Loading...
HomeMy WebLinkAboutApril 6, 2015 PrAdy West Side of France Avenue/Southdale Area Planning Framework • WORK GROUP MEETING 1 Monday,April 6, 2015 I 6:30 to 8:30 pm I Community Room,City Hall MEETING AGENDA Item Description Lead Time Action 1 Introductions Michael Schroeder 6:30 2 Agenda review Michael Schroeder 6:40 3 Work Group charge Michael Schroeder 6:45 • Review work plan • Review meeting schedule • Articulate principles • Agree to move to next stage 4 Protocols Michael Schroeder 6:55 • Meetings • Basic strategies • First focus on areas of agreement • Ground rules • Public comment • Notes vs. minutes • Open meeting,serial meeting • Other protocols 5 Chair selection Michael Schroeder 7:15 Action required 6 Distilling Kick-off meeting input Chair 7:20 • Key themes • Not looking for solutions • Initial charge is defining principles • Focus on grouping • Questions 7 Public comment Chair 8:00 8 Questions and requests for staff Chair 8:15 9 Announcements Chair 8:25 10 Adjourn Chair 8:30 Next meeting: Thursday,April 9,6:30-8:30 pm Minnehaha Room Macintosh HD:Users:michaelschroeder:Desktop:West Side of France Avenue and Southdale Area planning framework:Stage 1:Work Group Meetings:WG Meeting 1:Meeting 1,agenda and base attachments,20150406.docx AGENDA ATTACHMENTS Item Description (a) City of Edina Small Area Plan Guide attached separately (b) PowerPoint from Kick-off Meeting attached separately (c) Stage One Schedule of Meetings see page 2 (d) Work Group Members see page 2 (e) Unsorted input from Kick-off Meeting see page 3 (f) Summary of current comprehensive plan guidance for study area see page 6 (g) Schedule The Work Group will review the following list of meetings to confirm availability of most members. Adjustments can be made during Meeting 1, however the dates for meetings 8, 10, and 11 are set. Meeting 9 may be needed based on feedback from a work session with the City Council and Planning Commission.The Work Group may determine the need for additional meetings as Stage One progresses. STAGE ONE SCHEDULE OF MEETINGS Meeting Event Date Time Location 1 Kick-off meeting Thursday, March 6:30-9:00 pm Senior Center 26 2 Work Group meeting Monday,April 6 6:30-8:30 pm Community Room 3 Work Group meeting Thursday,April 9 Minnehaha Room 4 Work Group meeting Monday,April 20 Community Room 5 Work Group meeting Thursday,April 23 Community Room 6 Check-in meeting Saturday,April 25 Senior Center 7 Work Group meeting Monday,April 27 Community Room 8 Work session:City Council Tuesday, May 5 City Hall and Planning Commission 9 Work Group meeting Not determined Not determined Not determined 10 Planning Commission Wednesday, May 7:00-9:00 pm Council Chambers 13 11 City Council Tuesday, May 19 7:00-9:00 pm Council Chambers Work Group The planning process approved by the City Council included a Work Group composed of 12 members. The process allowed for expansion of the Work Group if, during the Kick-off Meeting,the neighborhood/resident interests AND the commercial property/business owner interests agreed to an equal expansion. At the Kick-off Meeting, neighborhood/residents interests desired expansion to five, but the commercial property/business owner interests did not agree to the expansion.Therefore,the composition of the Work Group remains unchanged from the original charge of the City Council:the Planning Commission and City Council appointed six members;the six remaining members were nominated by participants at a Kick-off Meeting held on March 26,2015. It would be reasonable to reassess the composition and size of the Work Group at the conclusion of each stage of the work, however the equal representation among neighborhood/resident interests and commercial property/business owner interests shall remain as a guide. WORK GROUP MEMBERS Representing Appointing/nominating body Member Planning Commission Planning Commission Jo Ann Olson Planning Commission Planning Commission Steve Hobbs Community-wide City Council Michael Schroeder Neighborhood City Council Steve Brown Commercial property/business owner City Council Peter Fitzgerald Community organization City Council Lori Syverson Neighborhood Neighborhood/residents Harvey Turner West Side of France Avenue/Southdale Area Planning Framework �)l Work Group Meeting 1 �/,% page 2 Neighborhood Neighborhood/residents Julie Chamberlain Neighborhood Neighborhood/residents Colleen Wolfe Commercial property/business owners Commercial property/business owners Robb Gruman Commercial property/business owners Commercial property/business owners Jim Nelson Commercial property/business owners Commercial property/business owners ... The Work Group, at its first meeting,will select a Chair.The meeting will be initiated by a "convener" appointed by the City Council.The convener's role is to bring the first meeting of the Work Group to order,to facilitate a discussion around items already determined,and to allow the group to self-select a Chair. The convener established the agenda for Meeting 1.The Work Group may determine a different sequence for discussion items for subsequent meetings. Kick-off Meeting Input Staff has compiled the results of the Kick-off Meeting in raw form for use by the Work Group in Meeting 1. Easily transcribed results are included below as nearly as possible to the original work recorded on sheets by each group.The instructions for each exploration are also included. For some groups, no information was provided. EXPLORATION 'B:'CHANGE Consider the properties in the West Side of France Avenue/Greater Southdale Area and how they might (or might not)change over the next ten or twelve years. Understanding if change is possible helps frame how a plan might best respond to changing conditions or be prepared to perpetuate conditions that are not so likely to change. Working with others at your table,review the "Potential for Change"map and color code properties to suggest how likely those properties are to change or remain as they are. Code each property: Red, if the group believes change is likely Green, if the group believes the current condition is stable Yellow, if the group cannot reach a conclusion The color coding resulting from this exercise will not form the basis for recommending change,just as it will not form the basis for a property remaining in its current state. Rather, it will be a piece of the information used to understand the broader conditions in the West Side of France Avenue/Greater Southdale Area. To the extent possible, include brief notes tied to each property suggesting why your group coded properties in certain ways. SUMMARY OF EXPLORATION 'B:'CHANGE Group General description 1 Most parcels tagged stable(green); changeable(red)tagged parcels include NW corner of 69th Street and France, 7200 and 7250 France,a parcel immediately across from the entrance to Centennial Lakes,and the SE corner of 76th Street and France Avenue 2 No information provided 12'; West Side of France Avenue/Southdale Area Planning Framework ( Work Group Meeting 1 page 3 Neighborhood Neighborhood/residents Julie Chamberlain Neighborhood Neighborhood/residents Colleen Wolfe Commercial property/business owners Commercial property/business owners Robb Gruman Commercial property/business owners Commercial property/business owners Jim Nelson Commercial property/business owners Commercial property/business owners ... The Work Group, at its first meeting,will select a Chair.The meeting will be initiated by a "convener" appointed by the City Council.The convener's role is to bring the first meeting of the Work Group to order,to facilitate a discussion around items already determined,and to allow the group to self-select a Chair. The convener established the agenda for Meeting 1.The Work Group may determine a different sequence for discussion items for subsequent meetings. Kick-off Meeting Input Staff has compiled the results of the Kick-off Meeting in raw form for use by the Work Group in Meeting 1. Easily transcribed results are included below as nearly as possible to the original work recorded on sheets by each group.The instructions for each exploration are also included. For some groups, no information was provided. EXPLORATION 'B:'CHANGE Consider the properties in the West Side of France Avenue/Greater Southdale Area and how they might (or might not)change over the next ten or twelve years. Understanding if change is possible helps frame how a plan might best respond to changing conditions or be prepared to perpetuate conditions that are not so likely to change. Working with others at your table,review the "Potential for Change"map and color code properties to suggest how likely those properties are to change or remain as they are. Code each property: Red, if the group believes change is likely Green, if the group believes the current condition is stable Yellow, if the group cannot reach a conclusion The color coding resulting from this exercise will not form the basis for recommending change,just as it will not form the basis for a property remaining in its current state. Rather, it will be a piece of the information used to understand the broader conditions in the West Side of France Avenue/Greater Southdale Area. To the extent possible, include brief notes tied to each property suggesting why your group coded properties in certain ways. SUMMARY OF EXPLORATION 'B:'CHANGE Group General description 1 Most parcels tagged stable(green); changeable(red)tagged parcels include NW corner of 69th Street and France,7200 and 7250 France, a parcel immediately across from the entrance to Centennial Lakes,and the SE corner of 76th Street and France Avenue 2 No information provided West Side of France Avenue/Southdale Area Planning Framework -:` � Work Group Meeting 1 ' page 3 3 No information provided 4 No information provided 5 No information provided 6 Parcels tagged red (changeable) include 6500 France Avenue, NW corner of 69th Street and France Avenue, properties at the NW corner of 70th Street and France Avenue(except the Vitamin Shop),all properties on the west side of France Avenue between 72nd Street and Parklawn Avenue, Macy's Home Store, parcels at the NW and SE corners of 66th Street and York Avenue, and the Hennepin County Library/Service Center;other parcels tagged green (stable)or yellow(unknown) 7 No information provided 8 NE corner of 66th Street and France Avenue tagged red (changeable); parcels on the west side of France Avenue between 72nd Street and 70th Street tagged green (stable)or yellow(unknown) 9 No information provided 10 Parcels tagged red (changeable) include all parcels north of 66th Street and east of Colony Way, the perimeter of Southdale, parcels on the east side of York Avenue between 66th Street and 70th Street except for Cub Foods and the strip mall, Hennepin County Library and the office building to its south,Yorktown Mall, 6500 France Avenue,the office building parcels on the west side of France Avenue between 66th Street and 69th Street, parcels on the west side of France Avenue between 70th Street and Hazelton Avenue, all parcels on the west side of France Avenue south of 72nd Street;all other parcels tagged green (stable) EXPLORATION'C:'WHAT MATTERS? Regardless of the perspective about changing properties,the West Side of France Avenue/Greater Southdale Area is facing pressures and,with that, neighbors, commercial property owners, and business owners are likely to raise concerns.This exercise intends to begin identifying the key issues to be addressed by asking, "What matters?" Working with others at your table, discuss the"matters"facing the study area and then list the most significant that need to be considered. Use the What Matters list provided. It is understood that there are likely more than can be included on the list, but the intention is to highlight those that are most important to be addressed in the scope of this process of considering the future of the West Side of France Avenue/Greater Southdale Area. SUMMARY OF EXPLORATION `C:'WHAT MATTERS? Responses 1-4 Group 1 2 3 4 1 Traffic Green space Density Controlled parking—out of sight 2 Population growth Buffer zones between Traffic must be controlled Transit(buses)to reduce commercial and and on landscaped streets congestion residential areas 3 Density Height Floor area ratio Traffic 4 Maintaining/protecting Preventing increases in Minimizing traffic Not increasing density of single family residential vehicle traffic through crowding and delays on apartments,condos, neighborhood's character single-family housing and artery streets offices,commercial school areas buildings beyond what is permitted by current plan 5 Home values maintained 70th-Parklawn off France; Commercial businesses Landscaped buffer maintain low density,low prosper with attractive between France and the =<'©''ti- West Side of France Avenue/Southdale Area Planning Framework Work Group Meeting 1 �, page 4 = height,buffer section buildings sidewalk on the west side 6 Traffic/transportation, Infrastructure capacity Quality of building Safe and convenient ease of movement of (roads,storm sewer, materials pedestrian and bike people and goods watermain,sanitary,fire, movement police)and who pays for it 7 Traffic Building height Density Water related issues (vehicles/pedestrians) 8 Density Building height No retail Transportation and traffic 9 10 Traffic-transportation Parking Density Anchors:medical, hospital,Southdale Responses 5-8 Group 5 6 7 8 1 No change north of Parklawn 2 No canyon effect from Perceptions of"open Key issue:buffer Schools buildings with height and space"even in the residential from too close to streets presence of buildings commercial and traffic 3 Aesthetics Existing setbacks— Maintain or increase townhomes maintain green space 4 Appropriate buffer Improve attractiveness of Improve walkability Ensure that water table buildings by streetscape and environment are residential„e.g.,Sunrise is adequately protected ok 5 Traffic patterns should be Limit population density Walk-able and bike-able New construction would efficient and safe to suburban community be required to pay atmosphere—that's why upgrade costs for we chose to live here infrastructure 6 Maintain vitality of No shadowing of adjacent Housing for all levels of Respectful coordination district and library residential income with Richfield and Bloomington 7 Balanced taxes Quality of education commercial/residence 8 Green space Infrastructure No TIF money used improvements cost initial and construction underwriting borne by the developers,not the residents,i.e.,fire,sewer, water 9 10 Work force housing Competitive edge—Edina Access to Southdale Protection of residential as a destination Corridor neighbors EXPLORATION`D:'IDEAS Everyone in the room tonight is here because they're interested in the future of the West Side of France Avenue/Greater Southdale Area. It's likely that everyone also has an idea about something that would make it a better place.This exercise is oriented to exploring ideas—some may be simple,while others might be more far-reaching.Tonight, all ideas can be considered. Working with others at your table,think about improvements,enhancements,activities,uses,or features that might be pursued to make the West Side of France Avenue/Greater Southdale Area a better �r1,'� West Side of France Avenue/Southdale Area Planning Framework ( --...'1,' West Work Group Meeting 1 <\®,. page 5 neighbor, a better place to do business,or a more integral piece of the Edina community. Translate those thoughts onto Idea Cards,with ONE IDEA PER CARD. Describe the idea through narrative,drawing,or any means that fairly conveys the essential basis of the idea. Be sure to give each idea a title. SUMMARY OF EXPLORATION `D:' IDEAS Group Idea name Description/support 1 Green space [along Adds to quality vision;realistic idea;everyone will like it; France Avenue] developers won't like it 1 France Avenue More green and not a freeway;not sure about reaction from boulevards Hennepin County;everyone will like it;developers won't like it 2 Buffer zone Creates a tolerable buffer between France Avenue and residents;serves homeowners in South Edina;best applied from Valley View Road to Parklawn Avenue;realistic idea;residents will like it;developers won't like it 2 Create new thru artery E- Helps traffic flow;serves thru travellers;best applied at 76th W on 76th Street and 77th Street;realistic idea 3 Maintain as resident It is important that the areas adjacent to residences not friendly interfere with enjoyment of property;best applied to the west side of France Avenue;realistic if residents'interests are recognized;residents will like it 3 Residential walkability Keep safe for people to walk;best applied to the west side of France Avenue;realistic idea;residents and visitors will like it 3 Maintain or reduce comp No further information offered plan 4 Footbridge or tunnel on Safety, walking;best applied to 70`h Street to Parklawn France Avenue Avenue/Gallagher Drive;realistic—like a tunnel under York Avenue;pedestrians and parents,people with disabilities will like it 4 Set standards for Maintain/protect residential neighborhoods character including buildings that buffer by avoiding traffic and parking problems and adding residential areas attractiveness;best applied by all residential areas;residents, people who pass residential areas will like it;people who want to build buildings that don't fit the character of the neighborhood won't like it 4 Beautify France Avenue Present our city in a positive light, it's an ugly concrete jungle; greens and flowers on medians,sidewalks;very realistic idea 4 Trolleys or other Facilitates movement other than vehicle traffic, adds charm; circulators through best applied throughout greater Southdale area at a minimum; Greater Southdale Area very realistic 4 Sidewalk along France by Improve walkability between residential, office, and commercial hospital areas, improve safety;best applied in front of hospital;realistic idea 5 Landscape along France Safer to walk on France Avenue;best applied from 69th Street to Avenue by sidewalk 76th Street;realistic idea;neighbors—all residents of Cornelia area will like it 5 Cornelia School Diversity and density area good but if this school's standards suffer current homeowners will choose other educational t217"1,1,_.' West Side of France Avenue/Southdale Area Planning Framework Work Group Meeting 1 -. :> page 6 options;value of homes tied to academic standards 5 Density—where does it Highest density should be allowed to occur in the approximate belong? center of Southdale along the major pedestrian spine running from Centennial Lakes to Southdale;realistic idea 5 Giant traffic circle Eliminate all stop lights 5 Balanced commercial Allows residents to walk locally for most of their daily or weekly offerings needs;realistic idea, except maybe for hardware store;active residents will like it;sedentary residents won't like it 6 Food trucks—at Generate activity;realistic idea;city residents and visitors will Centennial Lakes or like it;nobody won't like it Southdale or along Promenade 6 Community block party Sense of community;realistic idea;community will like it;cars and/or open streets won't like it event 6 Integrate trails Connect Promenade to other trails,such as Rosland Park, Nine Mile Creek Trail;realistic idea;everyone will like it 6 Safe pedestrian access Encourage people to walk to mall;realistic idea;neighborhood from streets into mall residents will like it;speeding cares in mall parking lots won't (particularly across mall like it ring road) 6 Promenade—more connections Street closure—block Sense of community party 7 Save the Southdale Affects the quality of life for residents of Hennepin County; Library and service center realistic idea;everyone will like it;developers won't like it where they are now 7 Retain current comp plan Maintain standard, change of comp plan is not in the interest of requirements for density, the residents;applies all along France Avenue in particular;very height,and realistic idea;residents in the greater Southdale area will like it; traffic/parking developers won't like it 7 Balance tax base Fairness in sharing tax base[unreadable]business should help lower resident taxes;realistic;residents will like it because of city's larger tax base 7 No more restaurants on Keep traffic from west side of France Avenue the west side of France Avenue 8 Shared parking Makes better use of land;applied in multiple areas;business owners should like it;no rational person won't like it Heavily landscaped It's simply too busy to be a pedestrian street;everyone will like France Avenue buffer it Strong open Walkability/bikeability is very important as is park land for space/pedestrian future growth;it is a realistic idea;residents will like it;no one connections won't like it Pedestrian corridor—not Safety;its is a realistic idea;residents will like it on France qt, West Side of France Avenue/Southdale Area Planning Framework z Work Group Meeting 1 .7 page7 Height,density and floor To protect the city;best applied west of France Avenue; area ratio should not residents will like it;building owners won't like it change Current comp plan is Community members spent thousands of hours defining comp correct plan;entire community is served, this is the last best community process;this idea is not only realistic it is right because it honors citizens'interests;the citizens will like it, the Council should like it because it honors the residents intentions;developers who want expanded height and density won't like it 9 10 Comm unity It should not be us vs. them;the neighborhood and greater Edina can all win if we work together;idea is realistic and critical to our future success as a community;most people will like it when projects are complete and being used by neighbors Summary of current comprehensive plan guidance for study area Edina's Comprehensive Plan,which was adopted by the City Council in 2008 and approved by the Metropolitan Council in 2009, provides guidance for land use policy in the community. In the study area, parcels are guided generally as indicated in the chart below and as indicated in the map below: SUMMARY OF COMPREHENSIVE PLAN GUIDANCE Code Land Use Description, land uses Development guidelines Density range LDR Low Applies to largely single- Massing standards(under 1-5 units/acre density family residential development)and Floor to Area Ratio: per residential neighborhoods, impervious coverage current Zoning Code* encompassing a variety of limitations would apply to lot sizes and street patterns ensure compatibility of infill (see"Character Districts" construction. for more detail). Typically includes small institutional uses such as schools, churches,neighborhood parks,etc. LDAR Low Applies to two-family and Introduction of more 4—8 units/acre density attached dwellings of low contemporary housing Floor to Area Ratio:per attached densities and moderate types,such as low-density current Zoning Code* residential heights. This category townhouses,may be an recognizes the historical appropriate replacement role of these housing types for two-family dwellings in as transitional districts some locations,provided between single-family that adequate transitions to residential areas and major and buffering of adjacent thoroughfares or dwellings can be achieved. commercial districts. May include single-family detached dwellings. MDR Medium Applies to attached housing In new development or 5-12 units/acre density (townhouses,quads,etc.) redevelopment,improve Floor to Area Ratio: per residential and multi-family complexes integration of multi-family current Zoning Code* °� ' West Side of France Avenue/Southdale Area Planning Framework lWork Group Meeting 1 / page 8 of moderate density. housing into an May also include small interconnected street institutional uses,parks and network and work to create open space an attractive,pedestrian- friendly street edge. HDR High Existing"high-rise"and Provide incentives for 12—30 units/acre Density density other concentrated multi- updating older multifamily for senior housing may be residential family residential,some of buildings. increased to over 30 units which may contain a mixed Work to create an per acre, based on use component. attractive,pedestrian- proximity to hospitals, May also include limited friendly street edge and proximity to low density office,service or provide convenient access uses, utilities capacity,level institutional uses primarily to transit,schools,parks, of transit service available, to serve residents'needs, and other community and impact on adjacent parks and open space destinations. roads.Other desired items to allow greater density for senior housing would include:Below grade parking, provision of park or open space,affordable housing,sustainable design principles,and provision of public art. Floor to Area Ratio:per current Zoning Code* OR Office Transitional areas along Upgrade existing 12-30 residential dwelling residential major thoroughfares or streetscape and building units/acre between higher-intensity appearance,improve Floor to Area Ratio-Per districts and residential pedestrian and transit current Zoning Code: districts. Many existing environment. maximum of 0.5 to 1.0* highway-oriented Encourage structured commercial areas are parking and open space anticipated to transition to linkages where feasible; this more mixed-use emphasize the character. enhancement of the Primary uses are offices, pedestrian environment. attached or multifamily housing. Secondary uses:Limited retail and service uses(not including"big box" retail), limited industrial (fully enclosed),institutional uses,parks and open space. Vertical mixed use should be encouraged,and may be required on larger sites. MXC Mixed use Established or emerging Maintain existing,or create 12-30 residential dwelling center mixed use districts serving new,pedestrian and units/acre areas larger than one streetscape amenities; Floor to Area Ratio-Per neighborhood(and beyond encourage or require current Zoning Code: ll West Side of France Avenue/Southdale Area Planning Framework ,(44.1.)- ••) Work Group Meeting 1 page 9 city boundaries). structured parking. maximum of 1.5 Primary uses: Retail,office, Buildings"step down"in service,multifamily height from intersections. residential,institutional 4 stories at 50th&France; uses,parks and open space. 3-6 stories at Grandview Vertical mixed use should be encouraged,and may be required on larger sites. CAC Community The most intense district in Form-based design 12-75 residential dwelling activity terms of uses,height and standards for building units/acre center coverage. placement, massing and Floor to Area Ratio-Per Primary uses: Retail,office, street-level treatment. current Zoning Code: lodging,entertainment and Buildings should be placed maximum of 0.5 to 1.0* residential uses,combined in appropriate proximity to Floor to Area Ratio may or in separate buildings. streets to create pedestrian exceed 1.0 on a case-by- Secondary uses: scale. Buildings"step case basis,subject to Institutional, recreational down"at boundaries with proximity to utilities uses. lower-density districts and capacity,level of transit Mixed use should be upper stories"step back" service available,and encouraged,and may be from street. impact on adjacent roads. required on larger sites. More stringent design Other desired items to standards for buildings>5 allow greater density or stories. density on the high end of Emphasize pedestrian the residential housing circulation;re-introduce range above,would include: finer-grained circulation Below grade parking, patterns where feasible. provision of park or open space,affordable housing, sustainable design principles,provision of public art, pedestrian circulation,and podium height. RM Regional Hospitals,senior housing*, Form-based design 12-80 senior residential medical medical and dental offices standards for building dwelling units/acre and clinics,and laboratories placement,massing and Floor to Area Ratio—Per for performing medical or street-level treatment. current Zoning Code: dental research,diagnostic Pedestrian circulation and maximum of 1.0 For testing,analytical or clinical open space amenities medical office uses. work,having a direct should be provided for relationship to the larger sites. Density for senior housing providing of health services. shall be based on proximity General office uses are to hospitals,proximity to permitted. low density uses,utilities capacity,level of transit *Senior housing may service available,and include:independent living, impact on adjacent roads. assisted living,memory Other desired items to care,and skilled nursing. allow greater density would include:Below grade parking,provision of park or open space,affordable �''., West Side of France Avenue/Southdale Area Planning Framework ( Work Group Meeting 1 .- page 10 housing,sustainable design principles,and provision of public art. *Floor-to-area ratio,or FAR, refers to the ratio of a building's floor area to the size of its lot. Thus,an FAR of 1.0 could mean a two- story building covering 50% of the lot;a 3-story building on one-third of the lot,etc. Upend LOR L..fMHh......l a1.O4.R woo 1111.4.4.11•0.61..1 LOW 1....*,AM.N.PJ..N-0.04. -Op•O.n 0n111 attn. 0LH.4.hmOmnI14.... -000.PYNN.CYM "::1 M h.19e.JPW. _ WS IOP-HON.,Pe00H1. -GC Ce..Lnh Mbh Conte t----1 IAN U.MJM<en lt,Mry j' -1Y,.11ydertoel CnnM.14 -I Na..O+4 111 1111 l1 : ^„ie I 12 L . t ,t 3t 0 �� :III vet t � � kieidtt Limits 1. 2Stories:24' �t,r, ag 3 Stabs:36' 4 Stores:48' 8 Stoles:80' 4 �� 8 Stabs:86' 1. a ?i 9 Stories:108' ` 4 I I I llt e ....!1 10 Stoles:1201 cau.w,♦.. _ ei ?t 12 Stoles:144' ��++rr��11 Standard Height111 c,ap HU`s L__J Podium Height ;.� ys.3 t�' • wla.f El r,. I 1( r,2 w.M.. l2 INI�, Future Land Use Plan with ' Building Heights aJ ,City of Finns% F�'��' West Side of France Avenue/Southdale Area Planning Framework `trrr �--1 Work Group Meeting 1 tel -,' page 11