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2017 06 28 Planning Commission Meeting Packet
• Page 1 of 1 Agenda Planning Commission City Of Edina,Minnesota City Hall,Council Chambers 4801 West 50th Street Edina,MN 55424 Wednesday,June 28,2017 7:00 PM I. Call To Order II. Roll Call III, Approval Of Meeting Agenda IV. Approval Of Meeting Minutes A. Minuted;Planning.,Comm ssionJune14,.2017. V. Public Hearings A. PUBLIC HEARING:Subdivision with Variances-5404 Park Place B. PUBLIC HEARING:Comprehensive Plan Amendment&Rezoning-5150&5220 Eden Avenue C. PUBLIC HEARING:Site Plan Review&Parking Stall Variance-NE Corner of France ' Avenue&69th Street VI. 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. VII. Reports/Recommendations VIII. Correspondence And Petitions IX. Chair And Member Comments X. Staff Comments Xl. Adjournment The City of Edina wants all residents to be comfortable being part of the public process.If you need assistance in the way of hearing amplification,an interpreter,large-print documents or something else,please call 952-927-8861 72 hours in advance of the meeting. https://edina.novusagenda.com/AgendaWeb/AgendaView.aspx?MeetId=28... 6/23/2017 Draft Minutes® Approved Minutes❑ Approved Date: Minutes City Of Edina, Minnesota Planning Commission Edina City Hall Council Chambers June 14, 2017, 7:00 P.M. I. Call To Order Chair Olsen called the meeting to order at 7:00 P.M. II. Roll Call Answering the roll were: Commissioners Hobbs, Lee, Strauss, Hamilton, Bennett, Berube, Vice-chair Nemerov Student Members,Jones. Staff, City Planner, Teague, Assistant Planner, Aaker, Sr. Communications Coord., Eidsness, Support Staff, Hoogenakker Absent from vote: Olsen, Thorsen, Kivimaki III. Approval Of Meeting Agenda A motion was made by Commissioner Strauss to approve the June 14, 2017, meeting agenda. The motion was seconded by Commissioner Berube. All voted aye. The motion carried. IV. Approval Of Meeting Minutes A motion was made by Commissioner Hobbs to approve the minutes of the May 26, 2017, meeting; The motion was seconded by Commissioner Strauss. All voted aye. The motion carried. V. Public Hearings A. Public Hearing: Variance request at 6312 Post Lane, Edina, MN Planner Presentation Planner Aaker reported that MJL Homes has re-submitted a variance application on behalf of the property owners to increase first floor elevation of new home 6-feet higher than the current first floor elevation. This new home build was approved for variance by the Planning Commission in April to increase the 1st floor height to allow the basement to be elevated 2-feet above the flood elevation Page 1 of 14 Draft Minutes® Approved Minutes Approved Date: The Nine Mile Creek Watershed District has since reviewed the project for District permitting requirements and concluded in May that the new home must have an elevated basement 3-feet higher than the City approved basement elevation. Planner Aaker concluded that staff recommends approval of a 5-foot 1st floor height variance to allow the construction of a new home that will be more than one foot (6-feet total) above the existing first floor elevation of the previous home located at 6312 Post Lane due to Flood Plain Regulations. The site must be developed and maintained in conformance with the following plans: • Survey date stamped, May 2017 • Building plans and elevations date stamped June, 2017. • Compliance with the conditions and comments listed in the Environmental Engineer's memo. • Nine Mile Creek Watershed district permit. Planner Aaker introduced to the Commission Charles Gerk PE with the Engineering Department to speak to the issue. Appearing for the Applicant Mike Lindor, MJL Homes Comments and Discussion Mr. Gerk addressed the Commission and reported that Arrowhead Lake is a landlocked basin. Gerk explained what that means for homes that are being redeveloped on Arrowhead Lake is that the low floor elevation for the lake is established at 883.8 M.S.L. based on rule 4.3.2(b)(2) and will be applied to all future redevelopment proposals along Arrowhead Lake. Edina City Code and engineering standards dictate that residential redevelopment parcels at or below the I% annual chance flood elevation have a low floor elevation no lower than 2-feet above the 1% annual chance flood elevation. Gerk noted that Watershed rules supersede City ordinance when they are more stringent and that is the case in this situation, which is the reason the previously approved variance needs to be amended. Gerk explained that in this case because Arrowhead Lake is a landlocked basin that its lowest floor elevation is either I-foot above the surface overflow of the basin, or 2-feet above the elevation resulting from two concurrent I 00-year single rainfall events in a 24-hour period or a 100-year, 10-day snowmelt, whichever is higher. Continuing, Gerk said the City has identified approximately 10-parcels adjoining Arrowhead Lake currently at or below 883.8' M.S. L. if redeveloped would require a variance from City code. Acting-Chair Nemerov questioned if there is an engineering process for this landlocked lake. Gerk responded in the affirmative, adding the City has established the "Arrowhead Lake Redevelopment Lot Floor Elevation Standard". Applicant Presentation Page 2 of 14 Draft Minutes® Approved Minutes❑ Approved Date: Mr. Lindor explained that it was a surprise to him that he needed to go through the variance process again. He said he applied for a building permit and watershed district at the same time; however, it was found additional first floor height variance was required. Continuing, Lindor said he does not anticipate unnecessary fill except for back fill. Lindor asked the Commission for their support. Comments & Discussion Commissioner Lee commented that she appreciated that although first floor height was increased the roof height remained the same. Lindor agreed, adding he went from a 10/12 pitch to a 7/12 pitch roof. Lindor stated he made the change to keep the roofline as low as possible. Public Hearing Acting Chair Nemerov opened the public hearing. No one spoke to the issue. Commissioner Berube moved to close the public hearing. The motion was seconded by Commissioner Strauss. All voted aye. The motion carried. Additional Comments and Motion Commissioners thanked Mr. Lindor for working with staff and for keeping the roof height as previously approved. A motion was made by Commissioner Hamilton to approve the first floor building height variance for 63 12 Post Lane based on staff findings and subject to staff conditions. The motion was seconded by Commissioner Bennett. All voted aye. The motion carried. B. Public Hearing: Setback Variance at 5261 Lochloy Drive, Edina, MN. House Addition. Staff Presentation Planner Aaker reported that the subject property is approximately is 32,045 square feet in area. The home is a one-story rambler built in 1962. The applicant is requesting to remodel and add onto a portion of the existing garage and back of the home. The proposal is to add an addition on the east side, (back of home), that conforms to zoning requirements and to add a garage stall to the existing two car garage requiring a setback variance from the south lot line. Aaker explained that Mark Larson, (the applicant), Ellen Jones and Robert McKlveen, (homeowners), are requesting a 4.5 foot side yard setback variance to remodel the home and construct an addition to the attached two car garage. The addition will add a third garage stall that is proposed to be 10.5 feet wide. Page 3 of 14 Draft Minutes® Approved Minutes❑ Approved Date: The minimum side yard setback required is 10 feet. The homeowners propose to provide a 5.5-foot setback. There are existing single-family homes abutting the north and south lot line, both facing Lochloy. The home located directly to the south and adjacent to the proposed improvement has living space next to the garage addition. The proposed spacing between the applicant's addition and home to the south will be approximately 54.5 feet. Spacing between the new addition and the home to the south will be greater than the minimum 20-foot distance required for spacing between homes. Section 36 of the zoning code, requires a minimum setback of 10 feet total for sidewall additions to the home. The proposal is to reduce the setback on the south side to 5.5 feet Planner Aaker concluded that staff recommends that the Planning Commission approve the variance based on the following findings: 1. The property with an addition of the garage width and the request to deviate from the side yard is a reasonable use of the property. 2. The home is appropriate in size and scale with the addition of garage width allowing reasonable use of the garage. 3. There is a practical difficulty in meeting the ordinance requirements due to the existing floor plan and desire to maintain the character of the home while adding an additional garage stall. Subject to staff approval, the site must be developed and maintained in substantial conformance with the following plans, unless modified by the conditions below: • Architectural site plans date stamped: May 8, 2015 • Building plans/ elevations date stamped: May 8, 2015 Appearing for the Applicant Ellen Jones and Robert McKlveen, property owners. Discussion/Comments Commissioners thanked the applicants for their complete submission and that they have chosen to add additional trees. Public Hearing Acting Chair Nemerov opened the public hearing. No one spoke to the issue. A motionw as made by Commissioner Strauss to close the public hearing. The motion was seconded by Commissioner Bennett. All voted aye. The motion carried. Motion Page 4 of 14 Page 1of1 Agenda Planning Commission City Of Edina, Minnesota City Hall, Council Chambers 4801 West 50th Street Edina,MN 55424 Wednesday,June 28, 2017 7:00 PM I. Call To Order II. Roll Call III. Approval Of Meeting Agenda IV. Approval Of Meeting Minutes A. Minuted.:..Plan_ping..Comm ssion..lune..14,._202. V. Public Hearings A. PUBLIC HEARING:Subdivision with Variances-5404 Park Place B. PUBLIC HEARING:Comprehensive Plan Amendment&Rezoning-5150&5220 Eden Avenue C. PUBLIC HEARING:Site Plan Review&Parking Stall Variance-NE Corner of France ' Avenue&69th Street VI. 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. VII. Reports/Recommendations VIII. Correspondence And Petitions IX. Chair And Member Comments X. Staff Comments Xl. Adjournment The City of Edina wants all residents to be comfortable being part of the public process.If you need assistance in the way of hearing amplification,an interpreter,large-print documents or something else,please call 952-927-8861 72 hours in advance of the meeting. • https://edina.novusagenda.com/AgendaWeb/AgendaView.aspx?MeetId=28... 6/23/2017 Draft Minutes® Approved MinutesE Approved Date: Minutes City Of Edina, Minnesota , ,/ Planning Commission Edina City Hall Council Chambers June 14, 2017, 7:00 P.M. I. Call To Order Chair Olsen called the meeting to order at 7:00 P.M. II. Roll Call Answering the roll were: Commissioners Hobbs, Lee, Strauss, Hamilton, Bennett, Berube, Vice-chair Nemerov Student Members,Jones. Staff, City Planner, Teague, Assistant Planner, Aaker, Sr. Communications Coord., Eidsness, Support Staff, Hoogenakker Absent from vote: Olsen, Thorsen, Kivimaki III. Approval Of Meeting Agenda A motion was made by Commissioner Strauss to approve the June 14, 2017, meeting agenda. The motion was seconded by Commissioner Berube. All voted aye. The motion carried. IV. Approval Of Meeting Minutes A motion was made by Commissioner Hobbs to approve the minutes of the May 26, 2017, meeting; The motion was seconded by Commissioner Strauss. All voted aye. The motion carried. V. Public Hearings A. Public Hearing: Variance request at 6312 Post Lane, Edina, MN Planner Presentation Planner Aaker reported that MJL Homes has re-submitted a variance application on behalf of the property owners to increase first floor elevation of new home 6-feet higher than the current first floor elevation. This new home build was approved for variance by the Planning Commission in April to increase the 1st floor height to allow the basement to be elevated 2-feet above the flood elevation Page 1 of 14 Draft Minutes® Approved Minutes❑ Approved Date: ' The Nine Mile Creek Watershed District has since reviewed the project for District permitting requirements and concluded in May that the new home must have an elevated basement 3-feet higher than the City approved basement elevation. Planner Aaker concluded that staff recommends approval of a 5-foot 1St floor height variance to allow the construction of a new home that will be more than one foot (6-feet total) above the existing first floor elevation of the previous home located at 6312 Post Lane due to Flood Plain Regulations. The site must be developed and maintained in conformance with the following plans: • Survey date stamped, May 2017 • Building plans and elevations date stamped June, 2017. • Compliance with the conditions and comments listed in the Environmental Engineer's memo. • Nine Mile Creek Watershed district permit. Planner Aaker introduced to the Commission Charles Gerk PE with the Engineering Department to speak to the issue. Appearing for the Applicant Mike Lindor, MJL Homes Comments and Discussion Mr. Gerk addressed the Commission and reported that Arrowhead Lake is a landlocked basin. Gerk explained what that means for homes that are being redeveloped on Arrowhead Lake is that the low floor elevation for the lake is established at 883.8 M.S.L. based on rule 4.3.2(b)(2) and will be applied to all future redevelopment proposals along Arrowhead Lake. Edina City Code and engineering standards dictate that residential redevelopment parcels at or below the 1% annual chance flood elevation have a low floor elevation no lower than 2-feet above the I% annual chance flood elevation. Gerk noted that Watershed rules supersede City ordinance when they are more stringent and that is the case in this situation, which is the reason the previously approved variance needs to be amended. Gerk explained that in this case because Arrowhead Lake is a landlocked basin that its lowest floor elevation is either I-foot above the surface overflow of the basin, or 2-feet above the elevation resulting from two concurrent 100-year single rainfall events in a 24-hour period or a 100-year, 10-day snowmelt, whichever is higher. Continuing, Gerk said the City has identified approximately 10-parcels adjoining Arrowhead Lake currently at or below 883.8' M.S. L. if redeveloped would require a variance from City code. Acting-Chair Nemerov questioned if there is an engineering process for this landlocked lake. Gerk responded in the affirmative, adding the City has established the "Arrowhead Lake Redevelopment Lot Floor Elevation Standard". Applicant Presentation Page 2 of 14 Draft Minutes® Approved Minutes❑ Approved Date: Mr. Lindor explained that it was a surprise to him that he needed to go through the variance process again. He said he applied for a building permit and watershed district at the same time; however, it was found additional first floor height variance was required. Continuing, Lindor said he does not anticipate unnecessary fill except for back fill. Lindor asked the Commission for their support. Comments & Discussion Commissioner Lee commented that she appreciated that although first floor height was increased the roof height remained the same. Lindor agreed, adding he went from a 10/12 pitch to a 7/12 pitch roof. Lindor stated he made the change to keep the roofline as low as possible. Public Hearing Acting Chair Nemerov opened the public hearing. No one spoke to the issue. Commissioner Berube moved to close the public hearing. The motion was seconded by Commissioner Strauss. All voted aye. The motion carried. Additional Comments and Motion Commissioners thanked Mr. Lindor for working with staff and for keeping the roof height as previously approved. A motion was made by Commissioner Hamilton to approve the first floor building height variance for 6312 Post Lane based on staff findings and subject to staff conditions. The motion was seconded by Commissioner Bennett. All voted aye. The motion carried. B. Public Hearing: Setback Variance at 5261 Lochloy Drive, Edina, MN. House Addition. Staff Presentation Planner Aaker reported that the subject property is approximately is 32,045 square feet in area. The home is a one-story rambler built in 1962. The applicant is requesting to remodel and add onto a portion of the existing garage and back of the home. The proposal is to add an addition on the east side, (back of home), that conforms to zoning requirements and to add a garage stall to the existing two car garage requiring a setback variance from the south lot line. Aaker explained that Mark Larson, (the applicant), Ellen Jones and Robert McKlveen, (homeowners), are requesting a 4.5 foot side yard setback variance to remodel the home and construct an addition to the attached two car garage. The addition will add a third garage stall that is proposed to be I 0.5 feet wide. Page 3 of 14 Draft Minutes® Approved Minutes Approved Date: '. The minimum side yard setback required is 10 feet. The homeowners propose to provide a 5.5-foot setback. There are existing single-family homes abutting the north and south lot line, both facing Lochloy. The home located directly to the south and adjacent to the proposed improvement has living space next to the garage addition. The proposed spacing between the applicant's addition and home to the south will be approximately 54.5 feet. Spacing between the new addition and the home to the south will be greater than the minimum 20-foot distance required for spacing between homes. Section 36 of the zoning code, requires a minimum setback of 10 feet total for sidewall additions to the home. The proposal is to reduce the setback on the south side to 5.5 feet Planner Aaker concluded that staff recommends that the Planning Commission approve the variance based on the following findings: 1. The property with an addition of the garage width and the request to deviate from the side yard is a reasonable use of the property. 2. The home is appropriate in size and scale with the addition of garage width allowing reasonable use of the garage. 3. There is a practical difficulty in meeting the ordinance requirements due to the existing floor plan and desire to maintain the character of the home while adding an additional garage stall. Subject to staff approval, the site must be developed and maintained in substantial conformance with the following plans, unless modified by the conditions below: • Architectural site plans date stamped: May 8, 2015 • Building plans/ elevations date stamped: May 8, 2015 Appearing for the Applicant Ellen Jones and Robert McKlveen, property owners. Discussion/Comments Commissioners thanked the applicants for their complete submission and that they have chosen to add additional trees. Public Hearing Acting Chair Nemerov opened the public hearing. No one spoke to the issue. A motionw as made by Commissioner Strauss to close the public hearing. The motion was seconded by Commissioner Bennett. All voted aye. The motion carried. Motion Page 4 of 14 Draft Minutest Approved Minutes❑ Approved Date: A motion was made by Commissioner Lee to approve the side yard setback variance for 5261 Lochloy Drive based on staff findings and subject to staff conditions. The motion was seconded by Commissioner Strauss. All voted aye. The motion carried. C. Rezoning/Zoning Ordinance Amendment: 5I 09-5125 West 49th Street, Edina, MN for Great Oaks Development and TE Miller Development Staff Presentation Planner Teague reported that Great Oaks Development and TE Miller Development are requesting a redevelopment of three parcels located at 5109-25 West 49th Street. The applicants are proposing to tear down the existing two apartments and single-family home (I 0-units total) and build a new I 7-unit housing development. The subject properties total 1.43 acres in size. The proposed density of the project would be 12 units per acre, consistent with the Comprehensive Plan. Teague explained that in 2013, the City Council approved rezoning of the property to PUD, and approved a site plan that would have built out a I 6-unit attached housing development. The applicant/property owner at that time needed to sell 12 units before one was built. None of the units sold, and development was never constructed. The site plan approvals have expired; however, the PUD zoning is still in place. Planner Teague reminded the Commission that the current applicant went through a sketch plan review before the Planning Commission and City Council. To address issues raised during that review, the applicant has revised the plans. Changes include reducing the number of units by two to fit within the existing "Medium Density Residential" classification in the Comprehensive Plan, and turning the eastern building so it is a little further away from the single-family home to the east. The western building was eliminated in favor of detached units. To accommodate the request the following is required: Zoning Ordinance Amendment to the existing PUD-5, Planned Unit Development— 5109- 5125 West 49th Street (Vernon Townhomes); and Preliminary Site Plan Review. In conclusion, Planner Teague recommended that the City Council approve the Zoning Ordinance Amendment to revise the PUD-5 District with a new development plan to build 17 new townhomes on the subject I.43-acre parcel, along with the Preliminary Plat. Approval is subject to the following findings: 1. The proposed land use is consistent with the Comprehensive Plan. 2. Creates a more efficient and creative use of the property and would create a better connection to Vernon and the Grandview area with the inclusion of a sidewalk north/south through the site. 3. Parking areas and garages are internal to the site, and not visible from 49th street. Page 5 of 14 Draft Minutes® Approved Minutes❑ Approved Date: ?-'f". 4. Landscaping would be enhanced. Extensive landscaping is proposed around the perimeter of the site and adjacent to the proposed townhomes. The number of over story trees is over double the number required by City Code. 5. The PUD ensures that the buildings proposed would be the only building built on the site, unless an amendment to the PUD is approved by City Council. Teague said approval is also subject to the following Conditions: I. The Final Development Plans must be generally consistent with the Preliminary Development Plans dated May 26, 2017, and the materials board as presented to the Planning Commission and City Council. 2. Compliance with all of the conditions outlined in the city engineer's memo dated June 2, 2017. 3. Final Rezoning is subject to approval of the Zoning Ordinance Amendment revising the PUD- 5, Planned Unit Development-5 Zoning for this site. 4. A performance bond, letter-of-credit, or cash deposit must be submitted for one and one- half times the cost amount for completing the required landscaping, screening, or erosion control measures at the time of the first building permit. 5. The Final Lighting Plan must meet all minimum requirements per Section 36-1260 of the City Code. 6. A park dedication fee of$5,000 per dwelling unit is required. The park dedication fees are due prior to release of the final plat. 7. Roof-top mechanical equipment shall be screened per Section 36-1459 of the City Code. 8. Submit a copy of the Minnehaha Creek Watershed District permit prior to issuance of a building permit. The City may require revisions to the approved plans to meet the district's requirements. 9. A Site Improvement Performance Agreement is required at the time of Final Approval. I 0. Compliance with the Wenck Traffic Study recommendations. Appearing for the Applicant Rob Miller, TE Miller Development, Dan Ionescu, Architects & Planners Comments/Questions Planner Teague was asked how this site fits into the vision for the Grandview Area. Planner Teague responded that the subject site is not included in the Grandview District. Teague acknowledged its proximity to Grandview, reiterating it was not part of the study or the Grandview TIF District. It was also pointed out that the setbacks from West 49th Street were reduced noting the reduction in setback influences the boulevard character of the neighborhood. Page 6 of 14 Draft Minutes® Approved Minutes❑ Approved Date: Commissioners also questioned the sidewalk requirement, noting the grade change and the number of steps it would take to connect the site to Vernon; pointing out things have changed (Large MN DOT wall constructed) since this site received approval. The discussion focused on traffic with the Commission acknowledging that the new development would not greatly add to an increase in traffic; however, the intersection of Brookside at Interlachen is not good at present and should be reviewed. Commissioners asked if anything could be done to mitigate the wait from Brookside to Interlachen. Ed Terhaar, Wenck Associates, agreed with Commissioners that presently there is an issue at Brookside/ Interlachen/Interlachen/Vernon. Terhaar said during the summer months with street reconstruction throughout the Metro area in full swing vehicle impact is greater. Interlachen Boulevard and other streets are heavily used by cut-through traffic. Terhaar pointed out at this time vehicles wait until they can "get in or out" and take turns. He also noted Interlachen Blvd. has a designated bike lane that adds to the issue. Continuing, Terhaar said improvements could be implemented; however, those improvements may be needed regardless of this redevelopment. Terhaar said although the noted congested traffic scenarios between Brookside/Interlachen/Vernon exist today, the intersections at present have adequate capacity with the existing geometrics, reiterating no improvements are needed at these intersections to accommodate the proposed project. Terhaar further added that signal phasing and timing improvements could help reduce the southbound vehicle queues and the installation of flashing yellow arrow left turn heads on the southbound, northbound, and eastbound approaches would help these intersections operate more efficiently, resulting in shorter queues during peak periods. Concluding, Terhaar said he would recommend continued study at these intersections. Commissioners said they agree that at present these intersections are difficult and that the project as proposed would have minimal impact on the existing conditions. Applicant Presentation Rob Miller told the Commission he was very excited to appear before the Commission with the new project. Miller also reported a number of neighborhood meetings were held with neighbors expressing their support for the new project. Miller introduced members of the development team to include, Ed Briesmeister, Great Oaks, and Dan lonescu with Architects & Planners. Mr. lonescu addressed the Commission adding Planner Teague did an excellent job of describing the development proposal. lonescu told Commissioners he would be willing to stand for questions and offer the development team's vision on the sidewalk connections and the sound wall. With graphics, lonescu presented to the Commission alternatives for the sound wall and staff's condition of approval to include inclusion of a sidewalk north/south through the site to access Vernon Avenue. Ionescu stated they would object to the condition of approval requiring sidewalk access to Vernon Avenue from the sites. Page 7 of 14 Draft Minutes® Approved Minutes❑ Approved Date: e. Continuing, with graphics lonescu noted the hard neighborhood border/major pedestrian barrier to include an unattractive interior and exterior pedestrian pathway. He further stressed there currently is no viable sound wall "gateway" options, except for sound wall penetration or to relocate the sound wall. He added in his opinion none of this is aesthetically pleasing. Continuing, lonescu also noted with graphics the "natural" pathway from the neighborhood to Vernon Avenue (abutting the RR property) suggesting that the City approach the RR to see if that path could be enhanced; the development team would also work with the City, RR on this if appropriate. Commissioners stated they share the frustration created by the sound wall; however, if the project was approved the inclusion of the sidewalk should be a condition of approval. Comments/Questions Commissioners expressed the following: • It was pointed out that house #5 may be wedged into the site too tightly, almost as an afterthought, with limited vegetation and the potential for minimal natural light because of the sound wall shadow. lonescu responded that house#5 is proposed at two stories to achieve more natural light. He also added house #5 would be landscaped similar to house#4. Miller also pointed out the impact of MNDOT property abutting the site and its impact to the project needs to be considered. It was further suggested that#5 needs some massaging if it remains. • Commissioners asked the price points of the proposed units. Miller responded that he believes the units would be marketed between the 650—850 thousand dollar range. • The Commission complemented the development team on orienting the garages to the rear and the introduction of peak roofs. • It was suggested that the location of the individual "houses" be switched with the condominium building. The houses better relate to the residential quality of the neighborhood, suggesting that having the condominium building abut the RR tracks may make more sense. lonescu said that was a possibility; however, he felt the housing layout as proposed was less disruptive to the site. • It was expressed that the setbacks from West 49th Street are inadequate. • It was expressed that the mix of housing types was intriguing; it was further suggested that the exterior finishes be lightened. • Commissioners expressed the opinion that while they understand the frustration created by the sound wall that requiring site access to Vernon Avenue needs to be part of the approval package. It was pointed out that this is a new development and should be considered as proposed. If sometime in the future the City could work with the RR Company on an improved path that is worth pursuing; however, for this project holding it up because of the sidewalk does not make sense. The discussion continued on requiring the site to have access to Vernon Avenue if approved; however, lines of communication should be kept open with the RR. Page 8 of 14 Draft Minutes® Approved Minutes Approved Date: Public Hearing Vice-chair Nemerov opened the public hearing. Claudette Verboski, 4821 Rutledge Avenue, addressed the Commission and explained the path along the RR tracks is the neighborhoods secret path. She suggested that they have both, the secret path and access from the new neighborhood. Verboski also noted that she really likes the development; however, suggested that the units be more affordable. Vice-chair Nemerov asked if anyone else would like to speak; being none Commissioner Strauss moved to close the public hearing. The motion was seconded by Commissioner Berube. All voted aye. The motion carried. Further commends Planner Teague was asked if any units are proposed as affordable. Teague responded that the affordable housing unit requirement is triggered by developments over 20-units. This proposal is less. Commissioner Strauss commented that overall he likes the project; however, the connection to Vernon Avenue needs to be made with this proposal. Commissioner Lee said she wants the City do be sure they are comfortable with condition that site access to Vernon Avenue was provided and how that would look. She agreed Vernon Avenue is a very busy street; and a "door" in the sound wall would work; however, as mentioned in the report a break in the panels would look better aesthetically and should be the way to go if so decided. Vice-chair Nemerov said that in his opinion the project is attractive, adding he appreciates the reduction in unit could from 27 to 17 however, expressed concern with the modest setback from 49th Street. Commissioner Bennett said in his opinion the City needs to take this opportunity to provide the connection to Vernon Avenue. He noted the neighborhood and the City could continue to work together with the RR Company about the existing "secret path". He said he envisions that this connection would need to be addressed with creativity. He pointed out if ADA standards or bike access are to be met this would be a challenge for the developer. Motion Commissioner Hamilton moved to recommend that the City Council approve the request for a Zoning Ordinance Amendment and Rezoning for 5109-5124 49th Street West based on staff findings and subject to staff conditions. The motion was seconded by Commissioner Strauss. Ayes; Lee, Strauss, Hamilton, Bennet, Berube. Nays; Hobbs and Nemerov Motion carried 5-2. Page 9 of 14 Draft Minutes® Approved MinutesO Approved Date: ., D. Conditional Use Permit. 6879 Washington Avenue, Edina, MN. Jesus Celebration Center. Staff Presentation Planner Teague informed the Commission Jesus Celebration Center is proposing to remodel a small portion of the interior of the existing office/light industrial building at 6879 Washington Avenue South into a church. The church would hold services Sunday mornings and Wednesday evenings. They have 80 members in their congregation including children. There would be classrooms for children education within the building that would also take place primarily Sunday and Wednesday's. The proposed sanctuary would seat I 44 people maximum, which would provide an opportunity for the congregation to grow in size. The required number of parking stalls for churches is one space per three seats in the largest place of assembly. Additional spaces may be required for other uses that take place at the same time. There are I 02 parking stalls on the site today. There are no exterior alterations proposed to the building or the site. To accommodate the request, the following is requested: ' Conditional Use Permit for the church. Churches are conditionally permitted uses in all zoning districts. Planner Teague concluded that staff recommends that the City Council approve the Conditional Use Permit for Jesus Celebration Center at 6879 Washington Avenue based on the following findings: a. Does not have an undue adverse impact on governmental facilities, utilities, services or existing or proposed improvements; b. Will generate traffic within the capacity of the streets serving the property; c. Does not have an undue adverse impact on the public health, safety or welfare; d. Will not impede the normal and orderly development and improvement of other property in the vicinity; e. Conforms to the applicable restrictions and special conditions of the district in which it is located, as imposed by this chapter; and f. Is consistent with the Comprehensive Plan. Final approval is also subject to the following Conditions: I. 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 & building plans date stamped June 17, 2016. • Building materials board as presented at the Planning Commission and City Council meeting. Page 10 of 14 Draft Minutes® Approved Minutes❑ Approved Date: 2. The property owner is responsible for replacing any existing landscaping that dies. Appearing for Applicant Laura Githinji, Jesus Celebration Center Applicant Presentation Ms. Githinji thanked the Commission for this opportunity and stood for questions. Comments/Discussion Commissioner Lee questioned access requirements to ensure codes and safety were met. Planner Teague responded that at the building permit stage any changes to access would be reviewed to ensure safety and that all revisions/improvements met building code. Commissioner Hamilton asked the applicant to be aware that this is an area in transition, adding it is possible they would be part of that change. Ms. Githinji said she was aware of that possibility adding the church has entered into a 4-year lease. Public Hearing Vice-Chair Nemerov opened the public hearing. No one spoke to the issue. A motion was made by Commissioner Strauss to close the public hearing. The motion was seconded by Commissioner Berube. All voted aye. The motion carried. Commissioners expressed welcome to the new church and its members. Motion A motion was made to recommend that the City Council approve a Conditional Use Permit for the Jesus Celebration Center based on staff findings and subject to staff conditions. The motion was seconded by Commissioner Bennett. All voted aye. The motion carried. Planner Teague reported that the Conditional Use Permit would be heard by the City Council on June 20, 2017. Page 11 of 14 Draft Minutes® Approved Minutes❑ Approved Date: VI. Community Comment None. VII. Reports/Recommendations A. _Transfer of Property: 4416 Valley View Road & 5146 Eden Avenue, Edina, MN Staff Presentation Economic Development Manager Neuendorf addressed and explained that the City of Edina owns two properties that are currently vacant and tax-exempt. In the future, it is desirable that these properties be redeveloped and re-used in a manner that makes a positive contribution to their neighborhoods and City. Neuendorf said at this time it is advantageous for the ownership of these properties to be transferred from the City to the HRA. Minnesota Statute 462.356 requires that the Planning Commission render an opinion regarding the compliance with the Comprehensive Plan if the ownership of the properties is transferred from the City to the HRA. In conclusion, Neuendorf stated staff finds no conflict with the transfer of ownership and recommends that the Planning Commission approve Resolution 2017-02. Discussion/Comments A discussion ensued with Commissioners expressing confusion with the request to transfer ownership from the City of Edina to the HRA for 4416 Valley View Road and 5146 Eden Avenue and that the transfer of ownership does not conflict with any of the provisions of Edina's Comprehensive Plan when the sites are vacant and no redevelopment proposals exist. It was explained that although the parcels are vacant any future redevelopment would be required to go before the Planning Commission and City Council to ensure its compliance with the Comprehensive Plan and City Code. The request this evening is only for the transfer of ownership (City Council to HRA) and that this transfer of ownership is in compliance with the Comprehensive Plan. Motion Commissioner Hobbs moved to recommend approval of Resolution 2017-02 finding no conflict with the transfer of ownership of 5146 Eden Avenue and 4416 Valley View Road from the City of Edina to the Edina HRA. Commissioner Lee seconded the motion. All voted aye. The motion carried. B. TIF Plan Market Street Project: Are the Plans in the TIF Agreement consistent with the Comprehensive Plan Page 12 of 14 Draft Minutes® Approved Minutes❑ Approved Date: Staff Presentation Economic Development Manager Neuendorf told the Commission the Edina Housing and Redevelopment Authority (HRA) has recommended that the City of Edina consider a new Tax Increment Financing (TIF) District for the 50th and France commercial area. Specifically, the Planning Commission is asked to confirm that the proposed project anticipated in the TIF Plan is generally in compliance with Edina's Comprehensive Plan. Neuendorf concluded that staff recommends approval of Resolution 2017-01 finding that the plan for the 50th and France 2 Redevelopment Tax Increment Financing District conform to the general plans for the development and redevelopment of the City. A brief discussion ensued. Motion Commissioner Berube moved to recommend approval of Resolution 2017-01 finding that the modification to the redevelopment plan for the Southeast Edina Redevelopment Project Area and a Tax Increment Financing Plan for the 50th and France 2 Redevelopment Tax Increment Financing District conform to the general plans for the development and redevelopment of the City. Commissioner Strauss seconded the motion. Ayes; Hobbs, Strauss Hamilton, Bennett, Berube, Nemerov. Nay, Lee. Motion carried 6-I. VIII.Correspondence And Petitions Vice-Chair Nemerov acknowledged back of packet materials. IX. Chair And Member Comments Commissioner Lee said she would like to establish a policy on how Small Area Plans are run and documented. Lee said she wants to ensure that the process is transparent, that agendas are generated, and meeting notes are taken. Continuing, Lee said she would also like to ensure that the small area development plan team is comprised of residents, business owners, developers and if recognized a member from the Neighborhood Association. Commissioners agreed that a Small Area Plan Process Policy was a good idea. Commissioner Bennett said as a Commission liaison to the 44th and France Small Area Plan team that it is a challenge to understand the role of the Team vs. consultants. Bennett suggested the possibility of having a Commission retreat. Commissioner Hobbs reported that the Greater Southdale Area Plan would be folded in the updating of the Comprehensive Plan as a "small area plan". He said the work group would be entering Phase 3. Page 13 of 14 Draft Minutes® Approved Minutes❑ Approved Date: X. Staff Comments Planner Teague reported that the "Estelle" (West 69th Street/France Ave) was heard by the City Council at their last meeting. Council Members indicated that in their opinion the project was beautiful; however, expressed discomfort with building height. Teague said the "ball" in now in the developer's court. XI. Adjournment A motion was made by Commissioner Lee to adjourn the meeting of the Edina Planning Commission at 11:00 p.m. The motion was seconded by Commissioner Strauss. All voted aye. The motion to adjourn carried. ,Jadaeiliaogortoacker Respectfully submitted Page 14 of 14 ./21,. STAFF REPORTkricm coRt'oxwtEo• IHSH Date: June 28, 2017 To: Planning Commission From: Cary Teague, Community Development Director Subject: Subdivision with Variances— 5404 Park Place Information / Background: Barbara Schlaefer, is proposing to subdivide her property at 5404 Park Place into two lots. (See property location on pages AI—A5.) The existing home and detached garage on the lot would be torn down, and two new homes built on the new parcels. (See applicant narrative and plans on pages A5a—AI 3.) The west lot would gain access off Brookview Avenue, utilizing the existing driveway; while the new east lot would gain access off Park Place. (See page A8.) The driveway off of Brookview is located over the adjacent property within and existing easement which would remain. (See page A6.) To accommodate the request the following is required: A subdivision; 2. Lot width variances from 75 feet to 65 feet for each lot; and 3. Lot area variances from 9,000 square feet to 8,705 and 8,840 square feet. Within this neighborhood, the median lot area is 8,107 square feet, median lot depth is 135 feet, and the median lot width is 60 feet. (See attached median calculations on pages A 12-A13.) The new lots would meet the median depth, width and area. Surrounding Land Uses The lots on all sides of the subject properties are zoned and guided low-density residential. Minnehaha Creek is located to the north across the street. Existing Site Features The existing site contains a single-family home and a detached garage. (See pages A3-A5.) The home and garage are to be removed. The site contains a scattering of trees throughout the lot. The building pads and driveway locations have been located to minimize tree loss. City of Edina • 4801 W.50th St. • Edina,MN 55424 STAFF REPORT Page 2 Planning Guide Plan designation: Single-dwelling residential Zoning: R-I, Single-dwelling district Lot Dimensions Area Lot Width Depth REQUIRED 9,000 s.f. 75 feet 135 feet Lot I 8,705 s.f.* 66 feet* 150 feet Lot 2 8,840 s.f.* 66 feet* 150 feet * Variance Required Grading/Drainage and Utilities The city engineer has reviewed the proposed plans and found them acceptable, subject to conditions. (See memo from the city engineer on page A14-A15.) While not required, the applicant is proposing stormwater rain gardens on both lots to hold and filter sediment from runoff before leaving the site. Drainage generally flows to the north toward the rain gardens and Park Place. (See page A9.) There shall be no increase in peak rate or volume to neighboring properties. Any disturbance to the roadway caused by the construction of the new homes must be repaired. The detailed grading plans would be reviewed by the city engineer at the time of a building permit application. A construction management plan will be required for the construction of the new home. Specific hook-up locations would be reviewed at the time of a building permit for each lot. A Minnehaha Creek Watershed District permit would also be required. History of Subdivision Requests in the Area The City of Edina has considered several subdivision requests with variances in this general area. (See attached area map showing this locations of these requests on page A16.) The following is the history in the past ten years: Requested Subdivisions in the last ten years I. In 2006, the property at 5901 France Avenue received variances to build four (4) 66-foot wide lots consistent with the area. (Median = 9,269 s.f & 73 feet wide.) 2. In 2008, 6120 Brookview Avenue was proposed to be divided into two (2) 50-foot lots; however, the applicant withdrew the request before action was taken. (Median = 6,700 s.f & 50 feet wide.) STAFF REPORT Page 3 3. In 2009, a I00-foot lot at 5920 Oaklawn was granted variances to divide into two (2) 50-foot lots. (Median = 6,699 s.f & 50 feet wide.) 4. In 20 I I, the property at 5829 Brookview was granted variances to divide into two (2) 50-foot lots. (Median = 6,769 s.f & 50 feet wide.) 5. In 2012, the property at 6109 Oaklawn was denied the request to subdivide the property into two (2) 50-foot lots. (Median = 6,701 s.f & 50 feet wide.) 6. In 2012, 6120 Brookview was again proposed for subdivision. That request was denied. (Median = 6,700 s.f & 50 feet wide.) 7. In 2012, 5945 Concord was denied the request to subdivide the property into two (2) 50-foot lots. (Median = 10,028 s.f. & 77 feet wide. 8. In 2015, a 100-foot lot at 5825 Ashcroft Avenue was granted variances to divide into two (2) 50-foot lots. (Median = 6,790 s.f & 50 feet wide.) 9 In 2015, 5945 Concord was approved for a request to subdivide the property into two (2) 50-foot lots. (Median = 10,028 s.f. & 77 feet wide. 10. In 2016, 5845 Kellogg Avenue was denied a request to subdivide the property into two (2) 50-foot lots. (Median = 6,715 s.f. & 50 feet wide. I I. In 2017, 6124 Ewing Avenue was approved for a request to subdivide into two (2) with lot width and area variances. (Median = 11,500 s.f& 80 feet wide) The proposed subdivision is similar to the Ashcroft subdivision in that the proposed lots meet the median lot size for the area. Primary Issue • Are the findings for a variance met? Yes. Staff believes that the findings for a Variance are met with this proposal. Per state law and the Zoning Ordinance, a variance should not be granted unless it is found that the enforcement of the ordinance would cause practical difficulties in complying with the zoning ordinance and that the use is reasonable. As demonstrated below, staff believes the proposal meets the variance standards, when applying the three conditions: a) Will the proposal relieve practical difficulties that prevent a reasonable use from complying with the ordinance requirements? Yes. Reasonable use does not mean that the applicant must show the land cannot be put to any reasonable use without the variance. Rather, the applicant must show that there are practical STAFF REPORT Page 4 difficulties in complying with the code and that the proposed use is reasonable. "Practical difficulties" may include functional and aesthetic concerns. The practical difficulty is due to the fact that previous property owners did not develop on the lot that is proposed to be divided. The original owner purchased two lots and combined them into one lot, and built a home on the west lot and maintained the east lot as a yard/vegetation. (See original plat on page A17.) The requested variances to split this lot are reasonable in the context of the immediate neighborhood. The existing lot is both larger and wider than other properties in the immediate area. The proposed subdivision would result in two lots more characteristic of the neighborhood. If the variances were denied, the applicant would be denied a subdivision of property which the lots would be the same or similar to existing lots in the area. (See pages A 1-A3 and A17.) As demonstrated on pages Al2-A13, the median lot size in this neighborhood is 60 feet wide, 135 feet deep and 8,107 square feet in size. The proposed lots would meet the median lot sizes. The applicant is proposing to restore the lots into the form of the original plat. (See page A17.) b) There are circumstances that are unique to the property, not common to every similarly zoned property, and that are not self-created? The circumstances regarding the size of the lot, and that a previous property owner built on and developed the site from two lots into one. That condition was not created by the applicant. c) Will the variance alter the essential character of the neighborhood? No. The proposed improvements requested by the variance would not alter the essential character of the neighborhood. Two new single family homes would be constructed on lots similar in size to all lots on this block of Park Place. Staff Recommendation Recommend that the City Council approve the proposed two lot subdivision of 5404 Park Place and the lot width variances from 75 feet to 66 feet for each lot, and lot area variances from 9,000 square feet to 8,705 and 8,840 square feet for each lot. Approval is based on the following findings: I. Except for the variances, the proposal meets the required standards and ordinance for a subdivision. 2. The original lot was platted as proposed by the application at 66 feet wide and 87,05 and 8,840 square feet in size. 3. The proposed lots would be similar in size than all lots on Park Place. 4. The proposal re-establishes the original Plat. STAFF REPORT Page 5 5. The proposal meets the required standards for a variance, because: a. There is a unique practical difficulty to the property caused by actions of a previous property owner that developed two lots into one. b. The requested variances are reasonable in the context of the immediate neighborhood. The existing lot is both larger and wider than most properties in the area, including the adjacent lots to the east, west and south. The proposed subdivision would result in two lots more characteristic of the neighborhood. c. The variances would meet the intent of the ordinance because the proposed lots are of similar size to others in the neighborhood. Approval is subject to the following conditions: I. The City must approve the final plat within one year of preliminary approval or receive a written application for a time extension or the preliminary approval will be void. 2. Prior to issuance of a building permit, the following items must be submitted: a. Submit evidence of Minnehaha Creek Watershed District approval. The City may require revisions to the preliminary plat to meet the district's requirements. b. A curb-cut permit must be obtained from the Edina engineering department. c. A grading, drainage and erosion control plan subject to review and approval of the city engineer. The proposed plans shall meet all conditions outlined in the engineering memo dated June 17, 2017 d. There shall be no increase in peak rate or volume to neighboring private property. e. Any disturbance to the roadway caused by the construction of the new homes must be repaired by replacing the asphalt pavement from curb-to-curb and from saw-cut to saw-cut. f. A construction management plan will be required for the construction of the new homes. g. Utility hook-ups are subject to review of the city engineer. Deadline for a City Decision: September I, 2017 Hennepin Hennepin County Property Map Date: 6/22/2017 5300 5301 5305 5304 5305 53;'4 53305 5304r,__ 5304 5309 53018 5307 5308 5311 5308 24 5309 5308 `-==313 5312 5313 5318 5319 5312 5313 5312 �,_;1-. 531t3 5325 5324 53255316 5316 +'1 5320 53315328 5;31 5320 5321 5320 52 5324 5337 5332 5337 532424 324 5329 5328 5341 53316 53435328 5328 333 5,332 5349 5346 5351 53 33 r 5332 3T 5336 5351 5348 5357 533E' 5336 54th°St1N 5401 54i0 5411 5400 5401 5400 4+.4 54u 5 5404 5 5403 5404 540 5, • 24 _ � 5409 540 : 540 5408 5409 5408 5404 4113 7,3 5413 5412 5413 5412 5413 5412 5417 5415 5417 5415 5417 5416 5421 5420 5421 5420 5421 5420 5421 542; 5425 5424 5424 5425 5424 5425 5424 5420 5429 542 , 5425 5428 5429 5428 5429 5428 5428 5429 5433 5432 5433 5432 5433 5432 5433 5432 5432 5437 5435 5437 5436 5437 5436 5437 5436 5437 5440 1 3th St W+ °'. O evte ro 551,1 55 000 r 55 501 00 5501 5500 5501 5500 tom: 5501 Eq:+S 5504 5 55; 4 `" 5505 E5ft4 5505 5504 5504 5509 5y08 550- 5508 = 5509 5508 5509 555+8 5513 5512 5513 5512 r4 5513 5512 55135512 5517 5516 5517 5516 7 5517 5516 5517 5516 5G �+ 5521 5520 5521 5520 n 5521 5520 5521 5520 5P-5 5524 5525 5524 5525 5524 5525 5524 70 5532 r52a 5528 552 5528 5529 55285c 9 5528 5527 553 5,.-• 5. c 5,: 55 55 - r5 , 5533 , 3 5___ 5___ _5'� 5_-- _.32 _ __3c rrt;f_, rr_..- cr_•r. C525 74 5600 r601 5600 5601 5600 5601 5600 5601 5600 — 5605 564r 5609 9504 x605 1 inch =400 feet i 5606 elltnr�n>t 5604 PARCEL ID: 1902824120002 Comments: OWNER NAME: P J Schlaefer/B S Schlaefer PARCEL ADDRESS: 5404 Park PI, Edina MN 55424 PARCEL AREA: 0.4 acres, 17,590 sq ft This data(i)is furnished'AS IS'with no representation as to completeness or ASSESSED 2016, PAYABLE 2017 accuracy;(ii)is furnished with no warranty of any kind;and(iii)is notsuitable PROPERTY TYPE: Residential 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 2017 Hennepin Hennepin County Property Map Date: 6/22/2017 5336 5343 53?8 24 5346 5351 1,. 5333 5348 5357 5336 24 ,T;, 54th St Viii”:° ,, ,n»a .€ ----iii,,,,,, ' ,,',A m M,,� "'''�.'''''f 5.=.., .,x'.R'',A, ,x4:-54th 5400 5401 5400 4, 24 5404 5405 5404 5400 :Jo'f, 4200 41.1: 51 5408 5409 5408 5404 5412 5413 5412 y 5412 5413 Q 5416 — 5417 5416 5417 5416 5417 5421 c4r . : 5420 spa 5421 5420 . 5421 5420 5427 5424 0 5425 5424 " 5425 5424 0 o Woo 5424 �` 5429 5428 5429 5428 5428 4 5429 5433 5432 5433 5432 5433 5432 • 4. 5428 5436 ,4.. 5437 5436 5437 5436 5437 {XA 5440 T.,S.:Wks..n&' "^b;:YSS"SSrLY.rv++{r."'.x,'4'Sz'4&'' 'W;vY ,Y"s '4ia"'r>k?.§:.S&:'r:.f+m,�a p.'"fa".w4a.!i i"55th S:t'•7 x.x i3'eJ.,,rA.tk 61ai .. 7 'Dever.C►r N. 5500 5501 r J C, 5501 5500 5501 5500 c 5501 5504 5505 5504 5505 5504C 5504 5508 5509 5508 5509 558 - 1 inch = 200 feet PARCEL ID: 1902824120002 Comments: OWNER NAME: P J Schlaefer/B S Schlaefer PARCEL ADDRESS: 5404 Park PI, Edina MN 55424 PARCEL AREA: 0.4 acres, 17,590 sq ft This data(i)is furnished'AS IS'with no representation as to completeness or ASSESSED 2016, PAYABLE 2017 accuracy;(ii)is furnished with no warranty of any kind;and(iii)is notsui table PROPERTY TYPE: Residential for legal,engineering or surveying purposes. HOMESTEAD: Homestead Hennepin County shall not be liable for any damage,injury or loss resulting from this data. COPYRIGHT©HENNEPIN ASSESSED 2017, PAYABLE 2018 COUNTY 2017 PROPERTY TYPE: Residential 4a. Hennepin Hennepin County Property Map . , Date: 6/222/2017 20'..i ''.',0iiiir:,-,..,,,,, ',,..,': .' ,..,,,,,,,- ;,'',.4",',".. ,,kr'' ., ,, ' 34+x` . " `" p 444 ' 1 s ;tr 4 .ra�� • a, ;',1 0 i , , ' " \ am! t 3 ' 703 ' i e� t ' 0 a w. E \1._ ?' ` ',‘--t: - ��.,. , .,' ! , i l �. � r�. fit'.. .— t. . -4 dr. ,. =1,, .rh . 41 d t. cG , , ..,,,,,, ',. '4—1) ..q* , ,„,,,,,''. ' ":- I ,..... le . A' Illfr ' % , dX r i , .1A.t, . ,r,i,',,, (7.44 F ` 0 '' klf 4� 1 inch = 100 feet PARCEL ID: 1902824120002 Comments: OWNER NAME: P J Schlaefer/B S Schlaefer PARCEL ADDRESS: 5404 Park PI, Edina MN 55424 PARCEL AREA: 0.4 acres, 17,590 sq ft A-T-B:Abstract c SALE CODE: Excluded From Ratio Studies This data(i)is furnished'AS IS'with no representation as to completeness or ASSESSED 2016, PAYABLE 2017 accuracy;(ii)is furnished with no PROPERTY TYPE: Residential foriegtyofaneeringorsuri)iynotpuitable for legal,engineering or surveying purposes. Hennepin County shall not be liable forany damage,injury or loss resulting from this data. COPYRIGHT©HENNEPIN COUNTY 2017 A3 Hennepin Hennepin County Property Map Date: 6122/20, /2 2/2017 1 s «° , xaE'fie. F, ter, ;s�" . y ,ta f 4-4,,„444 . ,. . roe„ " � � � w!. NkT a` �. _ �,. � x Rix . 9 " �.•.. 'c Ili . , 0" >.. 1.6 . y ": ,er �l-�� �i ��_� `fie lita' � '�� �4' d" • 'i - x r' r .. S a M �! « to ,, , 1 '4, ‘::: .4,,t.' ti..c,4iikiit, , ,::., ..,, ' 1 4 k,". .. r. r r . ( , f, ? x f ` v 11, °�.. t: , ., .11, x f 416 101 r cl� � 1 inch - 50 feet PARCEL ID: 1902824120002 Comments: OWNER NAME: P J Schlaefer/B S Schlaefer PARCEL ADDRESS: 5404 Park PI, Edina MN 55424 PARCEL AREA: 0.4 acres, 17,590 sq ft This data(i)is furnished'ASIS'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 beliable forany damage,injury or loss resulting from this data. COPYRIGHT©HENNEPIN COUNTY 2017 11(4- • ,' �, "s '','„,"." ...'.,*.. ` LU e SW>� 1't• ��. w7 r., .•pyK • `, ti �� . x� i- ; " 'g y` 2 r - . , . ,,... :,,,,-.4.,„,4„,„,... ,,,,,,, ,,-,r.7'ei,‘„,.#4". ""/ . ..,,,.".e.e ' 4.-•.. ,' • A''•.1 `rty •' t "i. a ,n..T ♦'" ... TT : t �1. `, 4, ' s%''. " ? 4 „1,y40,0-"-, . ,....-,,,A, :#,..);k: ,... ,•,, • . . ,. , , . '. 4, , . 4.,..,A,%., 1,7„. G ' moi! a +l . i♦ ' :w' 'd '' ' ts.S ,. d,t A,1.3 . � a .die ' �''7 C ' II�; .�,A' + , '.w'! ## ^. volijkit 1 "#` % i?t '}E ♦ f f T2 ,* 4 .3j 1 iY 'y�� .',Y(, !�f f � }` k ;� +» e 1 (co H 2 Barb & Paul Schlaefer , 5404 Park Place h\Oy 3() 10 i - Edina, Minnesota 55424 Edina Planning Commission Edina City Hall 4801 50th Street West Edina, Minnesota 55424 Dear Members of the Planning Commission: We have lived in Edina for 28 years and for the past 18 years at 5404 Park Place. We are the second owners of the home, which was built in 1939. The first owner purchased two lots, which is reflected in the property's legal description. When we purchased the home in 1999, we understood it to be two separate lots. We purchased the property with a plan to sell one lot if financial circumstances dictated it was necessary. Now that our children are grown, we are looking to downsize to a home in the area. It was only in recent years that we found out that the two lots are actually joined and we would need to go through the City of Edina's subdivision process in order to separate them back to the two original lots. Recognizing that our small home is considered a tear down, we would like to subdivide the property before selling. We understand that, if we don't request a subdivision ourselves, it is likely that a developer with either apply for subdivision or worse, build one very large home on the two lots. A huge home would be out of character for the neighborhood. We care about the neighbors and the character of the neighborhood. And we feel that returning this property to the two lots, as originally and currently platted by Hennepin County, is the appropriate thing to do in 2017. 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( Q . ,. 4fr, - A9 7„ ".,,,,,„,... , t. m S; ,,F,N s A .: . r, ,,,,,...,..,,,, 90,x,%. ...,. ,., ,„ a w �I =1 0 i v a P. m a < s w o cl Lal a W x<x;a as I {�'-I"e W w t w O W 91'O w < >rwlQ--d++ to K .�0 F� Z z w w 4 N c`& (—,—�1 N 2 U L"C s c N w 1 0.U O 1 0� ,L�/ �JW II Y A 11 II II 11 II 3/73AV M3IA)1008[7 J a s t N\ , �W44 I 0 A( • —:� N IN ..„,• ` g \ • No ...,4,0\ / e • BENCHMARK 0 20 40 60 �ryry�`,. X84 \ TR SAN MH I f �. \ ELEV = 883.76 SCALE IN FEET / `>>i5 N.%6 -,... �R SAN MH/�N. $9s'" = EXISTING SPOT ELEVATION. �ae9e ��.� `0o ----;":7.‘s‘;'17.... SAN 0"-----\ N'•., X(998.0) = PROPOSED SPOT ELEVATION �3• , .• • = DIRECTION SURFACE DRAINAGE kti oP� / // \ \ • (� / ��G, SpA \ \ COH = CANTILEVERED OVERHANG '65'95 zl \e._.. �--/-4- - ;§!,L OHL = OVERHEAD UTILITY LINEa 8��0e5� // �X55 "` . / \ v$a•` \N GFE = GARAGE FLOOR ELEVATION //e // �� \ TFE = TOP OF FOUNDATION ELEVATION 9' LFE = LOWEST FLOOR ELEVATION / / / / fie` '\ 0,9' / 4:`,9, / \ • EXISTING 4'4 68 FFE=890.6 ' / doh/ \\ \� HOUSE / '10'9 e 99 // \ / A5 \.5'C'-c4 EXISTING / 8p / / 0.".''' HOUSE +a�' o \\\ / bc'` i 9g / .51'0\ / _ ` \ .....9_/ o6`F,,, o \ 1 89 9 .O \ c�N A� qc°i :c: PPRP }C0K \ Q V a 9pP \_99 \ • \ Oa' O 1� • .O S \\ \ ea/�/ 0 \ 6 1, / _,&. • \\ 892— .. 0. . . Li -8g• 0929 ` 9� /:4,:g•V‘- S 69 `Li' "•'‘.5t,''''''', cP919 , EXISTING sti0 692 iHOUSE Otie. y91' e /i— ea9tib / ,/ is h' 9�6/ �� / t mi� g925* .y0 h1' �P cs,o , / 5 ��� gg1 A`1 /ms..µ/ 1 ..\\ '8Y2\N° .„./_. \ti4TF"'� 1e \ .. BENCHMARK Q 20 40 60 �,y// �.. \s� rN TR SAN MH 1.--� I--------1 / \, \^ ELEV = 883.76 SCALE IN FEET �,,.pg1r' N. \\ '.;\ \ SAN MH/\\`,C'.. .x,99'''' = EXISTING SPOT ELEVATION. �009 �� 8�\``- Rod \ATER 72- \`` -. 0 O .a. .,LV' \'' X(998.0) = PROPOSED SPOT ELEVATION \ \ R_ yy5 +�/c \' = DIRECTION SURFACE DRAINAGE \ ay 04 • / j/ �/ \" •\ • COH = CANTILEVERED OVERHANG 05 'Pi^ J'`e ^'' / --/......... �" `-9��S� �� OHL = OVERHEAD UTILITY LINE ��''..,34- 1:7, ; � \ GFE = GARAGE FLOOR ELEVATION I �/ `� / TFE = TOP OF FOUNDATION ELEVATION :9' / et-' / �� /N. \9,r \ LFE = LOWEST FLOOR ELEVATION - / h/ / e'_ \ EXISTING +q a8 x, FE=890.6 ' N // a°j// ':\" \ HOUSE RENOVE N/ 'i .::DRIVEWA \ / 4, Haug X95///. \\ //!' 8 t `TINGE A 't CP O ' AK ANN 96V6 AFGE • \• \- — � l O w . co / O/ 5,44,; 9 6 •.0 \ `� _.-�---` �\4159 A) ..A0/ . 9 K \ `� ./ 6'6. \ \ 11 .° C0 CO / e p�o9 9. \ / %� \ \ . .,0*OF O ^,934'‘`6. /� \ • 99'/ ''S e o / /�/'.0 / \\\/\ e$IlIL OING�PAD AREA // 09oex / ,e0*g�,1 / p / —2250 SFMAX"LOT'C'COVERAGE '. - /--J- ,R91 / (N WHIGHER THAN 993\0 FFE r -5 N�.S war �................/.:;.. / y� \ >: i r E I w SES ss^ ..0.9 0.... 0� iso\ ,e _ /:.'.:: 0g o- V : / s69 9 Yµr0 I � \ ,ti , 0 ex �t9 ' '560(3. / 1k 0' o� 3r 5 6o / , 993 / 091? GENERAL NOTES: 1. FOLLOW ALL CITY REQUIREMENTS 2. FINAL INTERIOR SIDE YARD SETBACK TO BE DETERMINED DURING HOME DESIGN/PERMIT PROCESS 3. FINAL STORMWATER MANAGEMENT REQUIREMENTS TO BE DETERMINED AT TIME OF HOME DESIGN BASED ON PROPOSED IMPERVOUS ARE 4. BACKGROUND SURVEY INFORMATION PROVIDED BY FRANK R. CARDARELLE LAND SURVEYOR \� ...:...:_._:..., \ \ CITY OF N Sec. 10-341. N N ro�/, %"1 INSTALL PROTECTIVE FENCING No person, i - AROUND ALL TREES PRIOR alley, side. ` slab 'N. TO STARTING CONSTRUCTION �, ' (1) Its tire �'"/ (2) Any mate /��.;. •'88z \tv�, upon any str ti k a (Code 1970; / e� �. �., �A BENCHMARK `-6e ,NN.4.1, TR SAN MH Sec. 10-342. N7-___ \ \ \ 1.,. 0 20 40 60 ,ti/ �, ELEV = eas.�s (al Public pl I I NEW WATER & SEWER be maintains \. CONNECTIONS PER co)Construct stored in d� --,----__ib s ^� CITY STANDARDS SCALE IN FEET */09. c»\ o j o� TF;R ;� � prevent ref). ,wti° = EXISTING SPOT ELEVATION. • Vy„� p° R } PIE' .�,G\\ the e 1970: 41 (Code 3970; X(998.0) = PROPOSED SPOT ELEVATION / p; �\�% \ Sec. 11970: y \,1. '•\ or maintenar 0-343 • = DIRECTION SURFACE DRAINAGE ,,tion �-- / \�' ', \ see that nor COH = CANTILEVERED OVERHANG 6 � `PR�'�'C� •�61- .-ko° ' ''' •, � of material: contributes OHL = OVERHEAD UTILITY LINE 41 ,\ TP (� i �, 06 a 4, \ imposed for GFE = GARAGE FLOOR ELEVATION --• /, e O ® \ y \ they shall I C ` / \v,' N. (Code 1970; TFE = TOP OF FOUNDATION ELEVATION . 9' �/ / �6h 2 P �\ CURB CUTS Sec. 10 344 LFE = LOWEST FLOOR ELEVATION 9`iPER CI If a street e� d! #9....::::::::.1:::,::.::::::::::'::::::::.:.. means, the • EXISTING 4,y 6'e, FFE=890.6 ` STANDA \ working day REMOVE �� ORI ,.WAY:;,^� ¢may,, (Code 1970; "'' /\ Sec. SO-345 HOUSEREMOVEL{'/ t� / \� T- �I ` / G,.!.t INCEA II)REA /� \ with any or AX IL-0IUSBVERAGE \ to prevent / �''•IGHE AN 891.6 FFE �9j may order i B . 091' 4�0% •• // ROCK ;:: � '� \• . (Code 1970; OVE /ENTRANCE : v �� ( ,.//,•-•REE // DURING O1 00002 /..o:',CONSTRUCTION Pst• \ .,. h) 90,, of v K 2 Sec. 10-701 4 �\ \ \ ° tOTECTTREE ...,• ... :o+ The P10- sl W / �j+/ (b)Permaner `'h •f / 60? pREMOVE / `..... carrying si ^P / TREES \ ece,UILOING-PAD AREA �_._ from any at .e'+� \1 -2250 SF..MAX LMT COVERAGE r -----.5-.74f--- g;,° .5% Q aep3 / ' +0' / 7 NCNIIGHER THAN 993,0 FFE „ lfr, (c)wherever R� PRORTEEiT, : / } / \•/ \\�, / 5- 4 i (d)Permane +• /' goy+ \ , (el Nat mar N ,3 MAY ,0......:;::•.::, e \ c,4 E JE I PSS 80 p•R'��.E1'. ---- pts JE E ;,;!;l�`*!*"�.::• \ } / ♦ e (f)When ve —' . (+ \ �, of time, h ',6 --9..:_ h+ ` 7�;: / >� 41 (91 Critica 6 g0, p� VOA 0q1"� e EXISTING means acce e"? yp°y" ie / 609' HOUSE N. REM ,ti @9� /� (hl Sed imen runoff fro CONSTRUCTION-SITE--�� , GA• GE �` �- 'J a /, O ACCESS LIMITED TO 0 ""4 -A'AGE +e9\s o e (il0iversi O EXISTING DRIVEWAY S_ ,� �p\ :92.0 /, EEV"5./17 T, 0)Pronisi by changec ��+` \ 274:10ie 1T1 (k)Cut anc a9ti05 or other n 6 -� / 1 (1)During • / (Code 197( cp / 10-24-197• p / esti' GENERAL NOTES: 1. FOLLOW ALL CITY REQUIREMENTS 2. MINIMIZE DISTURBANCE TO LAWN DURING HOUSE DEMOLITION. RESTORE WHEN COMPLETE 3. PUBLIC STREETS ARE TO BE CLEAN OF DEBRIS AND DIRT ON A DAILY BASIS 4. BACKGROUND SURVEY PROVIDED BY FRANK R. CARDARELLE LAND SURVEYOR 5. ALL PROPOSED IMPROVEMENTS SHOWN ARE TO ILLUSTRATE PROOF' OF FUTURE GRADES AND RAINWATER GARDEN CONSTRUCTION THAT CAN MEET CITY OF EOINA REQUIREMENTS. FINAL DESIGN 6. STATE ANDROVAL IS THE OFSGOPHERBONETCALLL F THE FUTURE PROPERTY OWNER. PIAL 102PAMT 6 pWPATPM FOR LOCATION OF UTILITY OWNED LINES 48 HOURS PRIOR ,WO II&MT. NATIVE RAMTS pE pPRPOEG TO BEGINNING WORK. PRIVATE UTILITY LINES WILL NOT BE LOCATED AS PART OF GOPHER ONE CALL, BUT CAN BE LOCATED BY A CONTRACT LOCATOR OR OTHER SUITABLE MEANS.TAIRR LOCATING ALL UILITY LINESPRIORTOCONSTRUCTION. DEMOLITION NOTES: `r ��i��, `II 1) NOTIFY PUBLIC WORKS AT 952-826-0375 TO TURN OFF CURB STOP AND REMOVE WATER METER. : 1�A-J ,i PLEASE ALLOW A MINIMUM OR 48 HOURS ADVANCE NOTICE. 2) DISCONNECT AND CAP EXISTING WATER AND SANITARY PER CITY OF EDINA REQUIREMENTS. PERMIT IS REQUIRED. ActulolsTua>Eu. pswLaNA� 3) PROVIDE COPY OF CONTRACT FROM A LICENSED ABATEMENT CONTRACTOR VERIFYING THE __,,,/- REMOVAL OF HAZARDOUS MATERIALS WAS PROPERLY HANDLED, OR AN ASBESTOS SURVEY INDICATING THE DWELLING REQUIRES NO REMOVAL OF SUCH MATERIALS PER MOH. =xr , X61 .,,,,,,,rn. A. 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I ./m wwrinnnm • 3 - g + • . . g --.111101 tg n R t . _SS851RP8EISSEISSEIVISBEIEISEIVISB$S851$53@aBSSEISSEBSSOSp$5161;np5I51$54§ ; . 8 g . 1 ‘g tVgRaRHHHHHHH"irdiH""HHH""Hiliii"6:HiV"96PINAPi'H ,Ig UNEFOULIMplIIIIT11112224022111221iiiiiiiIIIIM 1221timilm ii -4-zt),, Ask(41, c 6'`‘-(k4, hfillillii1111111111iIii1111101m,0 ,741, iiiiiiiiiiiiiiiillijiiijMilliPiiiMilliniii P IgLlitlglmggsIggggsrOggslisss1112211LIIi2iIIIII-111iiiiiigiIIigiiiii i, 117 IRMIRMMRHIARIMFORARRMUMMHAMMAWR1flgRAMFORMIM il 0 A g ; 5 4( 3 ,I ycasy ' DATE: June 16, 2017 TO: Cary Teague— Community Development Director CC: Chad Millner PE—City Engineer Ross Bintner PE— Engineering Services Manager FROM: Charlie Gerk PE— Graduate Engineer RE: 5404 Park Place—Subdivision Review The Engineering Department has reviewed the subject development for street and utility connections, grading, storm water, erosion and sediment control. Plans reviewed include the existing site survey completed May I, 2017 and sheets C I and C2 of the plan set from Elliott Design Build dated 5-30-17. General Comments I. No Comment Survey/ Plat 2. No Comment Traffic and Street 3. Application proposes relocation or modification of curb cut. A curb cut permit will be required. Sanitary and Water Utilities 4. Roadway was reconstructed in 201 I, and is in new condition. Developer will be required when installing the new sanitary sewer and water service connections. This work will be completed per Edina Standard Plate 542. 5. SAC and WAC fees will need to be paid prior to building permits being issued. Storm Water Utility 6. Applicant may review local drainage features at the following links: https://maps.barr.com/edina/ and http://edinamn.gov/index.php?section=engineering_water_resource 7. The subject site front yard drains to subwatershed MHS_67, which outlets into Minnehaha Creek. a. No increase in peak rate or volume to neighboring private properties. 8. The subject site rear yard drains to subwatershed MHS 67, which outlets into Minnehaha Creek. a. No increase in peak rate or volume to neighboring private properties. 9. The applicant has proposed rain gardens for both lots, the rain gardens are not required by city code. a. All rain gardens will be private property and the responsibility of the property owner for maintenance. Grading, Erosion and Sediment Control 10. Individual stormwater management, sediment and erosion control plans will be required for each building permit. ENGINEERING DEPARTMENT 7450 Metro Boulevard•Edina,Minnesota 55439 www.EdinaMN.gov•952-826-0371•Fax 952-826-0392 Al`i$ o Rif 1 O I I. Sump drain is available for connection on Park Place for both lots. Other Agency Coordination 12. A Minnehaha Creek Watershed District permit may be required for the subdivision and each individual site, along with other agency permits such as MNDH, MPCA, MCES, and a grading permit from the City of Edina Building Department. a. The watershed has been notified of the proposed project. ENGINEERING DEPARTMENT 7450 Metro Boulevard•Edina,Minnesota 55439 www.EdinaMN.gov•952-826-0371•Fax 952-826-0392 /14.5—ss t, U� I I. ', /, O C1 1. ' r„...1..) r. W . 1 . . , :: 1 • al rel(111 PZI f; °` .,, •yc 0 al 4 sr ��` o •I.ra.�.41 91', , i .N'`I 1;• {!, 11 li + 1 i V11_� II . '1 1 . 4 -1 : I c '(f�n7� y,t�.o,,Kr.•r...r A F at`.. AL1 I .4 E , 0Ce 9 ) o g o a o O a N C C 'O N a1 N a Co a�y a a S b ? 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Rizi 14-z,4„,1 ..0.,,,i / 4i 114 _01 i F--I E-4 5 . 13 i s, ,, Y f NM1""1w d a it i xz ._ amok�— . —' • a litEw ° 0 dti O dillA g ..4...., VII) di , • y g an N7n`V ig K� •�~ f..hi v in}ooY j IIREFACRIA k. yt,,,' aY `� F •F' .«»�a•a»ice ! g»..3 � •'"a..�� l7 !!�!}f!}�17e ! ;'� ' '4111BEiti - .4-H.Y 44.11i 111g111111,- , y ,a KISZKI r31:1:1 7171"(;1 1; ! ! l( 1 1(g g a IIIKV gg ."N- % g �•'tnr�anw I 'tonna IzEt71_a 74":1:1. 71 1.-171:771:c171:a•1aa>!1a'11•!.1. 171.1^1 iii } " '4"1+1 '< 4i ,Ha=a=a- a-a ! Oda-i'i^i"1,1'-!'H=a 4s11.194'423si11"311 1a1-i1 1:i°i4-1- 4` STAFF REPORT 4. o \. \ )1-t\ •,1 cOPoattx0v•• 1886 Date: June 28, 2017 To: Planning Commission Cary Teague, Community Development Director From: Comprehensive Plan Amendment& Rezoning— 5150 & 5220 Eden Avenue (Edina School's Bus Subject: Garage Site) Information / Background: Trammell Crowe Company is proposing to re-develop the existing Edina School's bus garage located at 5 150 and 5220 Eden Avenue. (See site location on pages Al-A5.) The bus garage operation will be moving into the City's Industrial Park west of Highway 100 and north of 1-494. The specific proposal is to tear down the existing structures on the site and construct a 6- story 165 unit senior housing development with a 214 underground parking facility. (See applicant narrative and plans on pages Al I-A59.) Resident amenities would include a bistro bar, Wi-Fi coffee lounge, activity center, pet spa, fitness center, yoga studio, club room, great room, chef kitchen, catering kitchen, and resort-style pool deck with an outdoor kitchen. The building would have on-site management, indoor heated parking, private storage lockers, and a guest suite for resident visitors. The applicant is proposing 10% of the rentable area of the apartment for affordable housing per the City's affordable housing policy. The subject property is 1.64 acres in size. The proposed 165 unit building would be I 00 units per acre. The site is currently guided for a maximum of 75 units per acre; which is a result of the recent Comprehensive Plan amendment that increased density in the Grandview area from 30 units per acre to 75 units per acre. The applicant did go through a sketch plan review for the proposed project, (See sketch plans on pages A6-A 10) and has made the following changes to address issues raised during the sketch plan review: Reduced the number of units from 185 to 165. City of Edina • 4801W 50th St. • Edina,MN 55424 STAFF REPORT Page 2 % Increased the setbacks along the west lot line. - Enhanced the architecture to break up the mass of the building. Stepped the building back from Eden Avenue. - Enhanced the pedestrian experience on all four sides of the building. r Created space for a potential connection to the Jerry's public parking ramp, and provided a plan to demonstrate how a public connection could be made. (See page A59.) An easement would be established over this area to allow the City to make that connection in the future. This area would be developed and maintained as public open space with a sidewalk in the middle until the time if and when that connection would be made. (See pages A5 I-A52.) To accommodate the request the following is required: % A Comprehensive Plan Amendment to increase the density from 75 units per acre to 100 units per acre in the MXC-Mixed Use Center; and - A Rezoning from PID, Planned Industrial District to PUD, Planned Unit Development. SOUTHDALE AREA DEVELOPMENT PRINCIPLES The Southdale Area Development Principles were shared with the applicant; and they have responded. (See Pages A16-A25.) SUPPORTING INFORMATION Surrounding Land Uses Northerly: Jerry's Foods; zoned PCD-2, Planned Commercial District, and MXC, Mixed Use Center. Easterly: Rail road tracks and a vacant site owned by the City; zoned PID, Planned Industrial District and guided MXC, Mixed Use Center. Southerly: Grandview Office and parking ramp; zoned MDD-4, Mixed Development District and guided MXC, Mixed Use Center. Westerly: Gas Station; zoned PCD-4, Planned Commercial District and guided MXC, Mixed Use Center. Existing Site Features The subject property is 1.6 acres in size, and contains the Edina Schools bus garage facility. (See pages A I—A5.) STAFF REPORT Page 3 Planning Guide Plan designation: MXC, Mixed Use Center Zoning: PID, Planned Industrial District Parking Based on the proposal for a 165 unit senior housing development; .75 spaces are required for each unit, plus one space per employee. The proposal is to provide 214 enclosed underground parking stalls. That would be enough to accommodate residents, employees and guests. Site Circulation There would be two vehicle access points in and out of the site. One off Eden Avenue, and one off of Brookside Avenue, which is the east side of the building. (See page A49.) Currently there are no sidewalks on this property. The proposal includes boulevard style sidewalks on all four sides. (See page A49.) The main feature is providing residents to the south a sidewalk along the west lot line that would provide a connection to Jerry's Foods to the north. As mentioned above, per the Grandview Transportation Study, the applicant has provided a plan to demonstrate how a public connection could be made to the Jerry's parking ramp in the future. (See Study on pages A5a-A5c and the potential connection on page A59.) An easement would be established over this area to allow the City to make that connection in the future. This area would be developed and maintained as public open space with a sidewalk in the middle until the time that connection would be made. (See page A51.) Any structure or mechanical equipment located in the easement area would have to be relocated at the expense of the property owner should the driveway connection be constructed. Landscaping Based on the perimeter of the site 29 over-story trees would be required. Currently, there are only a few trees on the site, and very little landscaping. The applicant is proposing 71 over-story trees around the perimeter of the site. A full complement of under-story shrubs and bushes is also proposed. (See landscape plan on page A47a.) Grading/Drainage/Utilities The city engineer has reviewed the proposed plans and found them to be acceptable subject to the comments and conditions outlined on the attached page A60-A61. A developer's agreement would be required for the construction of the proposed sidewalks within the right-of-way. Any approvals of this project would be subject to review and approval of the Minnehaha Creek & Nine Mile Creek Watershed Districts, as they are the City's review authority over the grading of the site. STAFF REPORT Page 4 Building/Building Material The building materials would be a variety combination of stone, brick, stucco, metal panel and glass. (See materials renderings on pages A55-A58.) The applicant will have a materials board for the Planning Commission to review at the Planning Commission meeting. Sustainable Design The project would be enrolled in the Xcel Energy EDA (Energy Design Assistance) program to research and select building materials and systems that have low energy consumption characteristics and high life-cycle value. The building would be designed to incorporate assemblies that ensure the highest quality acoustical and energy performance (wall and floor assemblies). Construction phase sustainable practices would include construction waste management and recycling. Finally, this project will incorporate energy-efficient appliances, low- flow water fixtures, low-VOC paints and building-wide recycling practices. (See sustainability questionnaire on pages A 14-A 15.) Mechanical Equipment No mechanical equipment has been shown on the plans. Any rooftop and/or ground level equipment would have to be screened if visible from adjacent property lines. Final Plans must include location of mechanical equipment and the means of screening. No ground level mechanical equipment shall be located within the front yard of the development. Signage The signage allowed on the site would correspond to the use, which would be housing. This would be written into the PUD. Height The proposed height is 6-stories, which is allowed in the Comprehensive Plan. The zoning requirement for the site is 4 stories. At Sketch Plan review, the Planning Commission and City Council raised some concern in regard to the height of the residential condominium. The applicant has addressed that concern by stepping the upper levels in from Eden Avenue, and moved in a portion of the east and west sides to break up the mass. (See pages A56a-A59.) Living Streets/Multi-Modal Consideration Sec. 36-1274. - Sidewalks, trails and bicycle facilities. (a) In order to promote and provide safe and effective sidewalks and trails in the city and encourage the use of bicycles for recreation and transportation, the following improvements are required, as a condition of approval, on developments requiring the approval of a final development plan or the issuance of a Conditional Use Permit pursuant to Article V of this Chapter: STAFF REPORT Page 5 (I) It is the policy of the city to require the construction of sidewalks and trails wherever feasible so as to encourage pedestrian and bicycle connectivity throughout the city. Therefore, developments shall provide sidewalks and trails which adjoin the applicant's property: a. In locations shown on the city's sidewalk and trail plan; and b. In other locations where the council finds that the provision of such sidewalks and trails enhance public access to mass transit facilities or connections to other existing or planned sidewalks, trails or public facilities. (2) Developments shall provide sidewalks between building entrances and sidewalks or trails which exist or which will be constructed pursuant to this section. (3) Developments shall provide direct sidewalk and trail connections with adjoining properties where appropriate. (4) Developments must provide direct sidewalk and trail connections to transit stations or transit stops adjoining the property. (5) Design standards for sidewalks and trails shall be prescribed by the engineer. (6) Nonresidential developments having an off-street automobile parking requirement of 20 or more spaces must provide off-street bicycle parking spaces where bicycles may be parked and secured from theft by their owners. The minimum number of bicycle parking spaces required shall be five percent of the automobile parking space requirement. The design and placement of bicycle parking spaces and bicycle racks used to secure bicycles shall be subject to the approval of the city engineer. Whenever possible, bicycle parking spaces shall be located within 50 feet of a public entrance to a principal building. (b) The expense of the improvements set forth in subsection (a) of this section shall be borne by the applicant. The applicant would be installing boulevard sidewalks around the entire perimeter of the site. The north south sidewalk on the west side would allow residents to the south access to Jerry's Foods. Affordable Housing Proposal The applicant is proposing affordable housing to include 10% of the rentable area of the apartment units for persons whose income is 50% or less of the area median gross income. The applicant's affordable housing plan will remain for a minimum of 15 years from the certificate of occupancy (or equal, including, temporary certificate of occupancy). This is consistent with the City's affordable housing policy. Planned Unit Development (PUD) Per Section 36-253 the following are the regulations for a PUD: I. Purpose and Intent. The purpose of the PUD District is to provide comprehensive procedures and standards intended to allow more creativity and flexibility in site plan design than would be possible under a conventional zoning district. The STAFF REPORT Page 6 decision to zone property to PUD is a public policy decision for the City Council to make in its legislative capacity. The purpose and intent of a PUD is to include most or all of the following: a. provide for the establishment of PUD (planned unit development) zoning districts in appropriate settings and situations to create or maintain a development pattern that is consistent with the City's Comprehensive Plan; 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 meet the purpose and intent of the PUD, as some of the above criteria would be met. The site is guided in the Comprehensive Plan for "MXC, Mixed Use Center" which allows senior housing. The use is a much better fit than the existing industrial use. The housing type allows residents in single-family homes that wish to remain in Edina another housing option that could open up their single-family home to younger new resident. Affordable housing is also proposed, as 10% of the retable area would be affordable per the City's affordable housing policy. The proposal would create a more efficient and creative use of the property than existing. The buildings would be pulled up close to the street, with sidewalks in front, and separated from the street by green space to promote a more walkable environment. STAFF REPORT Page 7 The proposed building would be a high quality stone, brick and glass building. As demonstrated in this staff report, the proposal meets several goals and policies outlined in the Comprehensive Plan. 2. Applicability/Criteria a. Uses. All permitted uses, permitted accessory uses, conditional uses, and uses allowed by administrative permit contained in the various zoning districts defined in this Chapter shall be treated as potentially allowable uses within a PUD district, provided they would be allowable on the site under the Comprehensive Plan. The proposed use is consistent with the Comprehensive Plan. The existing industrial use is not. b. Eligibility Standards. To be eligible for a PUD district, all development should be in compliance with the following: i. where the site of a proposed PUD is designated for more than one (I) land use in the Comprehensive Plan, the City may require that the PUD include all the land uses so designated or such combination of the designated uses as the City Council shall deem appropriate to achieve the purposes of this ordinance and the Comprehensive Plan; The site is guided in the Comprehensive Plan for "MXC — Mixed Use Center" which allows for multifamily residential uses. The applicant considered retail uses for the site on the main level, but could not make it work. Providing on-site parking would be difficult for retail. To address the issue, they are proposing to activate Eden Avenue by having the amenity and dining spaces on the main level on the street. (See page A5 I and A57.) ii. any PUD which involves a single land use type or housing type may be permitted provided that it is otherwise consistent with the objectives of this ordinance and the Comprehensive Plan; The project is a single land use, however, they are meeting other objectives including affordable housing, pedestrian connections, and a potential future vehicle connection to the Jerry's public parking ramp if needed in the future per the Grandview Transportation Plan. iii. permitted densities may be specifically stated in the appropriate planned development designation and shall be in general conformance with the Comprehensive Plan; and STAFF REPORT Page 8 A Comprehensive Plan Amendment is requested to increase the density from 75 units per acre to 100. Given the lack of low density residential in the area, and close proximity to freeways, increased density in this area is reasonable. iv. the setback regulation, building coverage and floor area ratio of the most closely related conventional zoning district shall be considered presumptively appropriate, but may be departed from to accomplish the purpose and intent described in #1 above. The following page shows a compliance table demonstrating how the proposed new building would comply with the PCD-2 Zoning Ordinance Standards which is the predominant zoning district in Grandview. Please note that several of the City Standards are not met under conventional zoning. However, by relaxing these standards, the purpose and intent, as described in #1 above would be met. The site layout would be improved by bringing the building up to the street, providing front door entries toward Eden Avenue. The proposal includes improved sidewalks to encourage a more pedestrian friendly environment along the street and within the site. The design of the buildings is of a high quality brick and stone with large windows. The development would incorporate improved landscaping and green space, a decrease in impervious coverage, and a reduction in surface parking. The applicant is proposing to dedicate a 30-foot wide easement to the city to accommodate a future connection to the public parking ramp adjacent to Jerry's. Comprehensive Guide Plan Amendment To accommodate the request, the following Comprehensive Plan amendment is requested: A Comprehensive Plan Amendment to increase the density from 75 units per acre to 100 units per acre in the MXC-Mixed Use Center. As a comparison of density; the following table represents densities in other Edina multi- family residential developments: High Density Development in Edina Development Address Units Units Per Acre Yorktown Continental 7151 York 264 45 The Durham 7201 York 264 46 York Plaza Condos 7200-20 York 260 34 York Plaza Apartments 7240-60 York 260 29 Walker Elder Suites 7400 York 72 40 7500 York Cooperative 7500 York 416 36 STAFF REPORT Page 9 Edinborough Condos 76xx York 392 36 South Haven 3400 Parklawn 100 42 The Waters Colonial Drive 139 22 6500 France—Senior Housing 6500 France 188 80 Lennar-Onyx 6725 York 240 52 5000 France 5000 France 23 29 Market Street Market Street 110 72 Bus Garage Site Eden Avenue 165 100 Gateway Point 66th& York 191 96 The Millennium 66th& York 372 60 Lincoln Residences 5901 Lincoln Drive 250 30 Red—Indicates recent projects Example Residential Density Ranges in Surrounding City's Comprehensive Plans Since the density of this project will be a key issue under consideration, below is information on residential density ranges used by our surrounding cities. Please note that in general, these density ranges are much higher than Edina. The City of Minnetonka does not have a residential density range established for its Mixed Use area. A summary is provided below: City Range—Per Acre Bloomington Medium Density Residential 5-I0 High Density Residential No limit General Business 0-83 Commercial 0-83 (Community& Regional) High Intense mix use 0-60 Airport South mix use 30-131 Richfield Medium Density Residential 7-12 High Density Residential Minimum of 24 High Density Res./Office Minimum of 24 Mixed Use 50+ St. Louis Park Medium Density Residential 6-30 High Density Residential 20-75 (PUD for high end) Mixed Use 20-75 (PUD for high end) Commercial 20-50 Minnetonka Medium Density Residential 4-12 High Density Residential 12+ Mixed Use No range established (density based on site location and site STAFF REPORT Page 10 conditions.) Minneapolis Medium Density (mixed use) 20-50 High Density (mixed use) 50-120 Very High Density(mixed use) 120+ Higher density would seem reasonable in the Grandview area given the proximity to an arterial roadways Eden and Vernon as well as Highway 100. Also, the FAR allowed in this area is I.S. The prosed FAR for this project is 2.1. FAR is not necessarily a good indicator of residential density; rather a more appropriate measure is units per acre. If you compare a retail or office development at an FAR of 2.I (I 50,000 square feet of development), the amount of traffic generated from that size of a development would be greater than the 150,000 square foot development proposed consisting of senior housing. Therefore, staff believes that a residential density of 100 units an acre is appropriate in the MXC District. The following demonstrates how the comprehensive plan would be amended: MXC Established or emerging mixed Maintain existing,or create new,pedestrian 12-7-3-100 residential dwelling Mixed-Use Center use districts serving areas larger and streetscape amenities;encourage or units/acre than one neighborhood(and require structured parking.Buildings"step Floor to Area Ratio-Per Current examples: beyond city boundaries). down"in height from intersections. current Zoning Code: • 50th and Primary uses: Retail,office, 4 stories at 50th&France;3-6 stories at maximum of 1.5 France service,multifamily residential, Grandview institutional uses,parks and open • Grandview space. Vertical mixed use should be encouraged,and may be required on larger sites. Compliance Table As demonstrated on the following table, the proposed development would require six variances; most notably, no building setback is met, and the FAR exceeds the PCD-2 Zoning District. City Standard (PCD-2) Proposed Building Setbacks Front— Eden Ave *70 feet (height of building) 5 feet** Side - West *60 feet (height of building) 10 feet** Side - East *70 feet (height of building) 10 feet** Rear— North *55 feet (height of building) 30 & 22 feet** Building Height Four Stories and 48 feet Six Stories& 70 feet* Maximum Floor Area 1.50% 2.1%** Ratio (FAR) Parking Stalls I50 enclosed 214 stalls enclosed Parking Stall Size 8.5' x 18' 8.5 x 18' STAFF REPORT Page I I Drive Aisle Width 24 feet 24 feet **Variance would be required under conventional zoning PRIMARY ISSUES/STAFF RECOMMENDATION Primary Issues • Is the Comprehensive Plan Amendment regarding density reasonable for this site? Yes. Staff believes the proposed density is reasonable for the following reasons: 1. Higher density would seem reasonable in the Grandview area given the proximity to arterial roadways. (Vernon and Eden Avenue and Highway 100.) Higher density would seem reasonable in the Grandview area given the proximity to an arterial roadways Eden and Vernon as well as Highway 100. The prosed FAR for this project is 2.I. FAR is not necessarily a good indicator of residential density; rather a more appropriate measure is units per acre. If you compare a retail or office development at an FAR of 2.I (150,000 square feet of development), the amount of traffic generated from that size of a development would be greater than the 150,000 square foot development proposed consisting of senior housing. Therefore, staff believes that a residential density of 100 units an acre is appropriate in the MXC District. 2. Density proposed is similar or less than density for mixed use areas for surrounding communities including Minnetonka, Minneapolis, Bloomington, Richfield, and St. Louis Park. • Is the proposed development reasonable to justify the PUD rezoning for this site? Yes. Staff believes the proposal is reasonable for the following reasons: 1. The site is guided in the Comprehensive Plan for "MXC — Mixed Use Center" which allows for multifamily residential uses or senior housing. Industrial uses are not contemplated as an acceptable use in the future. The proposed project would meet the following goals and policies of the Comprehensive Plan: a.Movement Patterns. • Provide sidewalks along primary streets and connections to adjacent neighborhoods along secondary streets or walkways. • Provide pedestrian amenities, such as wide sidewalks, street trees, pedestrian-scale lighting, and street furnishings (benches, trash receptacles, etc.) • A Pedestrian-Friendly Environment. Improving the auto-oriented design pattern discussed above under "Issues" will call for guidelines that change the relationship between parking, pedestrian movement and building placement. STAFF REPORT Page 12 b. Encourage infill/redevelopment opportunities that optimize use of City infrastructure and that complement area, neighborhood, and/or corridor context and character. c. Support and enhance commercial areas that serve the neighborhoods, the City, and the larger region. d. Increase mixed-use development where supported by adequate infrastructure to minimize traffic congestion, support transit, and diversify the tax base. e. Increase pedestrian and bicycling opportunities and connections between neighborhoods, and with other communities, to improve transportation infrastructure and reduce dependence on the car. f. Buildings should be placed in appropriate proximity to streets creating pedestrian scale. Buildings "step down" at boundaries with lower-density districts and upper stories "step back" from street. g. Building Placement and Design. Where appropriate, building facades should form a consistent street wall that helps to define the street and enhance the pedestrian environment. On existing auto-oriented development sites, encourage placement of liner buildings close to the street to encourage pedestrian movement. i. Locate prominent buildings to visually define corners and screen parking lots. ii. Locate building entries and storefronts to face the primary street, in addition to any entries oriented towards parking areas. iii. Encourage storefront design of mixed-use buildings at ground floor level, with windows and doors along at least 50% of the front facade. iv. Encourage or require placement of surface parking to the rear or side of buildings, rather than between buildings and the street. 2. The proposal meets the City's criteria for PUD zoning. (See pages 5-8 of this report.) In summary the PUD zoning would: provide affordable housing; create a pedestrian friendly development with much better connections; provide sustainable design in the buildings (See pages A 12-A 15.); would be of high quality architecture; provide a future connection to the public parking ramp to the north; would eliminate surface parking; and enhance landscaping. 3. Ensures that the building proposed would be the only building built on the site, unless an amendment to the PUD is approved by City Council. 4. The existing roadways and proposed parking lot would support the project. Spack conducted a traffic impact study based on the proposed development, and concluded that the existing traffic generated from the project would be supported by the existing roads. (See traffic and parking study on pages A62—A98.) STAFF REPORT Page 13 Staff Recommendation Comprehensive Plan Amendment Recommend that the City Council approve the requests for Comprehensive Plan Amendments as follows: The density in the MXC, Mixed Use Center would increase from 75 units per acre to 100 units per acre. Approval is subject to the following findings: I. Higher density would seem reasonable in the MXC area given the proximity to an arterial roadways, including Eden and Vernon and Highway I00 in the Grandview area. 2. Senior Housing would generate less traffic than a similar size retail or industrial use. 3. Density proposed is similar or less than density for mixed use areas for surrounding communities including Minnetonka, Minneapolis, Bloomington, Richfield, and St. Louis Park. Preliminary Rezoning to PUD & Preliminary Development Plan Recommend that the City Council approve the Preliminary Rezoning from PID, Planned Industrial District to PUD-I 3, Planned Unit Development District and Preliminary Development Plan to construct a senior apartment building at 5150 and 5220 Eden Avenue. Approval is subject to the following findings: 1. The proposed land uses are consistent with the Comprehensive Plan. The proposed project would meet the following goals and policies of the Comprehensive Plan: a. Movement Patterns. • Provide sidewalks along primary streets and connections to adjacent neighborhoods along secondary streets or walkways. • Provide pedestrian amenities, such as wide sidewalks, street trees, pedestrian-scale lighting, and street furnishings (benches, trash receptacles, etc.) • A Pedestrian-Friendly Environment. Improving the auto-oriented design pattern discussed above under "Issues" will call for guidelines that change the relationship between parking, pedestrian movement and building placement. b. Encourage infill/redevelopment opportunities that optimize use of City infrastructure and that complement area, neighborhood, and/or corridor context and character. STAFF REPORT Page 14 c. Support and enhance commercial areas that serve the neighborhoods, the City, and the larger region. d. Increase mixed-use development where supported by adequate infrastructure to minimize traffic congestion, support transit, and diversify the tax base. e. Increase pedestrian and bicycling opportunities and connections between neighborhoods, and with other communities, to improve transportation infrastructure and reduce dependence on the car. f. Buildings should be placed in appropriate proximity to streets creating pedestrian scale. Buildings "step down" at boundaries with lower-density districts and upper stories "step back" from street. g. Building Placement and Design. Where appropriate, building facades should form a consistent street wall that helps to define the street and enhance the pedestrian environment. On existing auto-oriented development sites, encourage placement of liner buildings close to the street to encourage pedestrian movement. v. Locate prominent buildings to visually define corners and screen parking lots. vi. Locate building entries and storefronts to face the primary street, in addition to any entries oriented towards parking areas. vii. Encourage storefront design of mixed-use buildings at ground floor level, with windows and doors along at least 50% of the front facade. viii.Encourage or require placement of surface parking to the rear or side of buildings, rather than between buildings and the street. 2. The proposal meets the City's criteria for PUD zoning. (See pages 5-7 of this report.) In summary the PUD zoning would: provide affordable housing; create a pedestrian friendly development with much better connections; provide sustainable design in the buildings; would be of high quality architecture; provide a future connection to the public parking ramp to the north; would eliminate surface parking; and enhance landscaping. 3. Ensures that the building proposed would be the only building built on the site, unless an amendment to the PUD is approved by City Council. 4. The existing roadways and proposed parking lot would support the project. Spack conducted a traffic impact study based on the proposed development, and concluded that the existing traffic generated from the project would be supported by the existing roads. Approval is subject to the following Conditions: I. The Final Development Plans must be consistent with the Preliminary Development Plans dated May 30, 2016, and the materials board as presented to the Planning Commission. 2. The Final Landscape Plan must meet all minimum landscaping requirements per Chapter 36 of the Zoning Ordinance. A performance bond, letter-of-credit, or cash deposit must be STAFF REPORT Page 15 submitted for one and one-half times the cost amount for completing the required landscaping, screening, or erosion control measures at the time of any building permit. The property owner is responsible for replacing any required landscaping that dies after the project is built. 3. Compliance with all of the conditions outlined in the city engineer's memo dated June 19, 2017. 4. Final Rezoning is subject to a Zoning Ordinance Amendment to establish the PUD-I3 Zoning District. 5. Provision of code compliant bike racks near the building entrances. 6. Submit a copy of the Nine Mile Creek and/or Minnehaha Creek Watershed District permit. The City may require revisions to the approved plans to meet the district's requirements. 7. A 30-foot easement along the north lot line shall be drafted by the city attorney to allow the city to construct a driveway connection to the public parking ramp to the north. In the interim the area shall be developed as green space and sidewalk per the proposed plans to be accessed by the public. Any structure or mechanical equipment located in the easement area would have to be relocated at the expense of the property owner should the driveway be constructed. 8. Ten percent (I 0%) of the rentable area of the apartment units must be for affordable housing for persons whose income is 50% or less of the area median gross income. The affordable housing plan will remain for a minimum of 15 years from the certificate of occupancy (or equal, including, temporary certificate of occupancy). A land use restrictive covenant shall be placed on the property regarding the affordable housing requirement. Deadline for a city decision:October 17, 2017 ORDINANCE NO. 2017- AN ORDINANCE AMENDING THE ZONING ORDINANCE TO ESTABLISH THE PUD-13, PLANNED UNIT DEVELOPMENT-13 ZONING DISTRICT The City Of Edina Ordains: Section 1. Chapter 36, Article VIII, Division 4 is hereby amended to add the following: Sec. 36-506 Planned Unit Development District-13 (PUD-13)— Edina Market Street. (a) Legal description: See attached Exhibit A (b) Approved Plans. Incorporated herein by reference are the re-development plans, including the master development plan for the site received by the City on , 2017 except as amended by City Council Resolution No. 2017-_on file in the Office of the Planning Department. (c) Principal Uses: All uses allowed in the PCD-2 Zoning District Senior Residential (d) Accessory Uses: All accessory uses allowed in the PCD-2 Zoning District. (e) Conditional Uses: All conditional uses allowed in the PCD-2 Zoning District. (f) Development Standards. In addition to the development standards per the PCD- 2 Zoning District, the following shall apply: Required Building Setbacks Front— Eden Ave 5 feet Side - West 10 feet Side - East 10 feet Rear— North 30 & 22 feet Building Height Six Stories & 70 feet Maximum Floor Area Ratio (FAR) 2.1% Parking Stalls 214 stalls enclosed Parking Stall Size 8.5 x 18' Drive Aisle Width 24 feet (g) Signs shall be regulated per the PRD Zoning District. (h) Ten percent (10%) of the rentable area of the apartment units must be for affordable housing for persons whose income is 50% or less of the area median gross income. The affordable housing plan will remain for a minimum of 15 years from the certificate of occupancy (or equal, including, temporary certificate of occupancy). Section 2. This ordinance is effective upon approval of the Metropolitan Council approval of the Comprehensive Plan Amendment. First Reading: Second Reading: Published: ATTEST: Debra A. Mangen, City Clerk James B. Hovland, Mayor 2 Please publish in the Edina Sun Current on: Send two affidavits of publication. Bill to Edina City Clerk CERTIFICATE OF CITY CLERK I, the undersigned duly appointed and acting City Clerk for the City of Edina do hereby certify that the attached and foregoing Ordinance was duly adopted by the Edina City Council at its Regular Meeting of , 2017, and as recorded in the Minutes of said Regular Meeting. WITNESS my hand and seal of said City this day of , 2017. City Clerk 3 rt '. y CZ 1 4 N CD . µ a� $14_ L n --,,,,,,'' - _,,;0; ,„,,,,-, . .< i --...: ,...- s., . 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(i., -a c W CC w 0 c o u • \,., • \ ki. `,1,••,. •:, '- /)Ck,JT IE onto Edina School Bus Garage Site—Residential Redevelopment 3� �p11 Q\NP Requested Actions OV. • Comprehensive Guide Plan Amendment to increase allowed density from 75 units/acre to approximately 103 units/acre • Rezoning of the property from PID-Planned Industrial District to PUD-Planned Unit Development • General Development Plan Approval Project Overview As a multi-family developer focused on creating timeless and lasting infill, urban housing, Trammell Crow Company (TCC) is excited to propose an apartment development in the GrandView District of Edina. In recent years, TCC has seen growing demand for housing in walkable cities and neighborhoods throughout the country. The GrandView District, with its mix of uses and a vision for walkable streetscapes and a neighborhood feel, is highly desirable to prospective residents. The site layout and design responds proactively to the City's Transportation recommendations within the GrandView District Development Framework. TCC proposes to dedicate approximately 7,000 SF of land area along the north property line in order to construct a future east-west road/bridge between the Jerry's site and the proposed apartment building. This land dedication would create a key connection point to the upper level of the public parking garage, if and when a future road is constructed to the north of Jerry's, which would eliminate the upper level public parking access from the north. In the interim, and until the future east-west road/bridge is constructed, TCC will construct and maintain a pocket park, including a public walking path connecting east-west pedestrian movements, which provides a gateway connection to Brookside Avenue and future phases of the GrandView District. TCC will continue to work with City staff to further define the ownership structure and exact area of this land dedication area as the plans evolve. TCC's proposed development is a luxury residential community with approximately 165 age-restricted Active Adult rental apartment units, including approximately 214 parking stalls. The proposed Active Adult use is designed to meet the wave of the baby boomer demand over the next decade. According to FreddieMac, over 5 million baby boomers will rent their next home by 2020. This is a growing trend that TCC is seeing across the country and the subject property satisfies all of TCC's proprietary Active Adult site criteria. A description of the Active Adult housing approach to design and programming is enclosed in this packet. The proposed development will offer a housing option for empty-nesters to stay in Edina and downsize their homes, acting as a catalyst to recycling the existing housing stock. Active Adult serves the baby boomer's growing desire to live in an urban environment, makes economic sense by offering affordable monthly payments, unlocks home equity, and provides a rich social experience. The market for this segment of renters is robust. There is an avalanche of demand over the next 10 years as residents age into this type of housing. Currently, there is a shortage of adequate for-rent housing options in a luxury, programming-rich, and age-restricted project in the City of Edina. The building will be constructed utilizing a wood-framed structure over a concrete podium, and the exterior materials will consist of stone, brick, stucco, composite siding and glass. Windows will be expansive, allowing plenty of daylight into and views from the dwelling units. Drawing on the existing surroundings, the exterior facades will feature contextual details, such as front porch style outdoor space, as well as a simple system of recessed and hung balconies that allow residents to take advantage of the outdoors. Streetscape and Public Realm The proposed new development will incorporate key design principles outlined in the city of Edina's GrandView District Development Framework. The redevelopment will dramatically improve the current site conditions. Beyond the active residential use, the building will have a handsome exterior and site design that will provide a warm and welcoming t1 pedestrian experience. The building will be positioned to visually define the street edge and supports the GrandView master plan vision of incorporating a pedestrian-friendly link along the western edge of the new development, connecting Eden Avenue to the commercial activities to the north. The inspiration for the proposed residential community is the creation of a courtyard style south-facing hillside village. Adding resident dwelling units at this location naturally creates a more inviting streetscape, as more people will be walking and biking to and from the site which creates an energetic, safe and people-friendly environment, in place of the existing vehicular-oriented conditions today. The new development will work closely with all surrounding land uses to provide appropriate connectivity and long-term compatibility. The surrounding properties will benefit from the new improvements which include pedestrian walkways, yards and porches fronting all four sides of the property, dense landscaping, below-grade and enclosed parking and a strong design aesthetic. The parcel's sidewalk conditions will be improved, thus supporting nearby sites and encouraging area residents to walk for their shopping and entertainment needs. Finally, the project will incorporate attractive, high-quality native landscaping, lighting and exterior signage. Sustainable Design The project will be enrolled in the Xcel Energy EDA (Energy Design Assistance) program to research and select building materials and systems that have low energy consumption characteristics and high life-cycle value. The building will be designed to incorporate assemblies that ensure the highest quality acoustical and energy performance (wall and floor assemblies). Construction phase sustainable practices will include construction waste management and recycling. Finally,this project will incorporate energy-efficient appliances, low-flow water fixtures, low-VOC paints and building- wide recycling practices. Stormwater Management The current property is nearly 100% impervious (pavement or roof), and little to no water enters the ground. Contaminants on the parking lot—fuel, oil, dirt, trash—are washed off the parking lot and into the street. Pollution from the site enters the public storm sewer directly, and is conveyed to nearest water body. Due to the steep slopes, run-off leaves the site at a very high rate. Site run-off reduces the available capacity of the public storm sewer considerably and increases the risk of flooding downstream. As part of this redevelopment, an underground infiltration system will be installed on the property, consisting of a large diameter perforated pipe system that collects water from the roof and allows it to percolate into the ground to recharge the groundwater aquifer. Boulevard trees will be planted in structural soils to encourage evapotranspiration and enhance tree growth. Water quality benefits will exceed state and watershed requirements, and environmental clean- up will be performed of the soil and the existing buildings. Infiltration will remove all contaminants, including dirt and sediment, phosphorus, nitrogen and other nutrients as well as fuel and oil (hydrocarbons). Ultimately, the city's storm sewer system will have more capacity, and the risk of flooding downstream will be reduced. Lifestyle Living The abundance of resident amenities will include a hotel-like lobby, bistro bar, Wi-Fi coffee lounge, activity center, pet spa, fitness center, yoga studio, club room, great room, chef kitchen, catering kitchen, and resort style pool deck with an outdoor kitchen. The building will offer its residents on-site management, indoor heated parking, private storage lockers, and a guest suite for resident visitors. On-site parking stalls will total approximately 1.3:1 parking stall to unit ratio to serve its residents, visitors and staff, and all of the parking stalls will be enclosed within the building footprint. Enclosed bicycle parking will also be provided within the building to encourage residents use of the nearby bike trail system. This residential community will offer various unit types for its diverse tenant profile, tailored to the active ad in a. u demographic in search of flexible luxury living. Unit types will range from small 1-bedrrom units tpctatgtetbedroom units. This variety in housing types will help to accommodate a variety of household formatidiis, sizes and incomes. The average unit size is approximately 900 RSF and will achieve market rents in the range of approximatelyk$400Q\l $4,000/month and affordable rents in the range of approximately$800-$1,000/month. 00 Affordable Housing Proposal The Applicant's proposed affordable housing plan requires that 10%of the rentable area of the apartment units are both restricted and occupied by persons whose income is 50%or less of the area median gross income (limit set each year by Minnesota Housing Finance Agency). The Applicant's affordable housing plan will remain for a minimum of 15 years from the certificate of occupancy(or equal, including, temporary certificate of occupancy). The monthly rent limit only includes the tenant's base rent and specific utility expenses (including tenant's electric, water, sewer and gas), but the monthly rent limit does not include cable, internet, phone or any other market standard ancillary expenses (including, but not limited to, activities, meal plans, parking, storage and any other standard apartment expenses). * gyp.. 4o\\ A13 Development Questionnaire What this is: A brief questionnaire to help community decision makers understand how this development aligns with key focus area of sustainability that ensures both developers and the community long-term value. Why?Through the 2014 Visioning process, environmental stewardship is one of seven strategic focus areas. Vision Edina's Environmental Stewardship states: "There is a growing awareness of the impact that the built environment has on the natural environment,and the individual and collective responsibility we all have towards good environmental stewardship. Community residents and stakeholders believe that Edina can take an active and ambitious internal and regional leadership role in promoting more comprehensive recycling, smart building, and energy efficiency practices.These themes couple well with the parallel benefits in smarter urban planning, increased transportation options, and application of technology." Questions Answers Sustainable Design &Energy Have you utilized Xcel Energy's Energy Design Assistance and/or Centerpoint Project will enroll in Energy's Builder and Developer programs for this development? EDA Program Will the buildings meet SB2030 energy goals and/or will they be Energy Star Project pursuing certified? If not, please share the steps you are taking to support energy LEED Certification. conservation. Analysis underway for LEED Mid-Rise vs New Construction Will affordable housing be a part of this development and if so, have you Yes,there will be 17 connected with Xcel Energy and Centerpoint Energy for the additional rebates affordable units they give to affordable housing? and we will reach out to Xcel. Will you optimizing the roof by installing a green roof? No Will there be any renewable energy generation on site? No Will there be purchase of renewable energy credits (RECs)? Not anticipated Comments: Managing Water What percent of the property is pervious surface before the redevelopment? Before: 1.8% What is the percent post development? After: 22.1% What new services will be pervious? (i.e. Sidewalks, driveways, overflow No pervious parking) pavement proposed. How will the landscaping support the natural ecosystem? (i.e. Rain gardens, % Yes. The plantings native plants, pollinator friendly plants) will be native and support pollinators. Comments: Stormwater will be managed underground and infiltrated to improve the water quality of runoff from the parcel and reduce the demand on downstream public storm sewer conveyance systems. Managing Tree Canopy What percent of the property is covered by tree canopy before I EXISTING: AO- Over Development Questionnaire redevelopment? 8 Existing Trees What is the percent post development? Total DBH: 162" 13,477 SF of Tree Canopy(8,416 SF/12.1%on site/ 5,061 SF in ROW) PROPOSED: 81 Proposed Trees (72 On Site/9 Trees in ROW) Total Caliper Inch: 201.5" 16,590 SF of Tree Canopy (11,830 SF/17%on site/ 3,860 SF in ROW) Will you be replanting/replacing trees at least four to five inches in diameter to 3.0"—3.5" positively impact the tree canopy (ordinance requirement is only 2.5 inches in diameter)? Comments:Typically,from our previous experience,trees with a larger caliper size (4"to 5" dia.)tend to not perform as well as smaller,younger trees. Our recommendation would be to install trees in the 3.0"-3.5" range, as they tend to perform better, adapt quicker,and most often have a longer life span. Managing Waste Will demolition of current structures meet LEED Green Building Demolition Yes and/or B3 State of Minnesota Sustainable Building Guidelines? Will a recycling service be provided to those in the multifamily complex?To Yes any businesses on site? Will an organic recycling service be provided to those in the multifamily We are complex?To all businesses on site? investigating the potential of offering a composting program to residents. Comments: Sustainable Transportation Bike Parking near main entrance for guests? Space in parking structure (e.g. Yes bike corral, bike lockers)for residents' bikes? Do you have EV Charging Stations for owners or guests to use? Yes Will there be parking spaces provided for car-sharing vehicles to reduce the We are exploring overall number of cars? the market demand for a shared car within in the bldg Comments: ' ` L7- Over France Avenue Southdale Area Working Principles and Supporting Questions Element Working Principle and Supporting Questions Give-to-Get; Plan & Allow latitude to gain tangible and intangible outcomes aligned with Process the district principles. 1 How does the proposal contribute to the realization of the principles for the district? Response:The proposed project is located within the GrandView District,which is envisioned to be a mixed-use community with a unique identity and increased transit connections that is inviting to pedestrians and cyclists and improves the quality of the neighborhood for residents, businesses, and property owners. Per the City's Transportation recommendations,the building layout provides an east-west connection on the northern edge of the site. This strategy supports the GrandView District's goals of creating connections between the different parts of the District and creating separate pathways for"pass-through" and "destination" automobile traffic.The transformation of this former bus barn site can be a catalyst to help other development opportunities in the district come to fruition. 2 How can the proposal move beyond the principles for the district? Response: The infrastructure improvements on the property will improve the quality of the stormwater runoff to the Nine Mile Creek Watershed. Currently the surface parking lot contributed sediment loading and other contaminants to downstream water body. 3 What tangible and intangible outcomes might be offered by the proposal but cannot be achieved by the project on its own? Response: The Grandview District has the potential to be a very pedestrian-friendly and bike-oriented neighborhood, but this one proposed project cannot do it alone. All property owners within the site need to work together to make improved connections throughout the District, so that this is truly a walkable community. Of' 4, �O` 4 What does the proposal offer as a way of balancing those outcomes c�o .Q"- provided by others? ‹.• Response: By providing multi-family housing in the district,area �C restaurants and retail will be supported by adjacent residents. .(� Additionally, new civic or municipal uses will also be possible �l� because of the economic benefits of developing this site and the new residents who will be using the facilities. �c� 5 What alternatives were explored to arrive at a proposal that is best aligned with the principles and the opportunities of the district? Response: Per the City's Transportation recommendations,the building layout has evolved in order to accommodate an east-west connection on the northern edge of the site.This strategy supports the GrandView District's goals of creating connections between the different parts of the District and creating separate pathways for "pass-through" and "destination" automobile traffic. Edina Cultural Preferences; Advance quality through thoughtful and artful design of buildings Identity and publicly accessible spaces, highlighted human activity,and enhanced economic vibrancy. 1 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. Response: The building will be constructed utilizing a wood-framed structure over a concrete podium, and the exterior materials will consist of stone, brick,stucco,composite siding and glass.Windows will be expansive, allowing plenty of daylight into and views from the dwelling units. 2 What qualities of the proposal will be most valued by the community in 50 years? Response: The attractive, well-designed streetscape and public realm of the site are project qualities that will be valued by the community for a long time, and most notably,TCC proposes to dedicate approximately 7,000 SF of land area along the north property line in order to construct a future east-west road/bridge between the Jerry's site and the proposed apartment building. This land dedication would create a key connection point to the upper level of the public parking garage, if and when a future road is constructed to the north of Jerry's,which would eliminate the upper level public parking access from the north. In the interim, and until the future east-west road/bridge is constructed,TCC will construct and maintain a pocket park, including a public walking path 4# connecting east-west pedestrian movements,which provides a � ` gateway connection to Brookside Avenue and future phases of the GrandView District. Beyond the active residential use,the building will have a handsome exterior and site design that will provide a ,cs�� ���`P� warm and welcoming pedestrian experience. The building will be �.. C positioned to visually define the street edge and supports the GrandView master plan vision of incorporating a pedestrian-friendly � link along the western edge of the new development, connecting C) Eden Avenue to the commercial activities to the north. Improvements to stormwater management will promote better 4'l water quality in the receiving water body, including less pollutants and sediment that will leave the site. Over 50 years,the net effect will be substantial. 3 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? Response: Resident activity on the site will be readily visible, as some of the units at ground level will have walk-up porches and units on levels two through six will have outdoor space in the form of balconies and terraces. Additionally,the shared outdoor courtyard for the building will open up to Eden Avenue on the south. 4 In what ways does the proposal enhance the economic vibrancy of the district? Response:The project replaces a 1980-era school bus barn facility with a multi-million dollar luxury development. Adding residential units in this area will support the existing retail and commercial uses nearby and encourage new stores and restaurants to open. 5 How does the proposal adapt itself to changing economic opportunities of the community and the district? Response: As residents age in place,the Active Adult housing option can adjust the amenities and services offered, depending on the growing needs of the resident population, and adapt to the changing economic opportunity. Active Adult is a unique housing option that Edina does not currently offer its resident base and the subject site is a perfect fit given its location within the community. District Function Look beyond baseline utilitarian functions of a single site to create mutually supportive and forward-looking infrastructure sustaining the district. 1 Describe the ways in which the proposal is self-supporting related to on- and off-site infrastructure and resources. Response: The property will manage the first inch of runoff from the property on-site,without reliance on public infrastructure.This will reduce the demand on downstream storm sewer, resulting in an 043Y- improved level of service for the area. lto�4 2 What impacts does the proposal pose on existing on- and off-site infrastructure? Response: On-site infrastructure, including wet(sanitary, storm, water)and dry(gas, electric,telecommunications)will be removed to facilitate placement of the building.To the extent practical, existing services will be utilized to avoid impacts to adjacent off-site 4Yv infrastructure. Services that are beyond service life or inadequate for the development will be replaced. Limited temporary traffic closures and open excavation are anticipated for new service connections. 3 What elements of the proposal support infrastructure needs of adjacent or nearby sites? Response: The demand on downstream storm sewer will be reduced due to the stormwater management system that will be installed to meet watershed district rules.This will improve the capacity, and will result in improved level of service for adjacent and nearby sites.The impact to water and sanitary will be equal to,or greater,than existing demand, however the impact to the level of service for adjacent or nearby sites is likely negligible. 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. Response: The development is primarily covered by a building,and requires an "ultra-urban" approach to stormwater management. Whereas conventional stormwater practices may meet current standards,this development will require unique management practices such as structural filtration or membrane treatment that provide a high level of water quality treatment in a very small footprint between the building and right-of-way. ry How the proposal relies on infrastructure of the district for baseline performance? Response: The property is currently well served by dry and wet utilities.The development will rely on these existing utilities 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? Response: Per the City's Transportation recommendations,the building layout provides an east-west connection on the northern (,4# edge of the site.This strategy supports the GrandView District's goals of creating connections between the different parts of the District and creating separate pathways for"pass-through" and 0— "destination"automobile traffic.The project will also be set back r ` from the west property line to allow for the creation of a pedestrian and vehicular connection to the existing Jerry's Food grocery store to the north of the site. 2 What features and amenities does the proposal introduce to extend the sense of an expansive and engaging public realm to its site? Response: The inspiration for the proposed residential community is the creation of a courtyard style south-facing hillside village. Adding resident dwelling units at this location naturally creates a more inviting streetscape, as more people will be walking and biking to and from the site which creates an energetic, safe and people- friendly environment, in place of the existing vehicular-oriented conditions today. Demonstrate the ways in which the proposal supports pedestrians and bicyclists movement and identify those nearby district features that are important destinations. Response: The new development will work closely with all surrounding land uses to provide appropriate connectivity and long- term compatibility.The surrounding properties will benefit from the new improvements which include pedestrian walkways,yards and porches on all 4 sides of the building, dense landscaping, below- grade and enclosed parking and a strong design aesthetic.The parcel's sidewalk conditions will be improved,thus supporting nearby sites and encouraging area residents to walk for their shopping and entertainment needs. 4 What features does the proposal employ to ensure a safe and inviting pedestrian experience on the site? Response: The proposed access driveways will be narrower than existing,thereby improving sidewalk connections and pedestrian safety.All site sidewalks will be reconstructed, and the project will incorporate attractive, high-quality native landscaping, lighting and exterior signage throughout the property. 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? Response: At the tallest point,the proposed project is 6 stories in height. There is a significant amount of grade change on the site; therefore the building is perceived as a 5-story building from the level of the parking lot for Jerry's Foods grocery store. Several S- and 6-story buildings exist within the district. How does the proposal make full use of the available site, especially those portions of the site not occupied by parking and buildings? Response: The project redevelops the site very efficiently and landscapes the perimeter, making the public realm pedestrian- friendly and aesthetically appealing. •`"' How does the proposal interact with its neighbors? Response: Drawing on the existing surroundings,the exterior facades will feature contextual details,such as front porch style a outdoor space, as well as a simple system of recessed and hung balconies that allow residents to take advantage of the outdoors. d Describe the zones of activity created by the proposal and compare those areas to zones of activity on adjacent and nearby sites. Response: The redevelopment will dramatically improve the current site conditions. Beyond the active residential use,the building will have a handsome exterior and site design that will provide a warm and welcoming pedestrian experience.The building will be positioned to visually define the street edge and supports the GrandView master plan vision of incorporating a pedestrian-friendly link along the western edge of the new development, connecting Eden Avenue to the commercial activities to the north. 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)? Response:The project will be enrolled in the Xcel Energy EDA(Energy Design Assistance) program to research and select building materials and systems that have low energy consumption characteristics and high life-cycle value. The building will be designed to incorporate assemblies that ensure the highest quality acoustical and energy performance (wall and floor assemblies). Construction phase sustainable practices will include construction waste management and recycling. Finally,this project will incorporate energy-efficient appliances, low-flow water fixtures, low-VOC paints and building- wide recycling practices. 2 How does the proposal mitigate any negative impacts on environmental health on its own site? Response: Like most infill sites,the project is dense, located in an area that has adequate utilities and infrastructure. All parking for the residents will be enclosed within the building, and the building will be designed with outdoor space for dwelling units as well as common outdoor space for shared use. 3 How does proposal provide for a healthful environment beyond the 01 current condition? Response: The project redevelops an existing site that was previously used as a bus barn garage—a vehicular-oriented land use. NC1' As a high-density housing development,the project makes efficient use of the land area and is located within walking distance to many �`` J Q®�� services that residents will use daily. 4 Describe ways in which human health needs are advanced by the proposal. �a� Response: The abundance of resident amenities will include a hotel- like lobby, bistro bar,Wi-Fi coffee lounge, activity center, pet spa, fitness center,yoga studio,club room,great room,catering kitchen, and resort style pool deck with an outdoor kitchen with great views of the surrounding area.The building will offer its residents on-site management, indoor tempered parking, private storage lockers, and a guest suite for resident visitors. Enclosed bicycle parking will also be provided within the building to encourage residents use of the nearby bike trail system. Innovation Embrace purposeful innovation aimed at identified and anticipated problems. I Identify the problems posed by the proposal or the district requiring innovative solutions and describe the ways in which the proposal responds? Response: The proposed Active Adult use is designed to meet the wave of the baby boomer demand over the next decade. According to FreddieMac,over 5 million baby boomers will rent their next home by 2020.This is a growing trend that TCC is seeing across the country and the subject property satisfies all of TCC's proprietary Active Adult site criteria. 2 Describe the metrics to be used to compare the innovations posed by the proposal. Response: An Active Adult building,when combined with light services, acts as more affordable Independent Living housing option attracting a younger senior than traditional senior housing. Senior apartments(market rate 55+apartments)are an established asset class that is already serving an age cohort(72 to 75)on the edge of the wave of baby boomer demand (51 to 71). Apartments for residents aged 55 or older can be significantly improved with thoughtful amenities, activities,a la carte services,socialization and prime micro locations adjacent to destination type retail and entertainment. For those solutions posed by the proposal as innovative, describe how they might become "best practices" for the district. Response:The project serves a growing desire for seniors that want QQ- an "urban" lifestyle. The concept also makes economic sense—it is an affordable monthly payment and unlocks home-equity. Rich \'"C? social-experience with maintenance-free lifestyle. With the avalanche of demand coming over next five years with chronic �` shortage of adequate for-rent supply,this type of residential community can be a "best practice"for the GrandView District and for the greater Edina municipality. ka a 4 Describe innovations in systems and aesthetics and the ways in which systems and aesthetics for integrated solutions. Response: There are a number of design strategies that are critical for age-friendly housing. Key to it all is that it be located within a walkable community that integrates housing and commercial uses so that residents can integrate themselves into the larger neighborhood. Within the building, unique and distinctive amenities will be provided and space will be allocated to accommodate ancillary services. Active Adult residents don't want to live in "senior housing;"therefore,design aesthetics are very important and will define the character and individuality of this residential community. 5 Describe other projects where innovations similar to those included in the proposal have been employed. Response: The capital partner(Carlyle)for the proposed project has completed multiple Active Adult projects in other areas of the country and has seen great demand for this type of housing. The amenity design, unit layouts, and services offered,are unique and only being developed in select markets throughout the US. Land Use; Live-able Promote well-balanced aggregations of"come to" 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? Response: The proposed development will offer a housing option for empty-nesters to stay in Edina and downsize their homes, acting as a catalyst to recycling the existing housing stock.Active Adult serves the baby boomer's growing desire to live in an urban environment, makes economic sense by offering affordable monthly payments, unlocks home equity, and provides a rich social experience.The market for this segment of renters is robust.There is an avalanche of demand over the next 10 years as residents age into this type of housing, Currently,there is a shortage of adequate for-rent housing options in a luxury, programming-rich, and age-restricted project in the City of Edina. 2 Describe the proposal in terms of"come to" and/or"stay at" places. _P° � Response:This residential community will offer various unit types for `� its diverse tenant profile,tailored to the active adult demographic in Qy �� search of flexible luxury living. Unit types will range from small 1- ` � bedroom units to large 2-bedroom units.This variety in housing types will help to accommodate a variety of household formations, sizes and incomes.The average unit size is approximately 900 RSF and will achieve market rents in the range of approximately$2,000- $4,000/month and affordable rents in the range of approximately $800-$1,000/month. 0%3 What adjacent or nearby "come to" or "stay at" places does the proposal rely on for vitality? Response: The GrandView District,with its mix of uses and a vision for walkable streetscapes and a neighborhood feel, is highly desirable to prospective residents. The nearby public park, library, shops and restaurants within walking distance to the apartment are very important features and places that will ensure the continued vitality of the project. 4 Demonstrate the flows of activity generated by the site during a typical weekday and weekend day. Response: Future residents of this site will be 55+years of age. Many will be retired;therefore,the anticipated weekday and weekend traffic will be less than a typical market-rate apartment complex. The site is walkable to nearby amenities that will most likely be utilized by foot. 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. Response: The proposed equity structure of Trammell Crow Company,The Carlyle Group, and a national lender, provides a surety of close and successful ground up execution. The property will be managed by a professional 3rd party operator when the project opens its doors for move-ins. 2 How does the proposal enhance development on adjacent or nearby sites? Response: The project can serve as a catalyst for other development in the GrandView District. A successful housing project at this site will give others encouragement to invest here because there will be a true mixed-use district. In addition,there is no Active Adult Q housing stock in Edina and there are strong demand fundamentals. What features of the site or district limit the potential of the proposal Q A from being fully realized? Response: To the east of the site there is a very large piece of land that was vacated by the Edina Public Works Department. If that A property is not redeveloped, it could have a negative impact on the eastern facing view units. 4 Why is the proposal best situated on its proposed site from the perspective of economic vitality? Response: Trammell Crow Company conducted a market study in order to select this particular sub-market, city and site.We reviewed hitt the specific demographics and housing options in the area and they all exceed the standards required for an Active Adult community. 5 How does the proposal make the district and the community a better place? Response: The project replaces an existing bus barn facility with a vibrant residential community that will have a handsome exterior design and bring positive activity to this site within the GrandView District. Edina will be one of the first communities to offer its residents an Active Adult housing option if this project moves forward. N\N�o�Q 1.%1° ()c has 0 N M T MIE N cuI 2 C v a. [}\![) v 0 H ;!!; zIR 1.R g Q 2 1 1 1 1LCO ., . 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C l' �I. E w �4�t'tt It�. 4E1 4D 41) 41) 41) 4D • 1iAl'w,4j ^:.Z � �\ y, DATE: June 19, 2017 TO: 5220 Eden Avenue, Owner and Development Team CC: Cary Teague—Community Development Director FROM: Chad Millner PE - Director of Engineering Charlie Gerk PE—Graduate Engineer RE: 5220 Eden Avenue— Development Review, Old Bus Barn Site The Engineering Department has reviewed the subject property for pedestrian facilities, utility connections, grading, and storm water. Plans reviewed were; Civil, Landscape, and Survey drawings dated 5/31/2017. Details I. Deliver as-build records of public and private utility infrastructure post construction. 2. Plat public easements or transfer fee ownership of dedicated public right of way for potential future street corridor along north property line. Survey 3. A proposed site survey is required. a. Show all easements, public and private. 4. Apply for vacation of existing easements if needed. Living Streets 5. Design sidewalks to meet ADA requirements. 6. Sawcut concrete sidewalk joints on public sidewalks. Traffic and Street 7. Maintain complete access to Brookside Ave. 8. Brookside Ave will not be used for storage or staging of construction equipment, materials or vehicles. 9. Clearly denote private sidewalk. Maintenance for non-public sidewalks to be responsibility of property owner. 10. Construction staging, traffic control, and pedestrian access plans will be required. I I. Review fire access requirements with fire department. Fire truck turning template attached. Consider truck overhang when proposing plantings. 12. Traffic study required. 13. Obtain curb cut permits for driveway aprons. 14. Provide new concrete curb and gutter along Eden Avenue. Sanitary and Water Utilities 15. Verify fire demand and hydrant locations. 16. Clearly indicate private vs public utilities. 17. Domestic water shall be sized by the developer's engineer. Pressure data available upon request. 18. Domestic sanitary shall be sized by the developer's engineer. ENGINEERING DEPARTMENT 7450 Metro Boulevard•Edina,Minnesota 55439 www.EdinaMN.gov•952-826-0371/-03 •Fax 952-826-0392 / sem" i1 oCQ.I1w� ,rt rg 19. Provide geotechnical report with soil borings. 20. Apply for a sewer and water connection permit with public works. a. Separate meters for fire and domestic services will be required. b. Public works to determine acceptable installation methods. 21. A SAC and WAC determination will be required and Met Council and City REC fees will be calculated from the determination. 22. Disconnected sanitary and water services to be capped at main. Storm Water Utility 23. Provide hydraulic and hydrologic report. 24. Provide more detailed information for retention system. a. Ensure influence zone of infiltration chamber does not impact underground parking. b. Retention system engineer required to verify construction of the underground retention systems done per plan. c. Confirm retention system is structural designed for Edina's 80,00016 fire truck load and outriggers in parking lot areas. 25. Evidence of watershed district permit and copies of private maintenance agreement in favor of watershed is required for building permit. Grading Erosion and Sediment Control 26. A SWPPP consistent with the state general construction site permit is required. Other Agency Coordination 27. Nine Mile Creek and / or Minnehaha Creek Watershed Districts permit(s) is required. Property site is in Nine Mile Creek Watershed but water drains to Minnehaha Creek Watershed. 28. Hennepin County, MDH, MPCA and MCES permits required as needed. ENGINEERING DEPARTMENT 7450 Metro Boulevard•Edina,Minnesota 55439 www.EdinaMN.gov•952-826-0371- •Fax 952-826-0392 A.(9( S . ack CONSULTING ENGINEERING TRAFFIC FORWARD Trafficrafiic Impact Study Edina Bus Barn Residential Development Edina , Minnesota I hereby certify this report was prepared by me or under my direct supervision, and I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. By: Vern Swing, P E. License No. 41417 Date: April 3, 2017 k Executive Summary �r. Background: A new residential development is proposed on the northwest corner of the Eden Avenue and Brookside Avenue intersection in Edina, Minnesota. The purpose of this study is to determine the traffic impacts associated with the build out of the proposed development on the study intersections where significant impact is anticipated. Results: The principal findings of this traffic study are: • The proposed residential development is expected to generate approximately 1256 new daily trips, approximately 96 new trips during the a.m. peak hour and approximately 117 new trips during the p.m. peak hour. • All intersections are projected to operate with acceptable delays and queueing through the 2019 Build scenario with the exception of The Vernon Avenue/Interlachen Boulevard intersection and the Eden Avenue/Arcadia Avenue intersection. • The Vernon Avenue/Interlachen Boulevard intersection currently experiences some significant queues and delays, specifically the eastbound left, westbound left, and southbound left movements in the p.m. peak hour and the southbound thru movement in the p.m. peak hour. The traffic volume making these movements are projected to increase in the no-build and build scenarios. However, due to the intersection layout with respect to parcel locations and right of way, there is no room for geometric improvements at the intersection. • The Eden Avenue/Arcadia Avenue intersection currently operates at an acceptable LOS but the 95th percentile queue on the eastbound approach in both the a.m. and p.m. peak hour blocks the adjacent intersection to the west. The low occurrence of these queues, low usage of the adjacent school access, and presence of three additional existing school accesses mitigate this issue and temper any concerns caused by the blockages. Recommendations: The following items are recommended based on the analyses contained in this study: • Update the signal timing and phasing at Vernon Avenue/Interlachen Boulevard to provide a southbound left turn and flashing yellow arrow operation. • If and when the parcels surrounding Vernon Avenue/Interlachen boulevard are upgraded or sold, obtain enough right of way to pursue the potential of upgrading the intersection with an additional eastbound and westbound left turn lane. • Provide additional sidewalks along the north side of Eden Avenue connecting with the existing sidewalk that terminates at the Eden Avenue/Sherwood Road intersection. • It may be desirable to provide bicycle storage/stalls for tenants and visitors on site. If indoor bicycle facilities are provided for tenants, additional outdoor racks could be furnished for visitors. Traffic Impact Study i Edina Bus Barn Residential Development S•ac CONSULTING r ) TABLE OF CONTENTS i. Introduction 1 ii. Existing Conditions 2 iii. Forecasted Traffic 4 iv. Analyses 6 v. Conclusions and Recommendations 18 vi. Appendix 19 LIST OF TABLES & CHARTS Table 1 — Study Corridor Characteristics 2 Table 2 — New and Pass-By Trip Generation 4 Chart 1 — A.M. Peak Hour Delays: Signal Controlled Intersection 7 Chart 2 — P.M. Peak Hour Delays: Signal Controlled Intersection 7 Chart 3 — A.M. Peak Hour Queues: Vernon Avenue/Eden Avenue 8 Chart 4 — A.M. Peak Hour Queues: Vernon Avenue/Interlachen Boulevard 8 Chart 5 — P.M. Peak Hour Queues: Vernon Avenue/Eden Avenue 9 Chart 6 — P.M. Peak Hour Queues: Vernon Avenue/Interlachen Boulevard 9 Chart 7 — A.M. Peak Hour Delays: All-Way Stop Controlled Intersection 10 Chart 8 — P.M. Peak Hour Delays: All-Way Stop Controlled Intersection 11 Chart 9 — A.M. Peak Hour Queues: Eden Avenue/Arcadia Avenue 11 Chart 10 — A.M. Peak Hour Queues: Eden Avenue/Grange Road 12 Chart 11 — P.M. Peak Hour Queues: Eden Avenue/Arcadia Avenue 12 Chart 12 — P.M. Peak Hour Queues: Eden Avenue/Grange Road 13 Chart 13 — A.M. Peak Hour Queues: Side Street Stop Sign Controlled Intersection 14 Chart 14 — P.M. Peak Hour Queues: Side Street Stop Sign Controlled Intersection 14 Chart 15 — Mitigated P.M. Peak Hour Queues: Vernon Avenue/Interlachen Boulevard 16 Traffic Impact Study ii S•ack CONSULTING Edina Bus Barn Residential Development i. Introduction a. Proposed Development A new residential development is proposed for the former Edina School District Bus Barn site locate at northwest corner of the Eden Avenue and Brookside Avenue intersection in Edina, Minnesota. This development is proposed as a 189 unit, six story, apartment complex with two proposed accesses, one off Eden Avenue and one off of Brookside Avenue. b. Purpose of Study The purpose of this study is to determine the traffic impacts associated with the build out of the proposed apartment complex. The traffic impacts are studied on the roads and intersections where significant impact is anticipated and improvements are recommended where mitigation is needed. For those not familiar with the general concepts and terms associated with traffic engineering, The Language of Traffic Engineering guide is included in the Appendix. c. Study Objectives The objectives of this study are: i. Document how the study intersections and roadways currently operate. ii. Forecast the amount of traffic expected to be generated by the proposed development. iii. Determine how the study intersections and roadways will operate in the future build out year with and without the proposed development. iv. Recommend appropriate mitigation measures if poor operations are identified. For the purposes of this traffic study, the study intersections where the greatest impact is expected were chosen for review and include: i. Vernon Avenue/Interlachen Boulevard ii. Vernon Avenue/Eden Avenue iii. Eden Avenue/Sherwood Road iv. Eden Avenue/Site Access v. Eden Avenue/Brookside Avenue vi. Eden Avenue/Arcadia Avenue vii. Eden Avenue/Grange Road Traffic Impact Study 1 S•ack CONSULTING Edina Bus Barn Residential Development s t1'✓ ii. Existing Conditions a. Corridor Characteristics As mentioned, the proposed site is located on the northwest corner of the Eden Avenue and Brookside Avenue. Figure 1, shows the vicinity of the site and the study area, while Figure 2, shows the proposed site's Concept Plan. Table 1 shows the characteristics of the key roadway corridors around this site and within the study area. Table 1 — Study Corridor Characteristics Speed Peds/ Name Designation' Classification2 Limit Lanes Transit Bicycles Interlachen 30 2 None near Sidewalk on south Boulevard MSA 177 Collector mph undivided site side. On street bike paths Vernon CSAH 158 Minor Arterial 30 4 divided 3 Routes Sidewalk on north Avenue S mph side W 50th Street MSA 141 Minor Arterial Ph 4 divided 2 Routes Sidewalk on both side mSidewalk on south side west of 30 3 Eden Avenue MSA 163 Local ph undivided 3 Routes Normandale. Both msides east of Normandale. Arcadia N/A Local 30 2 None near Sidewalk on east side Avenue mph undivided site Normandale N/A Local 30 2 2 Routes Sidewalk on west side Road mph undivided Grange Road N/A Local 30 3 None near None mph undivided site Wilson Road N/A Local 30 2 None near Sidewalk on west side mph undivided site Brookside N/A Local 30 2 None near None Avenue mph undivided site StRoadOod N/A Local mph undivided 2 Routes Sidewalk on east side 1I = Interstate, TH = Trunk Highway, CSAH = County State Aid Highway, CR = County Road, MSA= Municipal State Aid Route. 2 MnDOT Classifications b. Traffic Volumes Intersection videos were collected at the study intersections under weekday conditions in April 2017. Using these videos, 48-hour turning movement counts were obtained at the study intersections, with the exception of Eden Avenue/Grange Road where 24-hours of video were collected. Counts for the two day intersections were averaged to smooth out possible irregularities in the data. Traffic Impact Study 2 s•ack CONSULTING Edina Bus Barn Residential Development r A f�4) The a.m. and p.m. peak hours for the intersections were found to be from 7:30 to 8:30 a.m. and 5:15 to 6:15 p.m. The counts from these two peak hours were used for analysis. The turning movement count data from the counts are contained in fifteen minute intervals in the Appendix. Traffic Impact Study 3 S•ac Edina Bus Barn Residential Development CONSULTING iii. Forecasted Traffic a. Site Traffic Forecasting The Institute of Transportation Engineers (ITE) provides the Trip Generation Manual, 9th Edition, the standard document for determining expected traffic for proposed land uses. Using this ITE information, trip generation forecasts can be made for the development site. The proposed residential development falls within the land use code of Apartments. Using the ITE Trip Generation Handbook, 3rd Edition the expected trip generation of the proposed development is shown in Table 2, below. A detailed trip generation table showing the exact breakdown of trips is provided in the Appendix. Table 2 — New and Pass-By Trip Generation ITE Daily AM Peak PM Peak Land Hour Hour Use Description &Size Total Total Total Total Total Total In Out In Out In Out 220 Apartment 628 628 19 77 76 41 189 dwellin• units A trip distribution pattern was then developed for the generated traffic going to and from the site. This pattern is based on the existing traffic volumes and access to the regional transportation system. The general trip distribution pattern for this study is: i. 12% of the generated traffic to/from the west on Vernon Avenue. ii. 7% of the generated traffic to/from the west on Interlachen Boulevard. iii. 18% of the generated traffic to/from the east on 50th Street. iv. 6% of the generated traffic to/from the east on Eden Avenue. v. 2% of the generated traffic to/from the south on Wilson Road. vi. 2% of the generated traffic to/from the south on Normandale Road. vii. 26% of the generated traffic to/from the south on TH 100. viii. 26% of the generated traffic to/from the north on TH 100. Traffic generated by the site development was assigned to the area roadways per this distribution pattern. b. Non-site Traffic Forecasting To forecast future traffic volumes for the future build out year of 2019 in the study area outside of the proposed development's traffic, general growth in traffic was added. Traffic Impact Study 4 S•ack CONSULTING Edina Bus Barn Residential Development I49.6 Using MnDOT's provided AADT volume history the past roadway volumes along the study intersection were examined. These volumes show relatively stable or decreasing volumes within the study area, with the exception of some increased volumes during periods of construction along TH 100, which drove more vehicles through the study corridors increasing traffic volumes slightly. Also, Edina is a relatively built up city, and is expected to experience a lower growth rate than more suburban areas based solely on the availability of developable land. From this information, a conservative 1.0% growth rate was applied to the existing volumes to generate the forecast 2019 year traffic volumes. This growth was applied to all existing movements in the study network to establish the No-Build forecasts. c. Total Traffic Traffic forecasts were developed for the 2019 Build scenarios by adding the traffic generated by the proposed residential development to the No-Build forecast volumes. Peak hour forecasts are shown in the Appendix. Traffic Impact Study 5 Edina Bus Barn Residential Development S•ac CONSULTING Nl q iv. Analyses a. Intersection Analysis The initial scenarios analyzed in this study for both the a.m. and p.m. peak hours were the existing, 2019 No-Build, and 2019 Build. The traffic operation analysis is based on delay calculations done in accordance with the Highway Capacity Manual, 6th Edition using the Vistro software package. The full calculations for each study scenario, including traffic operational Level of Service (LOS) grades and queue lengths, are included in the Appendix. Also, included in the Appendix is a guide explaining the Level of Service grade concept. Chart 1 (a.m. peak hour) and Chart 2 (p.m. peak hour) show the average peak hour delay for signal controlled intersections for each study scenario. These intersections include Vernon Avenue/Eden Avenue and Vernon Avenue/Interlachen Boulevard. The LOS D/E boundary of 55 seconds of delay per vehicle is considered the threshold between acceptable and unacceptable traffic signal operation in Minnesota. The initial signal timing for the existing conditions was provided by Hennepin County. Chart 3 and Chart 4 (a.m. peak hour) and Chart 5 and Chart 6 (p.m. peak hour) show the 95th percentile queue lengths of the primary movements at the signalized intersections. Traffic Impact Study 6 S•ack CONSULTING Edina Bus Barn Residential Development Chart 1 —A.M. Peak Hour Delays: Signal Controlled Intersection 80 70 60 Congested at LOS DIE Boundary(55 seconds) c 0 50 7- ca 40 v M C 30 �", 20 -44 ir's4 v tgrkggig:4 .Vernon Avenue/Eden Avenue Vernon Avenue/Interlachen Boulevard ■Existing •2019 No-Build RI 2019 Build Chart 2 — P.M. Peak Hour Delays: Signal Controlled Intersection 80 70 60 Congested at LOS D/E Bound e 0 50 N > 0) 40 � a 0) 12.0 30 a) Q 20 10 0 Vernon Avenue/Eden Avenue Vernon Avenue/Interlachen Boulevard ■Existing ■2019 No-Build ■2019 Build Traffic Impact Study 7 S•ack CONSULTING Edina Bus Barn Residential Development 47( Chart 3 — A.M. Peak Hour Queues: Vernon Avenue/Eden Avenue 25 Iii v 20 t ar N 7 15 S' 0' (Li c 10 aJ u v a -c 5 rn liinge Min 111 III ill 111 MOM Ill IIIIII +�� is r ti� a`•e �.6 a`•e Q.� ae tom �.� ae `ooh �.�� o°° '> Jc 0o\ o�c •�r ca oor �r �� a a <<".6. a `o S,eS' a.< o`�b .o�c `'c,po`� o,cV ��Q �'c`d' a5`F, es` s's �o�r �0 5 y0 roJ'a ■Existing ■2019 No-Build ■2019 Build Chart 4—A.M. Peak Hour Queues: Vernon Avenue/Interlachen Boulevard z5 n -,5:: 20 L tvF II I III III III 111 0 ill II I I I I I �a\.e r`o� \Q.Qr� ��e� rt 4.ca\ems �Q�4or; cae' Fa 0o? -0c3) K.(' �roJ a`r�o°� �`o$r o�rod� toter �roo° fib �aS~ ��a oc ,tea ca `'o oca a`Oo �y�� e� t�,0� $,0 Se 5� r S� +o yo ■Existing ■2019 No-Build a 2019 Build Traffic Impact Study 8 S•ack CONSULTING Edina Bus Barn Residential Development /47c), Chart 5 — P.M. Peak Hour Queues: Vernon Avenue/Eden Avenue 30 1, 25 u L N =-20 in 0J 61 7 C! 15 a C U 10 a L ai 0 11.101E IN 1111111 III ... III 11i .. '!' 111 ca r�2 Joa r�� Jia �r�o �aQ Jca •<'< ��� o� o0% �� o°�o v° ca Oii coo ca kd) day, .,cc fey a.-o oar b� o��r y°4 �r�� a,:, ts 449 •cs ■Existing it 2019 No-Build ■2019 Build Chart 6 — P.M. Peak Hour Queues: Vernon Avenue/Interlachen Boulevard 30 N 25 II V_ L III 20 N 7 d is c u 10 a L rn 5III III III III so es es III III I 0 ca�eY` • r�oo 1(Q��� ��� r�Q Qr� ca,,e„ r�Q.�� Jca,.e r��.� '< S OJ OJ J0. o % ,,,,-g'� o°gra C��o ars �r�o oc�r� a�r�° yor0 a�rkd? y�. ca �° ca C' o0 �a «ay��� 44eeP �ey~�J `roo 4c �o yo ■Existing ■2019 No-Build •2019 Build Traffic Impact Study 9 S•ack CONSULTING Edina Bus Barn Residential Development 47) Chart 7 (a.m. peak hour) and Chart 8 (p.m. peak hour) show the average peak hour delay for All-Way Stop Controlled intersections for each study scenario. These intersections include Eden Avenue/Arcadia Avenue and Eden Avenue/Grange Road. The LOS D/E boundary of 35 seconds of delay per vehicle is considered the threshold between acceptable and unacceptable traffic All-Way Stop operation in Minnesota. Chart 9 and Chart 10 (a.m. peak hour) and Chart 11 and Chart 12 (p.m. peak hour) show the 95th percentile queue lengths of the primary movements at the All-Way Stop controlled intersections. Chart 7 —A.M. Peak Hour Delays: All-Way Stop Controlled Intersection 40 Congested at LOS D/E Boundary(55 seconds) 35 30 ;5 `i ;G a AS j c 4041-A9 25 A N xg„e a i 20 ° f_z 15 a > 10 Eden Avenue/Arcadia Avenue Eden Avenue/Grange Road N Existing N 2019 No-Build B 2019 Build Traffic Impact Study 10 S•ack CONSULTING Edina Bus Barn Residential Development 47k Chart 8 — P.M. Peak Hour Delays: All-Way Stop Controlled Intersection 40 Congested at LOS DIE Boundary(55 seconds) 3 30 O 25 a) N „�, ,,, ›- 7-0 c0 20 il a 0 a) os)rz 15 Zr) 7 Q 10 5 :: g 0 mut+' Eden Avenue/Arcadia Avenue Eden Avenue/Grange Road NI Existing ■2019 No-Build P 2019 Build Chart 9 —A.M. Peak Hour Queues: Eden Avenue/Arcadia Avenue 12 10 C ai V a• g 7 N v a) & 6 a) a) a 4 s & rn qq 2 €fir et r + C e � ' Eastbound Westbound Northbound Southbound ■Existing ■2019 No-Build t'i 2019 Build Traffic Impact Study 11 S•ack CONSULTING Edina Bus Barn Residential Development n Chart 10 —A.M. Peak Hour Queues: Eden Avenue/Grange Road 12 10 cn v u a 8 w d a, v 0' 67 a v L-.). h a a 4 a L ,o''' ' m ipp 8( { o Eastbound Westbound Northbound Southbound ■Existing ■2019 No-Build n 2019 Build Chart 11 — P.M. Peak Hour Queues: Eden Avenue/Arcadia Avenue 10 9 8 5) st 7 t :X gg �r�; c € i C7 6 c .c 3 ate rn 2 j 1 ? 9' ,., . ''''' ''''' e 0 Eastbound Westbound Northbound Southbound ■Existing ■2019 No-Build 62 2019 Build Traffic Impact Study 12 S•ack CONSULTING Edina Bus Barn Residential Development A7 Chart 12 — P.M. Peak Hour Queues: Eden Avenue/Grange Road to 9 8 u 7 ay6 v CI 5 ar a)• 4 H HI • 3 • 2 1 111 0 Eastbound Westbound Northbound Southbound ■Existing ■2019 No-Build a 2019 Build Chart 13 (a.m. peak hour) and Chart 14 (p.m. peak hour) show the 95th percentile queue lengths as the measures of effectiveness at intersections with side street stop sign control. For this type of control, vehicle queues are a better measure than LOS or delay, which can be poor with even a handful of vehicles. Queues are presented for the longest queue experienced at the intersection. Based on our experience, improvements are not warranted at these types of intersections until the 95th percentile queue at a stop sign is in the five to ten vehicle range. Traffic Impact Study 13 S•ack CONSULTING Edina Bus Barn Residential Development Al Chart 13 — A.M. Peak Hour Queues: Side Street Stop Sign Controlled Intersection v Unreasonable 95th Percentile Queue(5 Vehicles) 5 4 0 U a) >- (13 3 a) a) an a, 2 1 III III 0 Eden Avenue/Sherwood Road Eden Avenue/Site Access Eden Avenue/Brookside Avenue ®Existing ■2019 No-Build t.12019 Build Chart 14— P.M. Peak Hour Queues: Side Street Stop Sign Controlled Intersection 6 Unreasonable 95th Percentile Queue(5 Vehicles) 5 a 4 c 0 U a) >- m 3 a) 0 a) as CO v 2 1 11111 0 Eden Avenue/Sherwood Road Eden Avenue/Site Access Eden Avenue/Brookside Avenue Existing ■2019 No-Build 2019 Build Traffic Impact Study 14 S•ack CONSULTING Edina Bus Barn Residential Development 47 l b. Mitigation Analysis Per the above analyses, little traffic impact is expected on the study corridors and intersections due to the redevelopment of the Edina Bus Barn site as a proposed residential apartment complex. This evidenced by the relatively similar delay and queuing results between the 2019 No-build and 2019 build scenarios, which shows the additional vehicles generated by the residential development due not cause significant additional delay to the study intersections. With that in mind, there are a few intersections that are currently operating with less than ideal vehicle operations that are noted. In the existing PM scenario, the Vernon Avenue/Interlachen Boulevard intersection experiences delays above the LOS D/E boundary with an overall intersection LOS E and worst movements at LOS F. These worst movements include the eastbound and southbound left. These delays remain relatively similar in the No-build and Build scenarios as shown in Chart 2. In addition to the less than ideal delays, excessive queueing occurs with these two movements. The eastbound left from Vernon Avenue to Interlachen Boulevard experiences a 25-vehicle long 95th percentile queue which exceeds the existing storage bay capacity. A similar 24-vehicle queue is experienced for the southbound left turning vehicles on Interlachen Boulevard. These queues remain similar in the 2019 No-build and Build scenarios. The earlier Grandview District Transportation Summary, Grand View Area Former Public Works Site Traffic Study identified existing issues at this intersection and recommended geometric improvements that would improve the traffic operations. However, due to the existing layout of the intersection with respects to the adjacent developments and existing right-of-way there is little or no land currently available for these improvements. When these parcels do re- develop in the future, additional right of way for adding an eastbound left turn lane, resulting in dual eastbound left turn lanes, as well as a westbound turn lane should be acquired. In the short term, minor signal modifications should be adopted to improve Interlachen Boulevard movements at the Vernon Avenue intersection. These improvements include the addition of a new left-turn phase for the southbound traffic, which will require splitting the northbound and southbound phases. Then, a leading left turn phase can be added to southbound Interlachen Boulevard reducing the existing and future queueing significantly. It is also recommended to upgrade the left turn phasing to Flashing Yellow Arrow Operation, which will provide flexibility in left turn phasing throughout the day. Chart 15, below shows the mitigated queueing results for this approach with this new signal phasing and timing. Traffic Impact Study 15 S•ack CONSULTING Edina Bus Barn Residential Development A7 Chart 15 — Mitigated P.M. Peak Hour Queues: Vernon Avenue/Interlachen Boulevard 30 25 sr ' d A 20 N e$ R v a 10 s 0 oca' rsoo� n\Q�` \� l''' , I ; Q4� �r\Q.Por� d'ca�e� �r�Q.�� o°ca�ek� r��•�� �qo ca4 `oma be goo ire �r`d �, �r`dm .... il �a �oJ Sm J<, cam �° ca 5° ca �a �as�o ��y�,d' �¢S`,�o `r000 o�r�o. +0 5 ■Existing ■2019 No-Build ■2019 Build 112019 Mitigation The intersection of Eden Avenue/Arcadia Avenue under existing and future conditions operates at an acceptable LOS, but experiences eastbound 95th percentile queues which stretch back and block the intersection leading to the adjacent Our Lady of Grace Catholic Church and School's parking lot during AM and PM peak hours. The heaviest eastbound movement is the through movement thus the addition of turn lanes will not result in improved conditions and is not recommended. The following conditions lessen the impact and concern of the experienced 95th percentile queue: i. The adjacent access is a school access that will experience low volumes of use outside of the 30-minute school pick up and drop off periods. ii. The school has three additional accesses that can be used during high volume periods along Eden Avenue minimizing the effect of the blockage. iii. The queue blockage is only expected to occur roughly five percent of the time during the AM and PM peak hours with acceptable operation occurring the remain periods of the day. For these reasons the existing and expected queueing along eastbound Eden Avenue do not cause significant concern. c. Concept Site Plan & Multi-Modal Review The concept site plan contained in the Appendix was reviewed to determine what changes are recommended, if any, to the proposed Residential Development. Traffic Impact Study 16 S•ack CONSULTING Edina Bus Barn Residential Development q 0� Following are key transportation elements of the concept site plan that should be implemented: i. Car Circulation: The proposed site plan provides sufficient vehicle circulation with two accesses, one on Eden Avenue and another on Brookside Avenue, with access to the parking garage. These accesses allow vehicles options for entering and exiting the development which will help spread traffic more evenly through the site and parking facilities ii. Bicycle and pedestrian infrastructure: Sidewalks are proposed to be provided on all roadways surrounding the development. It is recommended to extend the northern sidewalk along Eden Avenue further to the west connecting to the existing sidewalk that terminates at the Eden Avenue/Sherwood Road intersection. Also, the existing site plan does not show or mention bicycle parking facilities for tenants or visitors. If indoor bicycle storage is not provided for tenants, it is recommended to add indoor or outdoor bicycle parking near a convenient, well-lit entrance. If indoor bicycle storage facilities are provided for tenants than a small number of additional outdoor storage spaces should be provided for visitors near the main entrance. This will in turn help lower the total number of vehicles accessing the site by transferring some vehicle trips to bicycle trips. iii. Adjacent Transit: There are many bus stops within walking distance of the residential development site with existing transit routes available to St. Paul and Minneapolis. It is recommended to provide bus route information to tenants to inform them of the transit options available within the area. Traffic Impact Study 17 S•aCk CONSULTING Edina Bus Barn Residential Development v. Conclusions and Recommendations The traffic impacts of the proposed development were thoroughly studied and the principal findings are: • The proposed residential development is expected to generate approximately 1256 new daily trips, approximately 96 new trips during the a.m. peak hour and approximately 117 new trips during the p.m. peak hour. • All intersections are projected to operate with acceptable delays and queueing through the 2019 Build scenario with the exception of The Vernon Avenue/Interlachen Boulevard intersection and the Eden Avenue/Arcadia Avenue intersection. • The Vernon Avenue/Interlachen Boulevard intersection currently experiences some significant queues and delays, specifically the eastbound left, westbound left, and southbound left movements in the p.m. peak hour and the southbound thru movement in the p.m. peak hour. These movements are projected to increase in the no-build and build scenarios. However, due to the intersection layout with respect to parcel locations and right of way, there is no room for geometric improvements at the intersection. • The Eden Avenue/Arcadia Avenue intersection operates at an acceptable level of service but has 95th percentile queues on the eastbound approach in both the a.m. and p.m. peak hour which block the adjacent intersection to the west. The low occurrence of these queues, low usage of the adjacent school access, and presence of three additional existing school accesses mitigate this issue and temper any concerns caused by the blockages. The following recommendations are made based on the above findings: • Update the signal timing and phasing at Vernon Avenue/Interlachen Boulevard to provide a southbound left turn and flashing yellow arrow operation. • If and when the parcels surrounding Vernon Avenue/Interlachen boulevard are upgraded or sold, obtain enough right of way to pursue the potential of upgrading the intersection with an additional eastbound and westbound left turn lane. • Provide additional sidewalks along the north side of Eden Avenue connecting with the existing sidewalk that terminates at the Eden Avenue/Sherwood Road intersection. • It may be desirable to provide bicycle storage/stalls for tenants and visitors on site. If indoor bicycle storage facilities are provided for tenants, additional outdoor storage should be provided for visitors. Traffic Impact Study 18 S•ack CONSULTING Edina Bus Barn Residential Development vi. Appendix A. Figures B. The Language of Traffic Engineering C. Traffic Counts D. Trip Generation Tables E. Peak Hour Volumes F. Level of Service (LOS) G. Capacity Analysis Backups • AM Existing • PM Existing • AM 2019 No-Build • PM 2019 No-Build • AM 2019 Build • PM 2019 Build • PM 2019 Build - Signal Updates Traffic Impact Study 19 S•ack CONSULTING Edina Bus Barn Residential Development ks3 Appendix A: Figures S • ack CONSULTING Figure 1 ENGINEERING TRAFFIC FORWARD Vicinity Map and Study Area ,... .....,,,,, . ' C eltr,-.1 I.tb•Jry 0 0 Stone Arch Bncl arooktoew Park @:) Minneapolis ''zi' North Fs, o '' t--zi *ti No Scale Walker Al Ce,t0,Z., til 4' ci t3' • , H•H,..N,,,we i.:!=1 i• St 1 0,11: 4 4E] 'a (1 IslesRark uPTOWN ..,;,'...,•''''''''''' .. ,,, t1:1... KA.,111,3Pda Club 4:9 ,A.,.‘"eb.",..,,, i• "RAG k,IL . .. • 0 , I . "•C Cemetery° ..r-..774 . IE A ,,' Ut.P.Fr.111..LS. ..=, ,...., . Hopk,,, ,.... ..,.. •. ,,, ,, —. ;.41•11'erlaChftl COUrnry ----•-•A ..,..n.i.•• Edina Public Schools 0 .. F”e•de..3f•OP,0 i,i.. .••.--,. *',--,,-,:,'i ;-,) Edina ,r ./ Study Area ,,.... ._._. ._.... .,,,,, . 1 • : . Ilk. ,, a . tar I ; -- ' i I Study ___, „., ,,,„ ,- - - _ 1--- c Intersections I it Ai 1---- ' 1 • ! \ .., i - f -- --, ,,., .,, , , , ....... . ,..,... - e --.1, ... . _ :,....-:-. _. / ,r-', .. -E::21...-!iik,,,‘, i.! 4i.,,,,, ik, ,,,,,,/ 1 to i ,,,, "'”'••, ,,. ,,,._,..-- ill ' --- ' • . '',' ' it, ,..i.- -i-....- 1, , i ,1 , - _ ----,, .4,„,.--r Th. '.... - - i I ...-:*:. .1 er", ,..- - - .., I I I I ' - filliiik; .' •- 1 ----,., \'; I _ -"..., ,, .... . , /, Proposed -,, - , , ' ' e ..‘ „," „-----t --,- ,iSite i 1 ' - ..., ' Traffic Impact Study Al Spack Consulting Edina Bus Barn Residential Development it-tt CD ccs CV k..7 W • cn e V.) Q. g ilaiiR4 �u c //�� aa 0 Y LL. W W gLT.�+�$ fn n a 9k OAlm mn'4.1 a,�. .iM ril wl+mil A W ` 1`'� / 0 T U etnupw 41.11 '` -fit V'f^` i +' m4r4n =z ' x �, a A '''f, nrMmy Ao VJ dOGid 414 C) ► ►ryry�Qy��TT Y 5. PflyT T Q CV Q X 9 ts / d}.'`t w Q w' CL Q ' I N 4:,&7044:,&704,r3� 4Z� af - LL,— - ... .,,,,, ,,,,,6:'' c).± 1 iii O d �z $: t ,y ? r. 9a. 7 O Ts 70 un x.,4. : _• ila m h � bs ` 1!::4 , 1 � � ri Q Appendix B: The Language of Traffic Engineering S • ack CONSULTING The Language of Traffic Engineering Traffic Engineering, and Traffic Engineers, often use technical terms or jargon that may be confusing or tough to understand even within the context of a sentence. Key terms and acronyms that can generally be found in all types of traffic studies are defined in this document. Types of Studies anagem `, Access Management — The practice of government '. control Ufa+ agencies limiting the amount of intersections (both public Safety crossings and private driveways) along a roadway Sa Y Intra-modalInteractions corridor based on the function of the roadway to improve safety and mobility while streamlining access. Corridor Study — A transportation review and analysis Traffic of the existing and future traffic operations of a roadwaytechnology Engineering Multi-modal segment. Varies in length from a couple blocks to a few Interactions miles and typically covers all modes of travel. Intersection Control Evaluation (ICE) Report — A document that examines and determines the most parking Urban appropriate type of control (stop sign, signal, roundabout, Structure or other)at one or more intersections. Source:ETH Zurich Safety Study —An examination of crash records to identify Traffic Engineering is a branch of civil engineering potential trends, issues, and problem intersections/ that focuses on the safe and efficient movement corridors. Usually includes potential mitigation options of people and vehicles. It is part science and part expected to decrease crash rates in the future. art, requiring not only technical skills for analysis but an understanding of motivations in choosing Speed Study— A review of existing travel speeds and the travel routes. corridor characteristics to determine if speeding is an issue, the appropriate speed to post as the limit, and/or areas to provide reduced speed warnings. Key Organizations Traffic Impact Study(TIS) — A document that addresses the expected traffic impacts of a development and, if AASHTO—American Association of State Highway and necessary, mitigation options that will reduce or eliminate Transportation Officials.A nonprofit,nonpartisan association negative impacts. Also referred to as a Traffic Impact representing transportation departments with a primary goal Analysis. of fostering the development,operation,and maintenance of an integrated national transportation system. Transportation Plan — A document developed by a DOT—Department of Transportation.Government organizations government agency to take inventory of their transportation within federal and state agencies dedicated to serving network, identify concerns or issues and lay out the path for the transportation needs of the community and typically improvement of the system. responsible for study,design,operation,and maintenance of all facets of transportation. Travel Demand Management Plan (TDMP) — A plan FHWA—Federal Highway Administration.An agency within the that documents the existing infrastructure around a site, US Department of Transportation that supports State and local including transit and non-motorized vehicle options, and governments in the design,construction,and maintenance of develops measures to be implemented to encourage those the highway system. alternative modes of travel. ITE—Institute of Transportation Engineers.An international Warrant Evaluation — Review of traffic volumes and other educational and scientific association of transportation characteristics at an intersection against thresholds to professionals who are responsible for meeting mobility and determine if a traffic signal or other traffic control option is safety needs. needed/warranted. Traffic Impact Study Edina Bus Barn Residential Development B1 Spack Consulting Appendix B: The Language of Traffic Engineering Results 85th Percentile Speed — Speed at which 85 percent of Queue—Length of line of cars waiting at an intersection or drivers are traveling at or below. Speed limits are typically at a bottleneck in a corridor, typically measured for each set at the 85th percentile speed. individual lane of traffic in feet or number of vehicles. 95th Percentile Queue—The distance, generally measured Volume to Capacity (v/c) ratio — the number of vehicles in feet or number of vehicles, which will be exceeded in through an intersection or roadway segment in a specific a lane, typically at an intersection, only five percent of the amount of time divided by the expected capacity of the time. Usually used to help determine intersection turn lane road. Less than 1.0 indicates available capacity and above lengths. 1.0 indicates more vehicles than can be accommodated. Control Delay—The total amount of time a motorist takes Typically,a v/c ratio above 0.85 suggests operational issues. to get through a road segment or intersection minus the Trip Generation —The amount of vehicle traffic generated time it would take without stopping due to traffic controls by a land use. One trip is equal to one vehicle traveling from (like stop signs or traffic signals). Control delay includes an origin to a destination (traveling to and from work equals decelerating and accelerating back to full driving speed. two trips). Functional Classification — the grouping of streets and Warrants—Criteria based on volumes and other Measures highways into categories according to their characteristics of Effectiveness for determining when all way stop signs, and emphasis on mobility or access. Generally, categories roundabouts, traffic signals, or other type of control should include arterials(emphasizing mobility and fast travel), local be installed. roads (emphasizing access to adjoining properties), and collector roads (emphasizing a balance between the two and usually connecting arterials to local roads). Important Manuals/Guides Intersection Delay—The average amount of time, usually expressed in seconds, experienced by any vehicle traveling through an intersection. HCM—Highway Capacity Manual(released by the Transportation Research Board,or TRB).The guide for Level of Service (LOS) — Qualitative measure of traffic engineers and planners to assess traffic and environmental operations related to the amount of average delay effects of highway projects.This manual presents the experienced. Expressed in letter grades with LOS A foundation of traffic analysis procedures in the US. representing the best operations with little to no delay and LOS F representing the worst operations with excessive MUTCD—Manual of Uniform Traffic Control Devices. delays and congestion. A document that sets minimum standards and provides Measures of Effectiveness — Performance measures that guidance to ensure uniformity of traffic control devices(such define how well traffic is moving along a corridor or thru an as messages,location,size,shapes,and colors)across the intersection. The common MOEs are travel time, corridor nation.All roads are subject to its jurisdiction. speed, delay, and queues. Mitigation — Measures intended to reduce the impact of a HSM—Highway Safety Manual(released by AASHTO). development or improve an identified traffic issue by either A guide that presents a variety of methods for quantitatively improving capacity (like adding lanes) or reducing demand estimating crash frequency or severity. (like encouraging carpooling). Resources Highway Capacity Manual, HCM2010 MUTCD,2009 Edition,published by FHWA Highway Safety Manual, HSM About This Brief Spack Consulting prepared this brief as part of our company's vision to significantly improve the practice of traffic engineering and transportation planning. Transportation professionals from around the world have assisted us in developing this document. We are providing this brief under the Creative Commons Attribution License. Feel free to use-modify-share this guide, but please give us some credit in your document. To request our whole series of Design Briefs and to be included on our distribution list for new materials, please email mspack@spackconsulting.com. And please reach out if you have any comments or questions related to this Design Brief. S • ack Mike ii S PACK COUNTING MI traffic ACADEMY CCIr B.com f CONSULTIS[VG TRAFFIC DATA INC. Traffic Impact Study Edina Bus Barn Residential Development B2 /A- 1 Spack Consulting W M6)00T T OMO)0 W U`MT ODN C. C-0MO) CDC-,-MC- NUOUOUOO O,UO)N I o NNn-,-UO -T- M N N N N Ul N M T 0000 0)�ANO N I- T c ,y T CO N N T -•-,-O M 0,-�NT T-,.-0 M UU) N O CO U00 T UO CO OO UO U00)MM M N M N U) f > aCD Ca Q C C C q) O O O O O O O O O O 0 0 0 0 0 0 0 0 0 0 O O o 0 0 00 O O O O O O O O 3 CD N N - CL C U m 00 M C-O L 0 0 0 0 0 00000 00000 00000 00 N O N MOOT M U0 M M I- WC . 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N O O O N 00000 00000 0,-0 0 F D C i0 CONNK 0 COCD N N CO O W 00 K KCD n MAN-O W NNN W K W CO CD U7 .NCDCD tD CD W COK O UKM.V 0)COOM O W.NCO .-W O W W OCD^OK E n ��� ��� ��� CO O c a d N CO O O O O O 00000 00 N O N 00000 000.-.- 00000 NO.-0M 0 DO N O 0 d N 02 N V N-CO CD CD W W r00N CD00 N W NON KMM W CON CD CDK M COM C 7 C C N N M K M CO N K M n N K N N K •-N.-N n N N N N W T-.-M N C D .-NNN W 0 O O) .- 0 ] to L C L -00 0 0.-. =M 7 K 0 W K K W M W N rN(C)MCD M.-C D K C O (NCO W CDM 000.-W) U)KKKn O ML 1-NK N O CO CO COT-CV N-N-r -- -K -N. ,. 0 N. - - - -- .-- (n C s_ 04 U) FCU v C N m Co NC-00n O O W O W nKCO N W NNNr CD O KO N NMM W K C O KN E C/) N rn0000 W OCD W N N W W r CD NOON r NrON W fD IO CON NONn(N 7 U_ C N C 0 0 0 0 0 00000 00000 00000 00000 00000 00000 (6 TS C F H W Q) `'..: Q z N2E2E2E2m 2E2E2E2m <2E2E2m 2E2E2E2m 2E2E2E2m dd dd6 00 dd5 _ E<<<<o O.2.2<<15 0 O Q 0 Q o O Q 0 Q O 0 Q 0 Q O O O ONO.�"' ONONF 0NO0F ONONF- O NO.F- ONO.I-- O. ONH ,,s i_o_m.„ O_MK ODM, O�MK O,M7 O_MK O7.C!)a 0 (t N-N-NN- W OaO ID W W W W 0000 ��� NNNN41 1-_-: 0000 'L''0000 0000 000 O . .'-. > w Cl' 1 Appendix D: Trip Generation Tables S • ack CONSULTING Table D1 ENGINEERING TRAFFIC FORWARD Trip Generation Table Weekday Daily Volumes LAND USE ITE DEVELOPMENT QUANTITY DAILY ENTER EXIT NEW TRIPS CODE# UNITS RATE PERCENT PERCENT ENTER EXIT Apartment 220 Units 189.0 6.65 50% 50% 628 628 Total 628 628 AM Peak Volumes LAND USE ITE DEVELOPMENT QUANTITY PEAK ENTER EXIT NEW TRIPS CODE# UNITS RATE PERCENT PERCENT ENTER EXIT Apartment 220 Units 189.0 0.51 20% 80% 19 77 Total 19 77 PM Peak Volumes LAND USE ITE DEVELOPMENT PEAK ENTER EXIT NEW TRIPS CODE# UNITS QUANTITY RATE PERCENT PERCENT ENTER EXIT Apartment 220 Units 189.0 0.62 65% 35% 76 41 Total 76 41 NOTES: 1. All trip generation rates based on"Trip Generation",Institute of Transportation Engineers,9th Edition unless otherwise noted. 2. A.M.Trip Generation is for the peak hour of adjacent street traffic(one hour between 7 and 9 a.m.). 3. P.M.Trip Generation is for the peak hour of adjacent street traffic(one hour between 4 and 6 p.m.). Traffic Impact Study D1 Spack Consulting Edina Bus Barn Residential Development Appendix E: Peak Hour Volumes Figure 1: Existing Peak Volumes - AM Peak Hour on top, PM Peak Hour on bottom 4. it .i. r +ta4' ' '. it ��, R °► t .l1 #p la y a *^^ •t� . u hand!` - .;7r+... ' k 're '01.:\°*es4 ' 4S , ,a.a t ,".rtf.. .. �m� O , CO/ O 1,4 , O a ) ' ',......- 7.f:5)\ 8 1t ri r .N\12:::.,Thi 1k , Z10 °fir 'a�' ha �°,� / ' 4)\\--. ''''' 7 2 L. ) 7/,,,,,,--".-1,/Q. r .)\‘ >1 44')---- , 26) , ----c f4.17--- — in / c i .---- '`t_, ` .—' v „''' `� t fir, , ';�.- / \I' ___".. o a'S'o �,N'4 / ,� $ 'J / Traffic Impact Study El Spack Consulting Edina Bus Bar Residential Development ( Appendix E. Peak Hour Volumes Figure 2: 2019 No-Build Peak Volumes - AM Peak Hour on top, PM Peak Hour on bottom _. ,. q l!..1.,,',.. It d" ,9 x ..K � a a �S u t' a ' ` a g y� ! .' ..i�$� a ,,,.ems'` »x <i , �! me,,. - 1 • `^r .,i i'' .. . 'r frr d o a • t fit;z liq A$ s y--a..e 3; `t /3 D. / g) —7,.....„_,,, ~ V (6),--.(3). y5 4 � o ~ p�`/ ), !du 1. l ,.,.11 , e) ; . i, !®✓ l )\� / �1 f1� �.._ ,�;./ --14-;;;N,„ ` , � -� / /: ) ----::::: 1, _,,,\ \ : • > � -4 \` i \y /, //\ ),J/,,, I�` �� ` V. ;/, • '�/ i ti "� / `� 1`pit --. "`, -\�' �' .,� >� �` _.- i _ - -,...._______---/ �` -—- Traffic Impact Study E2 Spack Consulting Edina Bus Bar Residential Development Appendix E: Peak Hour Volumes Figure 3: 2019 Build Peak Volumes - AM Peak Hour on top, PM Peak Hour on bottom . .„.. .,., ..... 4....e. 4* -- . :.,,, 1 •-! , .;„;., 2 r ' " ' " 1 P•t#, -• a, # ,,,, •, - r ..35 .. , -, ,.1 "! ,;.., l'A—it ."' "• At, , 4‘ ,,! j ,, - „„ ..-, 3 .. . ' i '''' :, ; : t‘ ,f , . - „.2. . :, , '',...„.„_, t ...W.F. V r ,,. , 46,elf: t ,:7,.... '1„ ,, ., 1 ..--. . , . - ....0, 0 - ..--- - .), .,.., --,. --,..1" r -tlifl II_4/ 1 `1":„1 --,', -*•°' .7';'''' . , /- -i---- , ,, itt.u.„ .,i ...... .., ,.._ ,. .. 1 , ,, , ,.. 4 .4 , r..„..... N 1 II ' *.../ r ...‘... . 140 : ',*”. ,1.--"•" 'VIM ' 4 , 4,. ' -i .1' * ° 1;,• \ %Pr t • , w- ® ,-----"-----„, , ....., ®„...„..-- --..„,,,, (-4D,--4,--;-6., ,,.\ ___. „,s, ,, ---, t.- --- (i.) ,----------, (---),„--,-s ---, „ ®„----- ,i1-„>, (F.;lit, / -, „ .,..,.., ....,i,,, \\\ , / ..._, ,,,,, ,,, \ -.7,17, ,), •......„„„ ,„ • ( "-. r / \ ) ,. '48:.,... \ 4 11,7--- ,\ :/ 115,,, :\s(4 i \ ..‘,\,(1., / ''!' '—''' •"—''.(' / .,-,.....___t-- / '-, 1._,„..•/7 ,,...._,.._ 7'.'-..,_____—•."' i .0, \ (2 ---- —--, (3) .'" —-----'"* C14—/''''''6.i. ‘---; '''''''\-, \7 .,/ ®,,,----- ,' /,,,,,S.. , \ / \ ,/,,,,, / „)\ - .„.,_,,,-;,. 1 \( .)\ b;,--,11: )0 "--- .. 2.2 .?„ , \I, ... ,,, ..„-i„. '3, _.1' ....._ Jo 4 1 -}-7(•'. )\ ;17- .\t6).( - .. / ,,, , ' - ( / \ „ 1 -.) . , . '''- '''' - / ‘ ,,.. ' .................— Traffic Impact Study............._.-- Spack Consulting E3 M 3 Edina Bus Bar Residential Development Appendix F: Level of Service (LOS) S • ack CONSULTING Volume No. 3 Level of Service (LOS) Level of Service(LOS)is a qualitative description, similar to typical school grades, that traffic engineers use to communi- cate how good or bad traffic operations are on a corridor, intersection, or interchange. Common Factors Traffic can be a hard thing to quantify as everyone has a Level of Service criteria have been developed for multiple different tolerance for congestion.What seems excessively types of traffic operations including: long to one person may seem good enough for another. • Intersections These differences are readily apparent when comparing small towns or rural areas, where five cars an hour can • Urban Corridors be the norm, to big cities or downtowns, where less than • Freeways hundred cars an hour, even in the middle of night, is rare. . Transit Service • Bicycle Operations To combat this issue and provide a consistent measuring . Pedestrian Operations tool for traffic studies, a "Level of Service" rating was developed. Level of Service ratings are based on the roadway or intersection characteristics and the amount of The most common LOS criteria used is for car operations traffic. Just like grade school, LOS A represents the best at intersections; both signalized and unsignalized. For an traffic operations, where traffic flows freely. LOS F, on the intersection Level of Service analysis, average delay for other hand, represents failing operations, where the road cars travelling through the intersection is used to determine or intersection is congested and running beyond maximum the appropriate grade. A high delay results in a poor LOS capacity. LOS E is typically considered "at capacity"which rating and equates to poor operations. Similarly, low delay means the amount of traffic is right at the level the roadway results in a good LOS rating and equates to good or great or intersection can adequately accommodate. Using Level operations. of Service letter grades provides an easy way to convey LOS can be determined for the intersection as a whole, or road operations to the general public and has been adopted for individual movements. It is common during peak periods across the United States. in major population areas for an intersection to have an acceptable overall LOS rating, but fail to achieve a good grade for individual movements. Common Factors Impacting Level of Service •Number of Lanes. 00+, •Traffic Volumes. 80 ! ``--_-- -------_---_ - ----- •Intersection Control (stop sign, signal, roundabout, interchange.) 70 •Amount of access on a corridor. •Percentage of turning traffic. so----- s •Traffic signal cycle length (green time devoted to each o 40 LOSu —_ approach) and phasing (one green for all approach .1 30 movements or separate green arrows.) LOSD •Percentage of heavy trucks. 20 •Roadway Grades.•Distribution of traffic within a peak hour as well as over the 0 — course of a day. 0 gnallred Signalised Intetsedko Intersection •Pedestrian activity. •Bicycle activity. Traffic Impact Study Edina Bus Barn Residential Development Fl Spack Consulting Appendix F: Level of Service (LOS) t "=-.0 ,I `ne ' . 3 Although a Level of Service There are many tools and guidelines used to determine a _ rating of A represents the best roads Level of Service rating. Simple tools like generalized = 7 traffic operations,it is not always roadway capacities allow for planning-level efforts. While - k the most desirable. Providing inexpensive and quick to complete, they are not as accurate LOS A for all corridors and all as other options. More complicated tools, such as mi- operations at all times would cro-simulations, provide more accurate results, but cost require a significant amount of more and take more time. It is important to understand the LOS A land to be devoted to the road trade-offs between the analysis types as well as the purpose infrastructure, which makes it of the study. t. - extremely costly to build and , maintain. During non-peak "' ,, . times, like overnight, much of ..--,C.:",ll that infrastructure would sit unused. On the opposite side of the LOS C spectrum, a Level of Service I -;il rating of E and F represent traffic operations close to breaking Detailed Analysis p These ratings mean high delays, �^ Signal Sto&piCorridorEvamaHon down, or that already have. cAnalysis) K:�,:. ,f •' .•°•i< g Y Q - Operational Analysis .-1111'-,:','",;111M.:—• 4 long queues, and slow speeds, Intersectio,Needs,Geometric Dedslons t -� „ +. d (Macro-ScopitAnalysis) :a ,. not to mention driver frustration. ' Instead of trying to achieve ,.. _,y_ '; '�'160. i--- Preliminary Engineering ---}- ry gROW Needs,Cost Estimates � 1 RV "'�' one or the other, government I )spreadsneevEormulaAnal,ys) LOS D = Acceptable agencies try to strike a balance Plan�glevel between providing acceptable Long Term Plans,ROW Needs 1 (Generalized LOSTables) operations, neither falling nor r , _° - flowing too freely. Because Effort/Complexity mmi...0. r i' � of this, LOS D is typically Source:Florida Deptarment of Transportation Ids• _ %.1:25',11. considered the lowest LOS Off7 .f..--::::•;-:.?".--, 71,07`..' acceptable by government Iii agencies and is reflective of a _r. ,o,• balanced approach between LOS F = Unacceptable cost and benefit. Source:City of San Jose,CA. Resources • Florida Department of Transportation Quality/Level of Service • Highway Capacity Manual,fifth edition Handbook • Nation Cooperative Highway Research Program Report 616; • http://www.dot.state.fl.us/planning/systems/programs/sm/ Multimodal Level of Service Analysis for Urban Streets los/pdfs/2009FDOTQLOS Handbook.pdf •http://onlinepubs.trb.org/onlinepubs/nchrp/nchrp rot 616. pdf About This Brief Spack Consulting prepared this brief as part of our company's vision to significantly improve the practice of traffic engineering and transportation planning. Transportation professionals from around the world have assisted us in developing this document. We are providing this brief under the Creative Commons Attribution License. Feel free to use-modify-share this guide, but please give us some credit in your document. To request our whole series of Design Briefs and to be included on our distribution list for new materials, please email mspack@spackconsulting.com. And please reach out if you have any comments or questions related to this Design Brief. S • ack Mike n S PAC K COUN1rING ••—— CAr 5.com 1 CONSULTING traffic ACADEMY TRAFFIC DATA INC. Traffic Impact Study Edina Bus Barn Residential Development F2 ,:111' Spack Consulting Appendix G: Capacity Analysis Backups Generated withgig VISTRO 1423 CONSULTING Version 5.00-00 Vistro File: C:\...\Bus Barn Model.vistro Scenario 1 AM PEAK Report File: C:\Users\Jonah\Desktop\AM PEAK.pdf 5/3/2017 Intersection Analysis Summary ID Intersection Name Control Type Method Worst Mvmt V/C Delay (s/veh) LOS 1 Vernon Avenue at Link Signalized HCM 6th SEB Thru 0.295 11.5 B Road/Eden Avenue Edition Vernon Avenue at Interlachen HCM 6th Signalized 2 SEB Left 0.718 39.8 D Boulevard/Brookside Avenue Edition 3 Eden Avenue at Sherwood HCM 6th Two-way stop NEB Left 0.047 12.5 B Road Edition 4 Eden Avenue at Arcadia HCM 6th All way stop SWB Thru 0.841 24.9 C Avenue/Normandale Road Edition 5 EdRoadIsonAvenue tRoradge All-way stop HEditionnh WB Thru 0.700 16.8 C 6 Eden Avenue at Grandview HCM 6th Two-way stop SEB Left 0.014 15.3 C Square/Site Access Edition Eden Avenue at Brooside HCM 6th Two-way stop 7 SB Left 0.002 13.3 B Avenue/Site Access Edition V/C, Delay, LOS: For two-way stop, these values are taken from the movement with the worst(highest) delay value. for all other control types, they are taken for the whole intersection. Scenario 1:1 AM PEAK Traffic Impact Study G1 Spack Consulting Edina Bus Barn Residential Development Appendix G: Capacity Analysis Backups Generated withSEI VISTRO Version 5.00-00 Traffic Volume- Base Volume , , I ...,,k-, 0 _ , ,, , io, Ali r'. + .... I Win; :l'is's.C7O. NS\UL.' Y II°it , > try II e .0. --,,, -..., ' / ca ' . .. • 4,1 _ 1 C) -eko, ® s ® f•,'I'll'0 `1 ✓f �� �Os �I ; ci ��-- 188 ( ,-- 18 1�. Ir �). 31A .� ��1 ! 293 _~ 73 39 3 ~\ ho�h oma' ryo-�M ��a N 0 O n ® ca j� 6`Oti1 \ /.1/4.__, 'IP° 5 2ly 72 ) — \ :r 220 .A--\....-r 2a3 -- Scenario 1:1 AM PEAK Traffic Impact Study G21 /11(- 7 Spack Consulting Edina Bus Barn Residential Development 14 Appendix G: Capacity Analysis Backups Generated with cm VISTRO QM Version 5.00-00 CONSULTING Vistro File: C:\...\Bus Barn Model.vistro Scenario 2 PM PEAK Report File: C:\Users\Jonah\Desktop\PM PEAK.pdf 5/3/2017 Intersection Analysis Summary ID Intersection Name Control Type Method Worst Mvmt V/C Delay (s/veh) LOS 1 Vernon Avenue at Link Signalized HCM 6th SEB Left 0.431 15.1 B Road/Eden Avenue Edition Vernon Avenue at Interlachen HCM 6th Signalized 2 SEB Left 0.835 67.0 E Boulevard/Brookside Avenue Edition 3 Eden Avenue at Sherwood HCM 6th Two-way stop NEB Left 0.076 14.0 B Road Edition 4 Eden Avenue at Arcadia HCM 6th All way stop EB Thru 0.761 21.6 C Avenue/Normandale Road Edition 5 Eden Avenue atn GrangeadAll way stop HCM6thEB Thru 0.787 21.1 C Road/V6 Eden Avenue at Grandview HCM 6th Two-way stop SEB Left 0.003 15.5 C Square/Site Access Edition Eden Avenue at Brooside HCM 6th Two-way stop 7 SB Left 0.005 13.5 B Avenue/Site Access Edition V/C, Delay, LOS: For two-way stop, these values are taken from the movement with the worst(highest) delay value.for all other control types, they are taken for the whole intersection. Scenario 2:2 PM PEAK Traffic Impact Study G22 /� �, Spack Consulting Edina Bus Barn Residential Development �/yJ1 As a resident of the Grandview Square condos I am very much against the proposed six story,165 unit at 5150 and 5220 Eden Ave. There is enough traffic on Eden Ave at present. The height would not keep to the residential feeling of this area. Let's keep this and the surrounding area family friendly. Not a crowded downtown feel like the Southdale area. Thank you. Q� G�� Jackie Hoogenakker From: Arne Selbyg Sent: Saturday, June 17, 2017 3:43 PM To: Jackie Hoogenakker Subject: Casefile 2017.007 Dear committee members, I am glad that there is a plan to develop this site, and I think a senior housing development will meet a need in Edina. But I think the roofline of the buildings should not be higher than the office building on the other side of Eden Avenue, and I think vehicular access to the development should be much further East on Eden Avenue, toward the Eastern edge of the property. Sincerely, Dr. Arne Selbyg 5225 Grandview Square A._• '11A 1 Jackie Hoogenakker From: Susan Hayes Jacobson . > Sent: Monday, June 19, 2017 4:51 PM To: Jackie Hoogenakker Cc: Subject: My views on the senior development for Eden Avenue I am disillusioned by how the city council (multiple councils, multiple members) has done (and buried) three past Grandview development projects, claimed to be transparent and open in how to fill open Edina city properties, received an abundance of feedback on how to fill them, and then secretly developed this new alternative senior housing plan for just a small fraction of the land instead of a an overall development plan. I guess that's how things are really done here in Edina. If it's not Centennial Lakes or 50th/France, it seems every plan is haphazard and sketchy, if there is any plan at all. I I would wish that Edina's funds be used to improve and develop all parts of the city. I'm so tired of watching one development proposal after another for Centennial Lakes, and for Braemar, and for 50th and France (it's already great), when you never really develop any good overall master plan for Vernon Avenue, or Grandview, or Valleyview, or Fred Richards (I know you say you are working on it, but how many years has it been now since you shut it down....3?). I would suggest that the mayor plan his Saturday walk along Vernon Avenue in front of Jerry's. How he would enjoy escorting a small crowd of people along a small weed-infested brick path with cars whizzing by 2 feet away. Some development plan that was. Or, no plan. We'd like a plan. I disagree with plopping a senior housing complex in a small property next to the old public works land, acting as those this is one piece of a master plan. Is it, or isn't it? Wouldn't it be nice if you had a master plan, and you actually shared it with the residents of Edina,versus doing whatever you feel like, and making it look like the Trammell Crow Development was something more than a shot in the dark? Please make a plan and show it to the citizens of Edina, so we can vote about this building 'in a context' of the greater area,versus in a vacuum. Granted,just about anything would look better than the bus barn (or so we think right now). Suejacoosow 5245 Sherwood Road Edina MN 55436 1 STAFF REPORT a(ta 4.,7888 Date: June 28, 2017 To: Planning Commission From: Cary Teague, Community Development Director Subject: Site Plan Review - Restoration Hardware (RH) — NE Corner of France Avenue and 69th Street Information / Background: Stuart Wagner, on behalf of RH is requesting a Site Plan Review and Preliminary Plat to build a 3-4 story 58,188 square foot RH furniture store at the north east corner of France Avenue & 69th Street, underneath the water tower at Southdale. (See property location on pages A I-A5.) The store would include the following: furniture sales, a rooftop showroom, a cafe/restaurant, outdoor courtyards and garden terraces. The store would have two main entrances; one that opens to the France/69th intersection and the other that faces Southdale. Valet parking services would be available on the Southdale side that would allow for reduced site parking. (See the applicant plans and narrative on pages A9-A37.) The site is zoned PCD-3, Planned Commercial District. The proposed uses are all permitted on the site. A parking stall variance was approved for restaurant on the site as part of the construction of the Southdale One Apartment Complex. However, the restaurant was never constructed. The following is required for this request: Site Plan Review; and A parking stall variance for the entire Southdale Site. Parking stall variances have been relatively routine, with development that has occurred on the Southdale property. The most recent variance was done as part of the Homewood Suites Hotel approvals on the northeast corner. The basis for the variances has been parking studies that have been done in association with each new project looking at the Southdale site as a whole. Additionally, parking could always be added to the site with structured parking should parking ever become an issue. The Greater Southdale Area Vision Plan has been shared with the property owner, Simon Properties, and RH. RH has responded to the Greater Southdale Area Principles and is attached City of Edina • 4801 W.50th St. • Edina,MN 55424 STAFF REPORT Page 2 on pages A 12-A I4. The applicant has done a nice job in creating a site plan with some of the guiding principles in mind; those items include: having a main entrance facing the street, increasing green space and landscaping, providing high quality of building materials and design, mixed uses, extensive pedestrian connections, movement through the site, meeting the 50-foot building setback from the curb on France and a 30-foot setback from the curb on 69th. The applicant went through a sketch plan review for the proposed project. (See sketch plans on pages A6-A8.) The following changes were made to the plans to address issues raised during the sketch plan review: - The 8-foot tall solid walls have been removed from the west and east elevations. The wall facing the corner has been reduced from 8 feet tall to 6 feet tall. The wall is broken up by a wide court yard gate that would be open during business hours to welcome the public from the street. Enhanced architecture facing the street. Reduced surface parking and added landscaping and green space along France and 69th. - Added a double row of trees along France and 69th to screen parking spaces. .- Added public space along 69th and France including public seating. Surrounding Land Uses Northerly: Edina Water Tower on the Southdale Site; zoned PCD-3, Planned Commercial District and guided CAC, Community Activity Center. Easterly: Southdale Theaters; zoned PCD-3, Planned Commercial District and guided CAC, Community Activity Center. Southerly: Galleria Shopping Center; zoned PCD-3, Planned Commercial District and guided CAC, Community Activity Center. Westerly: Bank of America; zoned PUD, Planned Unit Development and guided CAC, Community Activity Center. Existing Site Features The subject site is currently a paved overflow parking lot for Southdale and the movie theater. Planning Guide Plan designation: CAC, Community Activity Center Zoning: PCD-3, Planned Commercial District STAFF REPORT Page 3 Grading/Drainage/Utilities The city engineer has reviewed the proposed utilities and grading and drainage plans and found them to be acceptable. (See the city engineer's comments on pages A38—A39.) A condition of approval should include meeting all of the conditions outlined in the city engineer's memo. A permit would also be required from the Nine Mile Creek Watershed District. Site Access & Traffic Study There would be no change in access to the site. WSB and Associates conducted a traffic study. (See the attached study on pages A56—A92.) The study includes all change in uses that have been occurring and anticipated on the site, including the tear down of JCPenney and rebuild of Lifetime Fitness. The study concludes that the proposed development could be supported by the existing roadways. No additional roadway improvements would be required to accommodate the proposed site development. Note that the restaurant indicated in the traffic study in the northwest corner of Southdale is not being considered. Sidewalk Connections & Bike Facilities The following are the City Code standards for requiring sidewalks, trails and bicycle facilities: Sec. 36-1274. Sidewalks, trails and bicycle facilities. (a) In order to promote and provide safe and effective sidewalks and trails in the city and encourage the use of bicycles for recreation and transportation, the following improvements are required, as a condition of approval, on developments requiring the approval of a site plan or the issuance of a conditional use permit pursuant to article V of this chapter: (I) It is the policy of the city to require the construction of sidewalks and trails wherever feasible so as to encourage pedestrian and bicycle connectivity throughout the city. Therefore, developments shall provide sidewalks and trails which adjoin the applicant's property: a. In locations shown on the city's sidewalk and trail plan; and b. In other locations where the council finds that the provision of such sidewalks and trails enhance public access to mass transit facilities or connections to other existing or planned sidewalks, trails or public facilities. (2) Developments shall provide sidewalks between building entrances and sidewalks or trails which exist or which will be constructed pursuant to this section. (3) Developments shall provide direct sidewalk and trail connections with adjoining properties where appropriate. (4) Developments must provide direct sidewalk and trail connections to transit stations or transit stops adjoining the property. STAFF REPORT Page 4 (5) Design standards for sidewalks and trails shall be prescribed by the engineer. (6) Non-residential developments having an off-street automobile parking requirement of 20 or more spaces must provide off-street bicycle parking spaces where bicycles may be parked and secured from theft by their owners. The minimum number of bicycle parking spaces required shall be five percent of the automobile parking space requirement. The design and placement of bicycle parking spaces and bicycle racks used to secure bicycles shall be subject to the approval of the city engineer. Whenever possible, bicycle parking spaces shall be located within 50 feet of a public entrance to a principal building. (b) The expense of the improvements set forth in subsection (a) of this section shall be borne by the applicant. The applicant is proposing to provide a boulevard-style sidewalk along 69th and France; a pedestrian connection off the corner, directly into the store is also proposed. Additional public space with benches is also proposed along the boulevard-style sidewalk. Staff would recommend a sidewalk connection be made to a Southdale Mall entrance. Options would be to connect directly to the north to the entrance by Dave and Buster's, or the east toward the entrance by the restaurants. Parking WSB conducted a parking study that concludes that Southdale would have adequate parking, despite the parking stalls being removed to provide for the development. (See page A40—A55.) The required number of parking stalls is based on the uses and square footage of all the buildings on the 80 acre Southdale Tract; therefore the City Code requires 6,955 stalls. The site plan demonstrates 6,026 parking stalls. A variance of 929 stalls is requested. Based on information from the (ITE) Institute of Traffic Engineers Trip Generation Manual, the WSB traffic study concludes that 6,684 parking spaces are adequate to support Southdale. Therefore, there would be an excess of 271 stalls at Southdale. Previously a 759 stall variance was granted to Southdale in 2001, when the restaurants were added on to Southdale. A 305 parking stall variance was granted to Southdale in 2012, when Southdale One apartments were built. A variance of 610 stall was approved with the Homewood Suites Hotel project. The City Code parking stall shortage at Southdale has not been a problem over the past 10+ years. The existing parking stalls have suited Southdale well over the years. If the shortage of parking were ever to be a problem at Southdale, a structured parking ramp could always be added. Landscaping Based on the perimeter of the site, 27 over-story trees would be required. The applicant is proposing 50 new over-story trees to be planted on the site, with hundreds of under-story plantings. (See pages A 16 and A31-A33.) STAFF REPORT Page 5 Building Design The new building would be constructed with a multi-coat cement plaster with steel and aluminum decorative building elements. (See building elevations on pages A17-A22.) Subdivision/Park Dedication The applicant is proposing a subdivision to create a new lot on which the proposed furniture store would sit. (See pages A37a-A37c.) There are no minimum lot size requirements in the PCD-3 Zoning District. Per Section 32-200 of the City Code, the applicant is required to dedicate $7,100 per buildable acre on the new lot. The site is 2 acres in size, therefore, park dedication of $14,200 will be required at the time of final plat. Compliance Table City Standard (PCD-3) Proposed Building Setbacks Front— France Avenue 35 feet 37 feet Front—69th Street 35 feet 45 feet Parking Lot Setbacks Front— France Avenue 20 feet 35 feet Front—69th Street 20 feet 25 feet Building Height 12 stories 3-4 stories Maximum Floor Area Ratio (FAR) 1.0 of the tract .46 of the tract Tract size = 80.4 acres or Gross s.f. = 1,686,335 s.f. 3,499,610 s.f. (total —existing and proposed) 58,000 s.f. (proposed) Parking Stalls 6,955 stalls (Including all uses 6,026 stalls* on the site Drive Aisle Width 24 feet 24 feet *Variance Required Variance — Parking Stalls Per the Zoning Ordinance, a variance should not be granted unless it is found that the enforcement of the ordinance would cause practical difficulties in complying with the Zoning Ordinance and that the use is reasonable. As demonstrated below, staff believes the proposal does meet the variance standards, when applying the three conditions: STAFF REPORT Page 6 Minnesota Statues and Edina Ordinances require that the following conditions must be satisfied affirmatively. The Proposed Variance will: I) Relieve practical difficulties that prevent a reasonable use from complying with ordinance requirements. Reasonable use does not mean that the applicant must show the land cannot be put to any reasonable use without the variance. Rather, the applicant must show that there are practical difficulties in complying with the code and that the proposed use is reasonable. "Practical difficulties" may include functional and aesthetic concerns. Staff believes the proposed parking stall variance is reasonable. A parking study was conducted by WSB that concludes that the City Code required parking is not necessary for the site. The study concludes that the site would function with an overage of 271 stalls. (See page A54 of the parking study.) The required number of parking stalls is based on the uses and square footage of all the buildings on the 80 acre Southdale Tract. Therefore, the City Code requires 6,955 stalls; the site plan demonstrates 6,026 parking stalls. A variance of 929 stalls is requested. Based on information from the (ITE) Institute of Traffic Engineers Trip Generation Manual, the WSB traffic study concludes that 6,684 parking spaces are adequate to support Southdale. Therefore, there would be an excess of 271 stalls at Southdale. Previously a 759 stall variance was granted to Southdale in 2001, when the restaurants were added on to Southdale. (See pages A76—A78.) A 305 parking stall variance was granted to Southdale in 2012, when Southdale One apartments were built; and a 610 stall parking variance was granted for Homewood Suites Hotel in 2016. The parking stall shortage at Southdale has not been a problem over the past I0+ years. The existing parking stalls have suited Southdale well over the years. If the shortage of parking were ever to be a problem at Southdale, a structured parking ramp could always be added. 2) There are circumstances that are unique to the property, not common to every similarly zoned property, and that are not self-created? Yes. The Southdale site is unique in the PCD-3 zoning district. It is the only regional shopping mall in Edina. There are no other 80 acre sites held in common ownership and zoned the same within the City. Again, the City would rather see green space and development rather than large parking lots that are not needed. 3) Will the variance alter the essential character of the neighborhood? No. The alternative to the variance would be to require the applicant to construct a structured parking ramp. Based on the parking study done by WSB, this parking would not be needed STAFF REPORT Page 7 PRIMARY ISSUE/STAFF RECOMMENDATION Primary Issue • Is the proposed parking space variance reasonable? Yes. Staff believes the proposed parking space variance is reasonable for the following reasons: I. As highlighted above, the variance criteria are met. 2. The parking study done by WSB Associates concludes that the City Code required parking is not necessary for the Southdale site. Based on information from the (ITE) Institute of Traffic Engineers Trip Generation Manual, the WSB traffic study concludes that 6,684 parking spaces are adequate to support Southdale. Therefore, there would be an excess of 271 stalls at Southdale. 3. In 2001, a variance was granted to Southdale for a shortage of 759 stalls. Over the past 10+ years, Southdale has operated very well without the code required parking. 4. A 305 stall parking variance was also granted to Southdale in 2012, when Southdale One apartments were built. 5. A 610 stall parking variance was granted with the proposal to build a Hotel on the northeast corner of Southdale. 6. The City of Edina does not wish to require unnecessary paving or parking structures for parking stalls that are not needed. The City would rather have additional green space and building if applicable. This proposed project would add both. 7. The Southdale site is unique in the PCD-3 zoning district. It is the only regional shopping mall in Edina. There are no other 80 acre sites held in common ownership and zoned the same within the City. 8. The alternative to the variance would be to require the applicant to construct a structured parking ramp. Staff Recommendation Site Plan with Variances Recommend that the City Council approve the site plan review and a parking stall variance of 929 stalls the entire Southdale site. Approval is based on the following findings: STAFF REPORT Page 8 . The proposal would meet the required standards and ordinances for a Site Plan with the exception of the parking space variance. 2. The findings for a variance are met. 3. The Southdale site is unique in the PCD-3 zoning district. It is the only regional shopping mall in Edina. There are no other 80 acre sites held in common ownership and zoned the same within the City. 4. The parking study done by WSB Associates concludes that the City Code required parking is not necessary for the Southdale site. Based on information from the (ITE) Institute of Traffic Engineers Trip Generation Manual, the WSB traffic study concludes that 6,684 parking spaces are adequate to support Southdale. Therefore, there would be an excess of 271 stalls at Southdale. 5. In 200 I, a variance was granted to Southdale for a shortage of 759 stalls. Over the past I0+ years, Southdale has operated very well without the code required parking. 6. A 305 stall parking variance was also granted to Southdale in 2012, when Southdale One apartments were built. 7. A 610 stall parking variance was granted with the proposal to build a Hotel on the northeast corner of Southdale. 8. The City of Edina does not wish to require unnecessary paving or parking structures for parking stalls that are not needed. The City would rather have additional green space and building if applicable. This proposed project would add both. 9. The alternative to the variance would be to require the applicant to construct a structured parking ramp. Approval of the Site Plan is subject to the following conditions: I. 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 May 22, 2017. • Grading plan date stamped May 22, 2017. • Landscaping plan date stamped May 22, 2017. • Building elevations date stamped May 22, 2017. • Building materials board as presented at the Planning Commission and City Council meeting. 2. Prior the issuance of a building permit, a final landscape plan must be submitted, subject to staff approval. Landscape plan must meet all minimum Zoning Ordinance requirements. Additionally, a performance bond, letter-of-credit, or cash deposit must be submitted for STAFF REPORT Page 9 one and one-half times the cost amount for completing the required landscaping, screening, or erosion control measures. 3. The property owner is responsible for replacing any required landscaping that dies. 4. Submit a copy of the Nine Mile Creek Watershed District permit. The City may require revisions to the approved plans to meet the district's requirements. 5. Compliance with the conditions required by the city engineer in his memo dated June 19, 2017. 6. Building plans are subject to review and approval of the fire marshal at the time of building permit. 7. Bike racks must be provided to meet minimum Zoning Ordinance requirements. 8. A sidewalk connection shall be made to a Southdale Mall entrance. Options would be to connect directly to the north to the entrance by Dave and Buster's, or the east toward the entrance by the restaurants. Final location and plan subject to staff approval. Subdivision Recommend that the City Council approve the proposed subdivision to create a new lot for the proposed hotel at Southdale. Approval is based on the following findings: I. The proposed subdivision meets the required standards and ordinance for a subdivision. Approval is subject to the following conditions: 1. 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II i 6.- ....--\ MI 1 M. ‘,, , • .--- ----MenUnn. i le , ,- UM -1.•= i- i li I 61111171 ." ' . . ,-a.....,,jiMMI 1 g2g Hi - f'in*.1111 1 iumi 'i •,,.....,,,,,,i 11 , 1 -..„, _... , z ,., — --- , . ,L_.., I. . X L--: o „ p4 _ o . . May 22, 2017 Cary Teague, Planning Director Planning Department Edina City Hall 4801 W. 50`h St. Edina, MN 55424 Project: RH - Edina Location: NE Corner of S. France Ave and W. 69`h St. Subject: Project Narrative for Site Plan Review REQUEST Restoration Hardware is requesting site plan approval to allow construction of a 58,188 sq. ft. building, one that will feature decor and distinctive home furnishings seamlessly integrated within a curated food and beverage program. BACKGROUND Over the last several years RH has driven a revolutionary shift in how it markets and presents home furnishings. Highly experiential and compelling, its new retail spaces are conceived as dramatic, light-filled galleries that more closely resemble grand residences than typical retail stores. These one-of-kind destinations become landmarks for the cities in which they reside. RH's commitment to the communities in which they invest is reflected in its recent renovations of several renowned buildings across the country, including The Museum of Natural History in Boston and the Three Arts Club in Chicago, along with the construction of widely acclaimed new galleries in locales such as Atlanta, GA and Leawood, KS that reflect an elegant modern classicism. In addition to offering home furnishings RH is now blurring the lines between home and hospitality where our customers not only shop in our gallery, but aspire to live in, eat in, drink in and fall in love with. This is accomplished through the addition of a food and beverage component within our galleries that showcases our brand and highlights our innovative retail environment. The plan for a new home furnishings and decor gallery in Edina, together with a food and beverage program allows for the design of an exceptional building that is appropriately scaled and merits the location on a prominent corner in the Southdale Area. SITE DETAILS The site, upon approval and recordation of a subdivision, will contain 2.09 acres and is located at the Northeast corner of France Avenue South and West 69`h Street. The site is currently a part of the Southdale Center, an enclosed mall that historically has been surrounded by parking but is now being developed along the peripheries. There are no active uses at the site other than parking, temporary events and signage for the mall. The proposed site is within walking distance to the Southdale Center, the Galleria and other retail establishments. The site is also within walking distance to hundreds of residential units at One Southdale Place, the Galleria Residences and the proposed residential/ mixed-use development across France Avenue. The zoning for the site is PCD-3, Planned Commercial District. The proposed new building would comply with the zoning ordinance standards for setbacks, building height and maximum floor area. The parking standard will not be met unless a variance is approved. Simon Properties has applied for parking variance across the entire Southdale site that will address the shortfall. SITE DESIGN The site is constrained due to the presence of extensive underground infrastructure serving adjacent public and private parcels. The site is further constrained by the water tower to the north, an electrical transformer building for the mall to the east, and the mall ring road. The resulting site is triangular in nature which lends itself to smaller parking configurations and a building that is oriented in a diagonal fashion. The site's design will include a 50 foot setback from the curb on France Avenue and a 30 foot setback on 69th Street - setbacks that will create urban edge feel along the streets. Each of the setback areas are to be lined with layers of trees and other landscape elements. They will also contain a public walk running the length of the property. The corner of the property will include additional landscape area and outdoor retail space adjacent to the structure. The building footprint will be approximately 21,200 square feet at the ground level. Two elevators and two staircases will provide public access to a conservatory enclosed by glass and steel on the rooftop. Outside the conservatory will be a tree filled courtyard, essentially a rooftop park that will be an inviting aesthetic for surrounding retail, hotel and offices uses. The building is approximately 70 feet tall (72'6" to the roof) and the only direct neighbor is the city water tower which rises over 100' tall. The Southdale Center ma II on the north side of the site has various heights throughout, ones that relate to the proposed building. New developments planned across France Avenue appear to be similar in scale and should complement the building on this corner. To reduce the visual impact and impervious area of the site, the parking area has been kept to a minimum, screened by extensive landscaping. Entrance into the parking area will be through the ring road for Southdale Mall, therefore no new street curb cuts are needed. Additional parking will be available opposite the ring road through a reciprocal parking arrangement with Simon Properties. ARCHITECTURE The primary proposed building material is a multi-coat cement plaster system with steel and aluminum decorative building elements. Architectural aluminum windows abundantly fill the exterior elevations providing transparency across all four facades. The building terraces up on the facades providing deep shadows and visual interest amongst the layers of detailing. Projected louvered awnings and terrace shade structures activate the facades. Finally the lush layers of landscaping on the ground and terraced levels soften the architecture and provides for an additional texture to compliment the design. The ground floor outdoor space provides areas for the customer to circulate through the building from France and 69th. The design includes a full service café and wine vault that are covered with a 40' pyramidal skylight that allows the light to filter in and activity out. USES The building will feature a café, a RH Wine Vault' and pantry on the first floor. The upper floors will primarily be the display of furniture and decor in a series of rooms - complete living, bed and bathrooms. There will also be an interactive RH Design Atelier, an integrated interior design workspace that allows RH design consultants and customers to conceptualize one room or an entire home. The vision within the building is to reimagine the retail experience by blurring the lines between residential and retail, indoors and outdoors, physical and digital — creating an environment that is more home than store. All amenities will be made available to the public during the hours of store operation. 1The RH Wine Vault is a wine lounge, one that will include educational tastings and by the glass purchases. MI MODIFICATIONS FROM SKETCH PLAN SUBMITTAL • Greater transparency along the streets o 8-ft high solid walls have been removed from the building's west and east elevations which allow for a more pedestrian-focused environment i.e. full high doors and windows will be seen from the street and sidewalk. o A solid courtyard wall will remain on the south elevation but it will be 6-ft in height instead of 8-ft with a courtyard gate that can be open during business hours and welcome the public. • Reduction of leftover spaces o The building footprint has changed where it now includes "additions" on the street facing sides. These additions have reduced leftover space and will add greater interest along the architecture and streetscape o Additional landscaping was added along France Avenue and 69th Street in lieu of parking spaces. • Generous landscape buffer between the street(s) and parking spaces. o A double row of trees have been added along France Avenue and 69th Street to create a more formal "Edina Main Street" experience • Addition of publicly accessible spaces o Pocket parks have been provided along France and 69th within the double row of trees. Pedestrian scale areas surrounded by shrubs with public seating provide relief from the primary sidewalk. GREATER SOUTH DALE AREA FINDINGS Edina's Municipal Code contains objectives for the Greater Southdale Area. The proposed building and new uses will comply with the objectives in the following manner: Sec. 36-5. - Greater Southdale Area findings. The council also finds that the Greater Southdale Area, especially that portion contained within the Planned Commercial District, is of vital interest to the welfare of the entire city and, therefore, the council hereby adopts the following additional objectives with respect to this area: (1) To contribute to maintaining and enhancing the Greater Southdale Area as a unique and vibrant regional retail destination. The next generation Restoration Hardware gallery will contribute to the overall economic vitality of the Southdale Area by bringing customers in from a larger travel distance. The proposal includes over 50,000 square foot of retail space on a parcel currently occupied by parking. This unique destination attraction will generate customers and sales to neighboring businesses. (2) To encourage a range of housing types within the Greater Southdale Area. Not applicable (3) To encourage a mixed use shopping, living and working environment that meets the needs of residents and visitors and helps mitigate the effects of traffic by reducing vehicle trips and miles by allowing residences in close proximity to employment and services. The proposal provides a tangible connection to neighboring property developments with increased density and pedestrian connectivity. The goal is to provide uniform community connectivity and a human scale environment. The proposal will complement the developments made at the Galleria and provide a synergy between the properties for increased pedestrian traffic. (4) To increase the allowed density of development in the PCD-3 subdistrict to be more comparable with other planned commercial districts in the city and other zoning districts in the Greater Southdale Area and to permit a level of development intensity appropriate for the area. The proposed building supports, extends and connects the activity of the South dale Center and Galleria. The gallery provides for a significant one of a kind 4-story retail building at the corner of France and 69th, one that is similar in scale to other proposed developments along France. (5) To reduce setback requirements from public street rights-of-way in order to encourage and permit a closer relationship between storefronts and streetscapes. The positioning of the building at the setback lines should encourage and enhance further development along France and 69th, assisting to create the urban edge desired in the City's vision for the Southdale Area. (6) To ensure that residential development in the PCD-3 subdistrict is compatible with nonresidential uses. Not applicable (7) To more efficiently utilize public infrastructure by taking advantage of peak demand variations among land uses. The retail use is consistent with the current uses of the Southdale Center parcel. As a furniture retail store, the gallery will provide minimal impact on the public infrastructure. Part of the proposal includes the project working with the city to improve the water, storm and sanitary flows in the area/parcel. (8) To allow a density of development that improves the feasibility of mass transit services utilized by residents, shoppers and employees of the Greater Southdale Area. The building is located adjacent to the Southdale Center public transit stop that is utilized by residents and employees. A pedestrian sidewalk is being proposed along 69`h to complete the connection between France and the mid-block promenade that continues to the South toward the Galleria. (9) To provide incentives to encourage affordable and life cycle housing. Not Applicable (10) To encourage development of an active pedestrian environment and pedestrian accessibility to and among developments. The addition of publicly-accessible sidewalk adjacent to the development on 69th Street, where currently there is only a sidewalk along France Avenue. We are also proposing an extension of the sidewalk east along 69th Street to connect to the existing crosswalk to the Galleria and beyond. CONCLUSION We believe the development will enhance the intersection of France and 69th St with a beautiful structure that will be a striking focal point, one defined by outdoor courtyards, garden terraces, Juliet balconies and lush plantings. These treatments will not only be seen from the public street(s) but from the inner ring road of the Southdale Center. On-site parking has been kept to a minimum to reduce the visual impact and impervious area of the site and overflow parking needs will be met through a shared parking agreement with Southdale Center. The proposed project: • Contributes to maintaining and enhancing the Greater Southdale Area as a unique and vibrant regional destination by replacing a surface parking lot with an attractive building and a nationally renowned destination retailer. • Eliminates all parking between the building and the France Avenue/69th Street intersection and locates parking to the side of the building thus creating a better visual environment for vehicular and pedestrian traffic. • Encourages development of an active pedestrian environment and pedestrian accessibility to and among developments by providing landscaped sidewalk connections along France Avenue and 69th Street. • Creates a green and environmentally friendly development — storm water flows and quality will be improved though storm water retention and improved utility work in conjunction with city /1.4$ DEVELOPER and DESIGN FIRM INFORMATION RH Restoration Hardware is a luxury brand in the home furnishings marketplace offering furniture, lighting, textiles, bathware, decor, outdoor and garden, as well as baby & child products. RH operates an integrated business with multiple channels of distribution including Galleries, Source Books and websites. We serve as a curator of the finest historical design the world has to offer. Our collections of timeless, updated classics and authentic reproductions provide a unique point of view and an unmatched combination of inspired design, high quality and unparalleled value. RH operates galleries and outlets throughout the U.S. and Canada, while our Source Books and websites serve as virtual extensions and compelling tours of the brand. Awards and Recognition Award of Merit - Interior/Tenant Improvement — ENR Mountain States - RH Denver - 2016 Connecticut Preservation Award - Connecticut Trust for Historic Preservation — Former Greenwich Post Office - 2015 Preservation Excellence Award (Adaptive Reuse) — Chicago Landmarks —Three Arts Club - 2016 Hobbs and Black Hobbs + Black Architects is a nationally recognized firm serving a diverse group of clients since 1965. With offices in Ann Arbor, Lansing and Phoenix and licensing in a majority of the states, Hobbs + Black has completed successful projects throughout the country and internationally in countries such as Mexico, China and Saudi Arabia. The Retail studio has worked with Restoration Hardware for over five years and been a key team member in their transformation into the new design galleries. As a design firm we strive to provide quality architecture that is uniquely crafted to fit the communities in which the project resides. Working with local communities, Hobbs + Black prides itself in maintaining the clients brand and vision while creating a project that the entire community can be proud of. Awards and Recognition Hobbs + Black Architects has received hundreds of awards from local, national and international organizations. O z X i ZapY(r) W -JwVV F- V0 w di._ �� o QZ = am a ¢ �J w 0 B I SQ € 3 W o"" J � �":„•t. +) <rN . 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'-o.,,-24:,T'.1 1 0 8844,8 " ) ig v 5, -•$.2:1. ' 22 gj „ ,,,,i t r4M1 '',.,, = • P ,t• -•13.°;'-„°:k- 4.• z z.,,,,•• 1., \,l• 4 ---' ',;4-tt J.4,.''' '' ':;;,--1.,;:':,- ...., • — ','"'',3.°5•;5;°" -anf.'ss:-.1.stegg:0; -''', ..---/7'"''. '.. 7,I,,,5T0--,, .., ,"4"./' \/3.S .,:,'\, '': 0,'.' 'CY '0,7,1 ja!;,a ;':. il'p's.inal V.Y' 'Y t.,g,''' ---) •,.I $ .,..M. P istt! A 2'!' s it- 4 Itt' V I 4( 4 V 1/ \ , 4A�., o�',,..,.9-5.....i.:„: „...,,..,,,,> '®rj f DATE: June 19, 2017 TO: SW Corner, Owner and Development Team Simon Properties / Restoration Hardware CC: Cary Teague—Community Development Director FROM: Chad Millner, PE - Director of Engineering Charlie Gerk, PE— Engineering Technician RE: Restoration Hardware, Unaddressed, SW Corner of Southdale Mall Property— Development Review, The Engineering Department has reviewed the subject property for pedestrian facilities, utility connections, grading, and storm water. Plans reviewed were; Civil and Landscape drawings dated 5/22/2017. Details I. A Developer's Agreement or Site Improvement Performance Agreement will be required for construction of public sidewalk and utilities. a. Deliver as-build records of public infrastructure post construction. b. Plat public easements or transfer fee ownership of dedicated public right of way. Survey 2. A proposed site survey is required. a. Show all easements, public and private. 3. Apply for vacation of existing easements if needed. 4. Describe easements or transfer dedicated outlets for public sidewalk along France Avenue and 69th Street and any public utilities. Living Streets 5. Design sidewalks to meet ADA requirements. 6. Sawcut concrete sidewalk joints on public sidewalks. Traffic and Street 7. Maintain sidewalk access or provide sidewalk detour during construction as approved by the City. 8. Clearly denote private sidewalk. Maintenance for non-public sidewalks to be responsibility of property owner. 9. Construction staging, traffic control, and pedestrian access plans will be required. 10. Review fire access requirements with fire department. Fire truck turning template attached. Consider truck overhang when proposing plantings. I. Work in France Avenue ROW will require a Hennepin County Permit Sanitary and Water Utilities 12. Verify fire demand and hydrant locations. 13. Clearly indicate private vs public utilities. ENGINEERING DEPARTMENT 7450 Metro Boulevard•Edina,Minnesota 55439 www.EdinaMN.gov•952-826-0371 •Fax 952-826-0392 /3f ° 0 � 1 t,, S7r 14. Domestic water shall be sized by the developer's engineer. 15. Domestic sanitary shall be sized by the developer's engineer. 16. Provide geotechnical report with soil borings. 17. Provide risk mitigation plan for installation of sanitary sewer near Southdale water tower. 18. Apply for a sewer and water connection permit with public works. a. Separate meters for fire and domestic services will be required. 19. A SAC and WAC determination will be required and Met Council and City REC fees will be calculated from the determination. 20. Sanitary sewer shall be public from MH#1 — MH#2— MH#3— MH#4— MH#5 and provide easements. 21. Extend water main to landscaping area near front (NE) customer drop-off area and install fire hydrant. Water main shall be public from hydrant to connection to 69th Street water main. Provide necessary easements. Storm Water Utility 22. Storm sewer shall be public from MH#101- MH#102 - MH#103 - MH#104 - MH#105 - MH#106 and provide easements. All other storm sewer shall be private. 23. Provide hydraulic and hydrologic report. 24. Provide more detailed information for retention system. 25. Proposed stormwater facility is only several yards outside of the 200' inner wellhead management zone. Describe and implement precautions consistent with MDH guidance for stormwater management using infiltration. 26. Evidence of watershed district permit and copies of private maintenance agreement in favor of watershed is required for building permit. 27. Retention system engineer required to verify construction of the underground retention systems done per plan. 28. Confirm retention system is structural designed for Edina's 80,0001b fire truck load and outriggers in parking lot areas. Grading Erosion and Sediment Control 29. A SWPPP consistent with the state general construction site permit is required. Other Agency Coordination 30. Nine Mile Creek Watershed permit is required. Hennepin County, MDH, MPCA and MCES permits required as needed. ENGINEERING DEPARTMENT 7450 Metro Boulevard•Edina,Minnesota 55439 www.EdinaMN.gov•952-826-0371 •Fax 952-826-0392 litY Southdale Center Parking Study For: 49s��j\ 13 yt'.4' • cn • dNM City of Edina 4801 W. 50t" Street Edina, MN 55024 June 22, 2017 Prepared By: A WSB &A.ssocititeN,Inc WSB &Associates, Inc. 701 Xenia Avenue South Minneapolis, MN 55416 CERTIFICATION I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly registered professional engineer under the laws of the State of Minnesota. -4444/4 i iL/C4Z2 Charles T. Rickart, P.E. Date: June 22, 2017 Reg.No. 26082 SOUTHDALEI CENTER PARKING STUDY 06/22/2017 CITY OF EDINA WSB PROJECT NO. 1686-78 oft( PAGE 2 TABLE OF CONTENTS CERTIFICATION 2 TABLE OF CONTENTS 3 LIST of FIGURES/TABLES 3 INTRODUCTION / BACKGROUND 4 EXISTING CONDITIONS 6 PROPOSED DEVELOPMENT 7 PARKING DEMAND ANALYSIS 10 CONCLUSIONS / RECOMMENDATIONS 15 LIST of FIGURES / TABLES Figure 1 - Location Map 5 Figure 2 -Existing Site Plan 8 Figure 3 -Proposed Development Plan 9 Figure 4-Peak Parking Counts 14 Table 1 - Existing Development Area 6 Table 2 -Existing Parking Conditions 6 Table 3 -Parking Count Summary 10 Table 4-Parking Demand Summary 11 Table 5 - Parking Option Summary-Weekday Conditions 12 Table 6-Parking Option Summary-Weekend Conditions 13 SOUTHDALE CENTER PARKING STUDY 06/22/2017 CITY OF EDINA PAGE 3 WSB PROJECT NO. 1686-78 A14., INTRODUCTION / BACKGROUND The Simon Property Group has been improving and developing the existing Southdale Center bounded by France Avenue S. (CSAH 17) on the west,York Avenue S. (CSAH 31) on the east,W. 66th Street(CSAH 53) on the north and W. 69th Street on the south, in Edina Minnesota.The project location is shown on Figure 1. Southdale Center has completed expansion improvements of the site over the past several years including: • Southdale Residential-The City approved the addition of 232 apartment units with 342 parking spaces located in the southeast corner of the Southdale Center site.The site was opened in 2014. • Southdale Homewood Suites Hotel -The proposed plan was approved by the City in 2016 and includes the addition of a 146 room,4 story suites hotel with 129 parking spaces in the northeast corner of the existing Southdale Center parking lot. The site is currently under construction and is anticipated to be open in 2017. During the review and approval of the previous new developments and site updates parking demand was identified as a potential concern. Based on these concerns the City Council indicated that should Southdale Center propose any new development or site improvement a detailed parking demand analysis based on updated parking counts would be required. Simon Property Group is now proposing a redevelopment and expansion of the site. The purpose of this study is to document and analyze the impacts proposed expansion and improvements to the Southdale Center would have on the existing and future parking demand of the overall site. The following sections of this report document the analysis and anticipated impacts of the proposed redevelopment. SOUTHDALE CENTER PARKING STUDY 06/22/2017 CITY OF EDINA WSB PROJECT NO. 1686-78 M-3 PAGE 4 ,ti, _J x w�uuw_ ..' `L._J ,, �p� j+ VIR ��EW > U CH OWEN Q� ?-.„y p z w A< a Cu RV \ ,� ¢ a 44 n `^� W. 62 nd ST.C 32nd ST w 62 nd ST. D ,,i, �� w t o X a Za �A. 3 < •4•, w M �fSON i w >_j . m _ Y 4. > c 4 Q 5� 3 � --�o vit. 36. $ w ` U 1.11 1.0 > w w a > ^� \ J a oc~� m 64 t�h, D64th `. _-- -'< w w 62 0 �`'�lpt W _ `` J Z a a > aQ r I� Rn.. u STLLe----)j"Hl a W. 65 th„ ST. M �\� Project-Location-.3L ke w 66th al W occs 1,----7 r , SOUT�O �� i i l Cornelia III/ D g OR. lJV ccLC- ROYCA A P m HALFANZ d tiQ ai CR,a yF 4 PA' ON r]W r =4." Vp• a E P N CT. .L3� 1 p SER o JUDS ON `.?• ; �a Pile, c Wi. LA. 4,,c; L h S7. ) 0 69th D WAi�¢o t 4 a ,3 �a 9.1\-,;08' OV BERRY ✓'� q a x x1 ,? t. _ g r10th o `� d l ST. R4 i f ANDOVERI R�a MAVELL 1E w�) m ?NEE Ui SOG BE 1VIDERE I LA. o w j 1 DR. RO' Q I ASPq� 9 CLAR LI = w p HAZELTON / - w q r .. a v = y x r , ASA - J m } 9 _ s AASCIR. F l 4. W J x_ 72 Ind Ill ST. oV {'N �� wti, q� o s9 f 1 r¢ j �il`"e'' 4i F w ~ 31 II AVE. Vin oo > ONDELL DR. 11 w w 0 a 0 O a s x w U z ¢ >-J pHLO% Z ¢ 4 GILFORD R. a a a o = 74th — L • W O J ('CT. I? m 1HIBISCUS 1-- ----43.>.1" ffi Ir. 3Q 1 PARKLAWN 0 c AVE. r l ST. Lake AV . . . o y1� r , o�L 75th i _. Edina xo 503 a ISP PLAZA __ w QOPP SORE A' w Qp�('k' SDR. > a g KC4. x Q W. 76th # ST. Y Z I�[1Sta -a BLVo. �� W7s o i kl 77th o ST. a ! lal - x DR. _�_ _�_� MINNESOTA ~VIKING W\DR. LI I „` o I � � 494 Z 4w` tiParking Study Figure 1 4 ° 0 /51'0, City of Edina, Minnesota Southdale Center �, Project Location Map 8t SOUTHDALE CENTER PARKING STUDY 06/22/2017 CITY OF EDINA PAGE 5 WSB PROJECT NO. 1686-78 (kik EXISTING CONDITIONS The existing Southdale Center includes a mix of retail anchor stores,small shops, restaurants and a movie theater. The site data is show below in Table 1, Existing Development Area, and Table 2, Existing Parking Conditions: Table 1 -Existing Development Area Building Area Size (sf) Macy's 346,795 Macy's Storage 31,090 J.C. Penney 247,902 AMC Theater 80,927 Herberger's 143,608 Total Department Store GLA 850,322 Level 00 64,480 Level 01 177,047 Level 02 179,815 Level 03 58,141 Total Small Shops GLA 479,483 Total Southdale Center GLA 1,329,805 Table 2 -Existing Parking Conditions Parking Location Spaces Surface Parking 4,914 Elevated Deck Parking 917 Total Center Parking 5,831 (4.38 spaces/ksf) Southdale Residential Parking 342 Hotel Parking 129 Total Southdale Site Parking 6,302 Figure 2 shows the existing Southdale Center layout with the existing parking by location. The Southdale Center site currently has an approved parking variance of 610 spaces. The variance was granted with the approvals of the Southdale Homewood Suites hotel development, located in the northeast corner of the site,which is currently under construction. SOUTHDALE CENTER PARKING STUDY 06/22/2017 CITY OF EDINA WSB PROJECT NO. 1686-78 Aq< PAGE 6 PROPOSED DEVELOPMENT Simon Property Group is currently proposing: The development of two outlots (Outlot A and Outlot B);the redevelopment of a current anchor space of the Southdale Center site, and; the associated parking and circulation changes.The proposed plan is anticipated to include the following: • Addition of Outlot A in the northwest corner of the site.This outlot is a future development and is not included with this analysis. • Addition of Outlot B in the southwest corner of the site with 62,000 sf retail (Restoration Hardware) building. Resulting in the overall removal of 190 parking spaces. • The redevelopment of the existing J.C. Penney anchor location,removing the existing 247,902 sf building and replacing it with a 120,000 sf Fitness Center, 49,157sf of new retail space, 27,354 sf of new office space and 5,187 sf of restaurant space. Resulting in the removal of 31 parking stalls. • Circulation and parking changes related to construction of the City Water Treatment Plant on the west side of the site adjacent to France Avenue. Resulting in removal of 28 parking spaces. • Circulation and parking changes related to revision of the north site access on France Avenue and ring road adjacent to proposed Outlot A. Resulting in removal of 27 parking spaces. A copy of the proposed Sketch plan is shown in Figure 3. SOUTHDALE CENTER PARKING STUDY 06/22/2017 CITY OF EA PAGE 7 WSB PROJECT NO. 1686-78 N C N N n a m a) LL Cl) m C v,-,.•,,A..K s+. 1., ,X 11,• �f!i`� jr.4• a `414)<; W iinria,. - - 441%,' s4 \-:-' 2 i i 8 Z • ;IP ja iii j 1 • ' 4 , ; :te it,o 4s45, 0 ,`0 *411. / a V F y m 401 ,`fit v I., E (.)..5 x, U Opy cn N "W -- ii F f 4A ' I p o � y( A /1 I I: Ii� s, ik � :v f,/ 1 f i,; J``t� \ / // / x ..„r , Ne / f ; \ ' N ,, ` r .. b rn o ' ''''''., . 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II i',/ -: .,,., , ,. \ „1, , ,, \Ili 1 W x Alsoo\?,,,f \ \ /, 1// / /9. 1,.0 , , ,// / '... f -- 44,!...-...‘f....' 1 II i ,/c,> '/ ,:. '4411141‘k.,''re'.0 1 / , * /* '• !LI ' 'I ' \,•17' ''h''' '• 7, 4 .tc\g\-\7%;-.'j 1 0_ ' A \ ,'>„.,,', iii,k,/ /', , ' . ,, \ ,„.., /,,,,k\ \s, `1,\.,0, % ,.. ''_ = .., •Ri.`,.'., : amp i „ 7 et \\ (\i\iilg ..,, 1 ,......> •'1' ,°! t:', ' ," -I `\\• 'C)' •4 :/cr„ „11 1 ''' - t ® , i Q IL-_iHT/' I sX s,;16 ."'• il -' ' ; I ' :, _ , el_ _ . 4,,.,\ N„,,, 4 4-- ' •X • , 1 i i II,.'",i \, P'' '.1 ----:----- 1 - --•"')‘ '--.f. --2- -2- '/' ‘!"1 I I I t 1 - _ x•1/- I ii WAS R164 toll( ; I it ill! ii,/ Ikk 1ii I'V'FR ; 1 f 1411A2 I W 4 12 I h "2 Y-11 zl'F 14 sa a.!1 •"'''''a t! '''' r.,%'18 Ili] 1 i%i 1 Ei iv tar a I -%<E„ 1 tr#8 g iv lith dill rS4 c. NI 1 1§3 >2 Iiii I!I; n ill E. t an i 4 11 0 ig "881 '4 1H 4 1111% 41A 4 bil"ffi 4' il i -C3 12 11111 f; M,..p Cucm- ii.i 0 il c ._-o..- - --§ ° co 0 Z‘ z R cc 11 cf)0 ,...3 . rii)•;42,V z 0 \,!......n.., NIS 1..... LU-CU If W.VA..64,,,in•4IOWT...0,I MI, ,=15. i O'''g. I1W6 PARKING DEMAND ANALYSIS Existing Parking Demand Based on studies conducted by the Institute of Transportation Engineers(ITE) and the Urban Land Institute(ULI)peak parking demand for a typical shopping center occurs in December. In order to determine the peak parking demand for Southdale Center site, parking counts were conducted on Wednesday December 14th, 2016 representing a peak weekday condition and Saturday December 17th, 2016 representing the peak weekend condition. Existing parking utilization data was collected using a"Drone"to document surface parking lots and physical counts to document vehicles under the parking decks. Data was collected for each hour between 11:00 am and 7:00 pm for each parking lot on both days. Table 3 below shows a summary of the collected parking data for both weekday and weekend conditions.Figure 4 shows a summary of the parking counts for each parking area. Table 3 -Parking Count Summary December December Parking Location Weekday Weekend Surface Parking 4,152 4,417 Elevated Deck Parking 834 849 Total Center Parking 4,986 5,266 Southdale Residential Parking(1) _ 299 301 Hotel Parking(2) 129 129 Total Southdale Site Parking 5,414 5,696 (1) -Count included only surface lots-assumes 100%of 291 underground parking occupied. (2)-Currently under construction-assumes 100%available spaces occupied. ITE Parking Demand In addition to the counted parking demand,parking generation rates were used to estimate the parking demand based on surveys of the parking generation for other similar land uses as documented in the Institute of Transportation Engineers Parking Generation Manual,4th Edition. It should be noted that the parking generation rates used for the Southdale Center was based on a shopping center use which includes the restaurant and theater uses within the mall.These rates represent a worst case condition for parking demand.The ITE rates used were based on: • Shopping Center-Peak weekday and weekend in December • Restaurant Outlot-Peak weekday and weekend in December • Retail Outlot-Peak weekday and weekend in December • Apartment Development- 100%occupied • Hotel Development- 100 %occupied SOUTHDALE CENTER PARKING STUDY 06/22/2017 CITY OF EDINA PAGE 10 WSB PROJECT NO. 1686-78 // I Table 4 shows the results of the parking demand analysis comparing the existing counted conditions; the ITE anticipated parking demand,and; the City Parking Code for the existing and anticipated future development conditions. Table 4-Parking Demand Summary Parking Demand - Parking Demand— City Use Development Weekday December Weekend December Size Code Counted ITE Counted ITE Retail 1,248,878 sf(1) 4986 4696 5266 5832 6244 Theater 3447 Seats 517 517 345 Apartments 232 Units 299(2) 318 301(2) 318 232 Hotel 146 Rooms 129(3) 130 129(3) 175 160 Outlot A-Future 0 sf 0 0 0 0 0 Outlot B-Retail 62,000 sf 233(4) 233 246(5) 290 155 Redevelopment Area Removed Retail -247,902 sf -930(4) -932 -982(5) -1160 -1240 Added Retail 49,157 sf 185(4) 185 195(5) 230 245 Added Office 27,354 sf 103 (4) 95 109(5) 50 137 Added Restaurant 5,187 sf 20(4) 69 21(5) 85 77 Added Fitness Ctr 120,000 sf 450(4) 632 476(5) 347 600 Total 5475 5943 5761 6684 6955 In-Includes Mall space and Theater space(1,238,878 sf+80,927 sf=1,329,805 sf) (2)-Count included only surface lots-assumes 100%of 291 underground parking occupied (3)-Currently under construction-assumes 100%occupied (4)-Assumes 3.75 parking rate based on counts (5)—Assumes 3.96 parking rate based on counts Based on City Parking Code the existing Southdale Center site requires 6,981 spaces. Assuming the proposed site improvements the required spaces would be increase to 6,955. Future Parking Demand As indicated in Table 2,the parking provided on the Southdale Center site based on the approved existing approved site conditions is 6302 spaces with a parking variance for 610 parking spaces. The parking impacts associated with the proposed improvement on the existing Southdale Shopping Center site was analyzed. Based on input from the Simon Property Group,three (3) improvement option scenarios were assumed: Option 1: Construction of Outlot B and removing parking on the Water Treatment Plant site. SOUTHDALE CENTER PARKING STUDY 06/22/2017 CITY OF EDINA r4..''�v WSB PROJECT NO. 1686-78 l l PAGE 11 Option 2: Construction of Outlot B;Anchor site redevelopment; removing parking on the City Water Treatment Plant site, and; removing parking from revisions to the north site access on France Avenue and the ring road adjacent to proposed Outlot A. The parking analysis is based on the proposed changes in uses on the Southdale Center site including removing the existing parking for each improvement option. Each option is compared to the counted parking demanded and City Parking Code for both Peak Weekday and Weekend conditions. The results of the analysis show that with any improvement option scenario,a surplus of parking would be available based on the counted parking demand.The weekday surplus ranges from 888 spaces for the existing condition to 437 spaces with Option 1.The weekend surplus ranges from 606 spaces for the existing condition to 142 spaces with Option 1. In both cases with the redevelopment of the Anchor site (Option 2) the anticipated demand would decrease and surplus of spaces would increase. Table 5 and Table 6 show the results of the analysis comparison. Table 5-Parking Option Summary- Weekday Weekday Peak Hour-December Existing Option 1 Option 2 Use Size Provided City Code Demand Provided City Code Demand Provided City Code Demand _Retail 1,248,878 sf 6244 - 345 5831 45 4986 5831 34 4986 5831 345 4986 Theater 44 6244 3447 Seats Apartments 232 Units 342 232 299 342 232 299 342 232 299 Hotel 146 Rooms 129 160 129 129 160 129 129 160 129 Site Changes -28 -55 Outlot A-Future O sf 0 0 0 OutlotB-Retail 62,000sf -190 155 233 -190 155 233 Redevelopment Area _ Removed Retail -247,902sf 0 -1240 -930 Added Retail 49,157sf 0 245 185 Added Office 27,354sf 0 137 103 Added Restaurant 5,187 sf 0 77 20 Added Fitness Ctr 120,000sf -31 600 450 Total I 6302 6981 5414 6084 7136 5647 6026 6955 5475 Parking Surplus(+/-) 888 437 551 SOUTHDALE CENTER PARKING STUDY 06/22/2017 CITY OF EDINA A,c,'� WSB PROJECT NO. 1686-78 iJ�) PAGE 12 Table 6-Parking Option Summary- Weekend Weekend Peak Hour- December Existing Option 1 Option 2 Use Size Provided City Code Demand Provided City Code Demand Provided City Code Demand Retail 1248,878sf 6244 6244 6244 .._. 5831 5266 5831 5266 5831 5266 Theater 3447 Seats 345 345 _ 345 Apartments 232 Units 342 232 301 342 232 301 342 232 301 Hotel 146 Rooms 129 160 129 129 160 129 129 160 129 Site Changes -28 -55 Outlot A-Future O sf 0 0 0 outlotB-Retail 62,000sf -190 155 24.6 -190 155 246 Redevelopment Area Removed Retail -247,902sf 0 -1240 -982 Added Retail 49,157sf 0 245 195 Added Office 27,354 sf , 0 137 109 Added Restaurant 5,187 sf 0 77 21 Added Fitness Ctr 120,000sf -31 600 476 Total I 6302 6981 5696 6084 7136 5942 6026 6955 5761 Parking Surplus(+/-) 606 142 265 It should however be noted that based on City Code and the parking spaces provided with the site,the following parking Variances would be required: Existing= 679 spaces; Option 1 = 1,052 spaces; Option 2 = 929 spaces SOUTHDALE CENTER PARKING STUDY 06/22/2017 CITY OF EDINA WSB PROJECT NO. 1686-78 PAGE 13 V C NO O m LL �a AVIA; r- 'v, z c el .N d Y8 0 W �•a i n* ' ' 4 ; t !, ..414,4-1 .13.,-..:?, viz IS ie .ay K a52 c v: v a 'S i ,9.s 999` _ (l) ' .„, -43„,\,--- -et.-' •=4 - 4;,.."31' -7E•=11° j ,, y),,,,„... : ) � � i I ----t-al- --] iikr.. /- ,217,,e ,\„:),,v / \z OIR/4' ., 1 1 �, -, ,� ', ,11; 7 , ,. Q4,; "$ i 8 \✓/�� ,:� gi/A iLj1 '/" I N u i/ ©�l l /, , / c ', 1 I} ,, ,a, /�� / � dF \ ill /Q i t g o 7147,,. 1 o \', ; N. /• _ � b .nr 7. A \\,g / / -F® • i - -,<4e) ,,,/-4,-- ft \ - i 1 i 4.ti i‘,„ ‘‘,.,* ,, ,.., i, . i 1 1 - '''' /1,4;1' 't" 0:1- L# '''',4,,,. k.1- l'Ail 1' i i � — wn5 q H9 saM% l 1 A I iLi 1E I xi..,3 .r,5. I ., R Illy "" t s� 8 SAY o 1 W E t v� P a � �i.. M i .4d !t Q . Z lil 1 gi 'iN 1 rt 41 E.t.a" 1 ii PO 1 >,,... .ti U p IIIFF2 V 1 _ N �s3 N V .On, .7 0.4,.44.1,91,1-19-p.,.f-9119,1,12,10,..0111-==.1.1380 CONCLUSIONS / RECOMMENDATIONS Conclusions Based on the analysis documented in this study,WSB has concluded the following: • Simon Property Group is currently proposing improvements to the existing Southdale Center site including: the development of two outlots (Outlot A (future) and Outlot B); the redevelopment of a current anchor space,and;the associated parking and circulation changes. • The existing Southdale Center site currently includes a total 1,329,805 GLA shopping center, 342 unit Southdale residential site and 146 room hotel;with 5,831 parking spaces for the shopping center, 342 spaces with the Southdale residential site and 129 spaces with the hotel site. • The Southdale Center site currently has an approved parking variance of 610 spaces.The variance was granted with the approvals of the Southdale Homewood Suites hotel development,located in the northeast corner of the site,which is currently under construction. • The Southdale Center parking was counted on a Wednesday and Saturday in December. Based on those counts the peak demand for a weekday is 5,848 spaces (3.75 spaces/ksf) and 5,696 spaces (3.96 spaces/ksf) for a weekend. • Based on ITE parking generation estimates the total parking required for the Southdale Center site including the proposed site improvements is 5,943 for the peak weekday condition and 6,684 spaces for the peak weekend condition. • Based on City Parking Code the existing Southdale Center site requires 6,981 spaces. Assuming the proposed site improvements the required spaces would be reduced to 6,955. • The results of the parking demand analysis show that with any improvement option scenario,a surplus of parking would be available based on the counted parking demand.The weekday surplus ranges from 888 spaces for the existing condition to 437 spaces with Option 1.The weekend surplus ranges from 606 spaces for the existing condition to 142 spaces with Option 1. In both cases with the redevelopment of the Anchor site (Option 2) the anticipated demand would decrease and surplus of spaces would increase. • Although there would be a surplus of parking for the Southdale Center site,based on City Code and the parking spaces provided with the site,the parking variance required for each option are: Existing= 679 spaces; Option 1 = 1,052 spaces; Option 2 = 929 spaces SOUTHDALE CENTER PARKING STUDY 06/22/2017 CITY OF EDINA WSB PROJECT NO. 1686-78 PAGE 15 Recommendations Based on the Parking Demand analysis included in this report and the conclusions outlined above,the following is recommended: 1. No additional parking is required,other than that associated with each improvement scenario. 2. A parking variance of 929 spaces be obtained for the maximum required spaces needed with the site build out of Option 2,including Outlot B and the JC Penney site redevelopment. SOUTHDALE CENTER PARKING STUDY 06/22/2017 CITY OF EDINA AS T WSB PROJECT NO. 1686-78 PAGE 16 Southdale Center Traffic Study For: O4(tg WI4O A v� `V�Y/AYUW'�6 IBPP City of Edina 4801 W. 50th Street Edina, MN 55024 June 20, 2017 Prepared By: A WSB &Associates,Inc. WSB &Associates, Inc. 701 Xenia Avenue South Minneapolis, MN 55416 CERTIFICATION I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly registered professional engineer under the laws of the State of Minnesota. 6/1444. - / 4"("4:4 Charles T. Rickart, P.E. Date:June 20, 2017 Reg. No. 26082 SOUTHDALE CENTER TRAFFIC STUDY 06/20/2017 CITY OF EDINA L WSB PROJECT NO. 1686-78 PAGE 2 TABLE OF CONTENTS CERTIFICATION 2 TABLE OF CONTENTS 3 LIST of FIGURES /TABLES 3 INTRODUCTION / BACKGROUND 4 ROADWAY and TRAFFIC CHARACTERISTICS 7 TRAFFIC PROJECTIONS 10 TRAFFIC IMPACT ANALYSIS 14 MULTI MODAL REVIEW/ANALYSIS 22 CONCLUSIONS / RECOMMENDATIONS 24 APPENDIX 26 LIST of FIGURES / TABLES Figure 1 - Location Map 6 Figure 2 - Proposed Site Plan Appendix Figure 3 -Existing Roadway Conditions Appendix Figure 4- Existing Condition Internal Site Appendix Figure 5 - 2018 No-Build Roadway Conditions Appendix Figure 6- 2018 No-Build Conditions Internal Site Appendix Figure 7 - 2018 Build Roadway Conditions Appendix Figure 8 - 2018 Build Conditions Internal Site Appendix Figure 9 - 2040 Build Roadway Conditions Appendix Figure 10- 2040 Build Conditions Internal Site Appendix Figure 11 - Level of Service Ranges 15 Figure 12 - Sidewalk Facilities Appendix Figure 13 - Bicycle Facilities Appendix Table 1 -Additional Background Trip Generation 11 Table 2 - Development Site Trip Generation 12 Table 3 -Existing Level of Service Summary 17 Table 4- Forecasted 2018 No-Build Level of Service Summary 19 Table 5 -Forecasted Build Level of Service Summary 21 SOUTHDALE CENTER TRAFFIC STUDY 06/20/2017 CITY OF EDINA WSB PROJECT NO. 1686-78 A[' PAGE 3 INTRODUCTION / BACKGROUND The purpose of this study is to determine the potential traffic impacts the proposed expansion of the Southdale Center would have on the existing site circulation and the adjacent roadway system.The existing Southdale Center is bounded by France Avenue S. (CSAH 17) on the west,York Avenue S. (CSAH 31) on the east,W. 66th Street(CSAH 53) on the north and W. 69th Street on the south,in Edina Minnesota.The project location is shown on Figure. Southdale Center has been completing improvements to the site over the past several years including: • Southdale Residential-The City approved the addition of 232 apartment units with 342 parking spaces located in the southeast corner of the Southdale Center site.The site was opened in 2014. • Southdale Homewood Suites Hotel-The proposed plan was approved by the City in 2016 and includes the addition of a 146 room, 4 story suites hotel with 129 parking spaces in the northeast corner of the existing Southdale Center parking lot.The site is currently under construction and is anticipated to be open in 2017. Simon Property Group is now proposing a redevelopment and expansion of the site. The proposed plan is anticipated to include: • Addition of Outlot A in the northwest corner of the site with a proposed 3,650 sf fast food restaurant building. • Addition of Outlot B in the southwest corner of the site with a 62,000 sf retail (Restoration Hardware) building. • The redevelopment of the existing J.C. Penney anchor location,removing the existing 247,902 sf building and replacing it with a 120,000 sf Fitness Center, 49,157sf of new retail space, 27,354 sf of new office space and 5,187 sf of restaurant space. • Circulation changes related to construction of the City Water Treatment Plant on the west side of the site adjacent to France Avenue. • Circulation changes related to revision of the north site access on France Avenue and ring road adjacent to proposed Outlot A. The proposed site plan is shown on the attached Figure 2 in the Appendix. SOUTHDALE CENTER TRAFFIC STUDY 06/20/2017 CITY OF EDINA WSB PROJECT NO. 1686-78 PAGE 4 The traffic impacts of the existing and proposed Southdale Center site were evaluated at the following locations. External Roadway Intersections • France Ave at 69th St • 66th St at York Ave • France Ave at Southdale Entrance • York Ave at Southdale Entrance • France Ave at Southdale Exit • York Ave at Southdale Exit/Cub • France Ave at 66th St Foods Access • 66th St at Southdale West Right-in • York Ave at 69th St • 66th St at Drew Ave/Southdale • 69th St at Southdale Apt Right- Entrance in/Right-out • 66th St at Southdale Exit • 69th St at Southdale East • 66th St at Barrie Rd/Firestone Access/Galleria Access Right-in Access • 69th St at Southdale West • 66th St at Firestone Right-in/Right- Access/Galleria Access out Access Internal Site Intersections • Ring Road at West Southdale Access from 69th Street • Ring Road at South Southdale Entrance from France Avenue • Ring Road at North Southdale Exit to France Avenue • Ring Road at Macy's Parking Ramp Access • Ring Road at West Southdale Right-In from 66th Street • Ring Road at Southdale Entrance at from 66th Street • Ring Road at Southdale Exit to 66th Street The following sections of this report document the analysis and anticipated impacts of the proposed redevelopment. SOUTHDALE CENTER TRAFFIC STUDY 06/20/2017 CITY OF EDINA 'l WSB PROJECT NO. 1686-78 Ar,V PAGE 5 '•",'••!• z pp -i I: 1( t E' 1. r , iii Project 4e • Location ,' ' 1',�P ,' -ir • tz _ I[ 1 c _t ,. "". r k I I� • . • ,,,, .., 1., I ` ::I. Q J u + L d t { 1 I > c f ,,,.,• Ott, z II orrr a , . ..,, , , i.s. .. . . _ . ._ i __,. -..., c .rs... a 494 s iii ! %-'max, Traffic Study Figure 1 2b ' ° Southdale Center Redevelopment City of Edina,Minnesota Project Location Map a: SOUTHDALE CENTER TRAFFIC STUDY 06/20/2017 CITY OF EDINA WSB PROJECT NO. 1686-78 A6( PAGE 6 ROADWAY and TRAFFIC CHARACTERISTICS A. Existing External Roadway Conditions The existing lane configurations and traffic control for the impacted external roadways adjacent to Southdale Center include: France Avenue (CSAH 31) is a Hennepin County north/south a 2-lane undivided Minor Arterial roadway. Primary access on France Avenue is from local streets and driveways directly onto France Avenue. The posted speed limit in the vicinity of the site is 40 mph. 66th Street(CSAH 53) is a Hennepin County east/west 4-lane divided Minor Arterial roadway. Street access and access to adjacent developments are provided from this roadway.The speed limit posted on 66th Street is 35 mph. York Avenue (CSAH 31) is a Hennepin County north/south a 4-lane divided Minor Arterial roadway. Primary access on York Avenue is from local streets and driveways into Southdale Center and adjacent developments.The posted speed limit is 30 mph. 69th Street is an east/west City 4-lane divided collector roadway. Access to adjacent developments including the Southdale Shopping Center and the Galleria is provided from this roadway. The speed limit posted on 69th Street is 30 mph. The lane configurations and traffic control at each of the study area driveway and intersection are as follows: France Avenue at 69th Street-Traffic Signal NB France Avenue-one right,three through, one left SB France Avenue-one free right,three through, one left EB 69th Street-one right,two through, one left WB 69th Street-one right,two through, one left France Avenue at Southdale Entrance/Development Access-Traffic Signal NB France Avenue-one right,three through,one left SB France Avenue-one right/through,two through,two left EB Development Access-one right/through, one left France Avenue at Southdale Exit/Development Access-Traffic Signal NB France Avenue-three through,two through,one left SB France Avenue-one right/through,two through EB Development Access-one free right, one left WB Southdale Site Entrance -one right/through,one left France Avenue at 66th Street-Traffic Signal NB France Avenue-one right,three through,one left SB France Avenue-one right/through,two through, one left EB 66th Street-one right,bike lane,two through,one left WB 66th Street- one right,bike lane,two through,two left SOUTHDALE CENTER TRAFFIC STUDY 06/20/2017 CITY OF EDINA WSB PROJECT NO. 1686-78 PAGE 7 66th Street at Southdale West Right-in-No Control EB 66th Street-one right,two through 66th Street at Drew Avenue/Southdale Center Entrance-Traffic Signal SB Drew Avenue- one right,one through/left EB 66th Street-one right,two through, one left WB 66th Street-one right/through,two through, one left 66th Street at Southdale Center Exit-Traffic Signal NB Southdale Center Exit-one right,two left EB 66th Street-two through WB 66th Street-three through 66th St at Barrie Rd/Southdale Center/Firestone Right-in Access -Side Street Stop SB Barrie Road-one right EB 66th Street- one right,two through, one left WB 66th Street- one right/through,two through 66th Street at Southdale Center/Firestone Right-out Access-Side Street Stop NB Southdale Center/Firestone Access-one right EB 66th Street-two through WB 66th Street-three through 66th Street at York Avenue -Traffic Signal NB York Avenue-one free right,two through,two left SB York Avenue-one free right,two through,one left EB 66th Street-one free right,two through,two left WB 66th Street-one free right,two through,two left York Avenue at Southdale Center Site Entrance-Sides Street Stop NB York Avenue-one continuous right,two through,one left SB York Avenue-one right,two through WB Site Entrance- one right out only York Avenue at Southdale Center Site Exit/Cub Food-Traffic Signal NB York Avenue-one right,two through SB York Avenue-two through,one left EB Southdale Center Exit-one free right,one through,two left WB Cub Foods Driveway-one right,two left York Avenue at 69th Street-Traffic Signal NB York Avenue-one right/through, one through, one left SB York Avenue-one free right,two through, one left EB 69th Street-one right/through, one through, one left WB 69th Street-one right/through, one through, one left 69th Street at Southdale Apartment Right-In/Right-Out-Side Street Stop EB 69th Street-one right/through, one through SOUTHDALE CENTER TRAFFIC STUDY 06/20/2017 CITY OF EDINA WSB PROJECT NO. 1686-78 PAGE 8 69th Street at East Southdale/Galleria Site Access—Side Street Stop NB Galleria Access -one right only SB Southdale Access—one right only EB 69th Street—one right/through, one through, one left WB 69th Street- one right/through, one through, one left 69th Street at West Southdale/Galleria Site Access—Side Street Stop NB Galleria Access—one right/through/left SB Southdale Access—one right, one through/left EB 69th Street—one right/through, one through WB 69th Street—one right/through, one through, one left Figure 3 in the Appendix shows the existing intersection and driveway geometrics and traffic control along each corridor that was analyzed as part of this traffic study. B. Internal Site Roadway Characteristics The existing Southdale Center site circulation and roadway system consists of a circulation roadway(ring road) on the outer edge of the site. The roadway provides both one-way and two-way circulation.With the proposed site redevelopment of Outlot A modifications to the existing access and circulation system is proposed include: • Modification of the ring road on the west side of the Southdale Center from one-way to two-way between the north Southdale Exit to France Avenue and west right-in from 66th Street. • Modification to the intersection of France Avenue at the north Southdale Exit to provide a right turn lane from France Avenue and an inbound lane from France Avenue to the Ring Road. Figure 4 in the Appendix shows the existing internal circulation system and traffic control on the west side of the Southdale Center C. Existing Traffic Volumes Peak hour turning movement counts were provided by: Hennepin County for selected intersections on 66th Street and York Avenue; the Avenue on France Redevelopment Traffic Study for intersections on France Avenue,and; the Southdale Hotel Traffic Study for intersections on York Avenue.These counts were supplemented by counts conducted by WSB and Associates for intersections on 69th Street and the internal Ring Road. These counts were used as the existing baseline conditions for the area. Figure 3 and Figure 4 in the Appendix shows the existing PM peak hour traffic volumes. SOUTHDALE CENTER TRAFFIC STUDY 06/20/2017 CITY OF EDINA WSB PROJECT NO. 1686-78 A6(f PAGE 9 TRAFFIC PROJECTIONS In order to analyze the lane configuration and traffic control needs projected traffic volumes were determined for the area.Traffic forecasts were prepared for the year 2018 which is the year after the proposed site is anticipated to be fully developed and; for the 2040 conditions which represents the City's Comprehensive Plan development time frame. The following sections outline the traffic generation, as well as the traffic distribution and projected traffic volumes. A. Background(Non-Development) Traffic Growth Traffic growth in the vicinity of the Southdale Center site will occur between existing conditions and any given future year due to other development within the region.This background growth must be accounted for and included in future year traffic forecasts. Reviewing the historical traffic counts in the area,traffic has stayed somewhat constant or dropped in the past few years. However, in order to account for some background growth in traffic the Hennepin County State Aid traffic growth projection factor of 1.1 over a 20 year period was used to project traffic to the 2018 analysis years. In addition to the regional background traffic, other specific new development related traffic was determined and included with the overall background traffic for the 2018 traffic conditions. 6725 York Avenue (Wicks Site) -The City approved the redevelopment of the Wickes Furniture site at 6725 York Avenue including 242 multifamily residential units and 13,980 sf of retail uses.The site is located on the west side of York Avenue between 66th Street and 69th Street across from Southdale Center.The analysis assumes the site will be developed by 2018. The Gateway Pointe (Best Buy Site) -The City approved the redevelopment of the former Best Buy site located south of 66th Street between York Avenue and Xerxes Avenue.The proposed site redevelopment included 210 multifamily residential units and a 1,760 sf coffee shop.The analysis assumes the site will be developed by 2018. Southdale Hotel-The proposed plan was approved by the City in 2016 and includes the addition of a 146 room,4 story suites hotel with 129 parking spaces in the northeast corner of the existing Southdale Center parking lot.The site is currently under construction and is anticipated to be open in 2017. DLC Residential Redevelopment-The City approved the redevelopment of the northwest quadrant of York Avenue and 66th Street.The site redevelopment is proposed to be completed in two phases.The first phase will include 227 multifamily residential units and is planned to be completed in 2017.The second phase will include an additional 145 units and be completed in 5 to 10 years.The analysis assumes only the phase 1 portion of the development will be completed by 2018. SOUTHDALE CENTER TRAFFIC STUDY 06/20/2017 CITY OF EDINA WSB PROJECT NO. 1686-78 PAGE 10 Avenue on France Redevelopment-The City approved the proposed redevelopment of the Southdale Office Centre located within the bounds of 66th Street,Valley View Road, 69th Street and France Avenue. It is proposed to include a bank, retail,apartments,a hotel,general office space and medical office space. Much of the existing office space and the existing restaurant will remain. It is assumed that full build-out and occupancy of the site will be by 2026. The estimated trip generation for the additional background traffic is shown below in Table 1.The trip generation rates used to estimate the additional site traffic are based on the trip-generation rates for other similar land uses as documented in the Institute of Transportation Engineers Trip Generation Manual, 9th Edition. The table shows the PM peak hour peak hour trip generation for the approved uses. Table 1 -Additional Background Trip Generation PM Peak Hour Use Size Total In Out 6725 York Avenue Development (Former Wicks Site) 242 units/ 13,980 sf 220 129 91 The Gateway Pointe (Best Buy Site Development) 210 units/ 1,760 sf 205 122 83 Southdale Hotel 146 rooms 80 34 46 DLC Residential Development Phase 1: 227 units 145 95 50 Avenue on France Mix of Retail, Office Redevelopment and Residential 813 281 532 Total New Trips 1,463 661 802 Source:Development Traffic Studies The 2040 traffic conditions were developed based on the Met Councils projections for households,population and employment within the City and specifically the Traffic Analysis Zones in the Southdale Center area. B. Development Site Trip Generation The estimated trip generation from the proposed Southdale Center Redevelopment is shown below in Table 2.The trip generation used to estimate the proposed site traffic is also based on rates for other similar land uses as documented in the Institute of Transportation Engineers Trip Generation Manual, 9th Edition.The table shows the Daily and PM peak hour trip generation for the proposed development. In addition an internal trip reduction factor was assumed. Internal trips are those generated by a mixed-use development that both begin and end within the development without using the external road system. Based on ITE guidelines for this type of development a 20%internal trip reduction was assumed. SOUTHDALE CENTER TRAFFIC STUDY 06/20/2017 CITY OF EDINA WSB PROJECT NO. 1686-78 ,( (IC PAGE 11 Table 2 -Development Site Trip Generation PM Peak Hour Use Size ADT Total In Out Outlot A-Fast Food Restaurant 3,650 sf 1,811 119 62 57 Outlot B-Retail Restoration Hardware 62,000 sf 3,180 300 141 159 JC Penney Site Redevelopment Fitness Center 120,000 sf 3,952 424 241 183 Retail 49,157 sf 1,090 86 46 40 Office 27,354 sf 302 41 7 34 Restaurant 5,187 sf 467 39 26 13 Internal Trip Reduction 20% 2,160 202 105 97 Total New Trips 8,642 807 418 389 Source:Institute of Transportation Engineers Trip Generation Manual,9th Edition As indicated the existing JC Penney anchor building will be demolished. The traffic generated from this existing site is significantly higher than that generated from the proposed future new uses.Therefore,it was assumed that no additional trips would be included from the new building that replaced the JC Penney anchor.The only new trips would be from the new Outlot A and Outlot B, or 3,993 daily trips and 335 PM peak hour trips. C. Traffic Distribution Background non-site and site-generated trips were distributed to the adjacent roadway system based on several factors including: • Previous traffic and transportation studies in the area. • Anticipated origins and destinations for specific land use (i.e. location of commercial uses in relationship to residential). • Existing travel patterns. • City's current Transportation Plan model. The generated trips for the proposed Southdale Center Redevelopment were assumed to arrive or exit the site using access to France Avenue, 66th Street, 69th Street or York Avenue via modified Southdale ring road system. Based on these parameters the following general traffic distribution was used to distribute the projected traffic volumes from the anticipated uses: • 25%to/from the north • 35%to/from the south • 25%to/from the west • 15%to/from the east SOUTHDALE CENTER TRAFFIC STUDY 06/20/2017 CITY OF EDINA WSB PROJECT NO. 1686-78 PAGE 12 467 D. Projected Traffic Volumes Traffic forecasts were prepared for the year 2018 which is the year after the proposed site would be fully developed and for the 2040 conditions which represents the City's Comprehensive Plan development time frame. The traffic forecasts were prepared by adding the projected annual background traffic growth and the projected non-development traffic growth to the existing traffic counts to determine the "No-Build"traffic conditions.The anticipated Southdale Center Redevelopment traffic was then added to the no-build to determine the"Build" traffic conditions.Figures 5—10 in the Appendix shows the projected PM peak hour traffic volumes for the 2018 no-build, 2018 build and 2040 build conditions. SOUTHDALE CENTER TRAFFIC STUDY 06/20/2017 CITY OF EDINA WSB PROJECT NO. 1686-78 A.G $ PAGE 13 TRAFFIC IMPACT ANALYSIS Existing and/or forecasted traffic operations were evaluated for the intersections and driveways adjacent to the Southdale Center on France Avenue, 66th Street, 69th Street and York Avenue.The analysis was conducted for the following scenarios. 1. Existing 2016 Conditions 2. Projected 2018 No Build 3. Projected 2018 Build 4. Projected 2040 Build This section describes the methodology used to assess the operations and provides a summary of traffic operations for each scenario. A. Methodology The traffic operations analysis is derived from established methodologies documented in the Highway Capacity Manual 2000 (HCM).The HCM provides a series of analysis techniques that are used to evaluate traffic operations. Intersections are given a Level of Service (LOS) grade from"A"to "F"to describe the average amount of control delay per vehicle as defined in the HCM.The LOS is primarily a function of peak traffic hour turning movement volumes,intersection lane configuration,and the traffic controls at the intersection. LOS A is the best traffic operating condition,and drivers experience minimal delay at an intersection operating at that level. LOS E represents the condition where the intersection is at capacity,and some drivers may have to wait through more than one green phase to make it through an intersection controlled by traffic signals. LOS F represents a condition where there is more traffic than can be handled by the intersection,and many vehicle operators may have to wait through more than one green phase to make it through the intersection.At a stop sign-controlled intersection, LOS F would be characterized by exceptionally long vehicle queues on each approach at an all-way stop,or long queues and/or great difficulty in finding an acceptable gap for drivers on the minor legs at a through-street intersection. The LOS ranges for both signalized and un-signalized intersections are shown in Figure 11. The threshold LOS values for un-signalized intersections are slightly less than for signalized intersections.This variance was instituted because drivers' expectations at intersections differ with the type of traffic control.A given LOS can be altered by increasing(or decreasing) the number of lanes, changing traffic control arrangements, adjusting the timing at signalized intersections,or other lesser geometric improvements. LOS also changes as traffic volumes increase or decrease. SOUTHDALE CENTER TRAFFIC STUDY 06/20/2017 CITY OF EDINA WSB PROJECT NO. 1686-784PAGE 14 Figure 11 -Level of Service Ranges for Signalized and Un-signalized Intersections a w 80 u o w U LOSE > N m` 55 m cn 0. r 50 > o ; LOS E 35 m 35 LOS C ° ❑ rs`r ° 25 S 20 0 08 LOS C LOS B Z ) 15 LOS B U 10 10 LOS A LOS A Z Signalized Intersection Unsignalized Intersection SOURCE:Level of Service thresholds from the Highway Capacity Manual,2000. LOS,as described above,can also be determined for the individual legs (sometimes referred to as "approaches") or lanes (turn lanes in particular) of an intersection. It should be noted that a LOS E or F might be acceptable or justified in those cases where a leg(s) or lane(s) has a very low traffic volume as compared to the volume on the other legs. For example,improving LOS on such low-volume legs by converting a two-way stop condition to an all-way stop, or adjusting timing at a signalized intersection, could result in a significant penalty for the many drivers on the major road while benefiting the few on the minor road.Also,geometric improvements on minor legs,such as additional lanes or longer turn lanes,could have limited positive effects and might be prohibitive in terms of benefit to cost. Although LOS A represents the best possible level of traffic flow,the cost to construct roadways and intersection to such a high standard often exceeds the benefit to the user. Funding availability might also lead to acceptance of intersection or roadway designs with a lower LOS. LOS D is generally accepted as the lowest acceptable level in urban areas. LOS C is often considered to be the desirable minimum level for rural areas. LOS D or E may be acceptable for limited durations or distances, or for very low-volume legs of some intersections. The LOS analysis was performed using Synchro/SimTraffic: • Synchro,a software package that implements Highway Capacity Manual (HCM) methodologies,was used to build each signalized intersection and provide an input database for turning-movement volumes,lane geometrics, and signal design and timing characteristics. In addition,Synchro was used to optimize signal timing parameters for future conditions. Output from Synchro is transferred to SimTraffic,the traffic simulation model. SOUTHDALE CENTER TRAFFIC STUDY 06/20/2017 CITY OF EDINA WSB PROJECT NO. 1686-78 ` PAGE 15 • SimTraffic is a micro-simulation computer modeling software that simulates each individual vehicle's characteristics and driver behavior in response to traffic volumes, intersection configuration,and signal operations. The model simulates drivers'behaviors and responses to surrounding traffic flow as well as different vehicle types and speeds. It outputs estimated vehicle delay and queue lengths at each intersection being analyzed. B. Existing Level of Service Summary Table 3,below,summarizes the existing LOS at the primary external and internal roadway intersections in the study area based on the current lane geometry,traffic control and existing traffic volumes. The table shows that all intersection and driveways are operating at an overall LOS D or better during the PM peak hour. However,there are some turn movements at LOS E including: • Westbound left from 69th Street to France Avenue • Southbound left from France Avenue to Southdale Entrance • Westbound right from Southdale Exit to France Avenue • Eastbound left from 66th Street to France Avenue • Southbound left from France Avenue to 66th Street • Westbound left from 66th Street to York Avenue • Southbound left from York Avenue to Southdale Exit/Cub Food Access • Westbound left from 69th Street to York Avenue SOUTHDALE CENTER TRAFFIC STUDY 06/20/2017 CITY OF EDINA WSB PROJECT NO. 1686-78 PAGE 16 Table 3 -Existing Level of Service Summary PM Peak Hour Intersection LOS Delay (sec/veh) France Ave at 69th St C (E) 30 France Ave at Southdale Entrance A(E) 9 France Ave at Southdale Exit B (E) 15 France Ave at 66th St D (E) 37 66th St at Southdale West Right-In A(A) 1 66th St at Drew Ave/Southdale Entrance B (C) 14 66th St at Southdale Exit B (B) 10 66th St at Barrie Rd/Firestone Right-In Access. A (A) 2 66th St at Firestone Right-Out Access A (A) 1 66th St at York Ave C (E) 34 York Ave at Southdale Entrance A(B) 4 York Ave at Southdale Exit/Cub Food Access C (E) 28 York Ave at 69th St C (E) 32 69th St at Southdale Apt Right-In/Right-Out A(A) 2 69th St at Southdale East Access/Galleria Access A(A) 2 69th St at Southdale West Acesss/Galleria Access A (B) 5 Ring Road at West Access from 69th St A(B) 4 Ring Road at South Entrance from France Ave A(C) 6 Ring Road at North Exit to France Ave A(C) 5 Ring Road at Macy's Parking Ramp Access A(A) 1 Ring Road at West Right-In from 66th St A(A) 1 Ring Road at Entrance at from 66th St A (A) 2 Ring Road at Exit to 66th St A(B) 4 C = Overall LOS, (D) =Worst movement LOS Source:WSB &Associates, Inc. SOUTHDALE CENTER TRAFFIC STUDY 06/20/2017 CITY OF EDINA WSB PROJECT NO. 1686-78A--7aPAGE 17 C. Forecasted Traffic Operations A capacity and LOS analysis was completed for the study area intersections for 2018 which is the year after the proposed site would be fully developed and for the 2040 conditions which represents the City's Comprehensive Plan development time frame. The results of the analysis are discussed below and shown in Tables 4 and 5. Table 4-Forecasted No-Build,shows that all intersection will continue to operate at overall LOS D or better in 2018 during the PM peak hour with overall delays increasing slightly. However,similar to the existing conditions some movements will be operating at LOS E including: • Westbound left from 69th Street to France Avenue • Southbound left from France Avenue to Southdale Entrance • Westbound right from Southdale Exit to France Avenue • Eastbound left from Development Driveway to France Avenue • Eastbound left from 66th Street to France Avenue • Southbound left from France Avenue to 66th Street • Westbound left from 66th Street to York Avenue • Northbound left from York Avenue to 66th Street • Southbound left from York Avenue to Southdale Exit/Cub Food Access • Eastbound left from 69th Street to York Avenue SOUTHDALE CENTER TRAFFIC STUDY 06/20/2017 CITY OF EDINA WSB PROJECT NO. 1686-78 PAGE 18 A71 Table 4 -Forecasted 2018 No Build-Level of Service Summary 2018 PM Peak Hour Intersection Delay LOS (sec/veh) France Ave at 69th St C (E) 34 France Ave at Southdale Entrance A(E) 9 France Ave at Southdale Exit B (E) 15 France Ave at 66th St D (E) 39 66th St at Southdale West Right-In A(A) 1 66th St at Drew Ave/Southdale Entrance B (C) 15 66th St at Southdale Exit B (B) 11 66th St at Barrie Rd/Firestone Right-In Access. A(A) 2 66th St at Firestone Right-Out Access A(A) 1 66th St at York Ave D (E) 36 York Ave at Southdale Entrance A(B) 5 York Ave at Southdale Exit/Cub Food Access C (E) 30 York Ave at 69th St C (E) 34 69th St at Southdale Apt Right-In/Right-Out A(A) 2 69th St at Southdale East Access/Galleria Access A(A) 2 69th St at Southdale West Acesss/Galleria Access A(B) 6 Ring Road at West Access from 69th St A(B) 4 Ring Road at South Entrance from France Ave A(C) 6 Ring Road at North Exit to France Ave A(C) 5 Ring Road at Macy's Parking Ramp Access A(A) 1 Ring Road at West Right-In from 66th St A(A) 1 Ring Road at Entrance at from 66th St A(A) 2 Ring Road at Exit to 66th St A(B) 4 C = Overall LOS, (D) =Worst movement LOS Source:WSB &Associates, Inc. SOUTHDALE CENTER TRAFFIC STUDY 06/20/2017 CITY OF EDINA WSB PROJECT NO. 1686-78 PAGE 19 Table 5-Forecasted Build,shows that,assuming the proposed Southdale Center Redevelopment,all intersection would continue to operate at overall LOS D or better in 2018 and 2040 during PM peak hour. Overall LOS and delays do not show any significant changes from the no-build condition.As indicated with the existing conditions and no-build conditions some movements will continue to operating at LOS E in both 2018 and 2040 including: • Westbound left from 69th Street to France Avenue • Southbound left from France Avenue to Southdale Entrance • Westbound right from Southdale Exit to France Avenue • Eastbound left from Development Driveway to France Avenue • Eastbound left from 66th Street to France Avenue • Southbound left from France Avenue to 66th Street • Westbound left from 66th Street to York Avenue • Eastbound left from 66th Street to York Avenue • Northbound left from York Avenue to 66th Street • Southbound left from York Avenue to Southdale Exit/Cub Food Access • Eastbound left from 69th Street to York Avenue • Northbound left from York Avenue to 69th Street SOUTHDALE CENTER TRAFFIC STUDY 06/20/2017 CITY OF EDINA WSB PROJECT NO. 1686-78 /'75 PAGE 20 Table 5-Forecasted Build-Level of Service Summary 2018 PM Peak Hr 2040 PM Peak Hr Intersection Delay Delay LOS LOS (sec/veh) (sec/veh) France Ave at 69th St D (E) 36 D (E) 40 France Ave at Southdale Entrance B (E) 12 C (E) 22 France Ave at Southdale Exit B (E) 18 C (E) 26 France Ave at 66th St D (E) 42 D (E) 46 66th St at Southdale West Right-In A (A) 2 A(B) 6 66th St at Drew Ave/Southdale Entrance B (C) 17 C (C) 22 66th St at Southdale Exit B (B) 13 B (B) 18 66th St at Barrie Rd/Firestone Right-In Access A(A) 2 A(B) 5 66th St at Firestone Right-Out Access A (A) 1 A (B) 6 66th St at York Ave D (E) 37 D (E) 44 York Ave at Southdale Entrance A (B) 5 A(C) 8 York Ave at Southdale Exit/Cub Food Access C (E) 32 D (E) 40 York Ave at 69th St D (E) 36 D (E) 41 69th St at Southdale Apt Right-In/Right-Out A(A) 1 A(A) 2 69th St at Southdale E. Access/Galleria Access A (A) 3 A(B) 6 69th St at Southdale W. Acesss/Galleria Access A(C) 8 B (D) 10 Ring Road at West Access from 69th St A(C) 8 B (C) 10 Ring Road at So Entrance from France Ave B (C) 11 B (C) 12 Ring Road at No Exit to France Ave B (C) 10 B (C) 11 Ring Road at Macy's Parking Ramp Access A(A) 3 A(A) 3 Ring Road at West Right-In from 66th St A(A) 2 A(A) 3 Ring Road at Entrance at from 66th St A(B) 4 A(B) 5 Ring Road at Exit to 66th St A(B) 6 A (B) 7 C = Overall LOS, (D) =Worst movement LOS Source: WSB &Associates, Inc. SOUTHDALE CENTER TRAFFIC STUDY 06/20/2017 CITY OF EDINA WSB PROJECT NO. 1686-78 PAGE 21 MULTI MODAL REVIEW/ANALYSIS A. Pedestrian/Bike System Chapter 7 of the City's current 2008 Comprehensive Plan addresses locations of proposed sidewalk and bicycle facilities and funding options within the City.The current Sidewalk and Bicycle Facilities are shown in Figures 12 and 13 in the Appendix. The City of Edina is committed to providing a comprehensive and coordinated pedestrian network that provides transportation as well as recreational value. Currently adjacent to the Southdale Center several sidewalks are provided. Existing or future sidewalks are identified on both sides of all the roadways surrounding Southdale Center. In addition the following bicycle routes are identified adjacent to Southdale Center: Primary Routes: • 69th Street from Xerxes to France Avenue • North/south route connecting the Promenade at 70th Street through the Galleria across 69th Street,through Southdale Center to 66th Street, with a connection to the Southdale Transit Center • 66th Street from north/south route through Southdale Center to Valley View Road Secondary Routes: • France Avenue from Bloomington City limit to 62"Street, adjacent to Southdale Center • York Avenue from Bloomington City limit to Minneapolis City limit adjacent to Southdale Center • 66th Street from north/south Primary route east to Richfield City limit Currently within the Southdale Center a network of sidewalks with marked crosswalks provides access from the center through the parking lots to the supporting local sidewalk and bicycle facilities. The proposed Southdale Center Redevelopment will provide a sidewalk system around each development area. These sidewalks will connect to the in place Southdale Center sidewalk system and the City's local sidewalk and bicycle system facilities.This will provide multi-modal opportunities and options for Southdale Center employees and patrons. SOUTHDALE CENTER TRAFFIC STUDY 06/20/2017 CITY OF EDINA WSB PROJECT NO. 1686-78 k77 1 PAGE 22 B. Transit System In 2014 Metro Transit opened the Southdale Transit Center and Park&Ride facility. The Transit Center is located southwest of the York Avenue and 66th Street intersection, on the east side of Southdale Center near the entrance to JC Penney.The site includes 70 surface Park&Ride parking spaces,with overflow parking for additional vehicles east of the Southdale Center ring road. Transit service is provided to the center from 8 primary routes including: • Route 6-to Minneapolis (urban local) • Route 515 -to Bloomington, 66th Street Richfield,METRO Blue Line (VA Medical Center, Mall of America) • Route 537 -to Bloomington, Normandale College • Route 538 -to south Bloomington, METRO Blue Line (Mall of America) • Route 578 -to Minneapolis (express) • Route 579 -to U of M (express) • Route 684-to Minneapolis, Eden Praire, Chanhassen and Chaska (SouthWest Transit) • Route 694-to Eden Praire, Chaska,Normandale College, Richfield (SouthWest Transit) The proposed Southdale Center Redevelopment will provide a sidewalk system that includes direct access to the Transit Center.This will provide the employees and patrons to Southdale Center the opportunity to utilize transit services as a mutli- modal option. SOUTHDALE CENTER TRAFFIC STUDY 06/20/2017 CITY OF EDINA WSB PROJECT NO. 1686-78 PAGE 23 CONCLUSIONS / RECOMMENDATIONS Based on the analysis documented in this study,WSB has concluded the following: • The proposed Southdale Center Redevelopment includes the addition of Outlot A with a proposed 3,650 sf fast food restaurant; the addition of Outlot B with a 62,000sf Restoration Hardware building, and; the redevelopment of the existing J.C. Penney anchor,removing the existing 247,902 sf building and replacing it with a 120,000 sf Fitness Center,49,157sf of new retail space, 27,354 sf of new office space and 5,187 sf of restaurant space. kk`` • With the proposed site redevelopment of Outlot A it is proposed to modify the site Iv�� circulation ring road on the west side of the Southdale Center from one-way to two- ('1 way between the north Southdale Exit to France Avenue and west right-in from 66th Street. In addition the intersection of France Avenue at the north Southdale Exit will be modified to provide a right turn lane from France Avenue and an inbound lane from France Avenue to the Ring Road. • The site redevelopment could generate up to an additional 8,642 daily trips and 807 trips in the PM peak hour. However,with the elimination of the JC Penney building, no additional trips would be anticipated. The only new trips would be from the new Outlot A and Outlot B or 3,993 daily trips and 335 PM peak hour trips. • Additional trips will be generated from adjacent new approved development adjacent to Southdale Center. These uses will generate an additional 1,463 trips in the PM peak hour. • Existing traffic operations at the internal Ring Road intersections and external intersections on France Avenue, 66th Street,York Avenue and 69th Street are operating at overall LOS D or better during the PM peak hour with movements at LOS E. • Intersection traffic operations for the 2018 no-build and build conditions and 2040 conditions will continue to operate at an overall LOS D or better during the PM peak hour. Similar to the existing conditions several movements will continue to operate at LOS E. • The proposed Southdale Center Redevelopment will provide new sidewalk systems on the site that with direct access to the existing Southdale Center and City sidewalk and bicycle facilities as well as the Southdale Transit Center located adjacent to the proposed site.This will provide the employees and patrons the opportunity to utilize these mutli-modal options. 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Following the closed session, the Council received an update on the status of the proposed master plan for Fred Richards Park. Following the work session, the Council met in regular session and made the following decisions: • Approved the 2017-2018 insurance renewals with the League of Minnesota Cities Insurance Trust. • Approved a proposal to replace the City's current fleet of golf carts at Braemar Golf Course with new leased electric golf carts later this summer. • • Approved the final rezoning and site plans for the redevelopment of Market Street at 50th & France. • Approved a revised agreement with Hennepin County for the City's 2018-2020 Community Development Block Grant. • Approved the purchase of four new servers for the City's I.T. Division from Insight Public Sector for $35,114. • Approved the latest iteration of the City's Microsoft Enterprise Agreement. • Approved a Master Service Agreement with SRF Consulting for future engineering projects. • Approved a request from staff to transfer ownership of City-owned land located at 4416 Valley View Road to the Edina Housing & Redevelopment Authority. • Approved a contract with Goodpointe Technology to perform sidewalk and trail condition analysis around the city. • Received a presentation from Jim Eichten from the MMKR accounting firm regarding the results of the City's 2016 annual independent audit. • Received the monthly "Speak Up, Edina" report from Kaylin Eidsness. This month's report was about water conservation practices. • Conducted a public hearing and then approved the certification of costs for the abatement of a public health nuisance at 425 Jefferson Ave. • Conducted a public hearing and then approved a conditional use permit for Jesus Celebration Church at 6879 Washington Ave. • Conducted a public hearing and then approved a zoning ordinance amendment and preliminary site plan for a new 17-unit condominium development at 5109-5125 W. 49th St. • Conducted a public hearing and then approved a new Tax-Increment Financing District at 50th & France to assist the Market Street redevelopment project. • Approved the sale and a redevelopment agreement for 3925, 3930 and 3944 Market St. to The Collaborative Group in connection with the Market Street redevelopment project. • Approved the submission of a Livable Communities Demonstration Account grant for 50th & France projects and The Avenue on France development on France Avenue, across from Southdale Center. https://extranet.edinamn.gov/index.php?section=Council-meeting-summarie... 6/22/2017 City of Edina, Minnesota - Intranet: Downtown Project Edges Forward Page 2 of 2 • • Received a petition from residents opposing the creation of new athletic fields at Fred Richards Park. Following the City Council meeting, the Council met as the Housing & Redevelopment Authority and made the following decisions: • Approved a consulting services agreement with Barr Engineering to manage the demolition of the former Hooten Cleaners & Launderers building. • Awarded a $139,000 contract to Rachel Contracting to raze the former Hooten Cleaners & Launderers building. The building will be demolished a removed later this summer. • Agreed to establish a new TIF district at 50th & France in connection with the Market Street redevelopment project. • Agreed to the proposed sale of 3925, 3930 and 3944 Market St. to The Collaborative Group in connection with the Market Street redevelopment project. Return to list. ©2016 City Of Edina, Minnesota https://extranet.edinamn.gov/index.php?section=Council-meeting-summarie... 6/22/2017 Date: June 27,2017 To: City of Edina Planning Department 4801 West 50 ' Street Edina,MN 55424 From: David and JoAnne Alkire Property owners Lot 1,Block 7, South Harriet Park 5H 00 \Itc K \a c e Edina, MN 55424 Regarding: Variance Request Lots 2 and 3,Block 7, South Harriet Park The property owners of Lots 2 and 3, Block 7, South Harriet Park have requested a preliminary plat approval with variances in order to subdivide their property into 2 lots,neither of which meet current Edina standards. Of concern to us is the current 14-foot-wide easement on the southern edge of Lot 1 that provides access from Brookview Avenue to the current property owner of Lots 2 and 3. • The easement was granted in 1936, at a time when just 43 percent of U.S. households owned a car. The easement specifically states that it is intended for"one garage" located on each property. We are concerned that with two 3-car garages attached to the newly built-homes,the easement would now have to support traffic from 6 or more automobiles— this is not what was anticipated in 1936. Plus,given the driveway to the new homes would be 80 to 120 feet long, owners of the new homes will likely want trash collectors and delivery trucks to access via the easement. This essentially creates an alley across the southern portion of Lot 1. This is not within the character of the immediate neighborhood, and it places an undue burden on the residents of Lots 1 and 16. • The easement is unnecessary. The fronts of Lots 2 and 3 are each 80 feet wide, and the City Engineer has confirmed that cut-outs could be created on Park Place for both Lot 2 and Lot 3. We believe that the city should act to preserve the character of the immediate neighborhood and prevent an undue burden on the residents of Lots 1 and 16 by granting the variance only if both Lots 2 and 3 provide street access via Park Place. At a minimum,the city should not grant any variance that would create a site plan allowing Lot 3 to access the easement across Lot 2. Thank you. 6,,, David Alkire oAnne Alkire