273 29-028-24-34-0074 3209 Galleria 1,179,000 1,179,000 100% 1,179,000 ay2012 Non-H Res. 14,738 Non-H Res. 14,738 273 29-028-24-34-0075 3209 Galleria • 773,400 773,400 100% 773.400 ay 2012 Non-H Res. 9,668 Non-H Res. 9,668 273 29-028-24-34-0076 3209 Galleria 776,000 776,000 100% 776,000 ay 2012 Non-H Res. 9,700 Non-H Res. 9,700 273 29-028-24-34-0077 3209 Galleria 503,000 503,000 100% 503,000 ay 2012 Non-H Res. 6,288 Non-H Res. 6,288 273 29-028-24-34-0078 3209 Galleria 565,000 565,000 100% 565,000 ay 2012 Non-H Res. 7,063 Non-H Res. 7,063 273 29-028-24-34-0079 3209 Galleria 380,000 380,000 100% 380,000 ay 2012 Non-H Res. 4,750 Non-H Res. 4,750 273 29-028-24-34-0080 3209 Galleria 1,270,800 1,270,800 100% 1,270,800 ay 2012 Hmstd.Res. 14,635 Hmstd.Res. 14,635 273 29-028-24-34-0081 3209 Galleria 1,005,000 1,005,000 100% 1,005,000 ay 2012 Non-H Res. 12,563 Non-H Res. 12,563 273 29-028-24-34-0082 3209 Galleria 1,307,700 1,307,700 100% 1,307,700 ay 2012 Hmstd.Res. 15,096 Hmstd.Res. 15,096 273 29-028-24-34-0083 3209 Galleria 669,600 669,600 100% 669,600 ay 2012 Non-H Res. 8,370 Non-H Res. 8,370 273 29-028-24-34-0084 3209 Galleria 791,500 • 791,500 100% 791,500 ay 2012 Non-H Res. 9,894 Non-H Res. 9,894 273 29-028-24-34-0085 3209 Galleria 648,400 648,400 100% 648,400 ay 2012 Hmstd.Res. 6,855 Hmstd.Res. 6,855 273 29-028-24-34-0086 3209 Galleria 543,500 543,500 100% 543,500 ay 2012 Non-H Res. 6,794 Non-H Res. 6,794 273 29-028-24-34-0087 3209 Galleria 380,000 380,000 100% 380,000 ay 2012 Non-H Res. 4,750 Non-H Res. 4,750 273 29-028-24-34-0088 3209 Galleria 1,303,900 1,303,900 100% 1,303,900 ay 2012 Hmstd.Res. 15,049 Hmstd.Res. 15,049 273 29-028-24-34-0089 3209 Gallerla 1,005,000 1,005,000 100% 1,005,000 ay 2012 Non-H Res. 12,563 Non-H Res. 12,563 • 273 29-028-24-34-0090 3209 Galleria 1,260,000 1,260,000 100% 1,260,000 ay 2012 Non-H Res. 15,750 Non-H Res. 15,750 273 29-028-24-34-0091 3209 Galleria 713,400 713,400 100% 713,400 ay 2012 Hmstd.Res. 7,668 Hmstd.Res. 7,668 273 29-028-24-34-0092 3209 Galleria 977,300 977,300 100% 977,300 ay 2012 Non-H Res. 12,216 Non-H Res. 12,216 273 29-028-24-34-0093 3209 Galleria 591,000 591,000 100% 591,000 ay 2012 Non-H Res. 7,388 Non-H Res. 7,388 273 29-028-24-34-0094 3209 Galleria 522,900 522,900 - 100% 522,900 ay 2012 Non-H Res. 6,536 Non-H Res- 6,536 273 29-028-24-34-0095 3209 Galleria 380,000 380,000 100% 380,000 ay 2012 Non-H Res. 4,750 Non-H Res. 4,750 273 29-028-24-34-0096 3209 Galleria 1,337,000 1,337,000 100% 1,337,000 ay 2012 Hmstd.Res. 15,463 Hmstd.Res. 15,463 273 29-028-24-34-0097 3209 Galleria 999,900 999,900 100% 999,900 ay 2012 Non-H Res. 12,499 Non-H Res. 12,499 273 29-028-24-34-0098 3209 Gallerla 1,989,300 1,989,300 100% 1,989,300 ay 2012 Hmstd.Res. 23,616 Hmstd.Res. 23,616 273 29-028-24-34-0099 3209 Galleria 765,800 765,800 100% 765,800 ay 2012 Non-H Res. 9,573 Non-H Res. 9,573 273 29-028-24-34-0100 3209 Galleria 1,192,800 1,192,800 100% 1,192,800 ay2012 Hmstd.Res. 13,660 Hmstd.Res. 13,660 273 29-028-24-34-0101 3209 Galleria 1,052,000 1,052,000 100% 1,052,000 ay 2012 Non-H Res. 13,150 Non-H Res. 13,150 273 29-028-24-34-0102 3209 Galleria 1,325,400 1,325,400 100% 1,325,400 ay 2012 Hmstd.Res. 15,318 Hmstd.Res. 15,318 273 29-028-24-34-0103 3209 Galleria 1,288,300 1,288,300 100% 1,288,300 ay2012 Non-H Res. 16,104 Non-H Res. 16,104 273 29-028-24-34-0104 3209Galleria 1,900,000 1,900,000 100% 1,900,000 ay2012 Non-H Res. 23,750 Non-H Res. 23,750 273 29-028-24-34-0105 3209 Galleria 729,000 729,000 100% 729,000 ay 2012 Non-H Res. 9,113 Non-H Res. 9,113 273 29-028-24-34-0105 3209 Galleria 931,000 931,000 100% 931,000 ay 2012 Non-H Res. 11,638 Non-H Res. 11,638 273 29-028-24-34-0107 3209 Galleria 1,093,000 1,093,000 100% 1,093,000 ay 2012 Non-H Res. 13,663 Non-H Res. 13,663 273 29-028-24-34-0108 3209 Galleria 1,660,100 1,660,100 100% 1,660,100 ay2012 Non-H Res. 20,751 Non-H Res. 20,751 273 29-028-24-34-0109 3209 Galleria 893,000 893,000 100% 893,000 ay 2012 Non-H Res. 11,163 Non-H Res. 11,163 273 29-028-24-34-0110 3209 Galleria 2,322,400 2,322,400 100% 2,322,400 ay 2012 Non-H Res. 29,030 Non-H Res. 29,030 273 29-028-24-34-0111 3209 Galleria 647,000 647,000 100% 647,000 ay 2012 Non-H Res. 8,088 Non-H Res. 8,088 273 29-028-24-34-0112 3209 Galleria 1,100,600 1,100,600 100% 1,100,600 ay 2012 Non-H Res. 13,758 Non-H Res. 13,758 273 29-028-24-34-0113 3209 Galleria 1,214,000 1,214,000 100% 1,214,000 ay 2012 Non-H Res. 15,175 Non-H Res. 15,175 273 29-028-24-34-0114 3209 Galleria 1,203,200 1,203,200 100% 1,203,200 ay 2012 Non-H Res. 15,040 Non-H Res. 15,040 273 30-028-24-41-0001 6600 France Avenue South 18,914,100 15,428,500 34,342,600 100% 34,342,600 ay 2012 C/I Pref. 686,102 C/I Pref. 686,102 273 30-028-24-44-0001 6996 France Avenue South 360,000 40,000 400,000 100% 400,000 ay 2012 C/I Pref. 7,250 C/I Pref. 7,250 273 30-028-24-44-0003 3950 70TH ST W 1,021,100 622,000 1,643,100 100% 1,643,100 ay2012 C/I Pref. 32,112 C/I Pref. 32,112 273 30-028-24-44-0004 4040 70TH ST W 1,081,000 1,376,900 2,457,900 100% 2,457,900 ay 2012 C/I Pref. 48,406 C/I Pref. 48,408 273 30-028-24-44-0005 6950 FRANCE AVE S 789,700 1,208,300 1,998,000 100% 1,998,000 ay 2012 C/I Pref. 39,210 C/I Pref. 39,210 273 30-028.24-44-D006 3910 70th Street West 139,900 213,100 353,000 100% 353,000 ay 2012 C/I Pref. 6,310 C/1 Pref. 6,310 273 30-028-24-44-0057 6900 FRANCE AVE S 498,100 239,600 737,700 100% 737,700 ay 2012 C/I Pref. 14,004 C/I Pref. 14,004 273 30-028-24-44-0058 3905 69TH ST W 847,200 392,600 1,239,800 100% 1,239,800 ay 2012 C/I Pref. 24,046 C/I Pref. 24,046 273 30-028-24-44-0059 3939 69TH ST W 912,500 912,500 100% 912,500 ay 2012 C/I Pref. 17,500 C/I Pref. 17,500 0 100% 0 ay 2012 - - - 257,603,500 4,479,266 4,457,873 Note: 1.Close values are based upon review of County website on 317/12 of values assessed 1/2/11 for taxes payable loll. Z.Parcels are located within Ecboot district 273 and WVafershed District 1. .. „ ,..„. k.:,...„..-. , ', v..- ; , , ,..,.,:: ,„ ,. • v. ;.,.. Southdale Mall Renovation and Mixed Use Development City of Edina Southdale Mall Renovation and Adjacent Development School District 273 PROJECT INFORMATION(Project Tax Capacity) Estimated Taxable Total Taxable Property Percentage Percentage Percentage Percentage First Year Market Value Market Value Total Market Tax Project Project Tax Completed Completed Completed Completed Full Taxes Area/Phase New Use Per Sq.FtJUnit Per Sq.FtJUnit Sq.FtJUnits Value Class Tax Capacity Capacity/Unit 2012 2013 2014 2015 Payable Mall Retail 35,000,000 35,000,000 1 35,000,000 C/I 700,000 97% 97% 97% 100% 2017 Apartments Apartments 34,900,000 34,900,000 1 34,900,000 Rental 436,250 70% 70% 75% 100% 2017 Office Office 36,000,000 36,000,000 1 36,000,000 C/I Pref. 719,250 96% 100% 100% 100% 2015 Retail Retail 102,500,000 102,500,000 1 102,500,000 CII Pref. 2,049,250 96% 96% 100% 100% 2016 Con.ts/Zts. Condominiums 890,000 890,000 82 72,980,000 Hmstd.Res. 809,750 100% 100% 100% 100% 2014 281,380,000 4,114,500 Subtotal Residential #VALUEI 107,880,000 1,246,000 Subtotal Commercial/Ind. 3 173,500,000 3,468,500 Note: 1. honevuted mad market verde based upon tea estimates front toad owner. 2.Other development nature based air proposals fecei,eil by the City at Edina and estimatec from City Assessor TAX CALCULATIONS ota sea oca oca isca State-WI.e 'or et Tax Disparities Tax Property Disparities Property Value Total New Use Capacity Tax Capacity Capacity Taxes Taxes Taxes Taxes Taxes Retail 700,000 243,189 456,811 494,087 345,195 364,000 64,862 1,268,143 Apartments 436,250 0 436,250 471,848 0 0 64,677 536,525 Office 719,250' 249,877 469,373 507,674 354,688 374,010 66,715 1,303,087 Retail 2,049,250 711,936 1,337,314 1,446,439 1,010,558 1,065,610 189,953 3,712,559 Condominiums 809,750 0 609,750 875,826 0 0 135,247 1,011,072 TOtAL 4,714,500 1,205,002 3,509,498 3,195,873 1,710,440 1,803,620 521,453 7,831,387 Note: i. 'faxen and tax incisident iseia vary nihrificanify front year to year depending span value's,fates.state aw,fiscal disparitien arid other factors which cannot be predicted. 2. if tan increment in received in 2013 then the district wil4 be one yew shorter. • qtr I•t ~r 1. K'..'' €; rs , 6/29/2012 -- m Base Value Assumptions -Page 6 s l EHLERS _Pt,[.i PtR A Pi.UPi 1P iIt&s;t City of Edina Southdale Mall Renovation and Adjacent Development School District 273 Southdale Mall Renovation and Adjacent Development Project Original Fiscal Captured Local Annual Semi-Annual State Admin. Semi-Annual Semi-Annual PERIOD %of Tax Tax Disparities Tax Tax Gross Tax Gross Tax Auditor at Net Tax Present ENDING Tax Payment OTC Capacity Capacity Incremental Capacity Rate Increment Increment 0.36% 10% Increment Value Yrs. Year Date - - - - 08/01/12 - - - - 02/01/13 - - - 08/01/13 - - - - 02/01/14 100% 4,458,033 (4,457,873) - 160 108.160% 173 86 (0) (9) 77 68 0.5 2014 08/01/14 86 (0) (9) 77 133 1 2014 02/01/15 100% 4,480,655 (4,457,873) - 22,782 108.160% 24,641 12,320 (44) (1,228) 11,048 9,271 1.5 2015 08/01/15 12,320 (44) (1,228) 11,048 18,164 2 2015 02/01/16 100% 4,584,438 (4,457,873) (20,346) 106,218 108.160% 114,886 57,443 (207) (5,724) 51,512 58,517 2.5 2016 08/01/16 57,443 (207) (5,724) 51,512 97,790 3 2016 02/01/17 100% 4,714,500 (4,457,873) (27,642) 228,985 108.160% 247,670 123,835 (446) (12,339) 111,050 180,188 3.5 2017 08/01/17 123,835 (446) (12,339) 111,050 260,382 4 2017 02/01/18 100% 4,714,500 (4,457,873) (65,592) 191,034 108.160% 206,623 103,311 (372) (10,294) 92,645 325,494 4.5 2018 08/01/18 103,311 (372) (10,294) 92,645 388,863 5 2018 02/01/19 100% 4,714,500 (4,457,873) (65,592) 191,034 108.160% 206,623 103,311 (372) (10,294) 92,645 450,536 5.5 2019 08/01/19 103,311 (372) (10,294) 92,645 510,559 6 2019 02/01/20 100% 4,714,500 (4,457,873) (65,592) 191,034 108.160% 206,623 103,311 (372) (10,294) 92,645 568,975 6.5 2020 08/01/20 103,311 (372) (10,294) 92,645 625,828 7 2020 02/01/21 100% 4,714,500 (4,457,873) (65,592) 191,034 108.160% 206,623 103,311 (372) (10,294) 92,645 681,159 7.5 2021 08/01/21 103,311 (372) (10,294) 92,645 735,009 8 2021 02/01/22 100% 4,714,500 (4,457,873) (65,592) 191,034 108.160% 206,623 103,311 (372) (10,294) 92,645 787,418 8.5 2022 08/01/22 103,311 (372) (10,294) 92,645 838,424 9 2022 02/01/23 Total 1,420,483 (5,114) (141,537) 1,273,832 Present Value From 02/01/2012 Present Value Rate 5.50% 934,948 (3,366) (93,158) 838,424 Prepared by Ehlers&Associates,Inc.-Estimates Only N:\MinnsotalEDINA\Housing Economic Redevelopment\TIF\TIF Districts\Southdale 2\TIF Runs\TIF Run Option B SD 273 jc rte_, ¢set ,,E.1' E. ( a Southdale Mall Renovation and Mixed Use Development City of Edina Southdale Mall Renovation and Adjacent Development School District 280 ASSUMPTIONS AND RATES DistrictType: Economic Development Maximum/Frozen Local Tax Rate: 114.351% S/D 280 District Name/Number: Current Local Tax Rate:(Use lesser of Current or Max.) 114.351% Pay 2012 Prelim. County District R: State-wide Tax Rate(Comm./Ind.only used for total taxes) 52.0000% Pay 2012 Prelim. First Year Construction or Inflation on Value 2012 Market Value Tax Rate(Used for total taxes) 0.15860% Pay 2012 Prelim. Existing District-Specify No.Years Remaining Inflation Rate-Every Year: 0.00% PROPERTY TAX CLASSES AND CLASS RATES: Interest Rate: 5.50% Exempt Class Rate(Exempt) 0.00% Present Value Date: 1-Feb-12 Commercial Industrial Preferred Class Rate(C/I Pref.) First Period Ending 1-Aug-12 First $150,000 1.50% Tax Year District was Certified: Pay 2012 Over $150,000 2.00% Cashflow Assumes First Tax Increment For Development: 2014 Commercial Industrial Class Rate(C/I) 2.00% Years of Tax Increment 9 Rental Housing Class Rate(Rental) 1.25% Assumes Last Year of Tax Increment 2022 Affordable Rental Housing Class Rate(Aff.Rental) 0.75% Fiscal Disparities Election[Outside(A),Inside(B),or NA] Inside(B) Non-Homestead Residential(Non-H Res.) 1.25% Incremental or Total Fiscal Disparities Incremental Homestead Residental Class Rate(Hmstd.Res.) Fiscal Disparities Contribution Ratio 34.7413% Pay 2012 Prelim. First $500,000 1.00% Fiscal Disparities Metro-Wide Tax Rate 141.9450% Pay 2012 Prelim. Over $500,000 1.25% Agricultural Non-Homestead 1.00% BASE VALUE INFORMATION (Original Tax Capacity) Percentage Tax Year Property Current Class After Land Building Total Of Value Used Original Original Tax Original After Conversion SID PID Address Market Value Market Value Market Value for District Market Value Market Value Class Tax Capacity Conyers on Orig.Tax Cap. 280 29-028-24-23-0001 ADDRESS UNASSIGNED 1,384,800 1,316,200 2,701,000 100% 2,/01,000 Pay 2012 C/I Pref. 53,2/0 C/I Pre. 53,270 280 29-028-24-23-0007 6533 Drew Avenue South 531,900 502,000 1,033,900 100% 1,033,900 Pay 2012 C/I Pref. 19,928 C/I Pre. 19,928 260 29-028-24-23-0008 6525 Drew Avenue 5 445,000 120,700 565,700 100% 565,700 Pay 2012 C/I Pref. 10,564 CII Pre. 10,564 260 29-028-24-23-0009 6517 DREW AVE 5 529,500 1,235,500 1,765,000 100% 1,765,000 Pay 2012 C/I Pref. 34,550 C/I Pre. 34,550 260 29-028-24-23-0010 3625 65TH ST W 525,300 2,040,700 2,566,000 100% 2,566,000 Pay 2012 C/I Pref. 50,570 CII Pre. 50,570 280 29-028-24-23-0011 ADDRESS UNASSIGNED 285,800 0 285,800 100% 285,800 Pay 2012 C/I 5,716 C/I 5,716 280 29-028-24-23-0012 3400 66TH ST W 2,990,400 2,363,600 5,354,000 100% 5,354,000 Pay 2012 C/I Pref. 106,330 C/I Pre. 106,330 280 29-028-24-23-0167 ADDRESS UNASSIGNED 0 0 0 100% 0 Pay 2012 Exempt - Exemp - 280 29-028-24-23-0172 6545 FRANCE 5,118,000 24,202,50D 29,320,500 100% 29,320,500 Pay 2012 C/I Pref. 585,660 C/I Pre. 585,660 280 29-028-24-23-0173 6525 FRANCE AVE 5 1,107,600 11,092,400 12,200,000 100% 12,200,000 Pay 2012 C/I - 244,000 C/I 244,000 280 29-028-24-24-0001 3316 66th Street West 1,494,600 2,205,400 3,700,000 100% 3,700,000 Pay 2012 C/I Pref. 73,250 Renta 46,250 260 29-028-24-24-0002 ADDRESS UNASSIGNED 403,100 0 403,100 100% - 403,100 Pay 2012 C/I 8,062 C/I 8,062 260 29-028-24-24-0004 Thrivenl Financial-No Address 535,600 0 535,600 100% 535,600 Pay 2012 C/I 10,712 Renta 6,695 280 29-028-24-24-0005 3250 66th Street West 2,091,800 755,900 2,847,700 100% 2,847,700 Pay 2012 C/I Pref. 56,204 Renta 35,596 280 29-028-24-24-0007 6550 York Avenue 2,274,300 2,611,700 4,886,000 100% 4,886,000 Pay 2012 C/I Pref. 96,970 Renta 61,075 280 29-028-24-24-0025 6515 Barrie Road 675,000 979,300 1,654,300 100% 1,654,300 Pay 2012 CII Pref. 32,336 Renta 20,679 280 29-028-24-24-0026 6525 Barrie Road 480,000 806,000 1,286,000 100% 1,286,000 Pay 2012 C/I Pref. 24,970 Renta 16,075 280 29-028-24-24-0027 6519 Barrie Road 827,400 289,500 1,116,900 100% 1,116,900 Pay 2012 C/I Pref. 21,588 Renta 13,961 280 29-028-24-24-0030 3330 66th Street West 917,900 429,500 1,347,400 100% 1,347,400 Pay 2012 C/I Pref. 26,198 Renta 16,843 280 29-028-24-24-0031 ADDRESS UNASSIGNED 36,900 0 36,900 100% 36,900 Pay 2012 C/I 738 CII 738 280 29-028-24-24-0032 6500 BARRIE RD 478,400 721,600 1,200,000 100% 1,200,000 Pay 2012 C/I Pref. 23,250 C/I Pre. 23,250 280 29-028-24-24-0120 6444 Xerxes Avenue South 271,800 328,200 600,000 100% 600,000 Pay 2012 C/I Pref. 11,250 Renta 7,500 280 29-028-24-24-0121 6500 Xerxes Avenue 244,100 206,400 450,500 100% 450,500 Pay 2012 C/I Pref. 8,260 Renta 5,631 280 29-028-24-24-0223 6525 YORK AVE 5 1,671,000 1,645,400 3,316,400 100% 3,316,400 Pay 2012 C/I 66,328 CII 66,328 260 29-028-24-31-0002 3101 56TH ST W 1,241,200 1,000 1,242,200 100% 1,242,200 Pay 2012 C/I Pref. 24,094 CII Pre. 24,094 260 29-028-24-31-0003 6725 York Avenue South 2,674,000 1,000 2,675,000 100% 2,675,000 Pay 2012 C/I Pref. 52,750 CII Pre. 52,750 260 29-028-24-31-0005 3425 66TH ST W 369,500 663,700 1,033,200 100% 1,033,200 Pay 2012 C/I 20,664 CII 20,664 280 29-028-24-31-0006 3230 SOUTHDALE CIR 714,700 220,600 935,300 100% 935,300 Pay 2012 C/I Pref. 17,956 C/I Pre. 17,956 280 29-028-24-31-0007 3220 SOUTHDALE CIR 1,124,800 125,400 1,250,200 100% 1,250,200 Pay 2012 C/I Pref. 24,254 C/I Pre. 24,254 280 29-028.24-31-0008 3210 SOUTHDALE CIR '.467,500 58,000 525,500 100% 525,500 Pay 2012 C/I Pref. 9,760 C/I Pre. 9,760 280 29-028-24-31-0009 3200 SOUTHDALE CIR '.672,500 7,700 680,200 100% 680,200 Pay 2012 C/I Pref. 12,854 C/I Pre. 12,854 280 29-028-24-31-0010 3240 SOUTHDALE CIR 563,100 1,000 564,100 100% 564,100 Pay 2012 C/I Pref. 10,532 C/I Pre. 10,532 280 29-028-24-31-0011 6612 XERXES AVE 5 131,400 56,900 188,300 100% 188,300 Pay 2012 Hmstd.Res. 1,883 Hmstd.Res. 1,883 280 29-028-24-31-0012 6616 XERXES AVE 5 131,400 108,100 239,500 100% 239,500 Pay 2012 Hmstd.Res. 2,395 Hmstd.Res. 2,395 280 29-028-24-31-0013 5620 XERXES AVE 5 131,400 72,400 203,800 100% 203,800 Pay 2012 Hmstd.Res. 2,038 Hmstd.Res. 2,038 280 29-028-24-31-0014 6624 XERXES AVE 5 131,400 68,200 199,600 100% 199,600 Pay 2012 Hmstd.Res. 1,996 Hmstd.Res. 1,996 280 29-028-24-31-0015 6628 XERXES AVE 5 145,300 72,700 218,000 100% 218,000 Pay 2012 Non-H Res. 2,725 Non-H Res. 2,725 280 29-028-24-31-0016 6700 XERXES AVE S 145,300 79,600 224,900 100% 224,900 Pay 2012 Hmstd.Res. 2,249 Hmstd.Res. 2,249 280 29-028-24-31-0017 6704 XERXES AVE 5 131,400 46,800 178,200 100% 178,200 Pay 2012 Hmstd.Res. 1,782 Hmstd.Res. 1,782 280 29-028-24-31-0018 6708 XERXES AVE 5 131,400 74,300 205,700 100% 205,700 Pay 2012 Hmstd.Res. 2,057 Hmstd.Res. 2,057 280 29-028-24-31-0015 6712 XERXES AVE S 131,400 82,900 214,300 100% 214,300 Pay 2012 Hmstd.Res. 2,143 Hmstd.Res. 2,143 280 29-028-24-31-0024 300 SOUTHDALE CENTER 4,272,600 1,000 4,273,600 100% 4,273,600 Pay 2012 C/I Pref. 84,722 C/I Pref. 84,722 280 29-028-24-31-0025 6636 YORK AVE S 967,800 1,000 968,800 100% 968,800 Pay 2012 C/I 19,376 C/I 19,376 280 29-028-24-31-0026 6755 YORK AVE 5 0 0 0 100% 0 Pay 2012 Exempt - Exempt - 280 29-028-24-31-0027 6775 YORK AVE S 3,464,000 2,487,600 5,951,600 100% 5,951,600 Pay 2012 C/I Pref. 118,282 C/I Pref. 118,282 280 29-028-24-32-0001 3501 66TH ST W 616,600 0 616,600 100% 616,600 Pay 2012 C/I 12,332 C/I 12,332 280 29-028-24-32-0003 200 SOUTHDALE CENTER 1479500 2958500 4,438,000 100% 4,438,000 Pay 2012 C/1 Pref. 88,010 C/I Pref. 88,010 280 29-028-24-32-0008 100 SOUTHDALE CENTER 1,883,700 7,193,300 9,077,000 100% 9,077,000 Pay 2012 C/I Pref. 180,790 C/I Pref. 180,790 280 29-028-24-32-0009 10 SOUTHDALE CENTER 27,696,800 45,616,200 73,313,000 100% 73,313,000 Pay 2012 CII Pref. 1,465,510 C/I Pref. 1,465,510 280 30.028-24-14-0007 4005 65th Street 926,400 558,100 1,484,500 100% 1,484,500 Pay 2012 CII Pref. 28,940 C/1 Pref. 28,940 BASE VALUE INFORMATION (Original Tax Capacity) 280 30-028-24-14-0008 6500 France Avenue South 1,129,600 1,458,600 2,588,200 100% 2,588,200 Pay 2012 C/I Pref. 51,014 C/I Pref. 51,014 280 30-028-24-14-0009 6566 France - 116,200 116,200 100% 116,200 Pay 2012 Hmstd.Res. 1,162 Hmstd.Res. 1,162 280 30-028-24-14-0010 6566 France 229,200 229,200 100% 229,200 Pay 2012 Hmstd.Res. 2,292 Hmstd.Res. 2,292 280 30-028-24-14-0011 6566 France 178,900 178,900 100% 178,900 Pay 2012 Hmstd.Res. 1,789 Hmstd.Res. 1,789 280 30-028-24-14-0012 6566 France 178,900 178,900 100% 178,900 Pay 2012 Hmstd.Res. 1,789 Hmstd.Res. 1,789 280 30-028-24-14-0013 6566 France 229,200 229,200 100% 229,200 Pay 2012 Hmstd.Res. 2,292 Hmstd.Res. 2,292 280 30-028-24-14-0014 6566 France 116,200 116,200 100% 116,200 Pay 2012 Hmstd.Res. 1,162 Hmstd.Res. 1,162 , 280 30-028-24-14-0015 6566 France 151,800 151,800 100% 151,800 Pay 2012 Hmstd.Res. 1,518 Hmstd.Res. 1,518 280 30-028-24-14-0016 6566 France 116,200 116,200 100% 116,200 Pay 2012 Hmstd.Res. 1,162 Hmstd.Res. 1,162 280 30-028-24-14-0017 6566 France 218,500 218,500 100% 218,500 Pay 2012 Hmstd.Res. 2,185 Hmstd.Res. 2,185 280 30-028-24-14-0018 6566 France 224,300 224,300 100% 224,300 Pay 2012 Hmstd.Res. 2,243 Hmstd.Res. 2,243 280 30-028-24-14-0019 6566 France 170,400 170,400 100% 170,400 Pay 2012 Hmstd.Res. 1,704 Herald.Res. 1,704 280 30-028-24-14-0020 6566 France 183,800 183,800 100% 183,800 Pay 2012 Non-H Res. 2,298 Non-H Res. 2,298 280 30-028-24-14-0021 6566 France 170,400 170,400 100% 170,400 Pay 2012 Hmstd.Res. 1,704 Hmstd.Res. 1,704 280 30-028-24-14-0022 6566 France 183,800 183,800 100% 183,800 Pay 2012 Hmstd.Res. 1,838 Hmstd.Res. 1,838 280 30-028-24-14-0023 6566 France 218,500 218,500 100% 218,500 Pay 2012 Hmstd.Res. 2,185 Hmstd.Res. 2,185 280 30-028-24-14-0024 6566 France 229,200 229,200 100% 229,200 Pay 2012 Hmstd.Res. 2,292 Hmstd.Res. 2,292 280 30-028-24-14-0025 6566 France 151,800 151,800 100% 151,800 Pay 2012 Hmstd.Res. 1,518 Hmstd.Res. 1,518 280 30-028-24-14-0026 6566 France 116,200 116,200 100% 116,200 Pay 2012 Non-H Res. 1,453 Non-H Res. 1,453 280 30-028-24-14-0027 6566 France 151,800 151,800 100% 151,800 Pay 2012 Hmstd.Res. 1,518 Hmstd.Res. 1,518 280 30-028-24-14-0028 6566 France 116,200 116,200 100% 116,200 Pay 2012 Hmstd.Res. 1,162 Hmstd.Res. 1,162 280 30-028-24-14-0029 6566 France 213,600 213,600 100% 213,600 Pay 2012 Hmstd.Res. 2,136 Hmstd.Res. 2,136 280 30-028-24-14-0030 6566 France 224,300 224,300 100% 224,300 Pay 2012 Hmstd.Res. 2,243 Hmstd.Res. 2,243 280 30-028-24-14-0031 6566 France 170,40D - 170,400 100% 170,400 Pay 2012 Hmstd.Res. 1,704 Hmstd.Res. 1,704 280 30-028-24-14-0032 6566 France 178,900 178,900 100% 178,900 Pay 2012 Non-H Res. 2,236 Non-H Res. 2,236 280 30-028-24-14-0033 6566 France 170,400 170,400 100% 170,400 Pay 2012 Non-H Res. 2,130 Non-H Res. 2,130 280 30-028-24-14-0034 6566 France 183,800 183,800 100% 183,800 Pay 2012 Hmstd.Res. 1,838 Hmstd.Res. 1,838 280 30-028-24-14-0035 6566 France 213,600 213,600 100% 213,600 Pay 2012 Herald.Res. 2,136 Hmstd.Res. 2,136 280 30-028-24-14-0036 6566 France 229,200 229,200 100% 229,200 Pay 2012 Hmstd.Res. 2,292 Hmstd.Res. 2,292 280 30-028-24-14-0037 6566 France 156,700 156,700 100% 156,700 Pay 2012 Non-H Res. 1,959 Non-H Res. 1,959 280 30-028-24-14-0038 6566 France 116,200 116,200 100% 116,200 Pay 2012 Non-H Res. 1,453 Non-H Res. 1,453 280 30-028-24-14-0041 6566 France 213,600 213,600 100% 213,600 Pay 2012 Herald.Res. 2,136 Hmstd.Res. 2,136 280 30-028-24-14-0042 6566 France 224,300 224,300 100% 224,300 Pay 2012 Non-H Res. 2,804 Non-H Res. 2,804 280 30-028-24-14-0043 6566 France 170,400 170,400 100% 170,400 Pay 2012 Hmstd.Res. 1,704 Hmstd.Res. 1,704 280 30-028-24-14-0044 6566 France 183,800 183,800 100% 183,800 Pay 2012 Hmstd.Res. 1,838 Hmstd.Res. 1,838 280 30-028-24-14-0045 6566 France 170,400 170,400 100% 170,400 Pay 2012 Hmstd.Res. 1,704 Hmstd.Res. 1,704 280 30-028-24-14-0046 6566 France 178,900 178,900 100% 178,900 Pay 2012 Hmstd.Res. 1,789 Hmstd.Res. 1,789 280 30-028-24-14-0047 6566 France - 213,600 213,600 100% 213,600 Pay 2012 Hmstd.Res. 2,136 Hmstd.Res. 2,136 280 30-028-24-14-0048 6566 France 229,200 229,200 100% 229,200 Pay 2012 Hmstd.Res. 2,292 Hmstd.Res. 2,292 280 30-028-24-14-0069 6566 France 170,400 170,400 100% 170,400 Pay 2012 Hmstd.Res. 1,704 Hmstd.Res. 1,704 280 30-028-24-14-0070 6566 France 183,800 183,800 100% 183,800 Pay 2012 Hmstd.Res. 1,838 Hmstd.Res. 1,838 280 30-028-24-14-007] 6566 France 213,600 213,600 100% 213,600 Pay 2012 Hmstd.Res. 2,136 Hmstd.Res. 2,136 280 30-028-24-14-0072 6566 France 229,200 229,200 100% 229,200 Pay 2012 Herald.Res. 2,292 Hmstd.Res. 2,292 280 30-028-24-14-0073 6566 France 156,700 156,700 100% 156,700 Pay 2012 Hmstd.Res. 1,567 Hmstd.Res. 1,567 280 30-028-24-14-0074 6566 France 116,200 116,20D 100% - 116,200 Pay 2012 Hmstd.Res. 1,162 Hmstd.Res. 1,162 280 30-028-24-14-0077 6566 France 224,300 224,300 100% 224,300 Pay 2012 Hmstd.Res. 2,243 Hmstd.Res. 2,243 280 30-028-24-14-0078 6566 France 235,000 235,000 100% 235,000 Pay 2012 Hmstd.Res. 2,350 Hmstd.Res. 2,350 280 30-028-24-14-0079 6566 France 178,900 178,900 100% 178,900 Pay 2012 Hmstd.Res. 1,789 Hmstd.Res. 1,789 280 30-028-24-14-0080 6566 France 187,400 187,400 100% 187,400 Pay 2012 Hmstd.Res. 1,874 Hmstd.Res. 1,874 280 30-028-24-14-0081 6566 France 183,800 183,800 100% 183,800 Pay 2012 Hmstd.Res. 1,838 Hmstd.Res. 1,838 280 30-028-24-14-0082 6566 France 187,400 187,400 100% 187,400 Pay 2012 Herald.Res. 1,874 Hmstd.Res. 1,874 280 30-028-24-14-0083 6566 France 224,300 224,300 100% 224,300 Pay 2012 Hmstd.Res. 2,243 Hmstd.Res. 2,243 280 30-028-24-14-0084 6566 France 239,900 239,900 100% 239,900 Pay 2012 Hmstd.Res. 2,399 Hmstd.Res. 2,399 280 30-028-24-14-0085 6566 France 159,400 159.400 100% 159,400 Pay 2012 Hmstd.Res. 1,594 Hmstd.Res. 1,594 280 30-028-24-14-0086 6566 France 126,900 126,900 100% 126,900 Pay 2012 Hmstd.Res. 1,269 Hmstd.Res. 1,269 280 30-028-24-14-0087 6566 France 159,400 159,400 100% 159,400 Pay 2012 Hmstd.Res. 1,594 Hmstd.Res. 1,594 280 30-028-24-14-0088 6566 France 126,900 126,900 100% 126,900 Pay 2012 Non-H Res. 1,586 Non-H Res. 1,586 280 30-028-24-14-0089 6566 France 229,200 229,200 100% 229,200 Pay 2012 Hmstd.Res. 2,292 Hmstd.Res. 2,292 280 30-028-24-14-0090 6566 France 235,000 235,000 100% 235,000 Pay 2012 Hmstd.Res. 2,350 Hmstd.Res. 2,350 280 30-028-24-14-0091 6566 France 178,900 178,900 100% 178,900 Pay 2012 Hmstd.Res. 1,789 Hmstd.Res. 1,789 280 30-028-24-14-0092 6566 France 187,400 187,400 100% 187,400 Pay 2012 Hmstd.Res. 1,874 Hmstd.Res. 1,874 280 30-028-24-14-0093 6566 France 178,900 178,900 100% 178,900 Pay 2012 Hmstd.Res. 1,789 Hmstd.Res. 1,789 280 30-028-24-14-0094 6566 France 192,300 192,300 100% 192,300 Pay 2012 Non-H Res. 2,404 Non-H Res. 2,404 280 30-028-24-14-0095 6566 France 224,300 224,300 100% 224,300 Pay 2012 Hmstd.Res. 2,243 Hmstd.Res. 2,243 280 30-028-24-14-0096 6566 France 235,000 235,000 100% 235,000 Pay 2012 Hmstd.Res. 2,350 Herald.Res. 2,350 280 30-028-24-14-0097 6566 France 164,300 164,300 100% 164,300 Pay 2012 Hmstd.Res. 1,643 Hmstd.Res. 1,643 280 30-028-24-14-0098 6566 France 122,000 122,000 100% 122,000 Pay 2012 Hmstd.Res. 1,220 Hmstd.Res. 1,220 280 30-028-24-14-0099 6566 France 159,400 159,400 100% 159,400 Pay 2012 Non-H Res. 1,993 Non-H Res. 1,993 280 30-028-24-14-0100 6566 France 122,000 122,000 100% 122,000 Pay 2012 Non-H Res. 1,525 Non-H Res. 1,525 280 30-028-24-14-0101 6566 France 224,300 224,300 100% 224,300 Pay 2012 Hmstd.Res. 2,243 Hmstd.Res. 2,243 280 30-028-24-14-0102 6566 France 239,900 239.900 100% 239.900 Pay 2012 Non-H Res. 2,999 Non-H Res. 2,999 280 30-028-24-14-0103 6566 France 165,700 165,700 100% 165,700 Pay 2012 Non-H Res. 2,071 Non-H Res. 2,071 280 30-028-24-14-0104 6566 France 192,300 192,300 100% 192,300 Pay 2012 Herald.Res. 1,923 Hmstd.Res. 1,923 280 30-028-24-14-0105 6566 France 165,700 165,700 100% 165,700 Pay 2012 Hmstd.Res. 1,657 Hmstd.Res. 1,657 280 30-028-24-14-0106 6566 France 192,300 192,300 100% 192,300 Pay 2012 Herald.Res. 1,923 Hmstd.Res. 1,923 280 30-028-24-14-0107 6566 France 229,200 229,200 100% 229,200 Pay 2012 Hmstd.Res. 2,292 Hmstd.Res. 2292 280 30-028-24-14-0108 6566 France 244,800 244,800 100% 244,800 Pay 2012 Hmstd.Res. 2,448 Hmstd.Res. 2,448 280 30-028-24-14-0109 6566 France 170,600 170,600 100% 170,600 Pay 2012 Non-H Res. 2,133 Non-H Res. 2,133 280 30-028-24-14-0110 6566 France - 129,400 129,400 100% 129,400 Pay 2012 Non-H Res. 1,618 Non-H Res. 1,618 280 30-028-24-14-0111 6566 France 159,400 159,400 100% 159,400 Pay 2012 Non-H Res. 1,993 Non-H Res. 1,993 280 30-028-24-14-0112 6566 France 122,000 122,000 100% 122,000 Pay 2012 Herald.Res. 1,220 Hmstd.Res. 1,220 280 30-028-24-14-0113 6566 France - 229,200 • 229,200 100% 229,200 Pay 2012 Hmstd.Res. 2,292 Hmstd.Res. 2,292 280 30-028-24-14-0114 6566 France 239,900 239,900 100% 239,900 Pay 2012 Hmstd.Res. 2,399 Hmstd.Res. 2,399 280 30-028-24-14-0115 6566 France 178,900 178,900 100% 178,900 Pay 2012 Hmstd.Res. 1,789 Herald.Res. 1,789 280 30-028-24-14-0116 6566 France 187,400 187,400 100% 187,400 Pay 2012 Non-H Res. 2,343 Non-H Res. 2,343 280 30-028-24-14-0117 6566 France 178,900 178,900 100% 178,900 Pay 2012 Hmstd.Res. 1,789 Hmstd.Res. 1,789 280 30-028-24-14-0118 6566 France 187,400 187,400 100% 187,400 Pay 2012 Non-H Res. 2,343 Non-H Res. 2,343 280 30-028-24-14-0119 6566 France 224,300 224,300 100% 224,300 Pay 2012 Hmstd.Res. 2,243 Hmstd.Res. 2,243 c'4 olo r,a ✓ e. !-L ' Vii- - r _, %.,? fi:o .4. ..:,,:- k p- - - ranee 35,000 235,1)00 100% 235,000 Pay 2012 Hmstd.Hes. 2,350 Hmstd.Res. 2,350 280 30-028-24-14-0123 6566 France 159,400 159,400 100% 159,400 Pay 2012 Hmstd.Res. 1,594 Hmstd.Res. 1,594 280 30-028-24-14-0125 6566 France 234,100 234,100 100% 234,100 Pay 2012 Hmstd.Res. 2,341 Hmstd.Res. 2,341 280 30-028-24-14-0127 6566 France 188,200 188,200 100% 188.200 Pay 2012 Hmstd.Res. 1,882 Hmstd.Res. 1,882 280 30-028-24-14-0128 6566 France 192,300 192,300 100% 192,300 Pay 2012 Hmstd.Res. 1,923 Hmstd.Res. 1,923 280 30-028-24-14-0129 6566 France 188,200 188,200 100% 188,200 Pay 2012 Hmstd.Res. 1,682 Hmstd.Res. 1,882 280 30-028-24-14-0130 6566 France 187,400 187,400 100% 187,400 Pay 2012 Hmstd.Res. 1,874 Hmstd.Res. 1,874 280 30-028-24-14-0131 6566 France 229,200 229,200 100% 229,200 Pay 2012 Hmstd.Res. 2,292 Hmstd.Res. 2,292 280 30-028-24-14-0133 6566 France 164,300 164,300 100% 164,300 Pay 2012 Hmstd.Res. 1,643 Hmstd.Res. 1,643 280 30-028-24-14-0135 6566 France 159,400 159,400 100% 159,400 Pay 2012 Non-H Res. 1,993 Non-H Res. 1,993 280 30-028-24-14-0137 6566 France 229,200 229,200 100% 229,200 Pay 2012 Non-H Res. 2,865 Non-H Res. 2,865 280 30-028-24-14-0139 6566 France 178,900 178,900 100% 178,900 Pay 2012 Non-H Res. 2,236 Non-H Res. 2,236 280 30-028-24-14-0140 6566 France 187,400 187,400 100% 187,400 Pay 2012 Hmstd.Res. 1,874 Hmstd.Res. 1,874 280 30-028-24-14-0141 6566 France 183,800 183,800 100% 183,800 Pay 2012 Hmstd.Res. 1,838 Hmstd.Res. 1,838 280 30-028-24-14-0142 6566 France 187,400 187,400 100% 187,400 Pay 2012 Non-H Res. 2,343 Non-H Res. 2,343 280 30-028-24-14-0147 6566 France 179,400 179,400 100% 179,400 Pay 2012 Hmstd.Res. 1,794 Hmstd.Res. 1,794 280 30-028-24-14-0149 6566 France 314,200 314,200 100% 314,200 Pay 2012 Non-H Res. 3,928 Non-H Res. 3,926 280 30-028-24-14-0151 6566 France 196,000 196,000 100% 196,000 Pay 2012 Hmstd.Res. 1,960 Hmstd.Res. 1,960 280 30-028-24-14-0152 6566 France 209,400 209,400 100% 209,400 Pay 2012 Non-H Res. 2,618 Non-H Res. 2,618 280 30-028-24-14-0153 6566 France 196,000 196,000 100% 196,000 Pay 2012 Non-H Res. 2,450 Non-H Res. 2,450 280 30-028-24-14-0154 6566 France 214,300 214,300 100% 214,300 Pay 2012 Hmstd.Res. 2,143 Hmstd.Res. 2,143 280 30-028-24-14-0155 6566 France 250,500 250,500 100% 250,500 Pay 2012 Hmstd.Res. 2,505 Hmstd.Res. 2,505 280 30-028-24-14-0156 6566 France 261,200 261,200 100% 261,200 Pay 2012 Hmstd.Res. 2,612 Hmstd.Res. 2,612 280 30-028-24-14-0157 6566 France 179,400 179,400 100% 179,400 Pay 2012 Non-H Res. 2,243 Non-H Res. 2,243 280 30-028-24-14-0158 6566 France 138,500 138,500 100% 138,500 Pay 2012 Hmstd.Res. 1,385 Hmstd.Res. 1,385 280 30-028-24-14-0159 6566 France 372,500 372,500 100% 372,500 Pay 2012 Non-H Res. 4,656 Non-H Res. 4,656 280 30-028-24-14-0160 4015 65th Street West 3,032,400 8,631,300 11,663,700 100% 11,663,700 Pay 2012 Rental 145,796 Rental 145,796 280 30-028-24-14-0161 6566 France 299,600 299,600 100% 299,600 Pay 2012 Hmstd.Res. 2,996 Hmstd.Res. 2,996 280 30-028-24-14-0162 6566 France 399,900 399,900 100% 399,900 Pay 2012 Hmstd.Res. 3,999 Hmstd.Res. 3,999 280 30-028-24-14-0163 6566 France 367,600 367,600 100% 367,600 Pay 2012 Non-H Res. 4,595 Non-H Res. 4,595 280 30-028-24-14-0164 6566 France 367,600 367,600 100% 367,600 Pay 2012 Hmstd.Res. 3,676 Hmstd.Res. 3,676 280 30-028-24-14-0165 6566 France 272,800 272,800 100% 272,800 Pay 2012 Non-H Res. 3,410 Non-H Res. 3,410 280 30-028-24-14-0166 6566 France 367,600 367,600 100% 367,600 Pay 2012 Non-H Res. 4,595 Non-H Res. 4,595 280 30-028-24-14-0167 6566 France 414,300 414,300 100% 414,300 Pay 2012 Hmstd.Res. 4,143 Hmstd.Res. 4,143 280 30-028-24-14-0168 6566 France 286,200 286,200 100% 286,200 Pay 2012 Non-H Res. 3,578 Non-H Res. 3,578 280 30-028-24-14-0049 6566 France 151,800 151,800 100% 151,800 Pay 2012 Hmstd.Res. 1,518 Hmstd.Res. 1,518 280 30-028-24-14-0050 6566 France 116,200 116,200 100% 116,200 Pay 2012 Hmstd.Res. 1,162 Hmstd.Res. 1,162 280 30-028-24-14-0051 6566 France 151,800 151,800 100% 151,800 Pay 2012 Hmstd.Res. 1,518 Hmstd.Res. 1,518 280 30-028-24-14-0052 6566 France 116,200 116,200 100% 116,200 Pay 2012 Hmstd.Res. 1,162 Hmstd.Res. 1,162 280 30-028-24-14-0053 6566 France 213,600 213,600 100% 213,600 Pay 2012 Hmstd.Res. 2,136 Hmstd.Res. 2,136 280 30-028-24-14-0054 6566 France 224,300 224,300 100% 224,300 Pay 2012 Hmstd.Res. 2,243 Hmstd.Res. 2,243 280 30-028-24-14-0055 6566 France 170,400 170,400 100% 170,400 Pay 2012 Hmstd.Res. 1,704 Hmstd.Res. 1,704 280 30-028-24-14-0056 6566 France 183.800 183,800 100% 183,800 Pay 2012 Non-H Res. 2,298 Non-H Res. 2,298 280 30-028-24-14-0057 6566 France 170,400 170,400 100% 170,400 Pay 2012 Hmstd.Res. 1,704 Hmstd.ReS. 1,704 280 30-028-24-14-0058 6566 France 178,900 178,900 100% 178,900 Pay 2012 Hmstd.Res. 1,789 Hmstd.Res. 1,789 280 30-028-24-14-0059 6566 France 213,600 213,600 100% 213,600 Pay 2012 Hmstd.Res. 2,136 Hmstd.Res. 2,136 280 30-028-24-14-0060 6566 France 229,200 229,200 100% 229,200 Pay 2012 Hmstd.Res. 2,292 Hmstd.Res. 2,292 280 30-028-24-14-0061 6566 France 151,800 151,800 100% 151,800 Pay 2012 Non-H Res. 1,898 Non-H Res. 1,898 280 30-028-24-14-0062 6566 France 116,200 116,200 100% 116,200 Pay 2012 Non-H Res. 1,453 Non-H Res. 1,453 280 30-028-24-14-0063 6566 France 151,800 151,800 100% 151,800 Pay 2012 Non-H Res. 1,898 Non-H Res. 1,898 260 30-028-24-14-0064 6566 France 116,200 116,200 100% 116,200 Pay 2012 Hmstd.Res. 1,162 Hmstd.Res. 1,162 280 30-028-24-14-0065 6566 France 213,600 213.600 100% 213,600 Pay 2012 Non-H Res. 2,670 Non-H Res. 2,670 280 30-028-24-14-0066 6566 France 229,200 229,200 100% 229,200 Pay 2012 Hmstd.Res. 2,292 Hmstd.Res. 2,292 280 30-028-24-14-0067 6566 France 170,400 170,400 100% 170,400 Pay 2012 Hmstd.Res. 1,704 Hmstd.Res. 1,704 280 30-028-24-14-0068 6566 France 183,800 183,800 100% 183,800 Pay 2012 Hmstd.Res. 1,838 Hmstd.Res. 1,838 0 100% 0 Pay 2012 - - 232,056,700 4,252,730 4,121,297 Note: 3.Base values are based open rsciew of County website on 3/7/12 of values assessed 1/2/11 for taxon payable 2012. 2.Parcels are located within School district 280 and W tcrsned 12 strict 1 oral 3. 'Phe ax r...t,used fur this yrs ectiso is for Watershed 3 0,0444, k ,,,1?) in, t],] 1,,1 iS' f';.] k .N•- 3-,,s''', te ' ,at.. 11 ,,-..? k ,.'.- 6,-," •,, . . - , Vi-— h OM Southdale Mall Renovation and Mixed Use Development City of Edina Southdale Mall Renovation and Adjacent Development PROJECT INFORMATION(Project Tax Capacity) Estimated Taxable Total Taxable Property Percentage Percentage Percentage Percentage First Year Market Value Market Value Total Market Tax Project Project Tax Completed Completed Completed Completed Full Taxes Area/Phase New Use Per Sq.FtJUnit Per Sq.Ft/Unit Sq.Ft/Units Value Class Tax Capacity Capacity/Unit 2012 2013 2014 2015 Payable Mat Retail 125,000,000 125,000,000 1 125,000,000 C/I Prof. 2,499,250 90% 92% 96% 100% 2017 Office Office 67,000,000 67,000,000 1 67,000,000 C/I Pref. 1,339,250 90% 92% 95% 100% 2017 661h&York Apartments 130,000 130,000 420 54,600,000 Rental 682,500 25% 25% 45% 100% 2017 Retail Retail 53,000,000 53,000,000 1 53,000,000 C/I Pref. 1,059,250 93% 96% 98% 100% 2017 Condos Condominiums 215,000 197,110 141 27,792,510 Hmstd.Res. 277,925 100% 100% 100% 100% 2014 IOTAL 327,392,510 b,858,1 ib Subtotal Residential 82,392,510 960,425 Subtotal Commercial/Ind. 245,000,000 4,897,750 - Note: 1.Renovated malt market yaks."based upon tax estimates from matt owner. 2.Other developmentsalues based on proposals received by tire City of Edina that will increase existing vetoes and estimates from City Assessor TAX CALCULATIONS ota isca oca oca isea tate .e 'ar et Tax Disparities Tax Property Disparities Property Value Total New Use Capacity Tax Capacity Capacity Taxes Taxes Taxes Taxes Taxes Retail 2,499,250 868,272 1,630,978 1,865,040 1,232,469 1,299,610 198,250 4,595,368 Office 1,339,250 465,273 873,977 999,402 660,432 696,410 106,262 2,462,505 Apartments 682,500 0 682,500 780,446 0 0 86,596 867,041 Retail 1,059,250 367,997 691,253 790,454 522,354 550,810 84,058 1,947,676 Condominiums 277,925 0 277925 .317g), 2 0 0 44079 361,889 TOTAL 5,808,175 1,701,542 4,156,633 ,s ,415,254 2,546,830 515,245 10,234,480 Note: 1.'rases and tax t.icrernertt will carry sionlicantly frets year In year depending:ion vAlues,rates,slate law,fiscal citsp.nties and oilier lectern which canner be predicted. 2. if tax increment is received in 2013 then the district wilt be one year shorter. • ' • ;,, � ` � �' � `G,.Y `� �«.° L. � Base Value Assumptions -Page 1 8/29/2012 �' •� � t- � �, � ... �� P� 9 RS <[. +R> *,,7c.,;\ Flu.\rrr City of Edina Southdale Mall Renovation and Adjacent Development School District 280 Southdale Mall Renovation and Adjacent Development Project Original Fiscal Captured Local Annual Semi-Annual State Admin. Semi-Annual Semi-Annual PERIOD %of Tax Tax Disparities Tax Tax Gross Tax Gross Tax Auditor at Net Tax Present ENDING Tax Payment OTC Capacity Capacity Incremental Capacity Rate Increment Increment 0.36% 10% Increment Value Yrs. Year Date - - - - 08/01/12 - - - - 02/01/13 - - - 08/01/13 - - - 02/01/14 100% 4,887,371 (4,121,297) (350,521) 415,553 114.351% 475,189 237,594 (655) (23,674) 213,065 186,039 0.5 2014 08/01/14 237,594 (855) (23,674) 213,065 367,098 1 2014 02/01/15 100% 5,007,847 (4,121,297) (392,052) 494,497 114.351% 565,463 282,731 (1,018) (28,171) 253,542 576,788 1.5 2015 08/01/15 282,731 (1,018) (28,171) 253,542 780,866 2 2015 02/01/16 100% 5,294,683 (4,121,297) (444,281) 729,105 114.351% 833,738 416,869 (1,501) (41,537) 373,832 1,073,712 2.5 2016 08/01/16 416,869 (1,501) (41,537) 373,832 1,358,721 3 2016 02/01/17 100% 5,858,175 (4,121,297) (509,635) 1,227,243 114.351% 1,403,364 701,682 (2,526) (69,916) 629,240 1,825,613 3.5 2017 08/01/17 701,682 (2,526) (69,916) 629,240 2,280,009 4 2017 02/01/18 100% 5,858,175 (4,121,297) (504,487) 1,232,391 114.351% 1,409,252 704,626 (2,537) (70,209) 631,880 2,724,099 4.5 2018 08/01/18 704,626 (2,537) (70,209) 631,880 3,156,303 5 2018 02/01/19 100% 5,858,175 (4,121,297) (504,487) 1,232,391 114.351% 1,409,252 704,626 (2,537) (70,209) 631,880 3,576,940 5.5 2019 08/01/19 704,626 (2,537) (70,209) 631,880 3,986,319 6 2019 02/01/20 100% 5,858,175 (4,121,297) (504,487) 1,232,391 114.351% 1,409,252 704,626 (2,537) (70,209) 631,880 4,384,742 6.5 2020 08/01/20 704,626 (2,537) (70,209) 631,880 4,772,501 7 2020 02/01/21 100% 5,858,175 (4,121,297) (504,487) 1,232,391 114.351% 1,409,252 704,626 (2,537) (70,209) 631,880 5,149,882 7.5 2021 08/01/21 704,626 (2,537) (70,209) 631,880 5,517,163 8 2021 02/01/22 100% 5,858,175 (4,121,297) I (504,487) 1,232,391 114.351% 1,409,252 704,626 (2,537) (70,209) 631,880 5,874,614 8.5 2022 08/01/22 704,626 (2,537) (70,209) 631,880 6,222,498 9 2022 02/01/23 Total 10,324,014 (37,166) (1,028,685) 9,258,163 Present Value From 02/01/2012 Present Value Rate 5.50% 6,938,866 (24,980) (691,389) 6,222,498 Prepared by Ehlers&Associates,Inc.-Estimates Only N:\Minnsota\EDINA\Housing Economic Redevelopment\TIF\TIF Districts\Southdale 2\TIF Runs\TIF Run Option B SD 280 jc Appendix E Minnesota Business Assistance Form (Minnesota Department of Employment and Economic Development) A Minnesota Business Assistance Form(MBAF)should be used to report and/or update each calendar year's activity by April 1 of the following year. Please see the Minnesota Department of Employment and Economic Development (DEED) website at http://www.deed.state.mn.us/Community/subsidies/MBAFForm.htm for information and forms. Appendix E-1 � . AV �== � A == �� � Appendix F Findings Including But/For Qualifications But-For Analysis Current Market Value 489,660,200 New Market Value Estimate 608,772,510 Difference 110,112,310 Present Value of Tax Increment 7'873,815 Difference 111,238'495 Value Likely to Occur Without TIF is Less Than: 111,238,495 F-1 Appendix Appendix G Prior Improvements The complete list of permits issued are on file with the City Planner Appendix G-1 001, ,�' 4� / .� hl waifi32O16 % 4i As of March 16, 2016 Draft for Planning Commission Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area and the Tax Increment Financing Plan for the establishment of the 66 est Tax Increment Financing District (a housing district) within the Southeast Edina Redevelopment Project Area Edina Housing and Redevelopment Authority City of Edina Hennepin County State of Minnesota Public Hearing: April 5, 2016 Adopted: E Prepared by: EHLERS&ASSOCIATES, INC. 3060 Centre Pointe Drive, Roseville,Minnesota 55113-1105 651-697-8500 fax: 651-697-8555 www.ehlers-inc.com Table of Contents (for reference purposes only) Section 1 - Modification to the Redevelopm ent Plan for the Southeast Edina Redevelopm ent Project Area 1-1 Foreword 1-1 Section 2 -Tax Increment Financing Plan for the 66 West Tax Increment Financing District 2-1 Subsection 2-1. Foreword 2-1 Subsection 2-2. Statutory Authority 2-1 Subsection 2-3. Statement of Objectives 2-1 Subsection 2-4. Redevelopment Plan Overview 2-1 Subsection 2-5. Description of Property in the District and Property To Be Acquired 2-2 Subsection 2-6. Classification of the District 2-2 Subsection 2-7. Duration and First Year of Tax Increment of the District 2-3 Subsection 2-8. Original Tax Capacity, Tax Rate and Estimated Captured Net Tax Capacity Value/Increment and Notification of Prior Planned Improvements 2-4 Subsection 2-9. Sources of Revenue/Bonds to be Issued 2-5 Subsection 2-10. Uses of Funds 2-5 Subsection 2-11. Fiscal Disparities Election 2-6 Subsection 2-12. Business Subsidies 2-7 Subsection 2-13. County Road Costs 2-8 Subsection 2-14. Estimated Impact on Other Taxing Jurisdictions 2-8 Subsection 2-15. Supporting Documentation 2-10 Subsection 2-16. Definition of Tax Increment Revenues 2-10 Subsection 2-17. Modifications to the District 2-10 Subsection 2-18. Administrative Expenses 2-11 Subsection 2-19. Limitation of Increment 2-12 Subsection 2-20. Use of Tax Increment 2-12 Subsection 2-21. Excess Increments 2-13 Subsection 2-22. Requirements for Agreements with the Developer 2-13 Subsection 2-23. Assessment Agreements 2-14 Subsection 2-24. Administration of the District 2-14 Subsection 2-25. Annual Disclosure Requirements 2-14 Subsection 2-26. Reasonable Expectations 2-14 Subsection 2-27. Other Limitations on the Use of Tax Increment 2-14 Subsection 2-28. Summary 2-15 Appendix A Project Description A-1 Appendix B Map of the Southeast Edina Redevelopment Project Area and the District B-1 Appendix C Description of Property to be Included in the District C-1 Appendix D Estimated Cash Flow for the District D-1 • - A A ; almw Appendix E Housing Qualifications for the District E-1 Appendix F Findings for the District F-1 Section 1 0 Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area Foreword The following text represents a Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area. This modification represents a continuation ofthe goals and objectives set forth in the Redevelopment Plan for the Southeast Edina Redevelopment Project Area. Generally,the substantive changes include the establishment of the 66 West Tax Increment Financing District. For further information,a review of the Redevelopment Plan for the Southeast Edina Redevelopment Project Area,most recently modified on March 2, 2016,is recommended. It is available from the HRA Executive Director at the City of Edina. Other relevant information is contained in the Tax Increment Financing Plans for the Tax Increment Financing Districts located within the Southeast Edina Redevelopment Project Area. Edina Housing and Redevelopment Authority Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area 1-1 Section 2- Tax Increment Financing Plan for the 66 West Tax Increment Financing District Subsection 2-1. Foreword The Edina Housing and Redevelopment Authority (the "HRA"), the City of Edina(the "City"), staff and consultants have prepared the following information to expedite the establishment of the 66 West Tax Increment Financing District (the "District"), a housing tax increment financing district, located in the Southeast Edina Redevelopment Project Area. Subsection 2-2. Statutory Authority Within the City, there exist areas where public involvement is necessary to cause development or redevelopment to occur. To this end,the HRA and City have certain statutory powers pursuant to Minnesota Statutes ("M.S.'), Sections 469.001 to 469.047, inclusive, as amended, and M.S., Sections 469.174 to 469.1794, inclusive, as amended(the"Tax Increment Financing Act" or "TIF Act"),to assist in financing public costs related to this project. This section contains the Tax Increment Financing Plan (the "TIF Plan") for the District. Other relevant information is contained in the Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area. Subsection 2-3. Statement of Objectives The District currently consists of one parcel of land and adjacent and internal rights-of-way. The District is being created to facilitate the construction of approximately 39 affordable efficiency apartments in the City targeted as housing for teenagers and young adults who have experienced homelessness. Please see Appendix A for further District information. The HRA is considering an agreement with Beacon Interfaith Housing Collaborative as developer at the time of preparation of this TIF Plan. Development is proposed to begin in 2016 with completion in 2017. This TIF Plan is expected to achieve many of the objectives outlined in the Redevelopment Plan for the Southeast Edina Redevelopment Project Area. The activities contemplated in the Modification to the Redevelopment Plan and the TIF Plan do not preclude the undertaking of other qualified development or redevelopment activities. These activities are anticipated to occur over the life of the Southeast Edina Redevelopment Project Area and the District. Subsection 2-4. Redevelopment Plan Overview 1. Property to be Acquired-Selected property located within the District may be acquired by the HRA or City and is further described in this TIF Plan. 2. Relocation - Relocation services, to the extent required by law, are available pursuant to M.S., Chapter 117 and other relevant state and federal laws. 3. Upon approval of a developer's plan relating to the project and completion of the necessary legal requirements,the HRA or City may sell to a developer selected properties that it may acquire within the District or may lease land or facilities to a developer. 4. The HRA or City may perform or provide for some or all necessary acquisition,construction, relocation,demolition,and required utilities and public street work within the District. Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the 66 West Tax Increment Financing District 2-1 Subsection 2-5. Description of Property in the District and Property To Be Acquired The District encompasses all property and adjacent rights-of-way and abutting roadways identified by the parcel listed in Appendix C of this TIF Plan. Please also see the map in Appendix B for further information on the location of the District. The HRA or City may acquire any parcel within the District including interior and adjacent street rights of way. Any properties identified for acquisition will be acquired by the HRA or City only in order to accomplish one or more of the following:storm sewer improvements;provide land for needed public streets, utilities and facilities; carry out land acquisition, site improvements, clearance and/or development to accomplish the uses and objectives set forth in this plan. The HRA or City may acquire property by gift, dedication,condemnation or direct purchase from willing sellers in order to achieve the objectives ofthis TIF Plan. Such acquisitions will be undertaken only when there is assurance of funding to finance the acquisition and related costs. Subsection 2-6. Classification of the District The HRA and City,in determining the need to create a tax increment financing district in accordance with M.S., Sections 469.174 to 469.1794, as amended, inclusive, find that the District, to be established, is a housing district pursuant to M.S., Section 469.174, Subd. 11 and M.S., Section 469.1761 as defined below: M.S., Section 469.174, Subd.11: "Housing district"means a type of tax increment financing district which consists of a project, or a portion of a project, intended for occupancy, in part, by persons or families of low and moderate income, as defined in chapter 462A, Title II of the National Housing Act of 1934, the National Housing Act of 1959, the United States Housing Act of 1937,as amended, Title V of the Housing Act of 1949, as amended, any other similar present or future federal, state, or municipal legislation, or the regulations promulgated under any of those acts, and that satisfies the requirements of M.S., Section 469.1761. Housing project means a project, or portion of a project, that meets all the qualifications of a housing district under this subdivision, whether or not actually established as a housing district. M.S., Section 469.1761: Subd. 1. Requirement imposed. (a) In order for a tax increment financing district to qualify as a housing district: (1) the income limitations provided in this section must be satisfied;and (2) no more than 20 percent of the square footage of buildings that receive assistance from tax increments may consist of commercial, retail, or other nonresidential uses. (b) The requirements imposed by this section apply to property receiving assistance financed with tax increments, including interest reduction, land transfers at less than the authority's cost of acquisition, utility service or connections, roads, parking facilities, or other subsidies. The provisions of this section do not apply to districts located within a targeted area as defined in Section 462C.02 Subd 9, clause(e). Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the 66 West Tax Increment Financing District 2-2 • 31 t L:ur .iE (c)For purposes of the requirements of paragraph (a), the authority may elect to treat an addition to an existing structure as a separate building if (1) construction of the addition begins more than three years after construction of the existing structure was completed;and (2) for an addition that does not meet the requirements of paragraph (a), clause(2),if it is treated as a separate building, the addition was not contemplated by the tax increment financing plan which includes the existing structure. Subd. 2. Owner occupied housing. For owner occupied residential property, 95 percent of the housing units must be initially purchased and occupied by individuals whose family income is less than or equal to the income requirements for qualified mortgage bond projects under section 1430 of the Internal Revenue Code. Subd. 3. Rental property. For residential rental property, the property must satisfy the income requirements for a qualified residential rental project as defined in section 142(d) of the Internal Revenue Code. The requirements of this subdivision apply for the duration of the tax increment financing district. Subd. 4. Noncompliance;enforcement. Failure to comply with the requirements of this section is subject to M.S., Section 469.1771. In meeting the statutory criteria the HRA and City rely on the following facts and findings: • The District consists of one parcel • The development will consist of 39 units of affordable rental housing • A minimum of 40% of the units will be occupied by person with incomes less than 60% of median income Pursuant to M.S., Section 469.1 76, Subd. 7,the District does not contain any parcel or part of a parcel that qualified under the provisions of M.S., Sections 273.111, 273.112, or 273.114 or Chapter 473H for taxes payable in any of the five calendar years before the filing of the request for certification of the District. Subsection 2-7. Duration and First Year of Tax Increment of the District Pursuant to M.S., Section 469.175, Subd. 1, and Section 469.176, Subd. 1,the duration and first year of tax increment of the District must be indicated within the TIF Plan. Pursuant to M.S.,Section 469.1 76,Subd. lb., the duration of the District will be 25 years after receipt of the first increment by the HRA or City(a total of 26 years of tax increment). The HRA or City elects to receive the first tax increment in 2019,which is no later than four years following the year of approval of the District. Thus, it is estimated that the District, including any modifications of the TIF Plan for subsequent phases or other changes,would terminate after 2044,or when the TIF Plan is satisfied. The HRA or City reserves the right to decertify the District prior to the legally required date. Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the 66 West Tax Increment Financing District 2-3 1� �e 413 £p,p -SssA:". a..a• rN 3 l;� ^'� in 9" M ^ 'v .,-) g . Subsection 2-8. Original Tax Capacity, Tax Rate and Estimated Captured Net Tax Capacity Value/Increment and Notification of Prior Planned Improvements Pursuant to M.S.,Section 469.174,Subd. 7 and MS.,Section 469.177,Subd.1,the Original Net Tax Capacity (ONTC)as certified for the District will be based on the market values placed on the property by the assessor in 2015 for taxes payable 2016. Pursuant to M.S., Section 469.177, Subds. 1 and 2,the County Auditor shall certify in each year(beginning in the payment year 2019)the amount by which the original value has increased or decreased as a result of: 1. Change in tax exempt status of property; 2. Reduction or enlargement of the geographic boundaries of the district; 3. Change due to adjustments,negotiated or court-ordered abatements; 4. Change in the use of the property and classification; 5. Change in state law governing class rates;or 6. Change in previously issued building permits. In any year in which the current Net Tax Capacity(NTC)value of the District declines below the ONTC,no value will be captured and no tax increment will be payable to the HRA or City. The original local tax rate for the District will be the local tax rate for taxes payable 2016, assuming the request for certification is made before June 30,2016.The ONTC and the Original Local Tax Rate for the District appear in the table below. Pursuant to M.S., Section 469.174 Subd. 4 and M.S., Section 469.177, Subd. 1, 2, and 4, the estimated Captured Net Tax Capacity(CTC)of the District,within the Southeast Edina Redevelopment Project Area, upon completion of the projects within the District, will annually approximate tax increment revenues as shown in the table below. The HRA and City request 100 percent of the available increase in tax capacity for repayment of its obligations and current expenditures,beginning in the tax year payable 2019.The Project Tax Capacity(PTC)listed is an estimate of values when the projects within the District are completed. Project Estimated Tax Capacity upon Completion(PTC) $43,189 Original Estimated Net Tax Capacity(ONTC) $15,315 Estimated Captured Tax Capacity(CTC) $27,874 Original Local Tax Rate 1.11679 Estimated Pay 2016 Estimated Annual Tax Increment(CTC x Local Tax Rate) $31,129 Percent Retained by the HRA 100% Tax capacity includes a 2%inflation factor for the duration of the District.The tax cappacity included in this chart is the estimated tax capacity of the District in year 25. The tax capacity of the District in year one is estimated to be$26,325. Pursuant to M.S., Section 469.177, Subd. 4,the HRA shall, after a due and diligent search, accompany its request for certification to the County Auditor or its notice of the District enlargement pursuant to M.S., Section 469.175,Subd. 4,with a listing of all properties within the District or area of enlargement for which building permits have been issued during the eighteen(18)months immediately preceding approval of the TIF Plan by the municipality pursuant to M.S.,Section 469.175, Subd. 3. The County Auditor shall increase Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the 66 West Tax Increment Financing District 2-4 ....,.. u, ,� '4, rz Y. ..:f a E;u�,r t .�.,,,,e I the original net tax capacity of the District by the net tax capacity of improvements for which a building permit was issued. The City has reviewed the area to be included in the District and found no parcels for which building permits have been issued during the 18 months immediately preceding approval of the TIF Plan by the City. Subsection 2-9. Sources of Revenue/Bonds to be Issued The costs outlined in the Uses of Funds will be financed primarily through the annual collection of tax increments. The HRA or City reserves the right to incur bonds or other indebtedness as a result of the TIF Plan. As presently proposed, the project within the District will be financed by an interfund loan. Any refunding amounts will be deemed a budgeted cost without a formal TIF Plan Modification. This provision does not obligate the HRA or City to incur debt. The HRA or City will issue bonds or incur other debt only upon the determination that such action is in the best interest of the City. The total estimated tax increment revenues for the District are shown in the table below: SOURCES OF FUNDS TOTAL Tax Increment $543,250 Interest $54,325 TOTAL $597,575 The HRA or City may issue bonds(as defined in the TIF Act)secured in whole or in part with tax increments from the District in a maximum principal amount of$597,575. Such bonds maybe in the form of pay-as-you- go notes,revenue bonds or notes,general obligation bonds,or interfund loans.This estimate of total bonded indebtedness is a cumulative statement of authority under this TIF Plan as of the date of approval. Subsection 2-10. Uses of Funds Currently under consideration for the District is a proposal to facilitate the development and construction of approximately 39 affordable efficiency apartment units targeted as housing for teenagers and young adults who have experienced homelessness. The HRA and City have determined that it will be necessary to provide assistance to the project(s)for certain District costs,as described. The HRA has studied the feasibility of the development or redevelopment of property in and around the District. To facilitate the establishment and development or redevelopment of the District,this TIF Plan authorizes the use of tax increment financing to pay for the cost of certain eligible expenses. The estimate of public costs and uses of funds associated with the District is outlined in the table on the following page. Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the 66 West Tax Increment Financing District 2-5 � � :.:: USES OF TAX INCREMENT FUNDS TOTAL Site Improvements/Preparation $50,000 Other Qualifying Improvements $500,000 Administrative Costs(up to 10%) $47,575 PROJECT COST TOTAL $597,575 Interest �0 PROJECT AND INTEREST COSTS TOTAL $597,575 The total project cost,including financing costs(interest)listed in the table above does not exceed the total projected tax increments for the District as shown in Subsection 2-9. Estimated costs associated with the District are subject to change among categories without a modification to this TIF Plan. The cost of all activities to be considered for tax increment financing will not exceed, without formal modification,the budget above pursuant to the applicable statutory requirements. The HRA may expend funds for qualified housing activities outside of the District boundaries. Subsection 2-11. Fiscal Disparities Election Pursuant to M.S., Section 469.177, Subd. 3, the City may elect one of two methods to calculate fiscal disparities. If the calculations pursuant to M.S., Section 469.177,Subd. 3, clause b,(inside the District)are followed,the following method of computation shall apply: (1) The original net tax capacity shall be determined before the application of the fiscal disparity provisions of Chapter 276A or 473F. The current net tax capacity shall exclude any fiscal disparity commercial-industrial net tax capacity increase between the original year and the current year multiplied by the fiscal disparity ratio determined pursuant to M.S., Section 276A.06, subdivision 7 or M.S., Section 473F.08, subdivision 6. Where the original net tax capacity is equal to or greater than the current net tax capacity, there is no captured tax capacity and no tax increment determination. Where the original tax capacity is less than the current tax capacity, the difference between the original net tax capacity and the current net tax capacity is the captured net tax capacity. This amount less any portion thereof which the authority has designated, in its tax increment financing plan, to share with the local taxing districts is the retained captured net tax capacity of the authority. (2) The county auditor shall exclude the retained captured net tax capacity of the authorityfrom the net tax capacity of the local taxing districts in determining local taxing district tax rates. The local tax rates so determined are to be extended against the retained captured net tax capacity of the authority as well as the net tax capacity of the local taxing districts. The tax generated by the extension of the less of(A)the local taxing district tax rates or(B)the original local tax rate to the retained captured net tax capacity of the authority is the tax increment of the authority. The City will choose to calculate fiscal disparities by clause b. It is not anticipated that the District will contain commercial/industrial property. As a result, there should be no impact due to the fiscal disparities provision on the District. Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the 66 West Tax Increment Financing District 2-6 Mg, According to M.S., Section 469.177, Subd. 3: (c) The method of computation of tax increment applied to a district pursuant to paragraph (a)or (b) shall remain the same for the duration of the district, except that the governing body may elect to change its election from the method of computation in paragraph(a) to the method in paragraph (b). Subsection 2-12. Business Subsidies Pursuant to M.S., Section 116J.993, Subd. 3,the following forms of financial assistance are not considered a business subsidy: (1) A business subsidy of less than$150,000; (2) Assistance that is generally available to all businesses or to a general class of similar businesses, such as a line of business,size,location,or similar general criteria; (3) Public improvements to buildings or lands owned by the state or local government that serve a public purpose and do not principally benefit a single business or defined group of businesses at the time the improvements are made; (4) Redevelopment property polluted by contaminants as defined in M.S., Section 116.1552,Subd. 3; (5) Assistance provided for the sole purpose of renovating old or decaying building stock or bringing it up to code and assistance provided for designated historic preservation districts,provided that the assistance is equal to or less than 50%of the total cost; (6) Assistance to provide job readiness and training services if the sole purpose of the assistance is to provide those services; (7) Assistance for housing; (8) Assistance for pollution control or abatement,including assistance for a tax increment financing hazardous substance subdistrict as defined under M.S., Section 469.174, Subd. 23; (9) Assistance for energy conservation; (10) Tax reductions resulting from conformity with federal tax law; (11) Workers'compensation and unemployment compensation; (12) Benefits derived from regulation; (13) Indirect benefits derived from assistance to educational institutions; (14) Funds from bonds allocated under chapter 474A,bonds issued to refund outstanding bonds,and bonds issued for the benefit of an organization described in section 501 (c) (3) of the Internal Revenue Code of 1986, as amended through December 31, 1999; (15) Assistance for a collaboration between a Minnesota higher education institution and a business; (16) Assistance for a tax increment financing soils condition district as defined under M.S., Section 469.174, Subd. 19; (17) Redevelopment when the recipient's investment in the purchase of the site and in site preparation is 70 percent or more of the assessor's current year's estimated market value; (18) General changes in tax increment financing law and other general tax law changes of a principally technical nature; (19) Federal assistance until the assistance has been repaid to, and reinvested by, the state or local government agency; (20) Funds from dock and wharf bonds issued by a seaway port authority; (21) Business loans and loan guarantees of$150,000 or less; (22) Federal loan funds provided through the United States Department of Commerce,Economic Development Administration;and Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the 66 West Tax Increment Financing District 2-7 tie. 3:, Y„ a. i% :i AJ (23) Property tax abatements granted under M.S., Section 469.1813 to property that is subject to valuation under Minnesota Rules,chapter 8100. The HRA will comply with M.S., Sections 116J.993 to 116J.995 to the extent the tax increment assistance under this TIF Plan does not fall under any of the above exemptions. Subsection 2-13. County Road Costs Pursuant to M.S., Section 469.175, Subd. la,the county board may require the HRA or City to pay for all or part of the cost of county road improvements if the proposed development to be assisted by tax increment will,in the judgment of the county,substantially increase the use of county roads requiring construction of road improvements or other road costs and if the road improvements are not scheduled within the next five years under a capital improvement plan or within five years under another county plan. If the county elects to use increments to improve county roads,it must notify the HRA or City within forty- five days of receipt of this TIF Plan. In the opinion of the HRA and City and consultants, the proposed development outlined in this TIF Plan will have little or no impact upon county roads,therefore the TIF Plan was not forwarded to the county 45 days prior to the public hearing.The HRA and City are aware that the county could claim that tax increment should be used for county roads,even after the public hearing. Subsection 2-14. Estimated Impact on Other Taxing Jurisdictions The estimated impact on other taxing jurisdictions assumes that the redevelopment contemplated by the TIF Plan would occur without the creation of the District. However,the HRA and City have determined that such development or redevelopment would not occur "but for" tax increment financing and that, therefore,the fiscal impact on other taxing jurisdictions is $0. The estimated fiscal impact of the District would be as follows if the"but for"test was not met: IMPACT ON TAX BASE Estimated Estimated Captured 2015/Pay 2016 Tax Capacity(CTC) Percent of CTC Total Net Upon Com pletion to Entity Total Tax Capacity Hennepin County 1,467,566,893 27,874 0.0019% City of Edina 112,555,594 27,874 0.0248% Richfield ISD No.280 37,281,530 27,874 0.0748% Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the 66 West Tax Increment Financing District 2-8 • IMPACT ON TAX RATES Estimated Percent Potential Pay 2016 of Total CTC Taxes Extension Rates Hennepin County 0.453140 40.58% 27,874 12,631 City of Edina 0.271220 24.29% 27,874 7,560 Richfield ISD No.280 0.279840 25.06% 27,874 7,800 Other 0.112590 10.08% 27.874 3,138 Total 1.116790 100.00% 31,129 The estimates listed above display the captured tax capacity when all construction is completed. The tax rate used for calculations is the estimated Pay 2016 rate. The total net capacity for the entities listed above are based on estimated Pay 2016 figures. The District will be certified under the actual Pay 2016 rates,which were unavailable at the time this TIF Plan was prepared. Pursuant to M.S. Section 469.175 Subd. 2(b): (1) Estimate of total tax increment. It is estimated that the total amount of tax increment that will be generated over the life of the District is$543,250; (2) Probable impact of the District on city provided services and ability to issue debt. Based upon input from the City Police Department,an impact ofthe District on police protection is not expected. With any addition of new residents businesses, police calls for service will be increased. New developments add an increase in traffic,and additional overall demands to the call load. The City not expect that the proposed development, in and of itself, will necessitate new capital does p p p p investment. Based upon input from the City's Fire Department, the probable impact of the District on fire protection is not expected to be significant. The City expects costs of inspection and that the property will generate few calls, if any, because the new building will be of superior construction. The existing building, which will be eliminated by the new development, is not sprinklered and is considered abandoned by the fire department. Based upon input from the City's Engineering Department, the impact of the District on public infrastructure is expected to be minimal. The development is not expected to significantly impact any traffic movements in the area. The current infrastructure for sanitary sewer, storm sewer and water will be able to handle the additional volume generated from the proposed development. Based on the development plans, there are no additional costs associated with street maintenance, sweeping,plowing,lighting and sidewalks. The development in the District is expected to contribute an estimated$96,915 in sanitary sewer(SAC)and water(WAC)connection fees. It is not anticipated that there will be any general obligation debt issued in relation to this project, therefore there will be no impact on the City's ability to issue future debt or on the City's debt limit. (3) Estimated amount of tax increment attributable to school district levies. It is estimated that the amount of tax increments over the life of the District that would be attributable to school district levies, assuming the school district's share of the total local tax rate for all taxing jurisdictions Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the 66 West Tax Increment Financing District 2-9 • NT et4 012 remained the same,is$136,138; (4) Estimated amount of tax increment attributable to county levies. It is estimated that the amount of tax increments over the life of the District that would be attributable to county levies,assuming the county's share of the total local tax rate for all taxing jurisdictions remained the same,is$220,451; (5) Additional information requested by the county or school district. The City is not aware of any standard questions in a county or school district written policy regarding tax increment districts and impact on county or school district services. The county or school district must request additional information pursuant to M.S. Section 469.175 Subd. 2(b) within 15 days after receipt of the tax increment financing plan. [A copy of the proposed TIF Plan is being furnished to the county and school district for comment on the anticipated fiscal impacts. No requests for additional information from the county or school district regarding the proposed development for the District have been received at this time.] Subsection 2-15. Supporting Documentation Pursuant to M.S. Section 469.175, Subd. 1 (a), clause 7 the TIF Plan must contain identification and description of studies and analyses used to make the findings are required in the resolution approving the District. Following is a list of reports and studies on file at the City that support the HRA and City's findings: • Resolution 2015-48: Supporting Affordably-Priced Housing at 3330 West 66th Street • HRA Resolution 2015-01: Supporting Affordably-Priced Housing at 3330 West 66`h Street Subsection 2-16. Definition of Tax Increment Revenues Pursuant to M.S.,Section 469.174,Subd. 25,tax increment revenues derived from a tax increment financing district include all of the following potential revenue sources: 1. Taxes paid by the captured net tax capacity,but excluding any excess taxes,as computed under M.S., Section 469.177; 2. The proceeds from the sale or lease of property,tangible or intangible,to the extent the property was purchased by the authority with tax increments; 3. Principal and interest received on loans or other advances made by the authority with tax increments; 4. Interest or other investment earnings on or from tax increments; 5. Repayments or return of tax increments made to the Authority under agreements for districts for which the request for certification was made after August 1, 1993;and 6. The market value homestead credit paid to the Authority under M.S., Section 273.1384. Subsection 2-17. Modifications to the District In accordance with M.S., Section 469.175, Subd. 4,any: 1. Reduction or enlargement of the geographic area of the District,if the reduction does not meet the requirements of M.S., Section 469.175, Subd. 4(e); 2. Increase in amount of bonded indebtedness to be incurred; 3. A determination to capitalize interest on debt if that determination was not a part of the original TIF Plan; 4. Increase in the portion of the captured net tax capacity to be retained by the HRA or City; Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the 66 West Tax Increment Financing District 2-10 11 , • (; r 5. Increase in the estimate ofthe cost ofthe District,including administrative expenses,that will be paid or financed with tax increment from the District;or 6. Designation of additional property to be acquired by the HRA or City, shall be approved upon the notice and after the discussion,public hearing and findings required for approval of the original TIF Plan. Pursuant to M.S.Section 469.175 Subd. 4(f),the geographic area of the District may be reduced,but shall not be enlarged after five years following the date of certification of the original net tax capacity by the county auditor. If a housing district is enlarged, the reasons and supporting facts for the determination that the addition to the district meets the criteria of M.S., Section 469.174, Subd. 11 must be documented. The requirements of this paragraph do not apply if(1)the only modification is elimination of parcel(s)from the District and(2)(A)the current net tax capacity of the parcel(s)eliminated from the District equals or exceeds the net tax capacity of those parcel(s)in the District's original net tax capacity or(B)the HRA agrees that, notwithstanding M.S.,Section 469.177,Subd. 1,the original net tax capacity will be reduced by no more than the current net tax capacity of the parcel(s)eliminated from the District. The HRA or City must notify the County Auditor of any modification to the District. Modifications to the District in the form of a budget modification or an expansion of the boundaries will be recorded in the TIF Plan. Subsection 2-18. Administrative Expenses In accordance with M.S., Section 469.174, Subd. 14, administrative expenses means all expenditures of the HRA or City,other than: 1. Amounts paid for the purchase of land; 2. Amounts paid to contractors or others providing materials and services,including architectural and engineering services,directly connected with the physical development of the real property in the District; 3. Relocation benefits paid to or services provided for persons residing or businesses located in the District; 4. Amounts used to pay principal or interest on,fund a reserve for, or sell at a discount bonds issued pursuant to M.S., Section 469.178;or 5. Amounts used to pay other financial obligations to the extent those obligations were used to finance costs described in clauses(1)to (3). Administrative expenses also include amounts paid for services provided by bond counsel,fiscal consultants, and planning or economic development consultants. For districts for which certification was requested after July 31,2001,pursuant to M.S.,Section 469.1 76, Subd. 3,tax increment may be used to pay any authorized and documented administrative expenses for the District up to but not to exceed 10 percent of the total estimated tax increment expenditures authorized by the TIF Plan or the total tax increments,as defined by M.S., Section 469.1 74, Subd. 25, clause(1),from the District,whichever is less. Pursuant to M.S., Section 469.1 76, Subd. 4h, tax increments may be used to pay for the County's actual administrative expenses incurred in connection with the District and are not subject to the percentage limits ofMS.,Section 469.176,Subd. 3. The county may require payment of those expenses by February 15 of the year following the year the expenses were incurred. Pursuant to M.S., Section 469. 177, Subd. 11, the County Treasurer shall deduct an amount(currently .36 . .........__.._.............____ ...........__..........__...... Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the 66 West Tax Increment Financing District 2-11 ViZr.Z azo 1 6 ( f percent) of any increment distributed to the HRA or City and the County Treasurer shall pay the amount deducted to the State Commissioner of Management and Budget for deposit in the state general fund to be appropriated to the State Auditor for the cost of financial reporting of tax increment financing information and the cost of examining and auditing authorities' use of tax increment financing. This amount may be adjusted annually by the Commissioner of Revenue. Subsection 2-19. Limitation of Increment The tax increment pledged to the payment of bonds and interest thereon may be discharged and the District may be terminated if sufficient funds have been irrevocably deposited in the debt service fund or other escrow account held in trust for all outstanding bonds to provide for the payment of the bonds at maturity or redemption date. Pursuant to M.S., Section 469.176,Subd. 6: if after four years from the date of certification of the original net tax capacity of the tax increment financing district pursuant to M.S.,Section 469.177, no demolition, rehabilitation or renovation of property or other site preparation, including qualified improvement of a street adjacent to a parcel but not installation of utility service including sewer or water systems, has been commenced on a parcel located within a tax increment financing district by the authority or by the owner of the parcel in accordance with the tax increment financing plan,no additional tax increment may be taken from that parcel, and the original net tax capacity of that parcel shall be excluded from the original net tax capacity of the tax increment financing district. If the authority or the owner of the parcel subsequently commences demolition, rehabilitation or renovation or other site preparation on that parcel including qualified improvement of a street adjacent to that parcel, in accordance with the tax increment financing plan, the authority shall certify to the county auditor that the activity has commenced and the county auditor shall cert the net tax capacity thereof as most recently certified by the commissioner of revenue and add it to the original net tax capacity of the tax increment financing district. The county auditor must enforce the provisions of this subdivision. The authority must submit to the county auditor evidence that the required activity has taken place for each parcel in the district. The evidence for a parcel must be submitted by February 1 of the fifth year following the year in which the parcel was certified as included in the district.For purposes of this subdivision, qualified improvements of a street are limited to (1) construction or opening of a new street, (2) relocation of a street, and(3)substantial reconstruction or rebuilding of an existing street. The HRA or City or a property owner must improve parcels within the District by approximately May 2020 and report such actions to the County Auditor. Subsection 2-20. Use of Tax Increment The HRA or City hereby determines that it will use 100 percent of the captured net tax capacity of taxable property located in the District for the following purposes: 1. To pay the principal of and interest on bonds issued to finance a project; 2. To finance,or otherwise pay public redevelopment costs of the the Southeast Edina Redevelopment Project Area pursuant to M.S., Sections 469.001 to 469.047; 3. To pay for project costs as identified in the budget set forth in the TIF Plan; 4. To finance,or otherwise pay for other purposes as provided in M.S., Section 469.176, Subd. 4; 5. To pay principal and interest on any loans,advances or other payments made to or on behalf of the HRA or City or for the benefit of the Southeast Edina Redevelopment Project Area by a developer; Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the 66 West Tax Increment Financing District 2-12 , 0,1 i-, �s ,�¢�:: Cal' ts. �',., 6. To finance or otherwise pay premiums and other costs for insurance or other security guaranteeing the payment when due of principal of and interest on bonds pursuant to the TIF Plan or pursuant to M.S., Chapter 462C.MS., Sections 469.152 through 469 165, and/or M.S., Sections 469.178;and 7. To accumulate or maintain a reserve securing the payment when due of the principal and interest on the tax increment bonds or bonds issued pursuant to M.S., Chapter 462C, MS., Sections 469.152 through 469.165,and/or M.S., Sections 469.178. Revenues derived from tax increment from a housing district must be used solely to finance the cost of housing projects as defined in M.S., Sections 469.174,Subd. 11 and 469.1 761. The cost of public improvements directly related to the housing projects and the allocated administrative expenses of the HRA or City may be included in the cost of a housing project. These revenues shall not be used to circumvent any levy limitations applicable to the City nor for other purposes prohibited by M.S., Section 469.176, Subd. 4. Tax increments generated in the District will be paid by Hennepin County to the HRA for the Tax Increment Fund of said District. The HRA or City will pay annually an amount not to exceed an amount as specified in a developer's agreement to reimburse the costs of the housing project. Remaining increment funds will be used for HRA or City administration(up to 10 percent) and for the costs of public improvement activities outside the District. Subsection 2-21. Excess Increments Excess increments,as defined in M.S., Section 469.176, Subd. 2,shall be used only to do one or more of the following: 1. Prepay any outstanding bonds; 2. Discharge the pledge of tax increment for any outstanding bonds; 3. Pay into an escrow account dedicated to the payment of any outstanding bonds;or 4. Return the excess to the County Auditor for redistribution to the respective taxing jurisdictions in proportion to their local tax rates. The HRA or City must spend or return the excess increments under paragraph(c)within nine months after the end of the year. In addition,the HRA or City may,subject to the limitations set forth herein,choose to modify the TIF Plan in order to finance additional public costs in the Southeast Edina Redevelopment Project Area or the District. Subsection 2-22. Requirements for Agreements with the Developer The HRA or City will review any proposal for private development to determine its conformance with the Redevelopment Plan and with applicable municipal ordinances and codes. To facilitate this effort, the following documents may be requested for review and approval: site plan,construction, mechanical, and electrical system drawings,landscaping plan,grading and storm drainage plan,signage system plan,and any other drawings or narrative deemed necessary by the HRA or City to demonstrate the conformance of the development with City plans and ordinances. The HRA or City may also use the Agreements to address other issues related to the development. Pursuant to M.S., Section 469.176, Subd. 5, no more than 10 percent, by acreage, of the property to be acquired in the District as set forth in the TIF Plan shall at any time be owned by the HRA or City as a result of acquisition with the proceeds of bonds issued pursuant to M.S., Section 469.178 to which tax increments Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the 66 West Tax Increment Financing District 2-13 :" ¼ j from property acquired is pledged,unless prior to acquisition in excess of 10 percent of the acreage,the HRA or City concluded an agreement for the development of the property acquired and which provides recourse for the HRA or City should the development not be completed. Subsection 2-23. Assessment Agreements Pursuant to M.S., Section 469.177,Subd. 8,the HRA or City may enter into a written assessment agreement in recordable form with the developer of property within the District which establishes a minimum market value of the land and completed improvements for the duration of the District. The assessment agreement shall be presented to the County Assessor who shall review the plans and specifications for the improvements to be constructed,review the market value previously assigned to the land upon which the improvements are to be constructed and,so long as the minimum market value contained in the assessment agreement appears, in the judgment of the assessor, to be a reasonable estimate, the County Assessor shall also certify the minimum market value agreement. Subsection 2-24.Administration of the District Administration of the District will be handled by the HRA Executive Director. Subsection 2-25.Annual Disclosure Requirements Pursuant to M.S., Section 469.175, Subds. 5, 6, and 6b the HRA or City must undertake financial reporting for all tax increment financing districts to the Office of the State Auditor,County Board and County Auditor on or before August 1 of each year. M.S., Section 469.175, Subd. 5 also provides that an annual statement shall be published in a newspaper of general circulation in the City on or before August 15. If the City fails to make a disclosure or submit a report containing the information required by M.S.,Section 469.175 Subd. 5 and Subd. 6, the Office of the State Auditor will direct the County Auditor to withhold the distribution of tax increment from the District. Subsection 2-26. Reasonable Expectations As required by the TIF Act,in establishing the District,the determination has been made that the anticipated development would not reasonably be expected to occur solely through private investment within the reasonably foreseeable future. In making said determination, reliance has been placed upon written representation made by the developer to such effects and upon HRA and City staff awareness of the feasibility of developing the project site(s)within the District. Subsection 2-27. Other Limitations on the Use of Tax Increment 1. General Limitations. All revenue derived from tax increment shall be used in accordance with the TIF Plan. The revenues shall be used to finance, or otherwise pay public redevelopment costs of the the Southeast Edina Redevelopment Project Area pursuant to M.S., Sections 469.001 to 469.047. Tax increments may not be used to circumvent existing levy limit law. No tax increment may be used for the acquisition,construction,renovation,operation,or maintenance of a building to be used primarily and regularly for conducting the business of a municipality,county,school district,or any other local unit of government or the state or federal government. This provision does not prohibit the use of revenues derived from tax increments for the construction or renovation of a parking structure. 2. Housing District Exceptions to Restriction on Pooling; Five Year Limit. Pursuant to M.S., Section Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the 66 West Tax Increment Financing District 2-14 , sY r. ;:sem ` s i'42' `",' rr5p C4 fEur.. /'' s4 469.1763, (1)At least 80%of the tax increment derived from the District must be expended on Public Costs incurred within said district,and up to 20%of said tax increments may be spent on public costs incurred outside of the District but within the Southeast Edina Redevelopment Project Area; provided that in the case of a housing district,a housing project,as defined in M.S., Section 469.174, Subd. 11, is deemed to be an activity in the District,even if the expenditure occurred after five years. Subsection 2-28. Summary The Edina Housing and Redevelopment Authority is establishing the District to provide an impetus for residential development and provide safe and decent life cycle housing in the City. The TIF Plan for the District was prepared by Ehlers&Associates,Inc.,3060 Centre Pointe Drive,Roseville,Minnesota 55113- 1105, 5113- 1105,telephone(651)697-8500. Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the 66 West Tax Increment Financing District 2-15 t„ Appendix A Project Description Beacon Interfaith Housing Collaborative is proposing to construct and occupy a development consisting of approximately 39 affordable efficiency apartments targeted as housing for teenagers and young adults who have experienced homelessness. The development is situated on approximately 0.9 acres in the city re-zoned for affordable housing with supportive service in the Regional Medical District. The project will renovate approximately 18,000 square feet of existing two-story commercial space and add 10,500 square feet to create 39 small studio apartments each containing a full kitchen and bathroom. Additional indoor space will consist of small offices for on-site service providers and property management and communal space for recreation, fitness,computer lab and laundry. Beacon Interfaith Housing Collaborative is a non-profit corporation providing housing and supportive services at facilities throughout the region. Construction is expected to begin in the Summer of 2016 with completion and planned occupancy in 2017. Tax Increment from this TIF District will be utilized alongside funding from Minnesota Housing Finance Agency, Metropolitan Council, Hennepin County and private sources to provide financing for the estimated$11.2 million housing project. 100% of the units will be considered affordable housing. Under terms of the development agreement,the developer will agree to maintain at least 40%of units occupied by households at or below 60%of the area median income. Appendix A-1 Appendix B Map of the Southeast Edina Redevelopment Project Area and the District Appendix B-1 ii, H 11 L7',:'A ir-t. 11% 0 1 Q ,g,„.._ •;f-'':! :•••,, /9 ;:1 ,.i 4 re Irri..f '"... ''7 .777II " 7.:7.'%:,.,,.;:. I i 1 11. i! II ; : ; ;' •'" "sell'i I': ! -1-!;-"Imonitor V—;—•-i",!cnioh.,,mittee!,!„. [ . -I" .. , . . 1,l':;!::-.-'-‘,,...-' ; ..,--7-1 .,• 1 1: 1 ,i„... -k , . ..„,.. . , . , . . • • , • , ;., ', ; i ; ;' 1 , ' '- • • ; I! ; ,•:'". 1 I I 1 Y;' i ! .-!,- .> \ ',,• '',/ • JNTtRLACIIENDLVD i I i ,:---sCi%-.4- , ,--, - \ i i .: 1 •1 ! 1 „ I , : I ! Ii;;:\ ,) ( f ! J,... 1 1 11 :-;,.1,-,l';;'1,.,-:. .f,--.•-•: 1,---'rirtgic, H 1- 4,, , ., . . P.St.',, , ,• . ; ;;; 4 ,. ,, ,g-; -, i L.'\ '-'-'''' I I ''.-) 1 ,“`• 1 'M s, S / '-'!\ '‘'• - 1 1 , i -,,,. - 1 =! , . • i \ i i ! ‘,. k ", "k..----.1 ; k "! I , I ..-(;I ..e.. 1 1---- " t, 1 our faa)of "!!!,!!' 1 1 1 I ; 5' ; 27d..::i, 7 ;254TH ST W ,, ,,,::- 1. .,,, irt,,A;021141"-) i, 4 . ,:;,, ,, , • ; ',. i 1,-, , ,......--- i------,-----. 2 i i I i ' II''' ' r- / .(''.---)ii. - 1 --j '''• i' ‘-', i --- -."----n I ; 1 1't°' , ,,,, .1, , ! -- i'.' t.--,:4. I „,,,,,---- 1,.'.J.-•,-,-,'';.,..,:,-----i- , \,, 1 '---- ---- -.T- -•___•.,o,..„1 ri r----14,,,,--t--7"""rty-1._ 1 i . r,"r--11,-- ' r.--,•-„1 i 7-1 .,>'\/•"--1---"---1 ,,,i'lli(;',k1 .,"" ,4 :•„„„1 ,, ,-,411.44,,L,„ 1 A. , 1 -' ',, :•••--' .j 1 1„A.--1-1 L..„L_L," i t (-.,„ i ..----;:f-) '--- w-I-,,.- >-, ,...--- -----1 .i ; ..,). i - • i 4 ,-,,j,.1 4 , . 1------ -- ", 1 , • 1 ',„ 1 ) -------1 • 1 /,, ,,,,..,4,, ,...4 •) .,1 iz,,z •,- --------1-4 .9.:•:----1-------1,""'"---I,\,ix',.0%':1,,.,, i...,..,„....,,,,i,..4.„..,...,-;:...„,---I„,....,...,„„,,____4t-T,,,,-7I-H-r-,,„- ,..,,... 1.-.......,..........,,, ,T,.....,:)... iiiLi ...,,,r,......,":ty,,,,,,,,i 1 i ...1 „ 1 1 I I ,—.-4 - ,-- -1i---,: l ;•••; --r-r-,- (\ Hi ' r , 16 >'• 1 ! 1 1 1...1 ..,...1.smt,..1 1 , r -hod .!, --• 1 '---..1 1,-, -'''''!"'!. 1 f , <!----) 12-1-3 1 11174,'.±.1'1.--i'''-/- 1! 1 1 ! i.k. ..‘, 1 L., ' 1 "--1 1 ,.' :."-;14IR I • t z, , z, 0 '', r ) 1"'--r---'. .s•-' .-.7j,',. ' .,.i. i 1-,'''';:;---' :' 1 '1 l';'; •',1 1''','''•:,t-1 •,-vi-2,,,,, '-. I :, • 5'. '-',,-,-.:-?„„,•:.\--• c;;;;,..; ,.'3"k '••,,-- „•,•;-' ? '",-;',‘,.,,;...-•••• •.:..) i 1 ,; 1 ; 1 ,'''''"I' '-s.S.,..,/,•.f:::,,,, ';,,-;‘- ,;, :: - "'. -':.!:"'"?f7':•:;:,, ,.. .::,,,,,,,,,,,,,,,,, tr-i--', ;. L.J.,„1„.„, •:!:, ,„,,..i...:..:.''.;',.„1.-.4,..... ,1 1..r. 7 CkVkY ,,:?•-.7:,1,,,,..,t': :;:11:,_4>'''. ,,,, ( ) 1 1 l,1 't , ,'" ‘, ..,<"1..•.. ' '':'''''''''',...,,.,-,j, ;'''.'t t /,•-.'"-L'. ,,,:. '':<'' 1"`..j"..4* i'..1 , '1 't V 1 1 r- I ‘..-- .<, ...1: --, ..,... Ti.....,_4_,......,„ ,, , ,........ 1 , ,,,,,,../ , i ...,.: . co...\.„ 31 ,,,--,-, J, -, --0,- / —7 I i k----•• i : ''.; '', fig 1 s!, ''....'-',..,,-;;;?, /1 e.n bt,•,.. ;''' 4 I:7 5 , 1 : cs, \.; ......,, ,.........., , , • , ..„ ••.., ',..,,,,, •,.. ,,,-- •-•••—. .• ,,....,.rig 41- 411i...._. ,,,- _____J 1 1, t, ) i 1 ,,,, •,..„,,. 3! __ , ..J [ ,, 4- 11 \•3 ----3,,,„,.„ :::": ''',•.„1---.1-X \ i s, I kALLEY VIM lir ) *4.141; -;-''''''', \L—H-i• !,! it ', ---(' ) l',11.; •.r7:-...-"'e•!„----11--c;'--,i1",1--) '';'://./;:,l''','.'„ if•,,,,..),......../:,iiLlon ti k / I 3,i ,,,,-..) f .-7" 1„......,,,,L,"i I; ; I i 70TH st w I 11 • ..„ P ',.: ', '.. ; t.,..,,,,,.•4.--- i \ •,, 70TH ST W 1 ,„„ ;0 ''''''h V .• 1 flr'.., ,.---- 11 i ----, • ,.•, l 1 1 ,( li.....__.., . •,,.i, i I - - •Zi l ii...J .d :: T9 , ,,.., ,.. 1 . 1 ,.1 DEWEY HILL RD ----.0 : j ke k ' i".".. -7 i. I 1 q y"..:"., 6 [ , -....., '•,. , , ,,,' ! ”., 3f , L ,,,. ,i,,,,,,,, ,,,.1,.... .,....----- _ r „....:,...,.,....,,..„..,..... -ri.........fi 3 \ , Y '1 76TH ST W I : i I ,... . ... , 1 r,,I,:, -„, . I, N.,,xe lAik 0,4 1 1 1 / I.! -1<: ,.<-- \ 1 14 / 111 , P 441/461ESOTA DR r----- , _ 1-494 • 1 Southeast Edina Redevelopment Project Area r7_......_._ .. W-,"niv...- and 66 West TIF District I . • ,1 Project Area s .• S El Els?! Engineering Dept. \„7'....,,.,,,,,,,,,'•/ 66 West TIF District December,2015 6.6,:6666,666666g T—oma at i 'at� tea •? .« e " , C n x e , 't • 'c -Si:', 1° ..„.,. 1.- �y �r 1 le may,,, ate... 1 .� ! n„9¢ �f .-- ij�l ¢ ' f l --' • t,' ,,,,ek. '11r . ,,,,4;7.>4.1.rit.11:,,tr, 4, x, ,;r Ski ,, ,', I 7 -,',-....a,,,..'2,,,.?,, 105, fes � ", �k� P!f” ` : ,• dt fiP # " ^• Twv7, C. k AIM i _ �...._ ..,,,, ,.,,,,,,i, :,., ., ) ■ It.iL FA* 6:,''»y 4 sy f j ! I:h-e0c �� 1,4,,tirst fi arses Yr FrFcirtiii-t,ftr-lPeirl ii: .,3 .,. ...,".-1.'''',1;4.' 4','''' 1 ', C ' e � ' � ca, �� , i y ^rr, r i' t, �' rr, C 't'rci. ,' T 3 , ;� k x k b " 4 v ,. r � - it r _iia. s: M _ .,, 1;. �"�•. ,." istarsigail..may t ,� � i 'u'p'4G aw,. _ :.:. 4. 5i >•k a �e ,m;� ,ti. .. ¢. �a .a».aw_'" 40, r-_, r� k tank «8i rte. ail R : -e—t W 6f TH ST `" _,� L > S _a, . '), '= Baia.. .. „a.., ..4,r.. JZ �, 'S c t tt H 9 , .j- `�§. r.� ,7. : - (" 41. " yam, 2 r ail�..' t .,\‘,,,,,,;1, 66 West TIF District N w9"="=`:1 66 West TIF District W _.-1,„„.... E af rJ �y 3330 66th St W s ,,„„„,,.,,.01D/.)1,,, Edina, MN 55435 Engineering Dept. PID 29-028-24-24-0030 December,2015 on " Appendix C Description of Property to be Included in the District The District encompasses all property and adjacent rights-of-way and abutting roadways identified by the parcel listed below. Parcel Numbers Address Owner 29-028-24-24-0030 3330 66th St. W 66 West LLC Appendix C-1 • 4 g Appendix D Estimated Cash Flow for the District Appendix D-1 3/4/2016 Base Value Assumptions-Page 1 EHLERS 66 West Housing - No Inflation City of Edina Affordable Housing-39 units ASSUMPTIONS AND RATES DistrictType: Housing Tax Rates District Name/Number: County District#: Exempt Class Rate(Exempt) 0.00% First Year Construction or Inflation on Value 2017 Commercial Industrial Preferred Class Rate(C/I Pref.) Existing District -Specify No.Years Remaining First $150,000 1.50% Inflation Rate-Every Year: 2.00% Over $150,000 2.00% Interest Rate: 2.00% Commercial Industrial Class Rate(CA) 2.00% Present Value Date: 1-Aug-16 Rental Housing Class Rate(Rental) 1.25% First Period Ending 1-Feb-17 Affordable Rental Housing Class Rate(Aff.Rental) Tax Year District was Certified: Pay 2016 First $106,000 0.75% Cashflow Assumes First Tax Increment For Development: 2019 Over $106,000 0.25% Years of Tax Increment 26 Non-Homestead Residential(Non-H Res.1 Unit) Assumes Last Year of Tax Increment 2044 First $500,000 1.00% Fiscal Disparities Election[Outside(A), Inside(B),or NA] Inside(B) Over $500,000 1.25% Incremental or Total Fiscal Disparities Incremental Homestead Residental Class Rate(Hmstd.Res.) Fiscal Disparities Contribution Ratio 31.9168% Pay 2016 Prelim First $500,000 1.00% Fiscal Disparities Metro-Wide Tax Rate 150.2620% Pay 2016 Prelim Over $500,000 1.25% Maximum/Frozen Local Tax Rate: 111.679% Pay 2016 Prelim Agricultural Non-Homestead 1.00% Current Local Tax Rate:(Use lesser of Current or Max.) 111.679% Pay 2016 Prelim State-wide Tax Rate(Comm,/Ind.only used for total taxes) 49.0000% Pay 2016 Prelim Market Value Tax Rate(Used for total taxes) 0.06295% Pay 2016 Prelim BASE VALUE INFORMATION (Original Tax Capacity) Building Total Percentage Tax Year Property Current Class After Land Market Market Of Value Used Original Original Tax Original After Conversion Area/ Map# PID Owner Address Market Value Value Value for District Market Value Market Value Class Tax Capacity Conversion Orig.Tax Cap. Phase 2902824240030 3330 W 66th St 1,967,000 75,000 2,042,000 100% 2,042,000 Pay 2016 Rental 25,525 Aff.Rental 15,315 2,042,000 25,525 15,315 Note: 1, Base values are updated based upon review of County website on 1/4/2016.SD:280.WD 3 Prepared by Ehlers 8 Associates,Inc.-Estimates Only N:\Minnsota\EDINA\Housing Economic Redevelopment\TIF\TIF Districts\66 West12016 Fl TIF Run(3.4.2016) 3/4/2016 - Base Value Assumptions -Page 2 EHLERS I S':iI. S IIi4.1 RfhC, 66 West Housing - No Inflation City of Edina Affordable Housing-39 units PROJECT INFORMATION(Project Tax Capacity) Estimated Taxable Total Taxable Property Percentage Percentage Percentage Percentage First Year Market Value Market Value Total Market Tax Project Project Tax Completed Completed Completed Completed Full Taxes Area/Phase New Use Per Sq.Ft./Unit Per Sq.Ft./Unit Sq.Ft./Units Value Class Tax Capacity Capacity/Unit 2017 2018 2019 2020 Payable Apartments 90,000 90,000 39 3,510,000 Aff.Rental 26,325 675 100% 100% 100% 100% 2019 TOTAL 3,510,000 26,325 Subtotal Residential 39 3,510,000 26,325 Note: 1.€.5nrd et values:erre based Liras a'asessors Osti57'5,0=tot the proposed develcpr-unt on 11512016. TAX CALCULATIONS ota Isca oca oca Isca tate-wlr e t ar et Tax Disparities Tax Property Disparities Property Value Total Taxes Per New Use Capacity Tax CaEacity Capacity Taxes Taxes Taxes Taxes Taxes_ Sq.Ft./Unit Apartments 26,325 0 26,325 29,399 0 0 2,210 31,609 810.49 TOTAL 26,325 0 26,325 29,399 0 D 2,210 31,609 Note: 1. Taxes and tar.Pl,r;f,rrtnt.t', /1 vary .;rrtiz:.,n g;.from year to vita._:_pending upon solum_,rates,stute owa,thtsat disparities nod otjler factors \b.rtUc11 cesnof he predicted, WHAT IS EXCLUDED FROM TIF? Total Property Taxes 31,609 less State-wide Taxes 0 less Fiscal Disp.Adj. 0 less Market Value Taxes (2,210) less Base Value Taxes 17,104 Annual Gross TIF Prepared by Ehlers&Associates,Inc.-Estimates Only N:\Minnsote\EDINA\Housing Economic Redevelopment\TIF\TIF Districts\66 West\2016 Fl TIF Run(3.4.2016) 3/4/2016 -- .. ,i __ Tax Increment CashBow-Page 3 EHLER 66 West Housing-No Inflation City of Edina Affordable Housing-39 units TAX INCREMENT CASH FLOW Project Original Fiscal Captured Local Annual Semi-Annual ' State Admin. Semi-Annual Semi-Annual PERIOD %of Tax Tax Disparities Tax Tax Gross Tax Gross Tax Auditor up to Net Tax Present ENDING Tax Payment OTC Capacity Capacity Incremental Capacity Rate Increment Increment 0.36% 10% Increment Value Yrs. Year Date - - 02/01/17 - - - - 08/01/17 - - - 02/01/18 - - - 08/01/18 - - - - 02/01/19 100% 26,325 (15,315) - 11,010 111.679% 12,296 6,148 (22) (613) 5,513 5,194 0.5 2019 08/01/19 6,148 (22) (613) 5,513 10,336 1 2019 02/01/20 100% 26,852 (15,315) - 11,537 111.679% 12,884 6,442 (23) (642) 5,777 15,671 1.5 2020 08/01/20 6, 2 100% 27,389 (15,315) - 12,074 111.679% 13,484 6,442 (23) (642) 5,777 20,953 2 2020 02/01/21 (24) (672) 6,046 26,426 2.5 2021 08/01/21 6,742 (24) (672) 6,046 31,845 3 2021 02/01/22 100% 27,936 (15,315) - 12,621 111.679% 14,095 7,048 (25) (702) 6,320 37,454 3.5 2022 08/01/22 7,048 (25) (702) 6,320 43,007 4 2022 02/01/23 100% 28,495 (15,315) - 13,180 111.679% 14,719 7,360 (26) (733) 6,600 48,749 4.5 2023 08/01/23 7,360 (26) (733) 6,600 54,433 5 2023 02/01/24 100% 29,065 (15,315) - 13,750 111.679% 15,356 7,678 (28) (765) 6,685 60,305 5.5 2024 08/01/24 7,678 (28) (765) 6,885 66,119 6 2024 02/01/25 100% 29,646 (15,315) • 14,331 111.679% 16,005 8,002 (29) (797) 7,176 72,118 6.5 2025 08/01/25 8,002 (29) (797) 7,176 78,059 7 2025 02/01/26 100% 30,239 (15,315) - 14,924 111.679% 18,667 8,334 (30) (830) 7,473 84,183 7.5 2026 08/01/26 8,334 (30) (830) 7,473 90,247 8 2026 02/01/27 100% 30,844 (15,315) - 15,529 111.679% 17,343 8,671 (31) (864) 7,776 96,494 8.5 2027 08/01/27 8,671 (31) (864) 7,776 102,680 9 2027 02/01/28 100% 31,461 (15,315) - 16,146 111.679% 18,031 9,016 (32) (898) 8,085 109,047 9.5 2028 08/01/28 9,016 (32) (898) 8,085 115,352 10 2028 02/01/29 100% 32,090 (15,315) - 16,775 111.679% 18,734 9,367 (34) (933) 8,400 121,837 10.5 2029 08/01/29 9,367 (34) (933) 8,400 128,258 11 2029 02/01/30 100% 32,732 (15,315) - 17,417 111.679% 19,451 9,725 (35) (969) 8,721 134,859 11.5 2030 08/01/30 9,725 (35) (969) 8,721 141,394 12 2030 02/01/31 100% 33,386 (15,315) - 18,071 111.679% 20,182 10,091 (36) (1,005) 9,049 148,108 12.5 2031 08/01/31 10,091 (36) (1,005) 9,049 154,755 13 2031 02/01/32 100% 34,054 (15,315) - 18,739 111.679% 20,928 10,464 (38) (1,043) . 9,384 161,580 13.5 2032 08/01/32 10,464 (38) (1,043) 9,384 168,337 14 2032 02/01/33 100% 34,735 (15,315) - 19,420 111.679% 21,688 10,844 (39) (1,081) 9,725 175,270 14.5 2033 08/01/33 10,844 (39) (1,081) 9,725 182,135 15 2033 02/01/34 100% 35,430 (15,315) - 20,115 111.679% 22,464 11,232 (40) (1,119) 10,073 189,175 15.5 2034 08/01/34 11,232 (40) (1,119) 10,073 196,145 16 2034 02/01/35 100% 36,139 (15,315) - 20,824 111.679% 23,256 11,628 (42) (1,159) 10,427 203,290 16.5 2035 08/01/35 11,628 (42) (1,159) 10,427 210,363 17 2035 02/01/36 100% 36,861 (15,315) - 21,546 111.679% 24,063 12,031 (43) (1,199) 10,789 217,610 17.5 2036 08/01/36 12,031 (43) (1,199) 10,789 224,785 18 2036 02/01/37 100% 37,599 (15,315) - 22,284 111.679% 24,886 12,443 (45) (1,240) 11,158 232,132 18.5 2037 08/01/37 12,443 (45) (1,240) 11,158 239,406 19 2037 02/01/38 100% 38,351 (15,315) - 23,036 111.679% 25,726 12,863 (46) (1,282) 11,535 246,851 19.5 2038 08/01/38 12,863 (46) (1,282) 11,535 254,222 20 2038 02/01/39 100% 39,118 (15,315) - 23,803 111.679% 26,582 13,291 (48) (1,324) 11,919 261,764 20.5 2039 08/01/39 100% 39,900 (15,315) - 24,585 111.679% 27,456 13 ,291 (48) (1,324) 11,919 269,231 21 2039 02/01/40 (49) (1,368) • 12,311 276,867 21.5 2040 08/01/40 13,728 (49) (1,368) 12,311 284,427 22 2040 02/01/41 100% 40,698 (15,315) - 25,383 111.679% 28,347 14,174 (51) (1,412) 12,710 292,155 22.5 2041 08/01/41 14,174 (51) (1,412) 12,710 299,807 23 2041 02/01/42 100% 41,512 (15,315) - 26,197 111.679% 29,256 14,628 (53) (1,458) 13,118 307,626 23.5 2042 08/01/42 14,628 (53) (1,458) 13,118 315,368 24 2042 02/01/43 100% 42,342 (15,315) - 27,027 111.679% 30,184 15,092 (54) (1,504) 13,534 323,276 24.5 2043 08/01/43 15,092 (54) (1,504) 13,534 331,106 25 2043 02/01/44 100% 43,189 (15,315) - 27,874 111.679% 31,129 15,565 (56) (1,551) 13,958 339,101 25.5 2044 08/01/44 15,565 (56) (1,551) 13,958 347,017 26 2044 02/01/45 Total 545,213 (1,963) (54,325) 488,925 Estimated Present Value From 08/01/2016 Present Value Rate 2.00% 386,967 (1,393) (38,557) 347,017 Prepared by Ehlers&Associates.Inc.-Estimates Only N1Minnsota\EDINA\Housing Economic Redevelopment\1IF111F Districts 166 West12016 Fl TIF Run(3.4.2016) --a' W Appendix E Housing Qualifications for the District INCOME RESTRICTIONS-ADJUSTED FOR FAMILY SIZE (HOUSING DISTRICT)-HENNEPIN COUNTY HENNEPIN COUNTY MEDIAN INCOME:$86,600 No.of Persons 50%of Median Income 60%of Median Income 1-person $30,350 $36,420 2-person $34,650 $41,580 3-person $39,000 $46,800 4-person $43,300 $51,960 Source: Department of Housing and Urban Development and Minnesota Housing Finance Agency - — The two options for income limits on a standard housing district are 20% of the units at 50% of median income or 40%of the units at 60%of median income.There are no rent restrictions for a housing district. Subject to the terms of a development agreement,at least 40%of the units within the 66 West TIF District will be occupied by person with incomes less than 60%of median income. ***PLEASE NOTE: THESE NUMBERS ARE ADJUSTED ANNUALLY. ALL INCOME FIGURES REPORTED ON THIS PAGE ARE FOR 2015. UPDATED NUMBERS FOR THE YEAR 2016 ARE NOT YET AVAILABLE. Appendix E-1 Appendix F Findings for the District To be added prior to the public hearing Appendix F-1 City of Edina, Minnesota- Intranet: Council Approves Southdale Area Redevelopment Page 1 of 2 Rif The CITY of w i' EDINA Wednesday, March 16, 2016 Council Approves Redevelopment By Scott Neal The City Council started its evening in a work session in its capacity as the City's Housing & Redevelopment Authority. As the HRA, they reviewed proposed new HRA bylaws and received a presentation about the advantages that HRAs offer to cities. Following the HRA work session, the Council met in joint session with the Energy& Environment Commission. Following the joint meeting, the City Council met in regular session and made the following decisions: • Approved the purchase of a Toro 3150 mower and a Toro 4500 mower for the Golf Course. • Approved the purchase of a new Toro 3500 lawn mower for the Parks Maintenance Division. • Approved the purchase of a new utility excavator and wheel loader for the Public Works Department. • Approved the submission of a grant application for the GreenCorp grant program. • Approved an amendment to the City Manager's employment agreement. • Approved a new collective bargaining agreement with Teamsters Local 320 for bargaining unit members in our Police Department. • Awarded a $4.9 million construction contract for the Golf Terrace B Neighborhood Roadway Reconstruction Project to Palda & Sons Construction. • Awarded a $2.1 million construction contract to Minger Construction for the Tracy Avenue, Valley View Road and Valley Lane roundabout project. • Awarded a $49,634 landscaping contract for the roundabout project at Tracy, Valley View and Valley Lane. • Received a presentation from Jonathan Vlaming and Eric Nelson from the Three Rivers Park District regarding the status of the Nine Mile Creek Regional Trail project. • Communications Coordinator Jordan Gilgenbach gave a presentation the February "Speak Up, Edina" online discussion about community volunteerism. • Conducted a public hearing and then approved a subdivision request from Edina Public Schools for a proposed new transportation center at 7600 Metro Blvd. • Conducted a public hearing and then approved a comprehensive plan amendment and preliminary rezoning request for the properties at the northwest corner of West 66th Street and York Avenue in connection with a proposed 372-unit apartment complex project. • Approved an ordinance change that will allow the City to issue on-sale liquor licenses at City-owned facilities, including Braemar Arena, Braemar Golf Dome and Centennial Lakes Park. • Accepted a $150,000 donation from the Mooty families for the construction of a new five-court pickleball complex at Rosland Park. Following the City Council meeting, the Council met as the HRA and approved minutes from the previous HRA meeting. At the March 2 and 15 meetings, the City Council shared the results of my annual performance review and a subsequent change to my employment agreement. The Council gave my performance high marks, which I h.tips://extranet.edinamn.gov/index.php?section=Council-meeting-summaries&prrid=390&... 3/17/2016 City of Edina, Minnesota- Intranet: Council Approves Southdale Area Redevelopment Page 2 of 2 very much appreciate. But I know that Council's view of my performance also reflects their views of City staff as a whole. I am very fortunate in Edina to be able to lead a team of smart, hard-working coworkers. I know that your good work is a major factor in the Council's positive view of my work performance. So for all of that hard work, I thank all of you very much. I'm pleased to be able to work with you and proud of what we have accomplished together over the past year. Thank you! Return to list. ©2016 City Of Edina, Minnesota https://extranct.edinamn.gov/index.php?section=Council-meeting-summaries&prrid=390&... 3/17/2016 — t Voir tg ge) 414%4 1 ......_........___._....___...:t.....„..._._...........________mwyije 1 _...„.,e,1 ---.: cf.-.... D id i unFrante -' i 5 Sill° n ItA illiM I al 6500 France Ave S. 1,-. 7, ,,, Ili Au ill Visitor Parking —, .., Main Entrance 1111 .----- , Short Term Pickup JO 1 I and Drop Off Only 111 1 1$11:14 00-15" 11111 I ' 6500 France Ave S. 101 111*...4•0i. 1 --. Deliveries —> 1 1 , -, , --Ili ill 1----11111111 IIIIII--- , . . .ei IIII ' . -_—- 1 la;14 amill - 11 "N- 400011111A1111 111.1111_—li "41111111111‘ . liMmk•'-____ wi 111111 ...„....._ Sign F3 \\. , _____ _ _ _ . Sign F2 - ,. Sign A2 if.- ,.......... )>'----- I I______I SKYWAY ABOVE --..„..„..141 , 65TH STREFT WEST , A ---__ , , .....„._ 1 i 10 1400 ------------ SIGN H3 A 10 1400 ''-ak..! • ________ i \ 32 1313 10 1400 SIGN E2 ..e/ I I --. SIGN F3 ON SAWCUT CONTROL JOINTS SIGN 16 f ) I _______ / I 03 3000 AND _____ 10 1400 _ 32 1313 - CIP CONC = 04 2000 BASE 1 1 SOD - 1 --. - -- 11111110 SIGN F2 ON PAVING WITH 03 300AND 03 3533 STAMPED - SIGN H3 A 1 i SEE LANDSCAPE F--n air 1 ....401------------- --- 04 20000 BASE AND COLORED CONC. — -- ---_,---______ Iiiiiti . __; 1 -1.'N __ ....,_ - 11 .7,.. 19'-6" \\'' .i- 1 1 ............... _ ( , / ' Z,._,---.--, •- -- ,__. __' ; i : ' ; I ' , 1 I 1- }- -- -[ , 1 /12 . , —_--= -:IT-i0 I 1-- 1 -- - ----„__ ...,.•••• i " .- 77 ii , i \ 111 )11111111 , i1 ........__ __T pcsa 10 400 1 --.... - - --- - -.....-- • - I lib\. -k A \--1 .-0. - _--, l L--- •4 '',:" , RTE COCARBE0RvEE --„,\ _ - 1101144"\\ , Adlik - 2411111‘ 03 3000 - CONC STOOP 32 1313 *.** TIPP ISOLATION JOINT Ell _____:_ _ _ _ ---N-... .... 32 1313 NE PLAZA \ CONC SIDEWALK WITH SEALANT -- - r *,..... ") _------.T.ri , t• f , ,..,,, ,c 1 ).-:--- -i PAINTED PAVEMENT 1Ij %II _-_--j7 I ' ri 1 ,', 11 . I MARKINGS - SEE I \ 1-4-ii''.1 I 1 1 4W/8\ I eme. „1 I I II CIVIL FOR DIMENSIONS - i___ --I- 41 \\__ 11.---... I + ) i L ' - , ' 1 _ _________-- * _, Aurora on France ;..2,0 'Ho Signage Variance 1- ,,• ET 1 CONCRETE SLAB ROOF Alik Mr I _ - - SEE CI 2-16-16 I , PCSB OVER LOADING DOCK -quillIllIllIllr 10 1400 Edward Farr Architects INC' \NE0: illa 10 1400 ', SIGN 12 WAY 10 1400 SIGN 12 ---- SIGN 14 Ill I I 1 i_i_y ---) \ 10 1400 101400 Q ---, 1 .,- PCSG A\ i_ ---- ------ 1 -I-1 1 ---r,i . ---1 - 1 Wall Sign F2 1.—At151 T S ARCi,iECrVRA R 2 P N M 11/1 GFCAPR1s' tU;:�(---1) C943I3; QSIGN BEhLLi+!:VUN57 PE91:i1D I1,q ` QQ S i72QTIPSr SUM y 1' E T .fA_r BE'r(VfDiHDF.iMAY PLAY+65 MD iliiµ _�L OSE BRECR 3 L�En SiC' I11G. pt7[fj.3 C'6.-G- ...-x.w rira#.��. :ar►". Lr,Ut'ER1 SLEE1 L6 R,._�� Q - 1IS3.DIFRLEC+'Fl�'UPe- .--.a � <4� rrr ,—C.t AT f C. .6 1313- CJ Ai I,: rCJCSl 9R 01 3 rI /P 1 !1CJ_7. AL'JMINEIM1f FRittED °sY9t�? 4 P' f ,{ AI■i !■ ■mm ■11■. ■. ! .■. r I L - F u1L E �sI BP{FRD., /j /�1 7 1r/ i 14771..13 „midi. E■ �'■ X11 , i" - -•C ,1 CnrLiG,u,r7.l. .\ /:__._ .�. _.,,_.. .m... ..-..__�S '.. _.Lr i...v._ff1: 44 Sin.-�Rf.N 671 R�EET ETA- al A :�I��I��1_I � Vj 8 ® ® .. -o ❑ ® - - `_ -- - :. -. ..- - - -.! .! !! ■! i i� .. .R'" - 11:' I!■J� .. -■■ ■"' minpant..-_,_:.-_- .. ■■ ■■ uL■J imp; -■■ -■■-,L■J�J, L■IJLJ _ 4 .. _ I r,El. _ F,.il«F,�P� `�Iain"� ®� — — —= --' --- - ' - _ r1 `� m ® ® o ® _ ® © 0 0 0 1 o ® Q Q :1 I1 MCI II :1 °I sl Ee t Q �� ■ lri1I' o i e! I._ . SPICE EN i .. ■ ❑ II � II II 1 Or ❑ G Gl n sal .� um J■ 8: L■Jt ■aJ a riff ® L■�■ IlL■ ilii !! ■■ '.L■JL!J i!!wgi _ _ _ __ _ _ _s,�l FL , FL_F 0 II Illlli 111111110 WI '7---- EN MEI ENo G :1 :1 1I �I s1 :1 7 JR i Eo� i o e G e e e p oII, 0 0¢^.1. — — ■ ru.■■■. ■.■■.■■r ■ ■n..� n■ ur'L")uJ■..�■■'LJLJ'u�■■■ �I. Ill ■ ■. �! _.. ■ii E _- — — — R FLCIR 11 ■■' 11 1 �� Ii� _ �_� n i ora It 11, 11 N .. . ® . 8 8 8 ® ._.._._1 u NEI EN ®_ ® 8 '-® 8 0 ® ! 0,0 ®' ® B!8 ® ® Bi 8 ® I ® 8 - - - I ,� 1 'EA,SE..t:RFLE�P 1 _ — _ — _ — ,- � 113 V _ .._'-- FSA7WE—�� c.Z _ i_ , LA-IO ILA? ict �.. !�fif i. " ,1'�.■�® 1 , , laill �. ..-. , +'1 , ,1 n.. ..D -Ij 'I ! „ — l ni•• V. ..e� , I ••�� ®... p • I___�� s. '. e -_ .. r�l���I■fes i.....,,_-__24r��.,,, t� s� LI Al RAM% 1 • ,... i-a 111 IIIIM MEM II Z3 NI inu Aity! -- / -_-_. .- -'- - - - - - IIs> ii,� -.-1 - , - -- - - - r - - - - - .��, _ „ - - - - �>sY11 I w' wiii. :G�• .� 4 ..i ;;. +::..v r•�>�,_■ \ 1 S9,c11 �,[Sii ESN It Imr+•� - 1 ,--,....ewe sec. 1 I. • :C 1.4,x; f Y� - .r'E C OF- •\,_<C•1Xi \I 1) e.0 l •�.� I` A .r. - - - N9-COCl - -i_. _ _ Ft 1y •, LL F .. `. -bB ft.D I ', I IVC.I, 41Gv 13 L..,,.,!-.E,,•rs - T �t'- - - ` I I 1 —,6--:.6.!,` 04 tl !' 'n"-:.,!!,-,''..1,,,-; 6 A :LLE' �L �- il';C r FuC• A9 �- 1)'4 F / ! ff 1 _ _ LD.z'+tEVE� YASON / \ 1 ._ I rfcc:n.lC Aa. SLOB GP?UV� _ SIGY 141 — 1 •[ _ — __ _ I - - 8d 4'�1 ([ ,3r 4 1V 71 3.47 I H 4�i.'. .. / II 7 � I \ 01. 111 c..(I:-R d A 13�4Uv 'I � //// r � _. /PRECAST LE.,E I SUSECREEI. ( CC 3F_6P II:Y 3 I i t I 5'•BP'.61 R H[1FC,4RI } I .'�� ,l .711P!K fGJpG0.L70,1/A.; ) AI �tf+n OV PR=_CAST / �IS7RUCTlRk.”"I CS 1270) '1 1 Ln,.a- 4: 1 1 © n -[�: U:»7_?n1C1,3 Str'CL CAiiSicit Q Q Q 1 G'�A-. AIL / _ _ "Ay0-.r P OF UR^Et. D3 3W:. D:7�C� CA57 J VW X04 2iY13-E"tt S9LDiE4 03 3CtC _ - � -Siff; C : T C.1^.-P:CREr0 _0 F t^eSCr4,Sit?. tUURSFS 9RECe U I P CD CR E SUPPLE.90rN —� C_3 10.941,%-,•':':: F J9I[tiG%V?FAIR.?%!IDYS C.%20:9-III SDLICEA EECP,I.T rv, SEE 5TRL'CT CORSE E'ECR 3 FOP,DAl lr'Y; (i\EXTERIOR ELEVATION NORTH North Elevation I West 65th Street Double Sided Free-Standing Double Sided Free-Standing Sign F2 Location Sign F3 Location ariao c -0 Aurora on France Signage Variance 2-16-16 Edward Farr Architects 26 sf sign area per side 26 sf sign area per side (5'-O" x 5'-2") (5'-O" x 5'-2") COLOR ARTWORK FOR LOGO GRAPHICS 5-0" 1 '-4"� PROVIDED BY OTHERS COLOR ARTWORK FOR LOGO GRAPHICS 5'-0" „1'-4"Ilk -1- � PROVIDED BY OTHERS - NON-ILLUMINATED BOX SIGN, GRAPHICS & TEXT TO BE h► rr VINYL APPLIED TO PREFINISHED --- D� --- METAL FACE PANEL URORA co r AUR ORA ®� co 1 n!?JRc2 C nn Prance . .o ; MAIN ENTRANCE o ' F 6500 FRANCE AVE S. VISITOR PARKING -, _ d" SHORT TERM PICKUP AND DROP OFF ONLY c, NON-ILLUMINATED BOX SIGN, F - m c GRAPHICS AND TEXT TO BE P 1 DELIVERIES --> 6500 FRANCE AVE S. — TEXT: 4" HIGH VINYL APPLIED TO PREFINISHED --- ,., �- METAL FACE PANEL r. �A,-- co 1 co - H 21 > 2" � I ' j l 1 -4 , W I w iI _ o ;n Lc) I I I1 NOTE: SEE SECTION Fl FOR NOTES ELEVATION - F2 Double Sided Free-Standing SECTION - F2 & F3 ELEVATION - F3 Double Sided Free-Standing SCALE: 3/8'W-0" Sign SCALE: 318'■1'-0" SCALE: 3/8'■1'-0" Sign 36 sf sign area SF CALCULATIONS (13 -2 x 2 -9 ) SIGN F2. 26 sf EQ COSIGN F3: 26 sfA CD SIGN A2: 36 sf mamas, _ IAURQRA - • on France TOTAL SF: 88 sf (120 sf allowed by code) i Aurora on France n� Signage Variance 2-16-16 Edward Farr Architects SIGN A2 Wall Sign ----..„,,,:l•----_,,,, ' ` r • � J L y If tEl 0 EXIST OUT OUT PARKINGINGDECK I ' R1 ��� • \ l// O �,.�� COLJ 041 ... `-.`,,._ -... SKYWAY ABOVE 7 / -� b 5TH STREET REE T WEST ' / - -__ _ ,f...` 10 1400 - --� - SIGN H3 -.L -- — _., ----...-._ _-.._..._. 10 5400 7-� 32 1313 10 14W SIGN E2 �' -yr J ��~ SIGN F3 ON "---- SAX/CUT CONTROL JOINTS SIGN 16 10 , I f 03 3000 AND - - - — - r __._ �jl /'' .-- 04 2000 BASE 10 1100 32 1393 CIF CDNC -a` SIGN WI DN PAVING WITH SO 1400 SOD - \� �l ----------:---7:----------: 63 30D0 AND 03 3533 STAMPED SIGN t+3 SEE LANDSCAPE Q �r7 /`"_ 04 2030 BASE - -.AND COLORED CONC. -- 1 i I �� - '' / i, - - I — — I 1 = -" IlL ) //11 lJ � ;z: "7000 _ k' -_____I < ' ,),/,,\\ 2..6 AL.,tNUM _ _ - -_ .'- I 1 1 1 , .. GAL:. U • AIL I �— 10' d',\: —_ _ �- - ' ii TYPE "2I - - - 32 1723.13- ! ! . - ..' - - _i____)- -- -- 14Zak __ -'r--..W..-1,17._0-1E. .------- -: 4 t ' ��� /// Y v.- _ -1_ AINTED PAVEMENT i 10•.00�� MARKINGS - SEE / - SiG ' �/ •t'`IL FOR DIMENSIONS x \ POR7E COCHERE ilijWilt '� '4111 03 3000 vA ABOV° _ 1 CDNC STOOP 32 1373 . 6�! , 32 1313 ISOLATION JOINT �, OA\ \,0 1400 WITH SEALANT 1 AE PLAZA 11111111 iSIGN I1 I 1\ CDNC SIDEWALK i f ��; 1 _,�10 1400 - -i_j� 32 1723.13 1rr ,rr . SIGN E4 -7 PAINTED PAVEMENT + I -• I I I ( ;' 11 I 1 I. i MARKINGS -SEE � _ y CIVIL FOR DIMENSIONS I ( I R I �^ I � 1 '.-ice. il SIGN400 ON -_-.._L 1_,_.___ 1 03 3000 AND SEE A2.01 _µ /(f -. `� ti.- 1 ' _... © _7–J I VI� i 04 2000 BASE - FOR PAVING - 26 0000 I AT RECESSED A STREET LIGHT •I® CURB EDGED GARAC.,RECESSED L CONCRETE SLAB ROOF - SEE CIVIL PLAN TEP,S t PCS OVER LOADING DOCK 1 , - 10 1403 10 1400 ---- ---- SEE CIV]L 1 ...-- ,I- SIGN I2 �" 1;140014 SIGN 12INi FOR DETAIL 1f } of 1 26 0000 10 1900_1_ 1� PCSB ® / STREET LIGHT \ II 10 1400 10 1400 0 , SIGN H1 I / \�` _ iI ____-,--<,,,- I SIGN 13 SIGN tl �• ` _ 10 1400 SEE A2.01 1 1 _ SIGN 11 FOR LOADING DOCK I I / �,1 ? I I SIGN El 10 1400 I ( 1 I 1 CENTER ON SIGN E2 r' I I f I��`•r f I BUILDING I -I- - 1 I I \ 7/� I WINDOW o I 32 1313 \\� %/.^ CONE SIDEWALK 1 I ,'\ / kik , _ _..727t_______:, 1 03 3533 - STAMPED _ - -`� 1 Ali01 l� 32 1313 CIP \` 1 VP o'I '‘ I_ I. CDNC PAVING SIGN I --c._ - ✓ SOUTH PLAZA ter` (� AND COLORED CONC. MEMORY r 0 GARDEN o III 10 1403 t PLAZA } 1'•0' SIGN 11 f/ (r>ra I .) j i 11, o S '3`•� I: If f 10 1400 t • � I _ ____ 1 SIGN E3 f' I PCS'S 1 \. I� i 25 0000 * A I \�'.is / I X10 4 f STREET LIGHT JEOUAL nEOUA1 - f I 4 SEE CIVIL -ff \ Fli 32 1723.13h ---- 155A./ ' PAINTED PAVEMENTy PCSB --CCSB PCSB MARKINGS i- T---- o ,/,_ r.. _j r......" 3 Q 1 10 1403 :F.,,,, ::::::::------ 1-� - 8 4 SIGN 15 TRANSFORMER & PCSB 32 1313 I j CDNC PAD / 5'-0`SIDEWALK 03 3000 CDNC STOOP - — — — — — — — — — — — — — — — Aurora on France j 32 3223 PRECAST CONCRETE y Site Plan RETAINING WALL AS-10CK (PC513) SI�nagevariance C2-16-16 }I -SEEN CIRAIN VIL& c.\:V - Edward Farr Architects \/�j �fe LANDSCAPE I / V(/l.V LWn Le._ 22 sf sign area (9'-9" x 2'-2") DARK BRONZECOLOR.COLOR. GENERALCONTRACTOR TOS COORDINATES ELECTRICAL ROUGH-IN TO ALL ILLUMINATED SIGNS. ALL ILLUMINATED SIGNS TO BE CONTROLLED VIA PHOTO CELL ON/OFF. O $ �5 TFF., tV co 7r II\ ;AIJIW n q r' DO NOT EXTEND-CJ I.C. I um min MI WWII, � �` f1 �, PAST FOLD BUILDING NG ISI■ •U ■■ I I 1 '�___-- — A __ ----="-- � � a on France _—LitmimI a pl A ini 0 i 'ffli 0 Ai v EN lno imn— Trip ,_ ® win -� - INEN !�� MIN _ Ill 8� , ilk , - - - - - - - - - UI�TTA.k ■� 1 I I CJ I.C. _ k_ . - ffli M.�!I_O fai M 6 r r 9'/s ❑,_-� 0 O -Imo— - 1 - T- — �51�1,9_ 0Y� 1 _ 7 willimi_ l ;1[ 1=ared - "AURORA' BACKLIT; 'ON FRANCE' '^^'� SIGN Al 2� DEEP LETTERS NON ILLUMINATED r - �Iv _. w�� M ®� r_° T I® U I � ' al 1/2MI �t� II k°/ ACRYLIC BACKING PANEL — — — ti_.` " j Jffg Wall Sign ��� 1 j - J I U gam'`-�fl4jU' J... kr `"�g `� I 711:111LI �{• - ‹) k ----- n• '1 ZE 1�- . f1111t� 11 tlBE_ 42 sf sign area per side C-T\ I Ii ;6-0' , a0-o. -a.t— _I I�V ,0'FT"—i' ---: I II (7'—OAF x 6'—O")I I1 K S10Nrt01 �I I I 1\ 1_Il \ 1 I I I I slc32 1313 'F1' I I I I. 1 �� PLANTER I I a >� aCR Ma It •a ELL ' 1 03 3000 ' 03 4313 ' ( , BRICK LEDGE IS TOP 04 0& --1—PRECAST LEO.£ IS,—04 2000& }__~ "!. C.I.P.CONCRETE ALUM FRAMED ( OF FOLIADAT ION WALL O7 6200 - TOP OF FOUNDATION 07 6200 FOOT IMO&000004T ION STOREFRONT- - J FLASHI010 WALL FLASHING i ff ALL WINDOWS OM FLOORS t V O R A (ALL GLAZING VISION.O.N.O.) 'Q AT 7f R "� on France - ��/‘f1:1nt rscn e EBENTF7FR i SF CALCULATIONS e tt«1�, s SIGN Al . 22 sf ,, SIGN F1 : 42 sf Ej.GN -11 TOTAL SF: 64 sf LOCATED ON FRANCE AVENUE ON THE EAST ELEVATION OF THE BUILDING (120 sf allowed by code) Double Sided Free-Standing Sign FrsiorAiC G A VE_ ' EIZVa---1(6177L) Aurora on France P Signage Variance AVD Va,r LC,VLW re fi( rQ__dl ) 2-16-16 Edward Farr Architects tI i ,...... „, 1P ,, lall , . ., .'4111b7 _ . MI ' ' -'-','.. , '''''giliki464111111111L. . ''' . 1** ''411'4.1115-”" ' l'-'-''' ''' ' - .., l' a ' -, . .„' - -' - ' , . . . , ..... . .....,,,....;,„„. $ .., . .... - .... -....„. _ . 4.1 „ „, ,. . .„ . ......ei ... 1 „,... , _ . ..... ., ., ,,,. . _...it ,i,„„ .....,,, , . _ ... ..,.., »r' ' '7 e* 1 ' 4*k 1*., ' ”,I, . ',:,:.„if istj FIE',10*a M d i ,,, I ;i . ea ., , . -40 1 tat ;,. mom, H. IL � a° -..- -,,---=' -'..s.--7 sem.. 4`1� , � � ,A i• �..ililnFye six .,.. 4rv.dp8 'S Ysa ,..�� .tet �. �`:, yai..',-,t'-'-",.:',f'--=',;',.,. � . yy .w a^.s°e Y' .. .< »`�+�,.. �.,. '��� z e�^P`H v�.:.,> ..,� +'wwr�ny�,,. m �� >,. �Y ,a_...rwA �^ . ry '" eeMer'W+aw.+ei..^.� {-.tiY .. was 3 . „ € aim s � � t ` ice'.. ,. ' v _ I y , �"� p�, 4Y x.ars ..; t _ ._... .- ra • a v , t ' .. 4 4 sir "ra �ti $ ^ a tit q.. • 1 I . 1 Edina, MarchMinnesota EXTERIOR RENDERING, 9, 20�� DJ R P.RCHITECTURE INC. D I C I B I A SUNSHADE 0 Z. PREFINISHED METAL int „,v PARAPET _ __ .. _ _ _ - _ _ _ - PARAPET _ - �WN/en 124'-0' ^11�0 .JZ 4 S i G INtu_7 C - METAL PANEL U u in g2, v _ f '-',:- a .� -_ PREFINISHED METAL 4 Uma_: ..:«« CANOPY II i. (% T NANDOVJ .- .-.. ___ — — Qn�,c 1i 710'-0^ s r ALUMINUM STOREFRONT- L lii . DARK BRONZE o �}; _,-' ,. .,sm. ” ...........:.. LEVELI t STONE VENEER O3D View 2 A4 NORTH EXTERIOR ELEVATION — g 1/8"=1'-O" z I PREFINSIHED METAL PREFINISHED ALUMINUM- CANOPY DARK BRONZE PARAPET- —727-101/8" — — — — — — — - — — 24'-0 SIGN AGE SIGNAGE-BY TENANT 3 1 . S�GN7'-SCE ALUMINUM STOREFRONT go E" TOVNNDOW — — — g ` 8 / 110'-0' ®® E_ :E. ......1.7.4 ' - .. 5;k:4 .. - c Snc ca a STONE VENEER A. 1 II . - =.—_ ._a� iTi ,,,a0..,,,,a0..,,,PO91N gW/, LEVLI _ _ « . u 4 e u A3 EAST EXTERIOR ELEVATION — • i 1/8"=1._0" o 3 3 O3D View 3 DARKPREFINISHEDE LUMINUM- ida o o SUN SHADE \-- LIPARAT — — • z4oPE4 METAL PANEL CANOPY • x T.O WINDOW F., • 110'.0^ — _ _ "a A ...-- ALUMINUM STOREFRONT t♦ E 1 I E 1 1 E I 1 1 1 1 _ ,, 1 LEVEL 1 —, — W'-0 STONE VENEER 1/ OSOUTH EXTERIOR ELEVATION — 1/8"=1'-0" A JIII „,,, ALUMINUM ♦ PET — — // I°``' 1 - - - — . �....... _. _ METAL PANEL Z SIGNAGE SIGNAGE z SIGNAGE-BY TENANT - I- 3D View 4 i PREFINISHED METAL CANOPY A � Q 170' ONDOW __ _ _ _ _ _ - - - — w ALUMINUM STOREFRONT W i 2 J wITJ ig 10 LEVEL t — — 3 iE 00' Ips RF- STONE VENEER ~$ W Al WEST EXTERIOR ELEVATION 0 0 0 Alpo,, idirfr.•s•-:,e... ••• u • ..',41Tik.4.,45A-. ,.„ :....... -. j , .:::-:•'...:....:..-:47-• -,,-. ,--• • -1. •.-- / r •.' ' /...:. •fe.. rid& -.Air,..\ 7•.0., „ ::._ --z. --.-- . -%?--v4,-‘ ••.,•—.......‘:-....mm , yr.0- . ' ---„Afottrio...44re..• . ... ...:..:... . .: . ,A. ;No. , .-.. ,-• , • ,,,. 0..,....alos...„......:. ..:.:.. .:. ,/sem �� - �rfrwvilly::.:.,:.....:::::.:.-.....;:... .TP4.. ® ;did. �J� �� '::: a� ..... ......... . . i ::::::..f..'."..-!..:::!•- .-.7:::-..:.. :....,:.:-.'7..:-..:::!.: ::F' .\r-.':'..:..-..'':. .--.; ....:1-f',...:-.•;•'.':•.;:,:,..:::,•.::;":-: ;..'::.'::::::.:i.:.:::'::1.:...:': ...'-• ••••:.":.*.";;..-.....:::. :-::.--....-.--: ...•:::...:.:-...::*:...:•::-;.-..:.::..:.:•: ..:........ .....7::''-:••••••••:. ... ...i.9::-.1:..• A A nl 1. ... . •..,.. ... . ,.... 0 ,:::...:.:s..., ..._.•:.,.. 'ft ..!...•-.., . .•.•. .. .., ... .. ... ...„..,......... ....-;.....:.J:.....::::.f.;::: .:,... ....::..._ ,As., <:-.:::.• •,,.::. . co1 .:.:_ irt,\ 1 N v EXIT 73 q . , ...]:-• •.. . C/) m n \ i c l, \ y 4 . .. . . G, 1 (41,0 s.•:- i-..,4 , 1 . 1 ® . b... ., taP •K r O 00 K I 0 '. T-59/32" 5•-527/32- 16-0" 23-1' ) xi ',•:;'*Sr Vitir m i OWZ Oa' Z I• (fl > cn8D • m -•:..•ini*.: 00----i ,--iii , \� ii* J tu oocu/ . ..:: :::::,-..::-:•..:::-..;i:.:;'.:.':::::.:.:..,.::-..:- .,44 .,-:..., .:.::,•-::: :::. / • C2 a.- - / ./.';';.•:-.,, - / y ..'s.,-:117 II ,..,.:.,.:...,,.,,,,,...A.,�!N : mm" a .........',....:.. .,...... ,...:N‘1, ...::::I O 1 A.A. Air* 47i�: Z � ©.iceitigininv ' � ►* � ��war' 1_ _ - - -.. .. - - - - - - - - - - - - - - - - - - - - D - - - r-.- s M Z § X 0 0 =O o D FRANCE AVE SOUTH > Z c H �i D O D O Z r 7J -1D cn Z r Z - I v I v m 70TH & FRANCE eoy�aay�ar"'eabe e�afi�ow DJ R s m:erene�eooa eammmamraayr my 3901 70th St W Edina,MN IA I.T „ •: •, , sPoee f Mlnn^eaobunaer ma bwe mine anm �gp�e e sl i ARCHTECTURE, INC 333 Washington 0 Ave N.Suite 2,0 INA FLOOR PLAN-LEVEL 1 Dote: Project 015-069 ,,,,.„ Minneapolis,Minnesota sseD, I (v'({�yH n3f � 6,2.676.2700 www.tloinc.com Dale: 03/09/216 O ussr CONTRACTOR ore. Drawn by: CS Checked by: SB h. I C B I 70TH STREET WEST za =Rs 0: : 11 ; 6NIilkNiik1-,, .. .: .,.... ilii - -, i21&dr, !f' 23'- 1? 1T " �� S-0': ..18'-55.9`. 7 RETAIN ING WALL e Y�� V.,:. x ,,. , STONE 1::. :. ,1 \ RIGHT OF WAY LINE � , / ' SIDEWALK TENANT 1 .>',:.1 �= B j�� L 401 '`' 4,000 , GROSS SF I :. I "' 1111 =p: IL 1111 ` \� igiii ' alF. ' �0 180 ; �� ► MONUMENT SIGN UTILITY 'A121 N� . 1. ' : 111.::. , gnfi.�•,•:�:. I,„,, , ,,,„„,„ . TENANT 21, ,:,.y.,:_,, 1I ,..: _� � '.u-.'' I 3,850 ...OIARA I— � ,• I. :: • GROSS SF t = 1 11 ��.1. :i.i:::'.: 39 parking ,ti�> co :',0r: :, spaces /II NII I ': w ; : .. . a �� F'' II. MINIMEMME=i1=11=MIIIMMINISIIIMMIZE Ba-12513T E TRANCE ' I — TRASH/RECYCLING I ,1Rlii .f.,j`-,,------- 0 LU, i,irit.-- -11...:,, 7,,•,- -,,. :..'::•.: . TRANSFORMER Q I LL w 0 )0 4 kiir/i I 44yori::-,:::: , {1' i:::;.::•Aff,*:::16:-.1.-: :.: 2!:::;•:: ::::,s, 4,00:•:•!....,:.... ::,•,••::-.,::.::, .:... •‘. :,. .•: •::•... • .1,:t �' • a` l - om= '_ \_ o Tom: O� Ro =J : Aliow :T � FLOOR PLAN-LEVEL 1 'e<L IV ' H1 m ::.. _ • / / •'/ EXISTING WETLAND ,\Q-/ PROJECT INFORMATION \.§'<(1/ / Site Area 6.83 Acres / / II FJ/ I Building Area Residential / ) Level 1 63,989 GSF i / Level 2 58,400 GSF o / Level 3 58,400 GSF f� ----- Level 4 58,400 GSF t // ; I TOTAL (Residential) 239,189 GSF iI Parking i P1 104,047 GSF P. 1' Parking Provided 120 Stalls // N ; Surface 250 Stalls // _ .�_-. _ Structured 370 Stalls . . .__ . TOTAL '. / ,\ EXISTING ; \ to / , PARKING I STRUCTURE EXISTING ~` 1111.112 ' OFFICE j1 i \` I i , -..,„i lli. — — _. 41Piro• A 1100, 44:401wain O41 /4,7 /.. N, r_ \ ,� , I Ij �� y 3 � ` /* �,+'' ENTRY "�\ ! — / .G GO U RT 4; �.: /� ��� si °�°�� f, I , a 011 �\ �� • '�s At .� 410, a`t�e //�//�°a> ,•„� ( Nk '..N- N• 471 ,:,* ',;"% ii ;°:::::1>, I 41).* _ s:- 4111 ' � \ e° "%+,,,.. CC \ 8a ` .� oCO URTYARD ° � C., ,,, 1 N . .--%._ iAv -itvoi cc ,- \ \ \\ N-4‘*4116;\*.t. ,:;44,\,4(,. N:,-.,- ,. N* e • 44:y:-.• iiti.. (..7 41116104 ''" '' K. 0 \ l ��. 44,„ 4' ::-Sti%);?,,, 1:tell11111. w' , -i iii l o o h.. J EXISTING RETAIL \ \ i � b` �. ti k_ ' 7/f \\ �mmn ' \ F 411 1 __ _ �” - \ ///I/ ,Siik CI > gill 403 �J . HIGHWAY �d e > OFF_ 16g .� :ammo:M_ — reirsisil — RgMp , 0 60' 120' 240' �; LINCOLN DRIVE _--- 0 OPUS Lincoln Drive Residences Concept Sito.Plan l 0 6 Edina, Minnesota THE OPUS GROUP D F , --":' :. ' - .. '-'''....v. , „ ill'2: y , q . ALNUT RIDGE 1► . +� _ ; t� PARK idir.44,r, 1 . Alt 414k, 41 ',IV' a ,,,,i et ti 4 4 -..,.••• - , l'irek.' 44 41 "IA *t" "*. ° 4** \ 4. IP * : 1 . = I.r I .4 .1: . "' - • r RE6I0`NAL= .,_._ , ..n ill lei IF 0- b • TRAIL . . ...• .. i _ ' , ` ..• : . .-e,„ - .1h. -'41,Smifr WETLANDS ,i e • ;4. " ,. V. s ft - ' ' '41" . ' ' ' - I ` •• A/ '.*4 I4 s 4° ;• OFFIGE BUILDING*til " :1- ' — .. • - p: , N. PROPOSED CONNECTION ` t - REGIONAL TRAIL .. ..ice. - • '`1�/ I . i . 'T5 � • / µ ,r .. .....,,,, .. .. �P,., g �� /� ! w .. r.. R S DEONC*ES F .�s .4 „,, i. ';. "•e, . y • A, . . w RETAIL �; ��,� V- e m a HIGHWAY • \ . , *�: ,-.4-4k- . 4: . . - v. ' z ,,,.., . i , El= ,„10,:b$ ‘F-- , Ac.,;,,,,..,,,., * 444 < , - . 'Ittii " ''. LUZ *4 ''''' - t, ...-ir'lL' immemmisiimomsnal, I -.xs: a ., m 0 187' 3 75' 750' 6 OPUS, Lincoln Drive Residences Context Site Plan THE OPUS GROUP Edina, Minnesota 03.09.2016 i , If r •I I,. , \:i. i Pr'.t!o.' v1 ,, l • 4. • A ,�1 1 f11 y, A rd xr - h.-f � 7 s : mis i a• ,ti t 1,4 it. ti ,. ., 3 1 11 It . !!i .e, y,ah : • F d ,t I x • • +I t ,,. ... ^ . • - .. -. ... - .... ._ . .yt • • 3 .sem •- _ g �' -..,7*,"�` �". < r. s;>' . .s .r • ..y` < r . , mss •_.t sr: ,.P' ti r rr ,. •. .; r .. . a§ kC ...c . _x _ , - .1,,,,,1„ _ - x • , .x . a' w . — e s ..c ee+. 3 , . rdr1•a . <.t- Ks� , a . - .; c .j: p, -ra N. F .,_. ---'- 1.%*It'N% 1 ,te`VOY,'',/ e., If �.,� „-'7, . I .atei .:Iszi„,:til,-,1,\ �e w' � • i ,: `,, - - i. _ :‘. .-e. ,mss' -S'l,� fes' „ ':11P.''.:1117 .,'�l......:::-.,,,...._,.., ,.ea. - , �� � "gam 1I .Z , .•- _ lila ' -'a .''"�-� rd' t y: \, 9���.,a�� �� �'.t� c_ "'„1 J. :- t r a F I! ;r or-.r .•. ,”— s. 'a, 1 P' sy c _.a y: wo.',: •' � I;, _ ...iT.'' '. • ,.'E, ,1 aY s\�:il� +k1 ' .-` _ 'Y At: • - }1 �'+.a •if, J - , C ��r- ` .- " '_—` x 4,446.4440 ., s , w P Lincoln Drive Residences Existing Conditions O �� Edina, Minnesota THE 03.09,2016 OPUS GROUP • ta L-....,_/-- 5 y . ,_,u, • o e 1 2 -4 41_ 'g' iffr . PP' LOWER P`RKING LOT 4 ' 1 1 es 1 Q ` I IZLI 4 1 f 11 \ Jj . fill1111.). . ./ i ' - AIL _.,..___,-.5 '. 41\..0 41 ill ‹,1' .7 / i jp.4 /I 101111N- ,, ,,, .... EXIST IG PARKING ��,erffir ''4 w• ` RUCTURE1 rj.0, 0, i7 EXISTING OFFICE BUILDING / 4A '‘ 1\ 41414Nosp, / „ till, Ii !‘ ,ter` ._0_,„ __,_______ ______, Apr a���. EXISTING OFFICE BUILDING lipin., Via p �,-,,,, a LI W � -- -J i NIII 4r 16,4 ) 41,‘ ,._......,„„, s., _ ., , Imp ,o,„ . , -\--------- --... :? 4 * - 4 \ •,nom \t* : „,"\‘,„ , VII ` ♦ 40l0A©,' 011111,• 111111(. /^/ \r ham: � ��� I®�iIi ,, 5' \ I` h C il /111/4461\\ k. c )‘4 4110 illt .,,, , (;) 10 \\ \V' S - Ar I iike, PARKING LOT,)-., U V' F 111 ._ , ,,r, , 7,, cNNilJ'?� 1.2) 0 , ,,,, q k _ : „:,,.., ,,, 1 xti'-\\--rr:? i 111411iiibilillighdir W1110 ' 6, ® 0_L2,,,,,,___) ,D10§4,, ,. liklii11ki11111 //11111111ca,\AN, 0., ,, Ati!Nal 0 ,, c:=:_—__ :, 1111/1111 1 nn111��1111 ill, _ , 1 („7„7„,,,,, ,,,........ ,... 7,...., x _ _ 1 _�- - 0 60' 120' 240` � _ \ LINCOLN DRIVE o _ �, 6 OPUS Lincoln Drive Residences Existing Condtions Site Plan THE OPUS GROUP Edina, Minnesota 03.09.2016 .......muinrL-71"IMIIIIII.:1HMI - .............. , - ow.'- - - ---- - -- --- --- _ .., " --..a. •11111•111.11, ------- 1,..... MM! MMEnneamminalllin- -------- , rt p jar_ .....4.1 . ---------- -"'' -"''. -----ii 11. 1\1 I it "re * 1 ri MI 111 NOMVITuli .71....--rw. ________ -------- • L r,it,....i.- ........- mays P -......"'"""......"'a-.. .--------------- ---T-- ', .,,,, .0 le r...... ..---4 I -....--- ---alt . ii--.....„-...1.000•°".. I I; ..,_\ %, ,,,lid*. ._-........, 0211.1".. 71 N''''"Li :Ili ............" 1 rii al ,I I lirlir ............._ , ---,. ii---- m , _I ....V.-.-VCIIII IN LAW."--' Th1011 ..willirwEC 111 kl HMI annummuli 1111111110...-, ---------___ Jitmo 0 ell 1,.; , +., " ..g.-•-•;"*-Fj , ji _ -, c;- 11.....11 I I ie- 1 1„,,,,,,ji 11,1 11 ill 1-- -... am " I 11 li I lirtr . pi liror , I 111100. ' kiii _:- I I II 1 1 self ___________ ,1 - -.74:314 ...!i •■=.4"_" ... ......____,_ II I pi mr ... ! I, „....._ . 1 1,. , 1 1,1,-,r, Ii ., ____. ,--- _ , i . . d- I I Inr ..........._ __...„,„„Imm• mu II ill I- II I I'liJ, -4 rt, 11.11 111 I Frill- •0 ---- , --- Mill 1111 lillimmummow ION ,. . 1111 111. _ • 2'.. rFE,:,,, 1 '4 . - 1111111111ft,--- -----/I. ------------- ill 1 ---- g -------- 111 I IIIIIr _. 0 , pi ,.. II I ......: w , --..b._ .... 4 .1. 111 I , .1. I I Ph' 1 Ill..-. ....., . , .. iliii k kw .1 ___, , ,0-: 1 I - ph II 1 _ ., _ _ , i„ .... . ...,-,0 .... I I II I 1 b I' "'''''miiiiku I illii I. No—7 ! I Mill .0-.0"---- I. 10,,-*"' ' . . . .5_ 4"- • k. , vet, rim '.:., ..,- t-p 1.4.; ,41.. •. 1 ‘ - Prkeilikfloi 1-:,..,::::*•...4' - ,- ..... . ti *ft it" „II-': ,:'... , , - ..." -- . ...-tlo, .N , 4i„ (\:1*.viP,'• ‘i1 -'1,* ' _- 1 , ,, s .,--, '".,..%,•7 i. , 4. i- IN,.; ., .•", i LI 4001.1111.W. VA it,,- s .1 I WI 't. . , 1 .Y. A.,..• ..., „ , ,1 , , -A.,,...,..--1„;-: 114 ---- :-'0 t, .. ,? .. 1 ,t_ .4 1,-•. -4.4.1,replit _- re pr ' '-: -',,:.,ftl - -- . : A- -2.,} _.-T- 4:.. 4 ‘.'..,"44A:,..- -----,-4114....A`Ty* * - 1:,. d _-- ,,, ,'., 1 •' w. 1 ' 'S;:. . 't_ : ..•_„, . - P.' ria,•<..e ,, 121,,,i -.,',.., - -- - CS4 0*---___ ---....„....._ ...- ‘.,:.'-'''''i 4.-,,•!".'.•' ------ D.:: t: VI 144 . "....,. '1___-- '.AV-ei• .:11 -.1. ..,-/i3 -4sV"--- — • 1).1(_, ,.... -- = -:, -t... 1k ,, t -'p '..,,.,1 _ ......, , _.. ,___ . .. ---_–.--,-, 1 --................„.....„.........,........_ 'VC - •-•-p -,-- -.,---wr-:-"......„.' ---,, 4:`'.. -'1,,,' , -.. - ... 4.,3,-,... -. 4.1--kt --,.`...,-'.z: • -- . r, l;' -4;i' ''' ---.---:-.-v'i-.v•!.,7,;—f--,.-4,-1:-,-„-„-sY- .4_.-,-.`-z$*•..-.,..1,,, -.„---zL. •A- N : .... r,--1At.•6 , Ca§1 k..... _ ,-,..---:, ,,.7-1t.,-..,b ,.,-, - -. --„-), .• - • -I.,: s, -._ - . ,,- ,,.. 1"'..-''. ' -,-• `.t7,'.,e ..,.. a ...7,--,..\ 4,1460.,.. ,0 14.-- ; ii--,,.,.,,-...'',--lk ',- ".„---71'.*-.-„Z---4 „,--- quit - c .,..•• , .',...,,,-. - c •••W,At''',Pt41.7. '...1. ..1. ':.- '' . '''' , ••• --,--`"e- **--,• i.?". "";-' 4•.". -'---. --k.34 .7 .' '.0 rti..-'., ' '41t‘t`- t.,,,,,, p •-, ,- .V, ..., 4 ii qiii or C ,. A i. ,„4 .., „.....,,,,,. .„..,,,,_ ..'‘` ,.., / N ,-- ..------ 6 OPUS Lincoln Drive Residences Edina, Minnesota Conceptua013V.09ie.,0w16 THE OPUS GROUP 1 bP ' •,..,,,,, 4000: (_, ,..e.,1:7,.,.,,,....„,,,,,,,,„,si..,,,,,,o,,,.._______'..ii.,!4irs:_,..--..-:. I oof:_- --io, i iiii , Iii.'.ii:; ,, ifor4/1, 1 :,(.._/,._r __ --- ----- 1 71111 g0-• ...................... ----------- . \I IIIIIIIIIIMIIIMP"'"""-- _......-010.11 osymil 1 ,„„iglItilm r".•0107— si I • . s . IrPN_I 1,;‘, 1 0 ji 5,;;;•001'St,'., -vow° 11-1 a•••••01'. ...n.°°°'''- 10111.711111, I rilli /21 I sM Ili_ : 0 I 0,..4 - I PI 1 4ra' Of 0 I -,-,...,---;------- - ".rt- „,_____ _ _--- _ __ _ ____ ----7--- ' ; ------ I 18 il- ' 111101., ''''--- - - __.,--- 1111101120 lioogirglii" - 3' I:1 ft 1 1 ; - ___ --•'.,---- ,, ' 4" '' 1 r-- 1 I ._,--, ... • . , , glib it 1 i Z1 '' ._ A -at 1 ".1.! 1 41 ----_______________. ,_ ''•4'1- IN ^ne -----1---- 41 1".°. '-- __ -li .40 14 i %;.1.001.!...7., ------.. -----""::-•-:---_"-- ., 1 1111 I _ eli till- di I — lit... ....4.11.1.r. . I I i ,1_1 1 " -• . , 44% ...-1111114. - --_,__ i ....;1_,,_ ,t. - 40; 11 1 Ill ,-.',,, , ..- ,,,... ilit -.1•00 v-Iiir j„... II --------------. - A ‘1.19 -. . ,>> aip- g „ ...,, ., I . .- ..,,, ;-.4. ,, 4"-.4. •..p. ' . 11*-- ...4.746%. 111111411 1 r ' fir' 1 as , ,41* Ilr• , . 1 \-.."4114....,.. . ,#.,:itelp - - :7 , - ' ',.. •,-. • - 4,1•,'- ', - ,.",' 4, Pit' —,--,;'T • 4.._ 'sr f. • 'r! ''''._ *I -,,4- ,.., %O.\ .%".."4:01'4-4ft.,.._ ,,„Itio... VAd ' ---- - I ,It- ' frio I le' - ot 110,1 • •-•-•4c .-3v169P- '';g.:.,, =;- -4 . I. 1- z-- .......4.614.P.1 ,,,-. .._ -16:7', .,?1,, ',.-..-- 1 "•...ibe,........agro. 4 I r .., W• 11:'' ' t0- ,, --, p 4.4111.7 11101•,111h141 0 , ,0,00. „.• t, 47 , , z_ , - , •EE- - - . • - • - - :11-1 _ . .„ ..".... .....__-- ‹.---1.111 1 0 - . ,• - -----:',:w. — .; ...-- 13.4' .,_ - - -- t'i .f. , 4.`• ,- ,..,.-4:.....'2.,e-c___ .. __ „.'3 40, _ ----- 4'--. 1ii - _11;. ..,,, , -j ' , .0 ,v.-. 4 , - , 4 YeL. :1'- -'-. ' 0.'-'.4,4rif-c. -- '"•'"•• ..„, _ •-, ....- , ,-, , . 44:k-4,,,- 4,..• -P-' —,,J-*:.. I • , -- - , ., 40 , ,4 , "4,_ ..4, ,._.. .1, v t).E,.. -,. ,,.! - * -....,:‘, 14. 4-• - "--..- - _ --, _ .,, ----_____ / •-•'-- - --_,..., • -- -, / ),•.': .: '`''' '', ' ''i.'L-- .r.... .,,-_--- - --,- - 74:,. 4,1'. iie -f''' -- ‘ ...*: 11 —>-, 11‘ .-11,.. .i.p.,!...,,..,„;,-..,..,.iel„. - •,,,ck .., -_,.. '-'1177'7'.'".-1 - - - ' r ^ -,•,e.... '-t, ...."*C‘ .-... ‘i.14.4 'i..'ic•'' , ts - --..— '''',-'-',-- ti'-?-"- – .' , •1:-.9`I , "4 ,- -\\.-\'i \l‘,. ."•\'' Cb' i', -P'it" 'aigt$0.,,,•--` SZ \\\141: C(0‘14* ,1---.- - 7--- - ; - __-------- 6 OPUS Lincoln Drive Residences Conceptual View THE OPUS GROUP Edina, Minnesota 03.09.2016 -----, -- _ __________ NM --, _ ._... . . IN mi in I. -wilstii.— r 1 111-9 :,rrifurifilir III I I i El _.„ -,..„.,....:—. ,... , _ - --,_ T 717 77 imk..... . _ I 11 Ti iiii_, ! 'n n- 11-111 rt r ri iirj 11 . 11 . . .= _ --- --. I - 1 IMF i- 1 1: Hi— • II 1 !! I II ri 1 •III 1r71 11 Mr r ' - a '. — -- "--- '1 -1 :..,- -:--.-., -:;._ .;," ••••, , .1 _ mit lik i i „... 1 '111 . rill ,........_ 1 .1 .., .Tr.—,--i ,,, ' ' Il I I, 1, illilTill MI! r ge......m.m . 1 i NI ' . II obar • 1 I 1 1 F! N 1 .1 . ,, ._ .. ! N T. , , ,.r. k... , I I IP RI is , . grariSPI --1 ' rA ."'. -' , to .. ' .., lc r ! -- - • I II • i 1 1, , ,_:",!- P.• I ..10; j -. ...- L t*-7•' '.. •,z, •--,,-— -, k,e,:- •zty.,..-= , ; • PszsilIiiiiiim 1 11 m i ii . , N L • '-.V . 11;'. --'''. -'" ':P '.' 1---- ' ..:-i' *.• •-- ,,, N.-- ,-,i 6../.1. .=.. • , ::?.;.: ,.-r 'F: 2•x:;NV':',.,i-'',,, : j'-'). ': ,•:- ---____,.., ,.. ' . . . , 1 1 , o -tiiina§;711., '' .',...%;i,: "- i- •i''' .,...i••':• 9',..tit,.:.,:•,.., -,,,,, .7 ..' 7,... ___ _ ---------- - , ,,•\,:•1- . 11,-Arr, :1 i III .. . . .7* '-- „.......„ I • , . ,• . . a, •,3 :,., .;,,,,,•,, P,,,‘ 7.: ___. • ---- , - - '...• .1.i...4.'-'7.-,A4-4 ',- '-40.'..tift'‘ , 1 ______________ ____ ' • .:4*. 1 , ''"—• i ------ ---- --- t i.--,-4 :...!.'.,-.. ____ ,.,‘, __ __ . _________ ;-------------- .,_ ___-- ___-„,_---- ------ .---- c----- tkeS% . ..., \O's° 6 OPUSLincoln Drive Residences Edina, Minnesota Edina, THE OPUS GROUP -td t :r, y „,pec---1 I Ls• � J' r. - sip ,. - -. 1 r _ { aig„ ��. wnr " ' qt ! ,—► awl/ „1 Pi_toi 11; al PI III 1" ' rw. YYX a- ENE Ma iNIMM ' 1101,111161061110 I - ••-• A i �,. 'firIllik 11111111116‘71! lbw IPIP Illi , t `�1 + ILS - , .i ry 1111.s 1 ' / .1:C ;@ I - ► 1. ,j1 ` \ '��'oo'� a , _j-'_v „ _ w• � ? S >> n cif .• IN 5ao '� -:s ,..... ,.�• wr., 7-1 - ¢. _. ., iia _ _. —� _ - , ----, , _ --.---.”' J l „ a .nt flair- it - l / \t w► 41114P- - _ rte., .. - 1� elk ye OPUSDF/ Lincoln Drive Residences Character Imagery - Amenities THE OPUS GROUP Edina, Minnesota 03.09.2016 ..... 4 ,s.„ ' •.' .‘4 le t ., .... „ ,.. .. iii ..V.*: 1' I it\rillit '-' '''' • 1 ' ' '- k•1',..'• oL ..;,' . . '' 'O,'” - -. 1 ' '' 4 -'• -jr • P ?..tr , , .,, , . , Irv, , ., .. •Ifk. ,....,„_ tir, .$11 911• • '4,40 — ,, ' ' ,4,...y.i....:.1,.;,,V 1 Z41'1 14,,,,: . .... .-- f ,,,,.'4,0:',110. •in;'4-:'It* 1:$4.4. . li.0," -• 4V. '. itel ^4, ,4.1 44.4t 4. 4 ', 4: • 411N,;;_„,' * ' :I. '''' ''.' sAl'441*: ` .* *,"4 i (t,t;.,..t-;, -:„,: ,,k,..N.-... -. - , , ,,,),, 1 t,i . 4Ar•P',.. '. ‘,.1`.•• All":04.,',, .:',-X4: ,• *, ' _ , . ,1111tr, .. -,A • • '1' . s '. I a ' A . .. '5..•';''''' ''''' - ' '''Iti';': :Ai..'.......S4.4YA ''.'.5 '",biltik:. . ',Ci41; ,,,`,14.`,,, 1:.''•-l-4,.' .,,.i '": '+,p,,.,,,4r - , _%N": 44.,4,• '• se • ,' ' • t i f . . . *N.-2,,:.' .ra. 711111,1ralrkm, ' . '-','•iii; ' 14 4...Sti".VA:'''1 ,'•' -, .,-:''• •--, . - .' * ; : *-' _..-'44'.t n I . it ,.,,,kkik.r ,"K Ate V', .. ''•",•"."7-", - - i J ,..,,.,.,...,. ,1 * it 141 s .,..1 ,,. „. , ... _ y-.- 0 ... - to.:* t., ,,stii) - . - -zt, '',- ,, 14V 5 .y.... --'' —,,,,,,--- -- ; -,-',..‘ -, "', .-', .e- r ••• ',-.,. rik •Al ,r4:17. e itik,'.,.. ' ',./.411 641",k.t:'''t.,.,%:,,,'ti';'-ii,;:,,,' 4 ,.., . . .; ,..,.. ''. ' a-4— ' '' 1 6' *.T--: . . .„. . , , .01.,4,.- .... .„. ,,„. ,...,;,.A.,..,-, ,.., ,,,.„, ,..s. .. .,„ . ..„-, .. e: :?: . I i .__ " ' X' ' . 'r -et'4•• -44 t.,,r,,,,- ,.ti •!.'. .,„ .15,;, q v ,..,..., . , , ...0 ..., .„ ,.,,, ,. — 4 .,.r ' ..41 '-1.' .iik‘, , • -.1,,', i / , ; -*, ',.- : ‘ ,, , 1 ,, , I ` , . , 4-1 1L7-4,•11- t - 1,, • • 1 ,.,, . , • 44.(, 01.in p 1 ,....,...,.:, rtt :,,,, , , • . ,.,t ‘‘. ' it)L,t, r410''''. .'* , ,/ • -,_ .....t,„, .i , . .., . ... ,.. -.0 ,..,, - .4. i ‘1.k\ f7. 0 i •4 'is ?i i ''' . • ,f...; 1 t if/ ... t s i• .• , '-'. 4:7- 1' A.:« v-a ) ! *.3 \ ), ti •,e'it11" ,, -„,. 0) • t ip- , • , - • ....411. ...: ." f0 '.'';l'j..6...4 I. ! ..' '''i). / + . k 'i t.' ' ' ., '' c ) , i /41.4... .1.,• 41; , 0 I ,•,' - t -,-1,-- .4.t et • I i." ''• ' , • . • • 1- . „1„ -- , • •;' _hie . , , . . - ,,,I,„,c, :,..•,,. , i. 1 it ^.,..! . . ic. .4 l• , 1/. ,‘ / 1 ' r. ' • tl, '''',ft. ,' f il .... &_ r ., , , ,, . Alit.4 .4 ---7- 1"- P'V41%. * ' -..-tA, '.., ._• ,t,retwitkItiv:11.s ' '...4 -,• . ' if, .,,, '1.,/i;''., 4-,,,,,,4,-,..,. ..,- --. ,, :i ; : fi.••• •(.,t• i -----,,, '.." 'F' 1 ii• '711! - 1, 7 t•I'• '44-7.-,...,„ - ri' , ,,, ), s ''.-- -1 \'`IP' ..4-,-,,,,--is- ' t'. `SN .'C's• ,..„-4,,'-''',444, . - 4 . . '' - p ...(0:•,...,:-•-•:'. -,,i„.'AA:: .,,, :1•,••• ,...,-• ,c- • • .- • . , . .. •Ait, N.' • • '• 14 - - •-,'.4-4. . i' 744111k4\._,-; ;';''''•••••;',,-,k.i f"• .4'41-ni vp ill' \ - ' ' /° '4• if w.t..;.',.fts,J.- -..- :t.:.-:, :I f-,4-.,,i; -.. •4,Aup r,.., 1,, • ' .. ' 1,-. .,, '. --=---,,-— ''' *......;t ''s• " ., ` , ::;11,g7fk. ,,,.'k t ...;‘•ii:„.' ',. .. .1",'.,-5,. ---,_ •- '. i'.".1. '„' -;44' StAL1 '7 • : -7'7' ,44 -;..- ,,,,,,,,,it. „. 1,...:... ,. •-::'114:"`k-4"41' .....:19.11;;*'.....':' '''',,..' :.,*'''-'',.:....%I.,•.`'..;;;4,41. ..,...-4., I --% ', , ' ,----, . 1 t,.-. - 4., , ;...,,,,,,t• . \ i.,(...., , = . ‘PNN,,N i 1•4 ' . ' lt IL. . ' ..., ,,11•2.,- At' . 0 • .441if .' /- .''t... .. • S •t • :‘ ',. * :1'4: .:- 4.+.4,,, \ 3. 1 , . ..-- .. ''. ., 7 . s, ."., . ,dirf -..,',• , !, ''‘'' I t k' 1.:*"..'fr,;.1:,..:,,v.,t,4;*:.t.::xit,•":2,,^..:4:..voi 'C'..V. .:..,;.1";'': 1 -).‘ - , / , 1 -...-^,t,.. '-, , .'.),,:k,'‘.. ,'. •:'' .: '' - , • e:, ,-..., . 4 , " • ,<..,...' t... ,• , ... '1'F''' ‘ C ... 1 , . I , , . ,,• ,- '. • illti, ......, . . ' 1,14/\:*4\k....('-..F.•' . ' ....1 l' 'OF—'' ''' .... — , - ..,... , , • • • -• j‘ ,..• \\,,s .k;,,,,,,,....••••••••••".""" " 77.'""'"3"' ' / ' ' • , , __ . ' 4 .'- 1 --- --. '''‘ .T,- : ;ft - ' •/ -it> ,• .. . - , • , -, . . =._ it _ . -r-4414' - .. _,,'•-4. \•<,,,...... . . • ' --.1., • 1 , -t „1,,, \.„ ,. s,t: , , \ikt I t. : ' .1 11 I,,' -- ' 1 1, , s „, . • - ii . , ' . , i -_,N'.-r. • \ , . '1 • `,.-N'..- .- v....,...,,,,,,,r,•-•,' ..7 . , . ,., .il, 4-..4,,,. _ ,,... - • , I - -• ,-,-"*?\ -.. . , A •F ' ' .... F.k..,,_• . t 44%. .. , , ,•-,,,,, ,, . , _ . ..1 k -• -- :='-',. - '.-'"'"--4.,-; `, ' '\-5t;:.• s.„-I't * -,..' til ,, -,,, c• ' ,:•"-'4"!, ' ..: --/ . '.. 1 t.'.'•,‘" '.. . t . . —"..'F.'..* '.. -,x 1..c- ,-,... t•'...•••-- 47: . r ' .'' k.,...% ,.., .• . *ik, ' ' - :, ' , e, - k, ,. Ay-* --••- '44'4 t* ' ..1'41 . v . , .., % t . ... - -V •- • ''. . ' -', '.. ,' * ' -- t, , ' L • illt: ,.''''' ..,....... _....,.....,,.,e4,..! , ,.... . fir.,-• , , - 'twit- • .. .„, , . ...c.,.,....„,......,mr, , -"-\ .. ,,,,,,Alt,A , .4' A '•- 411/4k 7-'1' ,,4 -7Nit217-..'' '' x 0 r t - ,t . t•ir .. .'7'.1 i \pi . , t"\17\A ' ,.- 17-''.'-'''''\f,iiii,4't '-'''''''4N•Ik'''t.' ' til,, ' : ''''''''i . 4 - . . -... , 4, • • • ' ' 1-'. ri.' IC - -• " IPt •-•tc--fi,,, . - . . . .. , • \it-, •1• •-4--4, - 4 • •, ' '• . , , ip„\iii-'.-\ , ..., 111 .:,IP .- . _ _ ., t 4', , . , 1 . -..: t. • - -., . .. .. ' , „ t N # ..._ . . #,-; ‘,.- ,.,. ..., ,- , ,. - ,, , ..,„„.. 4* : t 1 4`.:`4 ' '1 ..S.' ' ';'-'.''**'''''..'4*;N``I'Vkt..'' '' '' At i - r./ - - . •-.,-,,, • , '71 t-,....,-,- It '''.'..:. ;, , -:,'_ • .•''' .ck •-• /.,.? # •-4,,,.., ...-. 4,-- .-,,,,r. „-,„ ,. ,.\ 4., A ',••:,`I .1'...1..-e. -40.44,-,,,, i 4,1 lair 1 ; --1,..,..--.-- . - , ..,,t . , t „,...,,-,,'A.."-: .., •i,. '4, ,,...s ....- .- ••-t• • - - .., ." .', ,....r. .• -- N•."-1-. .. :`gt; -, I.' : 4 ,,,..A.-,, ....,',- -,iii3 ,7 ' ' , •,_ ;"" 74S...\, ,.....-- :-;',. .-', ' 4\ ''' --.'-'3,4::* ,....,' '.-',::.',"..".;:". -k ..s"-• ,..; , 1, • ''',i i ' , - ..N.' , 4 , - • ...- , i i ,... . • . -,, • . • „ , ..... . . -. ,-.-r,---.,.. .;,T•-. . . ,..At,-. _.,--, I..., f. . . ,. . . , - • .---..,4.•,.,,..4::-.--,k,„..,,,---..*';'.:1*4-INAtt.',, •'... - ' -.. /.',.)'-*..."'...'''4,-. -, ‘4 .n. • • ..., • ,., . •,t.,.....- ----,-., „T.; „t--A -I , - ..-....,,;••, .1,-.' I, ,- A----' fr 1 I , . . -- -- - ,....-• . , . 1 1 - - - # - .• A • -,:c4I,14, \N',- •,,,' ,-,:--7,`,1- ' i '', • „ „.., • I - , , .,.e., , ' — , ' __‘_ ..._:. -....„1:::'::: ''''' * ...•-k: '' ..1,,,yr&i:".'::::.1,.;k-1471.4„: A L.'- 1:41i,s i'4 '._ ,/,0 'it.0s,...-lisioihtAissitho,,*_ts ... , t , ,--_ - ., : ---;-.- :',•• .••-••,, 'il tt,'7: -...-40%. .-'-', 40. N. '''''‘' ' 1 - ---- - --------P• , 1 , i ..,. ,,,,,, , •, , . .,, Ns .__,..--- _:/ - -, • -' \ , ';." .---- .. .i.'-'1,4‘` •-•(`- ' ' , ',, ( ' ' I• i t i' \ 1 t , : 1 ''' 0 i* \ k 4`. ,' /I , i 1 , ..,. .• - ; _ - 0 - 1 ,.. i ... :/ ..., lilt . ,t t,.:,,,,.....,„e ,'47 7, .,. t \\ , _..4, ' - 4, ‘ iii 1 k , , i ,it i s --,- -, . ,.. Atial/ I ' ' N. '''''' '1 1 '44 1':'; i 1 a 4.*..* 44\ ' A ' * , ti , , .. ... ...••• it s 6 OPUS DF/ Lincoln Drive Residences Edina, Minnesota Character Imagery - Landscape 6 THE OPUS GROUP