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Home My WebLink About2018 04-11 Planning Commission Packet Agenda Planning Commission City Of Edina, Minnesota City Hall, Council Chambers Wednesday, April 11, 2018 7:00 PM I. Call To Order II. Roll Call Ill. Approval Of Meeting Agenda IV. Approval Of Meeting Minutes March A. Minutes: 28, 2018 V. Special Recognitions And Presentations A. Election of Officers B. 2018 By Laws VI. Public Hearings A. Front yard setback variance - 2 Circle East B. Variance request for setback from Lake Cornelia and no basement, 6612 Cornelia Drive VII. Community Comment During"Community Comment,"the Board/Commission will invite residents to share relevant issues or concerns. Individuals must limit their comments to three minutes. The Chair may limit the number of speakers on the same issue in the interest of time and topic. Generally speaking,items that are elsewhere on tonight's agenda may not be addressed during Community Comment. Individuals should not expect the Chair or Board/Commission Members to respond to their comments tonight. Instead,the Board/Commission might refer the matter to staff for consideration at a future meeting. VIII. Reports/Recommendations A. Sketch Plan Review; 4500 France Avenue B. 50th and France Green Print IX. Correspondence And Petitions X. Chair And Member Comments XI. Staff Comments XII. 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. Draft Minutes® Approved Minutes❑ Approved Date: Minutes City Of Edina, Minnesota Planning Commission Edina City Hall Council Chambers March 28, 2018 I. Call To Order Chair Olsen called the meeting to order at 7:05 P.M. II. Roll Call Answering the roll were: Commissioners Miranda, Lee, Strauss, Hamilton, Bennett, Chair Olsen. Staff, Assistant Planners, Aaker, Bodeker Sr. Communications Coord., Eidsness, Support Staff, Hoogenakker Members Absent: Commissioners, Thorsen, Berube, Nemerov,Jones, Mittal III. Approval Of Meeting Agenda A motion was made by Commissioner Strauss to approve the March 28, 2018, meeting agenda. Commissioner Lee seconded the motion. All voted aye. The motion carried. IV. Approval Of Meeting Minutes A motion was made by Commissioner Strauss to approve the minutes of the March 14, 2018, meeting minutes. Commissioner Miranda seconded the motion. All voted aye. The motion carried. V. Public Hearings A. Parking Variance at Southdale Center for Untiedt's Garden Market. Staff Presentation Planner Bodeker reported that Untiedt's Vegetable Farm, Inc., the applicant, is requesting a parking variance at Southdale Center. The proposed parking variance request would accommodate for a seasonal produce stand/garden center located on the north side of the mall, within an existing parking area. The proposed seasonal produce stand/garden center would be open May-October and includes roughly 14,400 square feet of display area. Produce stands are a permitted use in the PCD-3, Planned ..._......._.._........... 1 Draft Minutest Approved Minutes❑ Approved Date Commercial District per Section 36-613 of the Zoning Ordinance. As require for other recent developments at Southdale, a parking variance for the entire Southdale Site is required. Bodeker noted that parking stall variances have been relatively routine with development that has occurred on the Southdale property. The most recent variances were done as part of the Homewood Suites Hotel approvals on the northeast corner, the RH site at the northeast corner of France Avenue & 69th Street and the Shake Shack on the southeast corner of France Avenue & 66th Street. 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. Bodeker concluded that staff recommends approval of a 1270 parking stall variance for Southdale Center to allow Untiedt's Seasonal Produce Stand based on the following findings: I. The findings for a variance are met. 2. The parking study done by WSB concludes that the City Code required parking for Southdale is not necessary. Based on information from the (ITE) Institute of Traffic Engineers Trip Generation Manual, the WSB traffic study concludes that 5,587 parking spaces are adequate to support Southdale. Therefore, there would be an excess of 211 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 stallarkin variance was also granted to Southdale in 2012, when Southdale One P g 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. A 929 stall parking variance was granted with the proposal to build a Restoration Hardware on the northeast corner of France Avenue & 69th Street. 7. A I,I37-space parking variance was granted with the proposal to build a Shake Shack restaurant at the southeast corner of France Avenue and & 66th Street. 8. The City of Edina does not wish to require unnecessary paving or parking structures for parking stalls that are not needed. 9. 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. 10. The alternative to the variance would be to require the applicant to construct a structured parking ramp. I I. The parking spaces utilized by the applicant would be during the summer months, when parking demand is not as high. Appearing for the Applicant Craig Gilb, Untiedt's Seasonal Produce Stands Discussion/Comments Questions The applicant was asked the hours of operation and when deliveries are made to the site. Mr. Gilb responded that the stands are open from 8 a.m. to 8 p.m. from May 1st through October 31st (weather 2 Draft Minutes® Approved Minutes Approved Date: permitting). Gilb also added that during the fall season hours could be scaled back. Gilb said that deliveries are usually made early in the morning. Public Hearing Chair Olsen opened the public hearing. No one spoke on the issue. Commissioner Strauss moved to close the public hearing. Commissioner Miranda seconded the motion. All voted aye. The motion carried. Discussion/Comments/Questions Chair Olsen noted that the use is a permitted use; however, parking at the Center is being impacted by all the additional new uses. Olsen asked Mr. Rickart, WSB parking consultant if he felt this use was a problem, and when could parking become a problem at the Center. Rickart explained that this use is unique and in his opinion, parking would be a non-issue; however, parking for the Center would eventually reach its capacity, adding there are roughly 200 excess parking stalls available. Motion Commissioner Hamilton moved variance approval based on staff findings. Commissioner Strauss seconded the motion. All voted aye. The motion carried. B. Variance. Rear and side yard variances for McDonalds, 3220 Southdale Circle, Edina, MN. Planner Presentation Planner Bodeker told the Commission Kevin Shay of Landform and on behalf of McDonalds USA, LLC, the applicant, is requesting a side and rear yard setback variance at 3220 Southdale Circle. The proposed project includes the addition replacing the exterior of the building, ADA updates to the parking stalls and sidewalks, updating the drive-thru to include a second drive-thru lane, a small building addition, replacing and installing new signage, restriping the parking lot, installing a new fence and adding more landscaped green space. To accommodate the proposed changes, the applicant is requesting two variances. The first is an 8-foot variance is to the side yard setback for a menu-ordering canopy. The second is 7-foot variance request is to allow an 8 square foot building addition within the required rear yard setback. The subject site is zoned PCD-3, Planned Commercial District. The existing use is permitted in the PCD-3 zoning district and currently has a non-conforming rear yard setback. 3 Draft Minutes® Approved Minutes Approved Date:`"-_ *.. n r Planner Bodeker concluded that staff recommends approval of an 8-foot variance to the side yard setback for a menu-ordering canopy and a 7-foot variance to the rear yard setback to allow for an 8 square foot building addition. Staff recommends approval of the variance as requested subject to the following findings: 1. The findings for the Variances are met. 2. The practical difficulty is caused by the existing location of the building and drive-through. The setback from the east lot line does not conform to the current setback requirement. An addition to that side of the building could not be done without variance. 3. The proposed addition in that area is reasonable as it does not encroach further into the setback and is only eight square feet in size. 4. The canopy setback for the second drive-through could not be accommodated without encroaching into the setback requirement due to the location of the existing building and drive- through lane. 5. Landscaping and green space is added to the south lot line to minimize impacts on the adjacent property. The proposal 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 plan date stamped February 23, 2018 • Grading plan date stamped February 23, 2018 • Landscaping plan date stamped February 23, 2018 2. The property owner is responsible for replacing any required landscaping that dies. 3. If required, 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. 4. The building must meet all the required building and fire code requirements, including the sprinklering of the building. Appearing for the Applicant Kevin Shay, Landform Public Hearing Chair Olsen opened the public hearing. No one spoke on the issue. Commissioner Strass moved to close the public hearing. Commissioner Miranda seconded the motion. All voted aye. The motion carried. .................................... 4 Draft Minutes® Approved Minutes❑ Approved Date: Motion Commissioner Bennett moved approval of the variances based on staff findings and subject to staff conditions. Commissioner Strauss seconded the motion. All voted aye. The motion carried. C. Comprehensive Plan Amendment for Height and Density and Preliminary Rezoning for 3650 Hazelton Road, Edina, MN. Planner Presentation Planned Aaker informed the Commission he applicant, 3650 Hazelton, LLC is requesting a redevelopment of the 1.25 acre parcel at 3650 Hazelton Road. As proposed, the existing Guitar Center would be torn down and a I 9-story, I 86-unit luxury apartment with underground parking would be constructed. Features of the development include: • A Podium structure provided at ground level, with the units opening outward to access directly toward the Promenade. Enclosed and underground parking that is not visible from the Promenade or Hazelton Road. • Public plaza and pedestrian connections to the Promenade and Hazelton Road. ➢ The applicant is proposing to meet the City's Affordable Housing Policy by providing a dedication of $I.86 million to provide affordable housing within the City. Additionally the applicant is proposing small I-bedroom and Studio/Micro units. These smaller and very efficient units will provide a new housing option to the Edina marketplace. These micro units would generally range in size from 412 - 446 square feet and would be ideal for a college graduate, young professional, young couple returning home and looking for a new home, corporate transfers interested in Edina, single empty nesters and retired persons. Sustainability. LEED or Green Globe designation would be pursued. • Amenity terrace including a pool. Aaker pointed out to accommodate the request the following is required: ➢ A Comprehensive Plan Amendment to increase the height maximum from 8 stories and 96 feet to 19 stores and 218 feet; and increase the density in the MXC, Mixed Use Center from 100 units per acre to 150 units per acre; and A Rezoning from PCD-3, Planned Commercial District-3 to PUD-14, Planned Unit Development. Staff is further recommending that flexibility language be included in the Comprehensive Plan to allow the City the flexibility to approve projects that would exceed the Comprehensive Plan height requirements through rezoning or variance in the Greater Southdale Area and the MXC, Mixed Use Center. After June 30, 2018, the Metropolitan Council will no longer consider 5 Draft Minutes® Approved Minutes Approved Date: amendments to any 2008 Comprehensive Plan. That in effect, could put the City of Edina in a moratorium on development for a minimum of one year. Over the past 10 years in Edina, most re-development proposals in the Greater Southdale Area or in areas guided MXC, Mixed Use Center (50th & France and Grandview) have exceeded the Comprehensive Guide Plan designations for height, and have required a Comprehensive Plan Amendment. If the current 2018 Comprehensive Planning process remains on schedule (concluding in December of 2018), the earliest the Met Council would approve Edina's Plan would be June of 2019. The Met Council requires a 6-month review process for themselves and adjacent cities. Aaker explained that in adopting this amendment, the City would not lose its regulatory controls in these areas as the City amended the Zoning Ordinance regarding height so that the Zoning Ordinance matched the Comprehensive Plan. Building height is typically a function of Zoning regulations and not a Comprehensive Plan. These changes would not impact the recent Small Area Plans at 44th and France, Valley View and Wooddale or 70`h and Cahill. Aaker noted that the Southdale Area Working Principles were shared with the applicant. The City's consultant for the Greater Southdale Area Plan, Mic Johnson has provided a review of the proposed project; the review is based on the Greater Southdale Area Work Group principles. Aaker reminded the Commission that the applicant went through the Sketch Plan process before the Planning Commission and City Council and based on feedback from the Planning Commission, the City Council, and the review from Mic Johnson, the applicant has: ➢ Revised the configuration of the sidewalk on Hazelton Road to be curved. ➢ Enhanced the landscaping on all side. ➢ Height has increased from 17 to 19 stories (8 feet). (This includes the rooftop mechanical equipment.) Unit increase from 170 to 186 units. Would meet the City's Affordable Housing Policy. Provided Public Art. Added a green roof. Modified the west facade. Aaker concluded that the Planning Commission recommend that the City Council approve the requests for Comprehensive Plan Amendments as follows: ➢ A Comprehensive Plan Amendment to increase the density in the MXC, Mixed Use Center from 100 units per acre to 150 units per acre; and Flexibility language to be included in the Comprehensive Plan to allow the City Council the flexibility to approve projects that would exceed the Comprehensive Plan height requirements in the Greater Southdale Area (Figure 4.6B) and the MXC, Mixed Use Center District through rezoning or variance. Approval is also subject to the following findings: 6 Draft Minutes El Approved Minutes Approved Date: . 1. The City's Zoning Ordinance was amended to reflect all heights recommended in the 2008 Comprehensive Plan; therefore, the City would not lose its regulatory control over height. 2. Building height is typically a function of Zoning regulations and not a Comprehensive Plan. 3. The City Code requirement for setbacks of buildings over nine-stories in height from property zoned R-I, Single Dwelling Unit District would be met for this project. Within the underlying PCD-3 zoning district, the Edina City Code requires that buildings nine-stories tall be setback six times the height of the building from the property line of single-family homes. The building height is 218 feet; therefore, a 1,308-foot setback is required. The distance as proposed would be 1,450 feet, therefore is code compliant. 4. These changes would not impact the recent Small Area Plans at 44th and France, Valley View and Wooddale or 70th and Cahill. 5. Density proposed is similar or less than density for mixed-use areas for surrounding communities including Minnetonka, Minneapolis, Bloomington, Richfield, and St. Louis Park. 6. If the adjacent Promenade were included in the overall development calculation the overall density would be 86 units per acre. Continuing, Aaker recommended that the City Council approve the Preliminary Rezoning from PCD-3, Planned Commercial District to PUD-I4, Planned Unit Development District, including Preliminary Development Plan to construct the multi-family housing development at 3650 Hazelton Road. Approval is also subject to the following findings: 1. The proposed land use is consistent with the Comprehensive Plan. The proposed buildings would be a high quality brick, stone and glass. They are designed to mix and blend with the existing buildings in the area. 2. The PUD would ensure that the building proposed would be the only building built on the site, unless an amendment to the PUD is approved by City Council. 4. Addresses the Development Principles established in the Greater Southdale Area Planning Framework Vision. The following principles are included: ➢ Division of the property into smaller blocks (existing small lot); ➢ Improved pedestrian connections to move people through and around the site. This includes an improved sidewalk along Hazelton, and would provide a future connection to the Promenade along the north lot line. • Provides additional public space adjacent to the Promenade. High quality buildings and design; - Public art; - Enhances the pedestrian experience along Hazelton Road and the Promenade. Affordable housing; 5. 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. 7 Draft Minutes® Approved Minutes❑ Approved Date: ;�s ... • 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. 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. 6. The proposal meets the City's criteria for PUD zoning. In summary, the PUD zoning would: a. Creates a more pedestrian-friendly development with the construction of improved sidewalks and connections to the Promenade. The project would bring vibrancy to the area, and enhance the experience in the district. b. The building would be of high quality stone, brick, metal and glass. c. Ensure that the buildings proposed would be the only buildings built on the site, unless an amendment to the PUD is approved by City Council. d. Project would contribute to the City's Affordable Housing. Additionally, micro units would provide housing for a college graduate, young professional, young couple returning home and looking for a new home, corporate transfers interested in Edina, single empty nesters and retired persons. e. Provide for a more creative site design, consistent with goals and policies in the Comprehensive Plan. f. Enhance green space and landscaping and utilize sustainable concepts. 8 Draft Minutest Approved Minutes❑ Approved Date: E.. 7. The existing roadways and parking would support the project. Spack Consulting conducted a traffic impact study, and concluded that the proposed development could be supported by the existing roads and proposed parking. Approval is subject to the following Conditions: 1. The Final Development Plans must be generally consistent with the Preliminary Development Plans dated February 16, 2018, 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 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. 3. Provision of code compliant bike racks for each use near the building entrances. 4. The Final Lighting Plan must meet all minimum requirements per Section 36-1260 of the City Code. 5. Roof-top mechanical equipment shall be screened per Section 36-1459 of the City Code. 6. 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. 7. A Developer's Agreement is required at the time of Final Approval. cash-in-lieu of affordable housingin the amount of$I.86 million dollars shall be contributed to 8. A the City for affordable housing. Payment shall be received prior to certificate of occupancy. 9. Compliance with all of the conditions outlined in the director of engineering's memo dated March 21, 2018. 10. Compliance with the Spack Consulting Traffic & Parking Study recommendations. 11. Subject to the Zoning Ordinance Amendment creating the PUD-14, Planned Unit Development for this site. 12. Metropolitan Council approval of the Comprehensive Plan Amendment regarding, height and density. Appearing for the Applicant Tom Lund, Lund Real Estate Partners, Gretchen Camp, and Trace Jacques, ESG Discussion/Comments/Questions Planner Aaker was asked how the City ensures that the affordable housing "fee" was met in lieu of providing the units. Aaker responded that a Certificate of Occupancy is not issued until the affordable housing fee was paid. Planner Aaker was asked if the City had "plans" for specific sites to provide affordable units and if so, now what happens? Aaker reported that at this time the HRA is looking into a number of options with how the affordable housing fee in lieu of housing is dispersed. Aaker said that providing funds to the City to establish affordable housing may provide the City with the flexibility to spread units throughout the City. Again, Aaker said the affordable housing options continue to be studied. 9 Draft Minutes® Approved Minutes❑ Approved Date: <M': E,3 P Applicant Presentation Mr. Lund informed the Commission that the development team responded to the suggestions made by both the Planning Commission and City Council at Sketch Plan Review and implemented a number of those suggestions. Lund said it was also their intent to meet all the principles established for the Greater Southdale Area. Lund introduced Gretchen Camp with ESG to present the project. Ms. Camp addressed the Commission and listed for them changes made to the proposal since Sketch Plan Review. Camp noted the following changes: • The sidewalk along Hazelton Road was curved; not straight as originally proposed. • Landscaping was enhanced on all sides of the building. • Height was increased by 8-feet to include the mechanical equipment. • Units have been increased from 170 to 186 units. • The project would meet the City's Affordable Housing Policy. • Public Art was added. • A green roof was added. • The west facade of the building was modified and enhanced. • Parking proposed at 298 stalls. • Townhome units were increased to six from five. • Lighting was enhanced. • Exterior building materials were enhanced. • Screening of the mechanical equipment. Camp thanked the Commission and introduced Terry Minarik. Mr. Minarik further explained the changes to the proposal since Sketch Plan Review highlighting the enhancement of the public realm, the dog area and the introduction of permeable pavers, swale and other storm water management measures to enhance storm water management. Minarik also pointed out the following: • Created an enhanced "porch". • The addition of an iconic sculpture. • Introduction of art pieces. • Frame spaces through landscaping and trees. • Space along the north property line is restricted; however, it would be enhanced with shrubs and lighting. • Front yard aesthetics is provided for the townhouse units. • Amenity Deck. • Mass Plantings. David Bade, Westwood explained to the Commission the proposed storm water management plan to include swale and surface infiltration. Bade said that currently the run-off is unmanaged and the 10 Draft Minutes® Approved Minutes❑ Approved Date: property is almost 100% impervious. The proposed storm water management measures would meet City and Watershed requirements. Ms. Camp thanked the Commission for their time. Commissioners asked the following: • Has a decision been made on the LEED certification level. Camp reported they are exploring LEED (silver level) or Green Globes options. Public Hearing Chair Olsen opened the public hearing. No one spoke to the issue. Commissioner Strauss moved to close the public hearing. Commissioner Miranda seconded the motion. All voted aye. The motion carried. Discussion/Comments/Questions Commissioners expressed the following: • The applicant was asked to explain the dog run area. Camp reported that this area should really be considered a "relief" area for the dogs. She said the surface of the area is specially treated to allow for thorough cleaning. It is believed that those with dogs would walk their dogs along the promenade or neighborhood. • An opinion was expressed that the building design and materials were not unique and a bit of a disappointment. Disappointment was also expressed with the north side of the site. Mr. Jacques with graphics highlighted the design of the building and exterior materials. Jacques further explained the parking and drop-off area in front of the lobby, landscaping and other amenities of the project. Jacques said the site is small and acknowledged the north side is narrow; however, they can revisit the landscaping and lighting in this area to further enhance it. Camp interjected noting that they followed the City's position to break areas into small blocks, adding this building would be the first building on the "block". • An opinion was expressed that the building looks great, great public areas and the south facade was done very well. • An opinion was expressed that the applicant in designing the building and site appears to have paid close attention to the Greater Southdale Area Principles. This project shows how people can live in an "urban" area but be close to nature. • Consider "beefing" up the educational piece, explain better. • An opinion was expressed that the front corner of the building was done well. It was suggested that more work needs to be done on engaging the public so they realize they can enjoy the outdoor amenities the site provides. Consider adding signage to the art pieces to interact with people. 11 Draft Minutes® Approved Minutes❑ Approved Date: • It was acknowledged that the north side of the site was tight; however, ensure that residents feel safe walking in this area. Make sure that the lighting and landscaping along the north-building wall was adequate. Consider a green wall on that side. • The applicant was asked if there were no building restraints placed on this site what would be built. Lund responded that they would probably go taller; however, it was found that providing the underground parking was paramount to a successful site. The water table and soil conditions really dictate building placement and height. Lund also noted that their intent was to build no taller than the Westin. • Disappointment was expressed that the building would not provide affordable housing units within and that the applicant would pay a fee instead of providing those units. Lund informed the Commission the development team met with City staff and elected officials adding all were aware of the intent to pay the fee. He pointed out paying a fee is part of Edina's Affordable Housing Policy. Lund explained that a number of units would be micro-units; offered at more affordable prices. • Compliments were paid to the applicant on the storm water management measures. • The applicant was asked where the bike parking was located. Jacques with graphics pointed out the underground bike parking facilities. It was suggested that more outdoor bike stalls be added. Jacques agreed • It was suggested that the applicants provide as part of their sustainable measures information on bus routes and times. Camp acknowledged that was a good suggestion, adding placing that information in the lobby area was a good idea. • The applicant was asked the range in rent prices. Lund responded that he believes the micro- units would be priced at $1,000. Other units would range in price above that upwards to $10,000 per month for the penthouses. • An opinion was expressed that the proposal appears too dense. Is the City intent on redeveloping areas of Edina to mirror downtown Minneapolis? It was pointed out that the greater Southdale area was larger than downtown Minneapolis. The Southdale area is the correct area for density. • It was noted that mass transit works best with density and if one of Edina's goal was to reduce the demand for the automobile, density makes sense. • It was suggested to Staff that it would be helpful if the Greater Southdale Work Group established guidelines to follow within this area and others. Aaker agreed. A lengthy discussion ensued on Edina's Affordable Housing Policy and the disappointment that in an area where affordable housing units would be of benefit to workers none are offered. The discussion continued on financial aspects of the projects and the density. Commissioner Lee asked Planner Aaker if under the recommendation for Comprehensive Plan Amendment approval would the two bulleted conditions need to be included in that motion. Planner Aaker responded that both are required for the project to proceed. Lee noted that she had reservations with the flexibility language within the MXC (Mixed Use Center District) zoning, adding in her opinion splitting those bullets would be appropriate. Lee further suggested that separate motions be made for the Comprehensive Plan Amendment and the Preliminary Rezoning and Preliminary Development Plan. 12 1 Draft Minutes® Approved Minutes Approved Date: Ci .,ht r= a fir' f =tc. Motion Commissioner Hamilton moved to recommend approval of the Comprehensive Plan Amendment to include: • A Comprehensive Plan Amendment to increase the density in the MXC, Mixed Use Center from 100-units per acre to 150-units per acre; and • Flexibility language to be included in the Comprehensive Plan to allow the City Council the flexibility to approve projects that would exceed the Comprehensive Plan height requirements in the Greater Southdale Area and the MXC, Mixed Use Center district through rezoning or variance. Approval is also subject to staff findings. Commissioner Strauss seconded the motion. Commissioner Miranda commented that he agrees that building height should not be in the Comprehensive Plan; however, the Mixed Use Center also includes 50th & France and Grandview Neighborhood Nodes. Grandview will consider a redevelopment to include building height, adding he is not certain if tower height is appropriate in the 50`h & France Neighborhood Node. Aaker agreed and pointed out that zoning requirements remain and a tower would not be permitted in any MXC zone unless approved. Commissioner Lee said in her opinion the flexibility language was added because of the time constraints established by the Met Council in allowing amendments to the Comprehensive Plan. Lee stated that she objects to that language. She said eliminating the flexibility language does not mean that a moratorium was placed on all developments - development needs to match zoning requirements. If approved as written the flexibility language would allow construction of a high-rise tower without going through the Comprehensive Plan Amendment process. Lee reiterated that the bullet points should be voted on separately. Commissioner Bennet asked the Commission if they believe anything was missing from the proposed language. Commissioners expressed that they were comfortable with the proposed language. Commissioners did not separate the bullet points. Ayes; Miranda, Strauss, Hamilton, Bennett and Olsen. Nays; Lee. Motion carried 4-1 Commissioner Strauss moved to recommend Preliminary Rezoning to PUD, and Preliminary Development Plan approval as outlined in the staff report based on staff findings and subject to staff conditions beginning on page 21. Commissioner Bennett seconded the motion. Commissioner Lee said she could not support the rezoning request to PUD because affordable housing units were not included. If affordable units were included, she could support the rezoning. Ayes; Miranda, Strauss, Hamilton, Bennett, Olsen. Nay; Lee. Motion carried 4-I. ............................. 13 Draft Minutes® Approved Minutes Approved Date: VI. Community Comment Chair Olsen asked if anyone would like to speak during Community Comment. No one spoke. Commissioner Strauss moved to close Community Comment. Commissioner Miranda seconded the motion. All voted aye. Motion carried. VII. Reports/Recommendations None. VIII.Correspondence And Petitions Chair Olsen acknowledged back of packet materials. IX. Chair And Member Comments Commissioner Hamilton said in his opinion the greater Southdale area is very important, he reiterated it is an area larger then downtown Minneapolis. He noted the Southdale area needs a strong framework, adding for the past three years residents and staff have been working hard on establishing that framework. Hamilton said in establishing the framework and guidelines the work group need to make it relevant stretching out for 20-years or more. Much of the Plan is aspirational and it is not easy. Commissioner Strauss said the draft of the 70th and Cahill Small Area Plan will be submitted to the work group this week. Work Group changes to the Plan need to be received by April 4th for the meeting on the 5th. Commissioner Bennett informed Commissioners that the City Council approved the request by Ted Carlson to construct a Caribou Coffee and Einstein Bagel at 5000 Vernon Avenue. X. Staff Comments Planner Aaker reported that on May 3rd there would be a Comp Plan midpoint check-in with all Commissions. More information to follow. XI. Adjournment Commissioner Miranda moved meeting adjournment at I 0:40 P.M. Commissioner Bennett seconded the motion. All voted aye. Meeting adjourned. 14 Draft Minutes® Approved Minutes Approved Date:Click here to enter a date, �Ta c.�c�ipi}fCICer Respectfully submitted 15 Ok Q HBO -'• � `` r y Planning Commission Bylaws ' �H H �F9• SECTION 1. PURPOSE The bylaws outlined below are approved procedures for the Planning Commission. Members should review and understand City Code sections 1500 and 1505 included in the appendix of these bylaws. In the event of a conflict between the City Code and the Planning Commission bylaws,the City Code will prevail. In addition to the City Code and these bylaws, the Planning Commission will be guided by those policies and procedural documents applicable to the Planning Commission or City advisory boards in general. Copies of these documents together with such other orientation materials as may be applicable to the performance of each member's duties and responsibilities will be made available to members at the beginning of their service with the Planning Commission. SECTION 2. MEMBERSHIP The membership of the Planning Commission shall consist of such voting and nonvoting members as shall be appointed, from time to time, in accordance with Section 1500.03 and 1505 of the Edina City Code. All members of the Planning Commission shall serve at the pleasure of the City Council. The terms of Membership is regulated in City Code Section 1500.04. (A) Contact Information. Planning Commission members are required to provide a mailing address and phone number or email address to the City Clerk.This contact information is available to city staff and members of the public. (B) Responsibilities Planning Commission members are expected to be present and adequately prepared for all meetings and to actively participate in meeting discussions. Members who are unable to complete assigned tasks should notify the Chairperson as soon as possible. SECTION 3. ANNUAL MEETING The annual meeting of the Planning Commission shall be the first regular meeting in the month of March of each year. Such meeting shall be devoted to the election of officers for the ensuing year; consideration of any updates to the bylaws of the Planning Commission,and such other business as shall be scheduled by the Planning Commission. SECTION 4. REGULAR MEETINGS In accordance with Section 1500.07 of the City Code, two Regular meetings of the Planning Commission shall be held each calendar month in the City Hall or other officially noticed location at 7:00 pm on the date set for each meeting. The first meeting shall be held on the second Wednesday of each calendar month. The second meeting shall be held on the fourth Wednesday of each calendar month. At such meetings, the Planning Commission may consider all matters properly brought before the Planning Commission. A regular meeting may be cancelled or rescheduled by the Planning Commission at a prior meeting, or by the Chairperson, the City Council or Mayor. Unless otherwise determined by the Chairperson, any regular meeting falling upon a holiday shall be held on the following business day at the same time and place. 1 lPage O ta )tc=i) Planning Commission Bylaws •< Lk888w SECTION 5. SPECIAL MEETINGS Special meetings of the Planning Commission may be called by the Chairperson or Vice-Chairperson, City Council or Mayor who shall designate the time, place and purpose of the meeting. Notice of special meetings must conform to the State Open Meeting Law. Written notice thereof shall be given to all members not less than 24 hours in advance of the special meeting except in the case of an emergency. SECTION 6. QUORUM In order for any meeting to be called to order, a quorum of a majority of all then existing voting members must be present. During the course of a meeting, such a quorum must be present to take action on any matter before the Planning Commission. SECTION 7. MEETINGS AND THE OPEN MEETING LAW In accordance with the Minnesota Open Meeting Law(Minnesota Statutes Chapter 13D), and unless otherwise provided, authorized or permitted under the Open Meeting Law or other applicable law, all official meetings of the Planning Commission shall be open to the general public. An "official" Planning Commission meeting is any gathering, or simultaneous communication (via email, telephone or otherwise), between a quorum of Planning Commission members for the purpose of considering the public business of the Planning Commission. SECTION 8.VOTING AND RECOMMENDATIONS At all meetings of the Planning Commission, each member attending, with the exception of any high school student member, shall be entitled to cast one vote on matters before the Planning Commission. In the event that any member shall have a conflict of interest, in accordance with Section 21 of these bylaws, or as otherwise determined by the City Attorney, concerning a matter then before the Planning Commission, he/she shall disclose his/her interest, refrain from participation in any discussion of such matter, and be disqualified from voting upon the matter, and the Secretary shall so record in the minutes that such member refrained from all such participation and that no vote was cast by such member. The affirmative vote of a majority of voting members in attendance shall be necessary for the adoption of any resolution or other voting matter. The results of any vote shall be recorded, listing those voting Aye and those voting Nay. All recommendations shall be sent to the City Council by means of written minutes, and shall include the record of the division of votes on each recommendation. SECTION 9. REGULAR PROCEEDINGS (A) At any regular meeting of the Planning Commission, the following shall be the regular order of business: 1. Call to order 2. Roll call 3. Approval of agenda 4. Approval of minutes 5. Community Comment 2IPage (S(C47 Planning Commission BylawsMSS 6. Public hearings 7. Reports and recommendations 8. Correspondence 9. Commission comments 10. Staff comments 11. Adjournment The order of business may be varied by the presiding officer, but no public hearings shall be held at an earlier time than specified in the notice of hearing. (B) Except as otherwise determined by an affirmative vote of a majority of voting members in attendance, and except for public hearings which shall be governed by the procedures set forth in Section 14, the following procedures shall be observed for matters before the Planning Commission; provided, however, the Chairperson may, in the Chairperson's reasonable discretion, rearrange individual items if necessary for the expeditious conduct of business: 1. Staff presents report and makes recommendation (if any). 2. The Planning Commission may ask questions regarding the staff presentation and report (if any). 3. The applicant(if any) of the agenda item make a presentation (if any). 4. The Planning Commission may ask questions of the applicant(if any). 5. Members of the public (proponents or opponents) make comments(if any). 6. The Planning Commission asks any questions it may have of the applicant, proponents, opponents or staff(if any). 7. If in the determination by the presiding officer the applicant's responses to questions from the Planning Commission introduces materially new information or issues relevant to the matter then under consideration, proponents and opponents may make additional comments confined solely to such new information or issues. 8. The Planning Commission asks any questions it may have of the applicant, proponents, opponents or staff(if any) with respect to such new information. 9. The Planning Commission then discusses and takes a vote. (C) In order to promote meeting efficiency, the Chairperson may discourage duplicative comments and may place reasonable time limits on the amount of time that individuals have to speak. (D) Each formal action of the Planning Commission required by law, rules, regulations or policy shall be embodied in a formal vote duly entered in full upon the Minute Book after an affirmative vote as provided in Section 6 hereof and may be accompanied by written findings of fact. (E) Unless agreed to by a majority vote of the Planning Commission, no new agenda items shall be taken up after 11:00 p.m. 3IPage � ''L, O • m Planning Commission Bylaws •f �nHYti�• SECTION 10. AGENDA AND DEADLINE FOR AGENDA (A) Agenda. The agenda of a Planning Commission meeting shall be prepared by City Staff in cooperation with the Chairperson. (B) Submissions. Any Planning Commission member may request an item or issue to be placed on a future agenda at a regular meeting by instructing the City Staff responsible for agenda preparation; provided, however, a majority vote of the Planning Commission is required for the item or issue to become a future regular agenda item. No item shall be placed on the agenda unless the item is expressed in such a way as to clearly show the subject matter involved. (C) Agenda Additions During Regular Meetings. Additional items may be added to the agenda at a Planning Commission meeting subject to approval by a majority vote of the voting members in attendance. The additional agenda items may be discussed, but no action may be taken if any voting member objects. 1. If a new item of business proposed to be added to the agenda requires staff review (such as rezoning, ordinance amendments, preliminary subdivision plans, and subdivision review procedures and guidelines), involves quasi-judicial procedures (such as a request for a hardship variance from Subdivision or Zoning Ordinance standards), or involves substantive matters of potential public interest (such as the Comprehensive Plan, or other major policies), the Planning Commission may add the item to the agenda only for purposes of referring it to the staff or a Planning Commission committee, or scheduling it for consideration at a later meeting (as appropriate). The Planning Commission may not discuss the substance of the matter or take any final action on the item except at a meeting where the item is included on the distributed agenda. (D) Delivery of Agenda to Members. On the Friday immediately preceding the next meeting of the Planning Commission, the meeting agenda shall be delivered to each member of the Planning Commission, along with any supporting materials related to items on the agenda. (E) Order and Form of the Agenda. The agenda organization shall generally conform to Section 9 above. In addition, the agenda shall generally organize matters to be addressed at the meeting so as to best promote opportunities for effective public input and the timely and efficient performance of Planning Commission responsibilities. SECTION 11. MINUTES (A) Duties of Staff Preparing Minutes. In accordance with Section 1500.08 of the City Code, City Staff shall prepare minutes of all Planning Commission meetings.The minutes shall state: 1. Which members were present and absent, and whether absent members were excused or not excused. 2. A summary of staff and committee reports and recommendations, applicants' presentations, public comments,and the Planning Commission's discussion on each item. 3. The content of each principal motion before the Planning Commission, the identity of the person who made and seconded the motion, and the record of the vote on the motion (identifying the vote count and, unless 4IPage • .r(12 Planning Commission Bylaws the vote was unanimous, the names of those voting for or against the motion). If the motion called for or recommended adoption of an ordinance or resolution, or the acceptance of a report, the minutes shall also include a copy of the ordinance, resolution or report. SECTION 12. COMMUNICATIONS (A) Ex Parte Communications. 1. Ex parte communications are contacts, whether oral or written, direct or indirect, which occur outside the public meeting forum between individuals seeking to influence the decisions of the Planning Commission and individual members of the Planning Commission in which such member discusses the merits of any matter which may or will be subject to such Commissioner's vote. Such contacts include, without limitation, meetings with project proponents or opponents, residents, property owners, citizens or other interested parties separate from Planning Commission meetings, and telephone calls or letters which attempt to influence a Commissioner's opinion on a matter which may or will be subject to the Commissioner's vote. 2. Exclusions. Notwithstanding Section 12(A) above, ex parte communications shall not include the following: (a) Written communications delivered to City Staff for distribution to all members of the Planning Commission as part of each member's public meeting packet and which thereby become available to all interested parties and constitute communications within the public meeting forum; or (b) The conduct of site visits by members of the Planning Commission provided that all such members are able to, and do, conduct such visits for the specific purpose of gathering physical facts and data, and without any unnecessary contact with any project proponents or opponents, residents, property owners, citizens or other interested parties, or any of their respective representatives. 3. Ex Parte Communications Prohibited In Connection With Quasi-Judicial Matters. In the interest of avoiding bias or undue influence, or the appearance of bias or undue influence, all Planning Commission members shall refrain from engaging in any ex parte communication related to any Quasi-Judicial Matters. In the event any Planning Commission member is contacted by any project proponents or opponents, residents, property owners, citizens or other interested parties, or any of their respective representatives, under circumstances where the Planning Commission member has reason to believe that an ex parte communication related to a Quasi-Judicial Matter will or may occur, such member shall promptly inform such interested party that the Planning Commission member cannot discuss the matter or have any contact with such interested party on the subject of such matter other than at a Planning Commission meeting. Members are encouraged to recommend to all such interested parties that they attend meetings of the Planning Commission to publicly express their views, or that they otherwise deliver written comments to the office of City Staff for distribution to Planning Commission members. 4. Disclosure of Ex Parte Communications/Abstention. When any ex parte communication occurs, each Planning Commission member participating in such ex parte communication shall promptly notify the Chairperson and City Staff of the occurrence of such ex parte communication, and shall divulge the occurrence and substance of such communication on the record at the commencement of the public 5IPage � o caffil)rn Planning Commission Bylaws PNP hearing to which such communication pertains. In doing so, each member shall disclose, if known, the name of the party or parties participating in such communication, the substance of such communication, and whether, in the opinion of such member, such communication has caused such member to become biased in connection with any public vote on such matter. If, in the opinion of that member, an ex parte communication has caused such member to become biased in connection with any public vote on a matter, such member shall refrain from participation in any discussion of such matter, and be disqualified from voting upon the matter, and the Secretary shall so record in the minutes that such member refrained from all such participation and that no vote was cast by such member. 5. "Quasi-Judicial Matters" Defined. For purposes of this Section 12, "Quasi-Judicial Matters" shall mean such matters as to which the Planning Commission determines the legal rights, duties or privileges of specific parties in a public hearing or other contested case proceeding over which the Planning Commission has jurisdiction. By way of example only, Quasi-judicial matters do not include legislative actions recommending, adopting, amending or revising comprehensive plans, zoning ordinances, other land use planning documents, or other similar matters. (B) Communication between Members Outside of Meetings. Planning Commission-related communication between members when a quorum of voting members is present constitutes a violation of open meeting laws if it takes place outside of publicly-noticed meetings. Members are prohibited from discussing Planning Commission business in such a situation. Since email communication is common outside of meetings,the following email protocol is adopted: 1. Any email communication intended for a majority of Planning Commission members should go through the City Staff Liaison so that an appropriate record can be established. 2. Members should not respond "reply all" to group messages. 3. Members should not blind copy(bcc) other members. Members must not engage in a serial discussion of Planning Commission business. A serial discussion occurs when members discuss official business with a majority of voting members through successive communications. Serial communication can occur through a combination of communication methods such as"face to face," email, telephone or on a social media site. (C) Public Announcements and Press Releases The City's Communications and Marketing Department will approve and coordinate any public announcements, press releases or other media contact desired by the Planning Commission. SECTION 13. RULES OF PROCEDURE FOR PLANNING COMMISSION MEETINGS All meetings of the Planning Commission shall be conducted in accordance with Robert's Rule of Order of Standard Parliamentary Procedure 10th Edition, or such later edition as may then be in effect ("Robert's Rules"). 6 ' Page o (12 54„, 0 Planning Commission Bylaws •„. • �xronAtw9 PNB SECTION 14. PUBLIC HEARINGS&COMMUNITY COMMENT (A) A public hearing is a noticed, official hearing, the express and limited purpose of which is to provide an equitable opportunity for the public to speak on matters before the Planning Commission. (B) For certain matters considered by the Planning Commission, a requirement that the Planning Commission conduct a public hearing is prescribed by State Statute, the City's Municipal Code of Ordinances or by City Policy. The Planning Commission, however, may elect to conduct a public hearing, although not specifically required, if the Planning Commission determines that due to the unique nature of the matter, it is advisable. (C) The Planning Commission may neither deliberate nor take a substantive vote during a public hearing, but may ask questions for the sake of clarification of speakers. (D) The Planning Commission, upon resuming their regular meeting after the close of the public hearing, may take action upon the matter discussed at the public hearing. (E) Conduct of Persons Before the Planning Commission 1. During all public hearings required by State law or ordinance, members of the public shall be given reasonable opportunity to speak. In order to promote meeting openness, fairness and efficiency, the Chairperson may discourage duplicative testimony, may place reasonable time limits on the amount of time that individuals have to speak, and may establish such other rules of procedure as shall, under the circumstances, reasonably facilitate a fair, open and orderly conduct of the public hearing. Comments should be addressed to the item before the Planning Commission. Where a comment is irrelevant, inflammatory, disruptive or prejudicial, the Chairperson may instruct the Planning Commission to "disregard" the comment, which nevertheless remains in the public record. 2. During all regular and special meetings of the Planning Commission, the public may be present but shall remain silent unless specifically invited by the Chairperson to provide comment. 3. During all proceedings, members of the public have the obligation to remain in civil order. Any conduct which interferes with reasonable rights of another to provide comment or which interferes with the proper execution of Planning Commission affairs may be ruled by the Chairperson as "out-of-order" and the offending person directed to remain silent. Once, having been so directed, if a person persists in disruptive conduct, the Chairperson may order the person to leave the Planning Commission meeting or hearing. Where the person fails to comply with an order to leave, the Chairperson may then call upon civil authority to physically remove the individual from the chamber for the duration of the hearing or deliberation on that item. 4. The Chairperson may impose additional limits or rules upon members of the public as permitted by Section 16. 7IPage 6( .111)yi) Planning Commission Bylaws (F) Additional Rules of Procedure for Public Hearings 1. Public Hearing Format. Public hearings shall be conducted in the following manner: (a) The presiding officer calls the public hearing to order and declares the time of opening. (b) It is the intent of the Planning Commission to open all public hearings at or after the predetermined and published time. From a practical standpoint, not all hearings can be opened at their designated time. The presiding officer may delay the start of a hearing until the business at hand is acted upon, in any manner, by the Planning Commission. However, in no circumstances can a hearing be opened prior to the predetermined and published time. (c) The presiding officer shall read, from the hearing notice, the details on the hearing sufficient to provide the public a general understanding of the purpose and procedures for the hearing, and the fact that the hearing is their exclusive or primary opportunity to provide input to the city on the subject. (d) Staff and/or a consultant make a presentation or report on the subject matter for the hearing. (e) The applicant (if any) may make a presentation or report on the subject matter for the hearing. (f) The presiding officer asks Planning Commission members if they have questions of the staff or consultant, if any. (g) The presiding officer requests a motion and second to open the public hearing. (h) The presiding officer announces that input will be received from the citizens, requesting that each speaker provide a name and address, noting any applicable time limits for comment from individual members of the public, any other applicable rules and explaining the procedure for enforcement of such rules. (i) After members of the public have spoken,the presiding officer requests a motion to: i. Close the public hearing, and the Planning Commission votes on the motion. Once the vote is taken, the hearing is closed for the record. ii. Continue a public hearing, and the Planning Commission votes on the motion. If the Planning Commission votes to continue the hearing, the presiding officer shall, in consultation with City Staff, select and announce a time and date certain for the continued public hearing. No additional publication or notice requirements are needed if a hearing is continued to a later date. However, no public hearing may be continued more than once without re-notice and publishing the time, date and location of the hearing. (j) The Planning Commission may request that the applicant respond to issues or questions arising from, or raised by the public during,the public hearing. In such event, and if the presiding officer determines that the applicant's response introduces materially new information or issues relevant to the matter then 8IPage O tri)y, •rim �O Planning Commission Bylaws t UHc6' P 8 under consideration, the presiding officer may request a motion and second to reopen the public hearing, after which the reopened public hearing shall be conducted, and closed or continued, in accordance with Section 14(F)(1)(i) above; provided, however, the presiding officer may limit the scope of such reopened public hearing only to a discussion of such materially new information or issues. (k) The Planning Commission addresses the subject matter through deliberation, questions to citizens and staff, and reactions and statement of position on the subject. (I) If the public hearing is closed, the Planning Commission may take action on the application before them. The Planning Commission may formulate a recommendation which outlines the parameters under which an approval would be granted. The reasons and conditions shall be stated in the motion or resolution for approval or denial. Continuation of an action may occur in the event insufficient information is present to make a decision. The Planning Commission shall delineate the missing information before continuing the item. SECTION 15. OFFICERS The officers of the Planning Commission shall consist of a Chairperson, a Vice-Chairperson, and Secretary elected by the Planning Commission at the annual meeting for a term of one year. In the absence of the Chairperson and Vice- Chairperson,the remaining members shall elect a Temporary Chairperson for that respective meeting. SECTION 16. DUTIES OF OFFICERS The Chairperson is a voting member of the Planning Commission and may make motions. In addition, the duties and powers of the officers of the Planning Commission shall be as follows: (A) Chairperson. 1. To preside at all meetings of the Planning Commission. 2. To call special meetings of the Planning Commission in accordance with these bylaws. 3. To sign documents of the Planning Commission. 4. To see that all actions of the Planning Commission are properly taken. 5. To cancel or postpone any regularly scheduled meetings. 6. To invoke a reasonable time limit for speakers during any public hearing in the interest of maintaining focus and the effective use of time. 7. To provide for the selection of one or two spokespersons to represent groups of persons with common interests during public meetings and hearings. 8. To order an end to disorderly conduct and direct law enforcement to remove disorderly persons from Planning Commission meetings or hearings. 9. To schedule a second official public hearing meeting or other continued meeting in the event that a meeting or public hearing cannot be concluded by a reasonable hour in the judgment of the Chairperson. 10. The presiding officer has the responsibility to facilitate discussion by the Planning Commission. This may occur in a variety of ways, including: 9IPage (r5c1,1A, taei • U) ripNovLl �O, Planning Commission Bylaws ' ohH� ti 98 (a) Interpret and apply rules of procedure; (b) Decide whether motions are properly made; (c) Decide whether motions are in order; (d) Decide whether questions of special privilege ought to be granted; (e) Decide when to recognize speakers; (f) Call for motions or recommend motions; (g) Expel disorderly persons from the meeting; and/or (h) Enforce speaking procedures. (B) Vice-Chairperson. During the absence, disability or disqualification of the Chairperson, the Vice-Chairperson shall exercise or perform all the duties and be subject to all the responsibilities of the Chairperson. (C) Secretary. 1. To sign official documents of the Planning Commission and other duties as required. (D) Secretarial duties to be delegated to City Staff. 1. To give or serve all notices required by law or by these bylaws. 2. To prepare the agenda for all meetings of the Planning Commission. 3. To be custodian of Planning Commission records. 4. To inform the Planning Commission of correspondence relating to business of the Planning Commission and to attend to such correspondence. 5. To handle funds allocated to the Planning Commission in accordance with its directives, the law and city regulations. 6. To take the minutes of all meetings of the Planning Commission for typing and filing into the appropriate minute book by City Staff. (E) City Staff Liaison. Pursuant to City Code Section 1500.02,the Planning Commission has a City Staff Liaison appointed by the City Manager.The City Staff Liaison is expected to work cooperatively with Planning Commission members. Members may not direct city staff, but can request assistance through the City Staff Liaison to carry out the Planning Commission mission.The duties of the City Staff Liaison include but are not limited to: 1. Work with Chairperson to prepare and distribute meeting agendas. 2. Reserve meeting rooms and other needed meeting equipment. 3. Provide technical expertise and access to city resources. 4. Work with Chairperson to ensure bylaws are followed and annual work plans are submitted. 5. Relay information or directives from City Council meetings or work sessions relevant to the Planning Commission. 6. Respond to Planning Commission inquiries in a timely manner. 7. Forward information to and between Planning Commission members. 10 ' Page 64(ra 1 Planning Commission Bylaws 8. Record meeting attendance, include the current attendance record with each packet and consult with the Chairperson and City Clerk regarding attendance issues. 9. Provide orientation materials to new members and chairperson. Concerns with the performance of the City Staff Liaison should be directed to the Assistant City Manager. SECTION 17. VACANCIES If a vacancy occurs among the members of this Planning Commission by reason of death, resignation, disability or otherwise, notice shall be given to the City Manager or City Clerk and Chairperson by the Secretary. City staff shall then see that a new appointment is made by the City Council. Resignations should be made in writing to the Chairperson stating the effective date of the resignation. SECTION 18. COMMITTEES AND WORKING GROUPS (A) Introduction 1. Committees or Working Groups may be established by a majority vote of the Planning Commission to study issues in greater depth and report findings. Committees or Working Groups present their analysis to the Planning Commission for discussion and recommendations.The Planning Commission has the sole authority to make final recommendations on all matters on which a Committee or Working Group has given guidance. The Planning Commission defines the scope and the duration of the Committee or Working Group's mission. In no case may the Committee or Working Group exceed the authority granted by the Planning Commission. 2. Committee and Working Group participants may not include enough voting Planning Commission members to constitute a quorum for the Planning Commission. Committees or Working Groups may be designated as standing (ongoing)or temporary in nature. (B) Definitions Committees and Working Groups may be comprised of two or more people, one of whom is the chair appointed by the Planning Commission. A Committee is comprised of current Planning Commission members only. A Working Group is led by a Planning Commission member, but will also include members of the public. (C) Working Group Announcement Public notice will be given of the formation of any Working Group, including a press release from the City to local media outlets. Individuals will have a minimum of 14 days after the public notice to express interest in joining before members are selected. (D) Public Access Based on the potential public interest in the topic, some Committees and Working Group meetings may be designated as public meetings by the Planning Commission or the City Council. If a Committee or Working Group's meetings are designated as public meetings, official meeting notices, written agendas and written minutes are required. In the case of such meetings as may not be designated as public meetings, such committee or working group shall endeavor to compile such unofficial notes of such meetings as shall be determined by such committee 11 ( Page 0 D• m Planning Commission Bylaws or working group to be reasonable under the circumstances. Refer to Section 4 of these bylaws for additional information on meeting notices. (E) Appointments and Chair Assignments 1. Committees:The Planning Commission Chairperson will ask for Committee volunteers from the Planning Commission membership.A majority vote may approve the Committee appointments once sufficient volunteers are established.The Committee will elect its own chair and notify the Planning Commission Chairperson.A temporary committee chair will be appointed by the Planning Commission at the time of the committees formation. 2. Working Groups: The Planning Commission Chairperson will ask for volunteers from the Planning Commission to serve as the Working Group Chair. The Working Group Chair is approved by a majority of the Planning Commission members.The Working Group Chair will recommend other Working Group members. By definition, those members will include individuals outside of the Planning Commission.The Chair may also nominate a co- chair who is not a Planning Commission member.Working Group appointments will be made by a majority vote of Planning Commission members. (F) Duties. 1. The duties of the Committee or Working Group Chair(s) include but are not limited to: (a) Set the meeting schedule and, if required, notify the City Staff Liaison for public notification. (b) Prepare and distribute a written meeting agenda, if required. (c) Lead the meeting in accordance with the agenda and facilitate discussion on agenda items. (d) Ensure that this section of the bylaws and Planning Commission directives are followed. (e) Maintain meeting decorum. (f) Recommend members and notify Planning Commission of changes in membership (Working Group only). (g) Report on the Committee or Working Groups' activities at each regular Planning Commission meeting. (h) Communicate to the Committee or Working Group any directives, questions or input from the Planning Commission. (F) Resignation or Removal A Committee or Working Group member may voluntarily resign by submitting his or her written resignation to the Chair of the Committee or Working Group.A Committee or Working Group member may be removed by a majority vote of the Planning Commission. (G) Disbanding A Committee or Working Group may be disbanded at any regular meeting of the Planning Commission by a majority vote of the members. Committees or Working Groups will automatically be disbanded if no member of the Planning Commission is available to serve or appropriate volunteer membership cannot be established. SECTION 19. AMENDMENTS Some components of these bylaws are common across all City boards and commissions. The City Staff Liaison should be consulted prior to considering bylaw amendments. Proposed bylaw amendments should be announced one meeting 12IPage o� eL1 Planning Commission Bylaws ',Ohs,�w° prior to voting on the proposed change. Bylaw amendments require the approval of a majority of the voting Planning Commission members and approval by the City Council. SECTION 20. FINANCIAL TRANSACTIONS All financial expenditures by the Planning Commission must relate to the Planning Commission mission and be covered under the Planning Commission budget. All expenditures must be approved in advance by a majority of the voting members.The City Staff Liaison is responsible for ensuring that all approved expenditures or reimbursements meet the criteria above as well as other city financial policies. Expenditures that do not meet the criteria above will not be reimbursed.The Planning Commission does not have the authority to execute contracts or to otherwise financially obligate the City of Edina.Any contract related to Planning Commission business will be managed by the City Staff Liaison and may be subject to City Council approval. SECTION 21. ETHICAL AND RESPECTFUL CONDUCT (A) Conflict of Interest Members may not use their position on the Planning Commission for personal benefit.The interests of the Planning Commission must be the first priority in all decisions and actions. Any member who has a financial interest in, or who may receive a financial benefit as a result of, any Planning Commission action or decision must disclose this fact as a conflict of interest. A member who has disclosed a conflict of interest should abstain from discussion and voting on the matter. (B) Gifts Planning Commission members may not receive personal gifts from any"interested person" in conjunction with their board and commission duties. An "interested person" is a person, or representative of a person or an association,who has a direct financial interest in a recommendation under the Planning Commission's purview. This section does not apply to lawful campaign contributions.The Planning Commission may recommend acceptance of general gifts or donations through the City's donation policy. (C) Respectful Behavior The City of Edina is committed to providing a work environment free from violence for all elected and appointed officials, employees and visitors.The City does not tolerate any form of violence in the workplace including threats or intimidating actions by or against any of the groups cited above.Violence and threats may include, but are not limited to: 1. Any act which is a physical assault; and 2. Any threat, behavior or action which is interpreted by a reasonable person to carry the potential to harm or endanger the safety of others, or result in an act of aggression, or destroy or damage city property. The Chairperson and City Staff Liaison have the right to call for the immediate removal of anyone who threatens or commits an act of violence on City property. 13IPage 04(tg )1i* • up Planning Commission Bylaws •,s A.)rtrot,,,,'' Respectful behavior also includes how Planning Commission members relate to each other, City staff and members of the public. Members share a joint responsibility in modeling, monitoring and addressing behavior within the group. During Planning Commission interactions, members should strive to: 1. Treat people with courtesy, politeness and kindness; 2. Encourage others to express their opinions and ideas; 3. Listen to what others have to say; 4. Use the ideas of others to improve decisions and outcomes; and 5. Recognize cultural differences. Members should avoid: 1. Speaking over or cutting off another individual's comments; 2. Insulting, disparaging or putting down people or their ideas; and 3. Bullying other members by displaying a pattern of belittling, demeaning,judging or patronizing comments. How to Report Members can report cases of unethical conduct to the City Staff Liaison,Assistant City Manager, City Manager or City Attorney. SECTION 22. AMENDMENT, RESTATEMENT AND REPLACEMENT OF BYLAWS These bylaws of the Planning Commission hereby amended, restate and replace in their entirety all predecessor bylaws of the Planning Commission. ADOPTED by the Edina Planning Commission this 28rd day of March, 2018. Secretary APPROVED APPROVED by the Edina City Council this day of, , 2018 Mayor 14 IPage STAFF REPORT w9�iA�l� I64 B r4.71 •'l'conpoPwT1°• 1888 Date: April 11, 2018 To: PLANNING COMMISSION From: Kris Aaker Assistant City Planner Subject: A 37.I foot front yard setback variance to the required 82.I foot front yard setback to allow for the construction of an addition to the south side of the existing attached garage to be located 45 feet to the south side lot line for property at 2 Circle East. Information / Background: The subject property is located north of Circle East and is approximately is 64,990 square feet in area. The home on the property is a multi-level home built in 1953. The applicant is requesting a variance to remodel and add onto a portion of the existing garage with bedroom space above. The proposal is to add an addition on the south side, (by adding a garage stall to the existing two car garage and floor space above requiring a setback variance from the south lot line. The homeowners are requesting a 37.I foot front yard setback variance to remodel the home and construct an addition to the attached two car garage with bedroom area above. The addition will add a third garage stall that is proposed to be 13 feet wide. The front yard setback from Circle East is 82.1 feet based on the average front yard setback of the homes located adjacent to the subject home. The homeowners propose to provide a 45 foot setback from the lot line adjacent to Circle East. There are existing single-family homes abutting the north and east lot line, both facing a street. The home located directly to the north and adjacent to the subject property is opposite of the proposed variance improvement. The home to the east and across a pond fronts Division Street and is approximately 260 feet from the proposed improvement. The proposed spacing between the applicant's addition and home to the east will be greater than the minimum distance required for spacing between homes. Section 36 of the zoning code, requires a minimum front yard setback of the average of the homes on either side for additions to the home. The proposal is to reduce the setback on the south side from 53 feet to 45 feet Surrounding Land Uses City of Edina • 4801W.50th St. • Edina,MN 55424 REPORT/ RECOMMENDATION Page 2 This property is located on the East side of Circle East and is surrounded by single-family residential homes and backs up to a pond. There is a mix of home types nearby with a variety of housing styles. There are many original homes and a number of major remodels and teardown- rebuilds within the neighborhood. Existing Site Features The subject lot is 64,990 square feet in area. Planning Guide Plan designation: Single-Family District Zoning: R-I, Single Dwelling Unit District Building Design All exterior finishes will match existing. Engineering: The Engineering Memorandum, (see attached), states that Engineering has no concerns with the plans as submitted. Compliance Table City Standard Proposed Front - Average of adjacent: 82.I feet 45 feet* Side- 10 feet 15.6 Rear- 50 feet to water 61.7 feet Building Height 2 1/2 stories, 40 Ft 2 stories, Lot Area 9,000 Sq. Ft or age of nbhd 64,990 square feet Lot Width 75 feet or avg of nbhd +180 feet Lot coverage 25% 4.9% * Variance Required Primary Issues • Is the proposed development reasonable for this site? Given the distance between the proposed improvement and the home to the east the addition is reasonable. There are circumstances unique to the property that necessitates a variance to make reasonable use of the property. The garage is currently on the south side of the home, which is closer to the front but not near any other homes or impacting adjacent properties. REPORT/ RECOMMENDATION Page 3 • Is the proposed variance justified? 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: Minnesota Statues and Section 36-98 of the Edina Zoning Ordinance 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. The practical difficulty is that the home was originally built closer to the south on the site and closer to the front lot line than adjacent properties. The garage addition is still a comfortable distance from the street and will not impact adjacent properties, given distances between structures. 2) There are circumstances that are unique to the property, not common to every similarly zoned property, and that are not self-created? The addition makes sense given the existing floor plan and location of the garage. An additional garage stall with bedrooms above to the south side cannot be accomplished without the benefit of a variance. 3) Will the variance alter the essential character of the neighborhood? Granting the variance will not alter the character of the neighborhood. The applicants are hoping to maximize the existing spaces with very minimal additions. The proposal is a seamless addition and will look as if it were part of the original plan for the home. Staff Recommendation Recommend that the Planning Commission approve the variance. Approval is based on the following findings: I. The property with an addition of the garage and living space above request to deviate from the front yard is a reasonable use of the property. 2. The home is appropriate in size and scale with the addition of garage and living space allowing reasonable use of the property. It is the least impacting proposal on neighboring properties given other expansion opportunities. REPORT/ RECOMMENDATION Page 4 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 and bedroom expansion. 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 March 16, 2018 • Building plans/ elevations date stamped: March 16, 2018 Deadline for a City Decision: May 15, 2018. Explanation of Request: We are seeking a variance to the front yard setback at 2 Circle East, for the purposes of adding an additional garage stall and bedroom above to the existing home on the property. The front yard setback at this property is determined by the average setback of the neighboring houses along Circle East. According to this calculation, over half of the existing home is already over the established setback. The Proposed Variance Will: Relieve practical difficulties in complying with the zoning ordinance and that the use is reasonable. Yes- The proposed addition is the only practical way to add garage and bedroom space for the existing home on this irregular shaped lot, and sloped topography. The proposed modest-sized addition is reasonable for the size of homes in the neighborhood and is situated on a large lot with plenty of space between buildings and streets on all sides. Correct extraordinary circumstances applicable to this property but not applicable to other property in the vicinity or zoning district. Yes- The home is situated on an irregular-shaped lot,which curves along Circle East, and is adjacent to a pond to the east. The existing home is situated at an angle to the front lot line, unlike most of the homes in the neighborhood. This existing siting along the irregular shaped lot makes even a small addition impossible without infringing on the setback. Be in harmony with the general purposes and intent of the zoning ordinance. Yes- The existing home and proposed addition are adequately set back from the street, and visually maintain the established line of homes on the street. With the proposed addition, we are still only at 8.5% hardcover and 4.9% building coverage on such a generous-sized lot. The proposed addition also does not impede on views or daylight for any adjacent structure. Not alter the essential Character of a neighborhood: Yes - We are using materials and finishes in harmony with the existin ,some and surrounding properties in the neighborhood. This small addition is set Jack slightly t* from the existing front edge of the home in order to provide visual relief a an aesthetically pleasing front facade. The home is aligned in§tze with ne oring homes and the visual character of the established front yard will b '�t imp;eded by this small addition. p I w9l/^?itr�l yu el Jf .d DATE: April 4, 2018 TO: Cary Teague— Planning Director FROM: Charles Gerk, P.E.— Graduate Engineer RE: 2 Circle East-Variance Review The Engineering Department has reviewed the subject property for street and utility concerns, grading, storm water, erosion and sediment control and for general adherence to the relevant ordinance sections. This review was performed at the request of the Planning Department; a more detailed review will be performed at the time of building permit application. Plans reviewed include the existing conditions survey dated 3/12/18 and the proposed survey, stormwater management& tree preservation plan dated 3/13/18. Summary of Review The proposed work on the subject property includes the construction of an addition on an existing home and the partial removal of an existing driveway. The subject property is tributary to a downstream FEMA floodplain, but is currently under existing Engineering Policy thresholds required for mitigation and is in compliance with relevant city codes. The applicant will be required to have an approved Minnehaha Creek Watershed District erosion and sediment control permit at the time of building permit. Another plan review will be required at the time of building permit to ensure that the plans submitted are in compliance with this memo, relevant codes, policies and that any additional conditions of the variance have been complied with. Grading and Drainage Currently the area of the addition drains east to a low lying wetland located on the subject property, this wetland is tributary to Meadowbrook Lake and Minnehaha Creek. Proposed grading and drainage paths will mimic existing drainage paths. The proposed addition adds approximately 125 square feet in new impervious cover to the lot (240 SF of pavement removal and 364 SF of new structure), which is not proposed to be mitigated. Engineering policy would only require mitigation when the applicant is proposing 600 square foot or more of new impervious cover that drains to a known structural flooding issue. The applicant should consider any other future home additions and landscaping projects at this time and plan appropriately for any mitigation that could be required as a result of those projects. Additional permits submitted in the two-years following the completion of this addition will also consider the impact of this addition on those plan reviews. Floodplain Concerns The subject property intersects with the FEMA I% annual chance for flood elevation, 889.6'. The proposed plans indicate all work is being completed outside the regulatory FEMA elevation and in compliance with relevant sections of City Code. ENGINEERING DEPARTMENT 7450 Metro Boulevard•Edina,Minnesota 55439 www.EdinaMN.gov•952-826-0371 •Fax 952-826-0392 64(ta3 IN)1;0 Erosion and Sediment Control No Comments Street and Curb Cut A curb cut permit will be required prior to construction or relocation of any aprons or curb and gutter. Public Utilities No comments Other Items A Minnehaha Creek Watershed District erosion and sediment control permit will be required at building permit. ENGINEERING DEPARTMENT 7450 Metro Boulevard•Edina,Minnesota 55439 www.EdinaMN.gov•952-826-0371•Fax 952-826-0392 . � i fey -, . ,2:.",:0„ ,„. ,.c 71, ''''--,1077—,,, :,,,,,,,,,,:i' r x'r14F..r..•" .r>{.'".•'i .. . jilt. ^x 0 a OW* ;A & N •° + �U1A-, . . ` + /Vt kesumof/ I` i kt .. /� s - ! .//-t4�, ?mfr „ ' ,, _ '1,"4 4 :4-9 Y a, w dxi - ,.gip N3ist P. .B r .,�. 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Pr .IIP ' � ' Uv lx, l�l� • ,") � A*, `�1 1 �� W 'Se/ }�_ ` o I f 1 W r Yy �, Z w m W 12 )))j 1Ap y _ -I 17' .Y V oy . - 1' �, I t 1 f • �frf i. �i'� r p I'A 1 •r Vi * . • 1 *. 4,•; ,• ..............,„ .,. . , __ „...,,:,4" ' 1 1 to Cri w r � Q (-1 � N I CITY OF EDINA MEMO 9ZNAl� City Hall •Phone 952-927-8861 • • Fax Fax 952-826-0389•www.CityofEdina.com O e, .111 •may/° Date: April 11, 2018 To: Planning Commission From: Cary Teague, Community Development Director Re: Sketch Plan Review—4500 France Avenue The Planning Commission is asked to consider a sketch plan request to redevelop the site at 4500 France Avenue. The applicant would tear down the former movie theater and dry cleaners building and build a new 52 unit rental apartment with 6,400 square feet of restaurant and retail space. There would be 77 underground parking stalls for the apartments and 40 covered parking stalls for the retail uses at grade. Amenities for the apartments include: a fitness center, rooftop patio, club room and an outdoor courtyard with grilling stations, seating and landscaping. The property is 1.05 acres (45,738 s.f.) in size. The density proposed in the project would be 50 units per acre. This site is guided in the Comprehensive Plan as NN, Neighborhood Node, which allows over 12 units per acre up to a maximum height of 4-stories. The plans are generally consistent with the 44th & France Small Area Plan. (See portions of the Plan attached, including the guiding principles.) The applicant has responding the guiding principles within their narrative. The request would require the following: A Rezoning from R-1 and PCD-I to PUD, Planned Commercial District. The table on the following page is a compliance table demonstrating how the proposed new building would comply with the existing PCD-I Standards on the lot. Please note that several variances would be required under the existing zoning standards. Flexibility is requested through the PUD in regard to setback and height. The PUD Zoning enables the City to require affordable housing. City of Edina • 4801 W.50th St. • Edina,MN 55424 CITY OF EDINA MEMO (-43A, toe • BBB Compliance Table City Standard Proposed (PCD-2) Lot line Street Front— France Avenue 50 feet 6 feet* 15 feet Front— Sunnyside Road 50 feet 5 feet* 16 feet Side —West 30 feet 20 feet* (45 feet at the street) Side — South 50 feet 20 feet* Building Height 2-stories & 24 feet 2 stories & 30 feet to 4 stories and 50 feet* Floor Area Ratio (FAR) 1.0 1.3* Density I2+ units per acre with a limit of 4 50 units per acre & 4 stories stories in height Parking 6,413 s.f. spaces (40 spaces) 40 enclosed spaces 1.5 stalls/unit-1,500 s.f.+ (5)=8 70 enclosed spaces enclosed I stall/unit under-1,500 s.f.(47)=47 enclosed *Variances required Highlights/Issues: The proposed mixed use re-development is generally consistent with the small area plan. ➢ Density and scale fit the Small Area Plan. - Height matches adjacent single-family home height maximum. y 10% of the area is proposed for affordable housing within the proposed project to meet the City's affordable housing policy. y- Per the Small Area Plan, Open/Public space is suggested at the Sunnyside/France Avenue corner, and adjacent to the single-family homes on Sunnyside to provide a buffer. The applicant is open to ideas on how the Sunnyside Open space area could be used. Suggestions include: open green space with landscaping, future parking, art or memorial, park or plaza space. City of Edina • 4801 W.50th St. • Edina,MN 55424 CITY OF EDINA MEMO 10.6V IS rip •'YcbRYON`.co oe • Staff raises some concern that the building does not interact with the public realm open space on the west side of the project. There are no direct connections from the building to the green space. • Pedestrian Connections/boulevard sidewalks. Curb cuts would be reduced and the sidewalk experience along Sunnyside and France would be enhanced. • Store and building fronts. Should follow the guidelines in the Small Area Plan. Staff is concerned that the proposal along Sunnyside does not activate the street. There are no store fronts on that side, only parking for the retail. ➢ Project does minimize the impact of automobiles by providing all the parking within and under the development. ➢ The applicant would bury utility lines. • Traffic and parking impact study required, but would likely generate less traffic than fully occupied retail uses. Hennepin County will need to review the elimination of the turn lane off Sunnyside. Plans were sent to the County for their review and input. ➢ Turning radius in the enclosed and underground parking area appears to be tight. • Sustainability. The applicant has responded to the city's Sustainability Questionaire. (See attached. City of Edina • 4801 W.50t St. • Edina,MN 55424 Site Location -,_ ,,,„„• .-, ,,, , , , ,,,,,, ,ell e i,,..i., ‹...+„ a .. . , . . , .. .., . . , ....,'' .L..,„ 100 K . , , . ., . ., • '' . . , . , . ,, n• c, ., S. . t l k: 17 4' I l'-;•• • . , , ' ' -'-; k;, I...•• 7 : , .,,.• 1.1 8 i t, E .."-i :.7-• k, 6- ,, S . . • . 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R2 _ — RMD =— PRD 1MDD6 WE EDINA — PCD 2 PID _:: PRD-2 -_-- PCD-3 — PUD March 30,20: PRD-3 :.' pCD_4 APD Map Powered byDataLink r 44th&France Small Area Plan Future Land Use BOLTON &MENK :1February 2018 Ned People Real Sol Amos o,.r�-'.�;r Edina,Minnesota ____ — I ..___ i 1 L_._--..._._ — ----Glendale-Terrace---- ---- --Glendale Terrace----___-- x$ Morniegside Road i – ��oth-Street West Je Pa ec 6c �'� ,fJ c< 4` r� i 11) t I ..� MINNEAPOLIS t a 1 V Q 45th Street West — _3 E Itik LL O Fr \ 4,6. 6*�c 7\ r y V 1* .. Legend =Study Area -Neighborhood Commercial/Node 1 1 Low Density Residential -Low Density Attached Residential j� \ ( 'i,` Medium Density Residential iik. ( a, _-1 i• —City Limits - .Y_.., . , I —"I 0 200 /, ad+ J` Feet l / / Soutar:CO W Edna,Hennepin County.MelCounN,MnDOT Figure 5: Future Land Use Plan Small Area Plan for the City of Edina's 44th& France Neighborhood Node Page 41 10 A. Building Height Limits Plan This plan establishes new height limits for the Neighborhood Node, shown on Figure 6. Generally: • Height Limits along France Avenue,Sunnyside Road,and 44th Street. Buildings that front on France Avenue may be allowed up to four stories high, not to exceed 60 feet. Buildings on Sunnyside Road and 44th Street may be allowed up to three stories high, not to exceed 45 feet. • Graceful Transitions to Surrounding Neighborhood. The transitions in height from a four-story maximum along France Avenue must result in a maximum height of two stories, not to exceed 30 feet,adjacent to the residential neighborhood. Likewise there must be a transition in height from a three maximum,along Sunnyside Road and/or along 44th Street,to a maximum height of two stories, not to exceed 30 feet,adjacent to the residential neighborhood. An exception to the graceful transition to a maximum of two stories along Sunnyside Road and 44th Street will be considered where the topography of a development site would place the height of a new three story building beneath the height of an adjacent residential home in the neighborhood to the west. Previously,the study area was covered by Building Height Overlay District 2 (HOD-2),which specified that"building height shall be determined by required setbacks, but shall not exceed 2 stories or 24 feet, whichever is less." This new guidance supersedes that previous designation. Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page 43 a�� Ir'r ®BOLTON Q yt 44th&France Small Area Plan Building Height Limits Plan B LTONy ®g. � February 2018 nntNHwk.aorxaWNs, aEdina,Minnesota S T__...._ - i 1 r _ 1 ,i I 4 3 E150 40 0 r--'---- f MO W V 0 0 11 2 r 3 0 4 MINNEAPOLIS 2 \ 0 il \ 0 efie EYE) a 213 IPN , \ f:03, ,,:. ' ki, 4 ,',,Erre Legend il 2/4„ -Neighborhood Commercial/Node a [ I Low Density Residential Mi Low Density Attached Residential j Medium Density Residential �, /r Q Study Area �/ City Limits , / 'ir lilli r / p 200 Feet _ Source:CO of Edna.Hennepn Gouny Metcaund,Mn0O1 Figure 6: Maximum Building Heights within the Study Area Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page 44 I France Ave S at Sunnyside Road Eydsting . •. _ ,u. „.., ,,h ., , _ li ItP 411! 1'0' , _ I _ _ ird.i',.. ' 1-4 1 j i..0. 1 1.1.. B k Sidewalk Parking Traffic 1ffi Traffic Parking Salk La Lane Lane Lane 8 / 1, I, 14 G 7 8 60 I France Ave S at Sunnyside Road Proposed Looking North a 1111 TT 1 €_ _A Traffic Center Traffic Parking Sidewalk lane Turn Lane Y Umse Lane io lz v ii 7' it 60 Figure 15 Recommended Improvement on France Avenue Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page 71 4 Sunnyside Road at France Ave S Existing Looking West —_.„*--- - -- -- lin 1 ii .1-44. Parking Traffic Traffic Parking Sidewalk Lane 1 Lane 1 Lane Lane Sidewalk to 7' i 12' i 12 7 12 so' 1314,,,U', °•,,t' e..".. A `C‘ :t 0„ i i IT T . . ..,. - ,- H -- I Sunnyside Road at France Ave S . • ..1 1 Proposed Looldng West I ; C la II I _ i ,,, kg:- . 1 1... -— 4 f4 ), ---- ------7-7-f----r-T---- • ,, • , I III . ' 7:4' '° ' 0 I ii ft 11 4. ,,. 11 1 , - 11_11 _ma ammill NI_ , Pr ' __I_ u______________I ,. 'St°rm; Traffic Traffic 9"rrn 111 Sidewalk 1-water 1.,„ IVault 1 Lane ravaultater Sidewalk II 12' 6' 1 13 Figure 16 Recommended Improvement on Sunnyside Road Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page 72 The 44th/France Small Area Plan's standing is derived from a city's authority to regulate land use(e.g., growth and development) in order to protect the general welfare of its residents. The small area plan recognizes the authority of the City's zoning ordinance and comprehensive plan to regulate various aspects of land use development. Specifically,the small area plan recognizes the height limit described in the Code of Ordinances and the limit on density that is outlined in the 2008 Comprehensive Plan. At the same time, analysis conducted during the small area plan study showed that the City's height and density limits have kept pace with neither current market demands nor the implications of rising property values within the study area as they bear on return on investment. These and other factors that reflect the realities of development speak loudly in favor of allowing building heights greater than two stories and densities greater than 12 dwelling units per acre. Recognizing this change in market conditions,this small area plan lays out an approach through which developers could be allowed additional height and/or greater density in exchange for specific improvements to the public realm. 44th/France Small Area Plan Guiding Principles An important element of this small area plan is its 11 guiding principles. The guiding principles were developed with input from community members at three Community Meetings and members of the 44th/France Work Group,who operated as a steering committee during the small area plan study. The guiding principles,summarized below and on the next page, reflect the community's vision for the small area and should be seriously considered by developers when his/her planning and architectural team prepares a proposal to develop property on the Edina side of the 44th/France commercial node. 44th/France Guiding Principles Guiding Principle 1: Safe and Inviting Guiding Principle 2: Community Gathering The area should be safe for people of all ages and all The small area should provide a place(s)for backgrounds and should be a visually attractive and people opommeac heron and pspend c d etime, leisureetherstera d diverse place that encourages regular use and in strengthens neighborhood identity community of learning. Flexible gathering space should be explored that can be programmed to accommodate a wide range of different uses. Guiding Principle 3: Circulation and Connections Guiding Principle 4: Neighborhood-Oriented The area should provide attractive and easily Business Mix identifiable infrastructure that accommodates There should be a mix of businesses that provides convenient and safe movement for a variety of goods and services to the neighborhood,including small transportation modes,including bicycling,walking,and offices and commercial uses.The amount and configuration of commercial space should be allowed to transit use. The area should also have safe and adjust in response to the market. convenient non-motorized connections to nearby districts.Vehicular traffic should be managed to discourage cut-through traffic in neighborhoods. Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page vi I 44th/France Guiding Principles(continued) Guiding Principle 5: Housing Guiding Principle 6: Height and Size of Buildings Housing should be provided in the study area to ensure Building heights should be guided by the zoning choices for existing and future neighborhood residents. ordinance. Additional height(up to four stories, New types of housing may be provided,including multi- at approximately 15 feet per story)may be family dwellings(in mixed-use buildings with residential considered,depending on their location and uses above ground level commercial or office space)or relationship to other buildings around them. additional types such as courtyard housing, (Building heights above the two story limit townhomes,and live/work housing. It is felt that the detailed in the existing zoning ordinance will be 1 market will support the preferred housing types,which considered for approval if a developer agrees to could include apartments and ownership options. implement study area-specific and project-specific Preferences should be the types that best support the improvements that are detailed in this small area city's affordable housing policy. plan. Guiding Principle 7: Parking Guiding Principle 8: Streets and Sidewalks Parking should be hidden from view behind or beneath To create a gracious pedestrian environment,sidewalks buildings on the west side of France Avenue. The large should be widened as much as possible.Buildings parking lot with multiple owners between Sunnyside should front onto the sidewalks,with few gaps and/or and 44th Street should be reimagined as a"community driveways breaking the street wall.Street trees and parking facility"that accommodates parking for the planters should be located between the curb and study area(district). This community parking facility sidewalk. Furnishings should provide places to sit and should be designed to double as gathering space and dispose of trash and recycling. Vehicle traffic should be should have the flexibility to change over time,as other managed to maximize efficiency while maintaining modes of transportation,such as ride-sharing,become safety for non-motorized users. more common and fewer parking spaces are needed. Guiding Principle 9: Sustainability and Resiliency Guiding Principle 10 Visual Quality and Aesthetics in The'urban forest'should be reestablished in the study the Public Realm area,and more efficient,district systems for managing The public realm should include a high level of aesthetic p storm water,harvesting energy and managing and treatments,such as enhanced sidewalk pavement, recycling waste should be incorporated. Design for planters,and pedestrian level lighting. Utilities should adaptability to changing needs and trends over time not impede sidewalks and should be underground, should be pursued. where feasible. Property owners are expected to keep their properties economically viable and attractive until the market guides them to major changes. Guiding Principle 11 High Quality Design,High Quality Materials,Respect for Existing Aesthetics,and Innovations to Ensure Sustainability in the Private Realm High quality architecture is required in the study area,in terms of design, materials,and energy efficiency, which will contribute to sustainability. The design of remodeled and new buildings in the study area shall reflect attention given to balance,proximity,alignment,repetition,contrast and space. Materials used in the construction of remodeled and new buildings shall harmonize with materials and design features used in the area's existing structures. Innovated systems should be installed to help achieve energy efficiency. "Give to Get:" This small area plan outlines a process through which development and redevelopment proposals with heights between three and four stories and densities higher than 12 dwelling units per acre will be considered for approval. The process ("Give to Get") is based on the court-tested concept of cities' requesting dedications in exchange for development approvals.2 A developer,in return for receiving a city's approval to develop land and realize a profit,agrees to donate to the city an amount of land or 2 Associated Home Builders,Inc.v.City of Walnut Creek,4 Cal.3rd 633,644(1971). Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page vii money needed to provide certain services and amenities necessitated by the anticipated influx of new residents or employees into the community as a result of such development. The rationale supporting"Give to Get" is that developers create new burdens on city services,and their developments can negatively impact adjacent neighborhoods (with increased traffic,for example). Therefore,they should offset these additional burdens through the dedication of land or the payment of fees. Cities,through the exercise of their authority to protect the welfare of their citizens,can impose these exactions,so long as they are reasonable and have a nexus to the development project. The City's standing to enter into"Give to Get" agreements with developers rests on the small area plan's Guiding Principles, Goals,and Policies,each of which was developed with input from community members during the small area plan study process. The involvement of community members in the process ensured that the principles,goals,and policies reflect community values and desires. It is the community's values and desires that demonstrate the nexus: 1) between a development or redevelopment and the impacts it creates and 2) between the development or redevelopment and the welfare of the entire Small Area and adjacent neighborhoods. What does a Developer have to Give in order to Get an Approval for Increased Height and/or Increased Density? The 44th Street/France Avenue Small Area Plan allows consideration for approval to be given to proposed developments where height exceeds the maximum stated in the Zoning Ordinance and/or where proposed density exceeds the maximum detailed in the 2008 Comprehensive Plan. In such cases, consideration shall be given where: 1. Proposed heights are within a range of three to four stories along France Avenue and two to three stories along Sunnyside Road and 44th Street and/or 2. Proposed densities are above the maximum, but appropriate based on building height, lot area, and site configuration;and 3. The developer addresses and demonstrates a willingness,the means,and a commitment to invest in the public realm within the Small Area. Investment Commitment Categories Two categories of investment commitments have been identified and are outlined below:Category 1- P Required Investment Commitments and Category 2—Discretionary Investment Commitments. A developer must contribute to (invest in)the public realm for each item listed under Category 1 in order for his/her development to be considered for additional height(up to three or four stories)and greater density(more than 12 dwelling units per acre). Category 1—Required Investment Commitments are further divided into two sub-categories: 1)Study Area-Wide Investments to the Public Realm and 2) Project-Specific Investments to the Public Realm. Category 2—Discretionary Investment Commitments offer the developer a list of public realm improvements he/she can choose to invest in or not. Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page viii Category 1—Required Investment Commitments • Study Area-Wide Improvements to the Public Realm:3 - contribute to the costs of burying utility lines - contribute to the costs of developing and maintaining and operating the proposed district parking facility/public gathering space - contribute to the costs of constructing and maintaining small area pedestrian and bicycle amenities, access streets,and internal circulation streets serving the proposed district parking facility - contribute to the costs of treating stormwater in the small area - contribute to the costs of treating surface water runoff that will result from construction of the proposed district parking facility - contribute to the costs of installing and maintaining lighting and security measures at the proposed district parking facility - contribute to the costs of enhancing, installing, and maintaining pedestrian crosswalks - contribute to the costs of designing and constructing recommended traffic calming devices along neighborhood streets west of France Avenue. - contribute to the costs of constructing and maintaining transit shelters at bus stops on France Avenue • Project-Specific Commitments:4 - improve sidewalks, install street furniture and pedestrian-scaled street lighting, and plant street trees and other vegetation adjacent and in proximity to the development - improve the transportation system immediately adjacent to the development(e.g.,traffic control devices,traffic signals,constructed/reconstructed curbs and sidewalks,etc.)that will be required to mitigate impacts of traffic that is generated by a specific development - implement traffic calming strategies and infrastructure immediately adjacent to the development to help ensure safety and security for motorized vehicles, bicyclists,and pedestrians on streets in the small area - provide a graceful transition to the neighborhood - meet conditions of the City's affordable housing policy Category 2—Discretionary Commitments - implement travel demand management strategies to reduce automobile trip generation - implement infrastructure and programs to encourage building users to ride the bus or ride bicycles(e.g., provide parking for bicycles) 3 Study-Area Wide Improvements to the Public Realm are improvements that will be implemented throughout the entire Small Area. Developers within the study area will be charged a fee based on factors including but not limited to: proximity to the improvement and rough proportionality as to the use of the improvement. 4 Project-specific commitments include improvements to the public realm that are intended to:1)mitigate the immediate impacts of a specific project on livability and/or 2)enhance livability directly adjacent to the project. They additionally include commitments to meet City of Edina goals. Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page ix - implement state of the art methods and infrastructure for treating surface water runoff on the development parcel in an ecologically sound manner - implement shared parking strategies and facilities - construct underground parking - provide vehicle-electric charging stations in garages where residential parking will be provided - implement LEED building design standards and efforts to help ensure the City of Edina achieves its energy self-sufficiency goal - provide public art - ensure high quality architecture, beyond that required in the Code of Ordinances Specific actions a developer will take and specific projects a developer will initiate and complete should be documented in a formal development agreement if a developer is allowed to exceed heights and densities stated in the Code or Ordinances and the 2008 Comprehensive Plan. 44th/France Small Area Plan Goals and Policies As mentioned,the community's vision for the 44th/France commercial node informed the development of the 11 guiding principles. In turn,the guiding principles informed the development of goals and policies for the small area. Goal development and policy formulation are critical steps in land use planning. Not only are goals and policies required by statute, but these two elements of the 44th/France Small Area Plan provide a basis for a community to make decisions about its future land use. In this sense,the goals and policies are bridges between the guiding principles(the community's vision)and action steps that will bring the vision to reality. Goals and policies outlined in the 44th/France Small Area Plan are described in detail in the following plan chapters. • Land Use and Urban Design Framework • Economic Vitality • Transportation Land Use and Urban Design Framework Goals and Policies Land Use and Community Design Goals: 1. Maintain and strengthen the core. 2. Ensure that buildings interact with the public realm. 3. Ensure that there are graceful transitions in building height between France Avenue and the • adjacent neighborhoods 4. Promote flexible evolution of land uses 5. Minimize the impact of automobiles. Land Use and Community Design Policies: 1. The City will adopt the designation of Neighborhood Node (as shown in the Wooddale/Valley View Small Area Plan)to replace the previous designation of Neighborhood Commercial. Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page x 1 2. The City will review development applications of all future projects within the boundaries of the 44th and France neighborhood node to ensure compliance with: • City of Edina Code of Ordinances, including Sec. 36-1214. Maximum Building Heights, • Other pertinent land use regulations, and • Land Use and Design Guiding Principles outlined on pages 12 through 23 of this small area plan. 3. The City will consider new development that changes current and permitted land use scale and intensity by implement a process where a developer must invest in the public realm (both at the Small Area-wide scale and Project-specific scale) in order for the proposed development to be considered for approval. 4. The City will consider development proposals for approval where: - Proposed heights are within a range of three to four stories along France Avenue and two to three stories along Sunnyside Road and 44th Street; - Proposed densities are appropriate, based on building height and lot area;and - The developer addresses and demonstrates willingness,the means,and a commitment to invest in the public realm within the Small Area. Economic Vitality Goals and Policies Economic Vitality Goals: 1. Encourage property owners to meet to explore shared interests. 2. Explore the city's interest and capacity to participate in property acquisition and assembly. Establish city approach,goals and policies regarding potential participation in purchasing and holding property in the area. 3. Explore potential for employing a Business Improvement District or other mechanisms to support maintenance of shared parking and other public realm improvements. Be a supportive partner if business and property owners in the area choose to pursue options for shared improvements and maintenance. Economic Vitality Policies: 1. The City will support redevelopment of obsolete properties,site assembly and revitalization of the 44th and France node consistent with the small area plan and other city goals and policies including urban design,transportation,transit, housing,wellness, historic preservation, stormwater management and complete streets goals. 2. The City will use redevelopment tools to create public realm improvements including streetscape improvements, pedestrian and bicycle safety and amenities, public parking,utility and transportation improvements,storm water management and park, plaza or green spaces. 3. The City will maintain flexibility in deciding which redevelopment tools to use by considering a variety of factors including the quality of a development, its height,density and appropriateness for the market,tax base and the quality and character of public realm improvements. Small Area Plan for the City of Edina's 44th&France Neighborhood Node Transportation Goals and Policies Transportation Goals: 1. Ensure safe,convenient, and efficient movement through and within the small area for all transportation modes, including motorized vehicles (trucks and automobiles),transit buses, bicycles,and pedestrians. 2. Match transportation infrastructure and facilities to the appropriate travel purpose with intent to: - improve convenience,safety and efficiency for local (External-to-Internal, Internal-to- External,and Internal-to-Internal)trips - Encourage through (External-to-External)trips to travel on France Avenue - Minimize the impact of traffic on 44th Street,a local collector street - Discourage through traffic from travelling on local connector, residential streets (e.g., Sunnyside Road) 3. Ensure that the area's transportation system can accommodate redevelopment-and development-generated traffic during peak periods of the day. 4. Ensure that there are safe and secure places to park cars and bikes where parkers will have convenient access to study area destinations. 5. Enhance the small area's transit environment by providing amenities that make it easier and more comfortable to wait for and use transit for the complete range of trip purposes. 6. Enhance the small area's pedestrian system, including sidewalks,crosswalks, and traffic control devices that operate to improve pedestrian safety. 7. Enhance the small area's bicycle system,focusing on improvements to increase safety and ensure that cyclists with a wide range of abilities and comfort levels are able to bike within the small area. Transportation Policies: 1. The City will coordinate with MnDOT, Hennepin County,the City of Minneapolis, and Metro Transit in order to assess and resolve transportation issues in the small area with a focus on implementing comprehensive,district-wide solutions. 2. The City will, independent of the need to address redevelopment/development proposals, periodically coordinate with other affected transportation agencies to assess and evaluate transportation and traffic operations in the study area. 3. The City will,in the event the above periodic assessments and evaluations indicate there are deficiencies in the system and/or compromises to safety and livability and independent of a development/redevelopment proposal, address the issue(s) and,either acting alone or in cooperation with other transportation agencies: a)conduct studies to clearly define issues and identify alternative solutions, b)conduct design studies,and c) implement the preferred solution(s). 4. The City will require the proposers of new development projects and significant redevelopment project s to complete Traffic Impact Analysis (TIA) reports as a component of the development review process. The geographic scope of TIA reports will be defined by the City of Edina, as will 0 the scope of transportation/traffic issues to address. Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page xii 5. The City will,in the event the TIA indicates a proposer's development will generate traffic that exceeds the capacity of the street system and/or will impact adjacent residential areas, coordinate with the project proposer to identify mitigation measures that should be examined to determine which will ensure that acceptable traffic operations can achieved. Implementation An implementation plan is outlined in this small area plan on pages 77 through 80. As shown,most Small action steps hin immediately; City ncil adopts the 44th/France Small Area Plan. The eCty of Edina already has inplace necessary staff, and programs for carrying out the recommended implementation plan. The land use and urban design implementation steps can begin as soon as this plan is adopted. In fact adoption of the plan (and its contents)would immediately give the Planning Department authority to: 1) designate land uses in the 44th/France commercial node as Neighborhood Commercial uses, 2)adopt the guiding principles as evaluation`Give criteria o against whichGethss that development proposals would be measured and assessed,and 3)apply the is described above on pages vii through x. The economic vitality implementation steps depend to a large degree on the City's and Chamber of Commerce's involvement with property owners and business operators at the commercial node. Recommended action steps include development of a Business Improvement District and the development of a process where property owners can begin to communicate with each other and work cooperatively in the future development/redevelopment of the small area. The plan's recommended transportation-related action steps fall into two categories: 1)those that will be triggered by new development and redevelopment proposals and 2)those that should take place even if there is no development proposal before the City. The latter include initiation of a France Avenue Corridor study that would be conducted with the City of Minneapolis, Hennepin County,MnDOT,and Metro Transit. This study,which would likely not begin until 2019-2020, would need to be conducted before the recommended improvements to France Avenue(convert four-lanes to three and widen sidewalk the sidewalks on the west side of France Avenue)are implemented. Also included in the second category would be improvements to the transportation system that should be addressed by the City(in coordination with Hennepin County) immediately. These ideroaments include Avenue analyzing Road/Franceand traffic signal timing and phasing at the intersections of Sunnyside Sunnyside Road/France Avenue and 44th Street/France Avenue. Conclusion Residents in the vicinity of the 44th/France small area are concerned about the future. Although , it there are problems at the commerci al Plande st dyday thatmmanly traffic-relatey of the res deatp arelp eased with the s learned through the 44th/France Small Area Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page xiii Guiding Principle 1: Safe and Inviting The area should be safe for people of all ages and all backgrounds and should be a visually attractive and diverse place that encourages regular use and strengthens neighborhood identity. i - ‘11. 4.2 'Xb4 ' /Ili it ;, , - , i x 7" tiiiiiir._lips' m611111111 ''' , ‘..:111:,'t: ' 1 i.,. ' 111, ii 1* V i st• _ :°. " ,,T,,,,. I, , ..1 f m ' • . .«. y € i ° b mt.. . / , *,d d St u fi ' Y r fie t'�''I V . � ` .. .. • , ,aa�l . 4 r Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page 13 16, Guiding Principle 2: Community Gathering The small area should provide a place(s)for people to gather and spend leisure time,whether in a commercial or public location,and foster a community of learning. Flexible gathering space should be explored that can be programmed to accommodate a wide range of different uses. , 4 0r-� ff , `� . .. • . r .. r Att i� ,, u u , ,w t, , ,E r tit fr' ' u i 7` V .a , t. f aye' r ) w i , . 9 k. �` 0 1 o f ]411 6., o -4 rr�^ I 4,161.- + 1 - � f .� P R `i. , '. y `� ATF r1 4 '� ;+, kiw a e ; 4, Of i ,} ia Small Area Plan for the City of Edina's 44th& France Neighborhood Node Page 14 1 Guiding Principle 3: Circulation and Connections The area should provide attractive and easily identifiable infrastructure that accommodates convenient and safe movement for a variety of transportation modes, including bicycling,walking,and transit e. The area should also have safe and conveniusent non-motorized connections to nearby districts.Vehicle traffic should be managed to discourage cut-through traffic in adjacent residential neighborhoods. 4 ill 1111 ni ..,.... .,.' N`�^ , -oid .. r . , ,,,,. I - L ,-- , i rs - ,. - lam" ,� 1 ..„, ;_ ''''' 1 , , ,,, . 1 4 -Irt da'''''' ' ' ---„, ' - , I * R . I,.'r rw OY, I i Y ,, #h , ._. — . -.......rr_ e ,: i vi III i — /tet ±if� r i' T .^t -i . - ito 41), , al"ft'./2/W01,..^ r P Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page 15 Guiding Principle 4: Neighborhood-Oriented Business Mix I There should be a mix of businesses that provides goods and services to the neighborhood, including small offices and commercial uses.The amount and configuration of commercial space should be allowed to adjust in response to the market. + p tee, ii ix slit ra� r, t iSQi =. , . . i/ , , A i r 1 404116.. Vst: ' ... #t t 4-.... . n 1 r ,ii _ Small Area Plan for the City of Edina's 44th& France Neighborhood Node Page 16 I Guiding Principle 5: Housing r Housing should be provided in the study area to ensure choices for existing and future neighborhood residents. New types of housing may be provided,including multi-family dwellings(in mixed-use buildings with residential uses above ground level commercial or office space)or additional types such as courtyard housing,townhomes,and live/work housing. It is felt that the market will support the preferred housing types,which could include apartments and ownership options. Preferences should be the types that best support the city's affordable housing policy. l1' _.....---"' ... k }mak 4 1,0 a gyp, #i' p r low.:-8 g3\tr ; Y xI ;„,‘: ' r-,..,r • {t y `;. v To; Iss, 1, igii rj. � : ' - 7,_,,F.::":.:1: : , ` z Lam, ,. •.i»+e. r +% ,� i may++ 'N x Mawr ,,�., _ ''a enLE Small Area Plan for the City of Edina's 44th&France Neighborhood Node 7 Guiding Principle 6: Height and Size of Buildings Building heights should be guided by the zoning ordinance. Additional height(up to four stories,at approximately 15 feet per story) may be considered,depending on their location and relationship to other buildings around them. (Building heights above the two story limit detailed in the existing zoning ordinance will be considered for approval if a developer agrees to implement study area-specific and project-specific improvements that are detailed in this small area plan's guiding principles,goals,and policies.) t,. , 71,41 A graceful transition should be provided between �•- France Avenue,where the greatest heights in the "` study area would be p ermitted,to existing housing "00' �a immediately adjacent to the study area where no - ' more than two stories will be permitted. A graceful ,, ' 7: transition in building height should:a)ensure :,'.;,w ': x" " K - appropriate massing and scale of the highest buildings, b)ensure that the highest buildings 1. 1 minimize their impact on the public realm, and c) _. # _. : ensure a smoother transition of scale from the _ highest buildings to neighboring residential -- ' communities where roof tops are likely to not be as 1 ii high. Graceful transitions may be achieved, but not limited to, building step-backs, building shoulders, or,, f landscape buffers and/or courtyards,etc. N cra v ,, I' li 1 �" ,� 3 t �� An exception to the above-stated two story height limitation mayresult from topography within the . .,,„ 1 i II t 11510 'I 4 i study area. This is particularly the case at the northwest corner of France Avenue and 44th Street, ao, : i li in I. where the first residence on the north side of 44th �a� it1� s ' Street is located on a hill that places its roof top well !Mr ' 0 above those of commercial buildings that fronton 1 + r 1 France Avenue. In this case,a new development -'- - *SO immediately to the east of the first residence could """" be higher than two stories(but no higher than three stories),even though the building would front on * i ,-. . ,. 44th Street. In any case,a graceful transition must t be provided between any new building and the ' existing residence that is located on the hill. ', ' ;1 ,4 ,4«y' ., A similar situation exists on Sunnyside Road where, , :,. »,,M _ on the north side of Sunnyside Road,the first single family home outside the study area sits on a hill. In - ace A this case,consideration for approval should be - given to an adjacent new building if its proposed ' ", three story height is lower than the height of the 1 �rt ! single family home. Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page 18 I Guiding Principle 7: Parking Parking should be hidden from view behind or beneath buildings on the west side of France Avenue. The large parking lot with multiple owners between Sunnyside and 44th Street should be reimagined as a"community parking facility"5 that accommodates parking for the study area (district). This community parking facility should be designed to double as gathering space and should have the flexibility to change over time,as other modes of transportation,such as ride-sharing, become more I common and fewer parking spaces are needed. .r" , . 4;4 4 ^�W t% , �, 7.: :k ! " no lot 4t4;,..' r► ,uJKuL.r+. `�.' 41. , . . , i ' rv. ... — r. . k A . r y t. "" e2.i 11 1 "- t '•""iVu«1, 111:11t70eiCrITIF"TIPS�`rL cxr ra scr'T P" \! 4• 4 ' . , liti;sk .- 11' '4: ' '''' !-.;. 7,,r-,e, -I ' 1-:-.:,,,'J ,. - ..:to: I NI% litit#t tr , , li4*. 111111011 1 41 t,}, 5 Parking facility is not necessarily defined as a parking structure. Small Area Plan for the City of Edina's 44th& France Neighborhood Node Page 19 1 Guiding Principle 8: Streets and Sidewalks To create a gracious pedestrian environment,sidewalks should be widened as much as possible. Buildings should front onto the sidewalks,with few gaps and/or driveways breaking the street wall. Street trees and planters should be located between the curb and sidewalk. Furnishings should provide places to sit and dispose of trash and recycling. Vehicle traffic should be managed to maximize efficiency while maintaining safety for non-motorized users. } '-gy p- -•o F r r 1e:: 11*, `t . st k ) 6:. .fit ,. sdl 4 x �9e A; fi , .ate (. ori. , jr i te$ 4:::14. ! V ::::'1 ¢/ : ¢ a t s $1 ,f1, iI i't i Il ,.� ,i i;lya `' a ar w t iiiIW} I I • 7:4 i gt ,, „. , r „,. ,... r . , x ,, ,,, I to 44, pit 4.,7 . .- II . ,,,,,,,, ,i.i,,,, :N , , 1,,,,01 s s';� G _ . Small Area Plan for the City of Edina's 44th& France Neighborhood Node Page 20 i I Guiding Principle 10 Visual Quality and Aesthetics in the Public Realm The public realm should include a high level of aesthetic treatments,such as enhanced sidewalk pavement, planters,and pedestrian level lighting. Utilities should not impede sidewalks and should be underground,where feasible. Property owners are expected to keep their properties economically I viable and attractive until the market guides them to major changes. b. - J to . , '' ..e• - a •ti �rft a - L .di +.. �, -rte m re' Y *°`. ' /� !,. !• :. a y� s r,• i 1" ,15� t. , -1--h. ' \ ' \ - Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page 22 i Guiding Principle 11 High Quality Design,High Quality Materials,Respect for Existing Aesthetics, and Innovations to Ensure Sustainability in the Private Realm High quality architecture is required in the study area,in terms of design, materials,and energy efficiency,which will contribute to sustainability. The design of remodeled and new buildings in the study area shall reflect attention given to balance, proximity,alignment, repetition, contrast and space. Materials used in the construction of remodeled and new buildings shall harmonize with materials and design features used in the area's existing structures. Innovated systems should be installed to help achieve energy efficiency. ...„,..,„,..,,,... ,,,, . .,.... ,. y .. y .. „ __ ,, .., :„.,,,,. ..,... ., s I, .,. ,.. .„, , L 0 f .rye rt' i :. ,:, r it - f,5:7441114+7,,, ; ?C :11'6 F _ kII Is , ill „,-,, , Li' 4 ,. . ,.. . I _ , _,,,. , e. Ih._ Small Area Plan for the City of Edina's 44th&France Neighborhood Node itA • Small and constrained sites.The small scale of the parcels within the study area is not entirely a drawback as this lends itself to a relatively comfortable pedestrian scale and supports the relative ease of pedestrian circulation and walkability,although it recognized that pedestrian circulation and walkability issues do exist. The size of the sites, however,does pose a challenge in the case of redevelopment, as small sites are not always economically viable for redevelopment, particularly if there is a desire to accommodate parking on-site. While parcels can be assembled, it is often logistically complicated and expensive to do so. The newest development in the area has parking in front of businesses,which is functional,but changes the pedestrian character of the district. • Limited parking for businesses. While not strictly a land use challenge,this limits the type of uses that can be located in a commercial area. This is further complicated by the fact that much of the surface parking in the district is dedicated to specific businesses. • Lack of streetscape and greening. While the district has full sidewalks,there is a lack of greening and other public realm enhancements. This is in part due to the fairly narrow sidewalk space,which limits opportunities for additional enhancements without additional width being added to the public realm. Goals and Policies The following is a policy framework that provides guidance for both public and private investment in the study area. This reflects the opinions and values of stakeholders expressed during the planning and design process, previous planning contexts,and existing policies. The study area will continue to grow as a mixed use neighborhood node of housing and commercial development guided by market forces and trends, property owners' decisions,the policies and guidelines of this plan,and the Edina Comprehensive Plan. Though it is expected this node will include a larger proportion of residential than it does currently,the exact pattern of land use over time will be driven by market forces and private development decisions. Current uses of land may,of course, remain as they are until owners decide to make a change. Land Use and Community Design Goals 1. Maintain and Strengthen the Core. Continue to support the concentration of activity and neighborhood-serving businesses at the intersections of France Avenue with 44th Street and Sunnyside Road. Any new buildings introduced at corners of these intersections should include street-level retail,commercial or other active spaces that interact with the sidewalk,with windows and doors, and facilitate pedestrian activity. 2. Buildings Interact with the Public Realm. Ensure that ground-level frontages throughout the node are carefully designed with a pedestrian scale and character that interact with the public realm,encouraging beauty,safety,informal interaction,walkability,and a sense of place. Small Area Plan for the City of Edina's 44th&France Neighborhood Node 37 Require additional investments in the public realm alongside with new and renovated development to create new or improved public spaces. 3. Graceful Transitions. Encourage the scale of buildings on France Avenue to transition from center to edge,with the largest buildings located near the intersections of France Avenue/44th Street and France Avenue/Sunnyside Road and comparatively smaller buildings between these two intersections. Moreover, require transitions in scale between buildings on France Avenue and the surrounding single-family neighborhood. Require that redevelopment adjacent to single family homes is designed with sensitivity to mitigate any impacts on neighboring properties. 4. Flexible Evolution of Land Uses. Allow existing land uses to evolve in response to the market's changing over time. (Current land uses may,of course, remain until owners decide to make a change.) Allow for flexibility in land use guidance to allow for a compatible mix of uses. Allow transitions in building scale to bring additional residents, business activity, investment,and vitality to the node. 5. Minimize Impact of Automobiles. While vehicles must be accommodated conveniently and safely,the character of this area is that of a walkable traditional neighborhood node. Discourage building types with a predominant auto orientation,such as buildings with drive- through lanes,gasoline stations,and similar uses. Likewise, require that on-site parking lots will be located to the side or rear of buildings, unless site constraints do not allow this to be the case. Policies for Land Use and Community Design 1. The City will review development applications of all future projects within the boundaries of the 44th and France neighborhood node to ensure compliance with: • City of Edina Code of Ordinances, including Sec. 36-1214. Maximum Building Heights, • Other pertinent land use regulations, and • Land Use and Design Principles outlined on pages 12 through 23 of this small area plan. 2. The City will consider new development that changes current and permitted land use scale and intensity,consistent with the process described below. As defined in the City of Edina Code of Ordinances, the 44thStreet/France Avenue Small Area Plan study area is located within a Building Height Overlay District-2. According to the Code (Sec. 36-1214. Maximum building heights), building heights within this district shall be determined by required setbacks, but shall not exceed two stories or 30 feet, whichever is less. In Table 4.3(Future Land Use Categories), the City of Edina 2008 Comprehensive Plan identifies the 44thStreet/France Avenue small area as a Medium Density Residential(MDR)area where the range of density is 5 to 12 dwelling units per acre. Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page 38 The 44th Street/France Avenue Small Area Plan allows consideration for approval to be given to proposed developments where height exceeds the maximum stated in the Zoning Ordinance and where proposed density exceeds the maximum detailed in the 2008 Comprehensive Plan. In such cases, consideration shall be given where: • Proposed heights are within a range of three to four stories along France Avenue and two to three stories along Sunnyside Road and 44th Street; • Proposed densities are appropriate, based on building height and lot area; and • The developer addresses and demonstrates willingness,the means,and a commitment to invest in the public realm within the small area. Two categories of investment commitments are outlined below:Category 1-Required Investment Commitments and Category 2—Discretionary Investment Commitments. A developer must contribute to (invest in)the public realm for each item listed under Category 1 in order for his/her development to be considered for additional height (up to three or four stories)and greater density(more than 12 dwelling units per acre). Category 1—Required Investment Commitments are further divided into two sub-categories: 1)Study Area-Wide Investments to the Public Realm and 2) Project-Specific Investments to the Public Realm. Category 2—Discretionary Investment Commitments offers the developer a list of public realm improvements he/she can choose to invest in or not. Category 1—Required Investment Commitments • Study Area-Wide Improvements to the Public Realm:6 - contribute to the costs of burying utility lines - contribute to the costs of developing and maintaining and operating the proposed district parking facility/public gathering space - contribute to the costs of constructing and maintaining the proposed woonerf,access streets, and internal circulation streets serving the proposed district parking facility - contribute to the costs of treating stormwater in the northwest corner of the district parking facility - contribute to the costs of treating surface water runoff that will result from construction of the r proposed district parking facility contribute to the costs of installing and maintaining lighting and security measures at the proposed district parking facility - contribute to the costs of enhancing, installing, and maintaining pedestrian crosswalks - contribute to the costs of designing and constructing recommended traffic calming devices along neighborhood streets west of France Avenue. - contribute to the costs of constructing and maintaining transit shelters at bus stops on France Avenue r 6 Study-Area Wide Improvements to the Public Realm are improvements that will be implemented throughout the entire Small Area. Developers within the study area will be charged a fee based on factors including but not limited to: proximity to the improvement and rough proportionality as to the use of the improvement. Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page 39 • Project-Specific Commitments:7 - Improve sidewalks, install street furniture and pedestrian scaled street lighting, and plant street trees and other vegetation directly adjacent to the development - Improve the transportation system immediately adjacent to the development(e.g.,traffic control devices,traffic signals, constructed/reconstructed curbs and sidewalks, etc.)that will be required to mitigate impacts of traffic that is generated by a specific development - implement traffic calming strategies and infrastructure immediately adjacent to the development to help ensure safety and security for motorized vehicles, bikers,and pedestrians on streets within the small area - provide a graceful transition to the neighborhood - meet conditions in the City's affordable housing policy Category 2—Discretionary Commitments - implement travel demand management strategies to reduce automobile trip generation - implement infrastructure and programs to encourage building users to ride the bus or ride bicycles(e.g., provide parking for bicycles) - implement state of the art methods and infrastructure for treating surface water runoff on the development parcel in an ecologically sound manner - implement shared parking strategies and facilities - construct underground parking - provide vehicle-electric charging stations in garages where residential parking will be provided - implement LEED building design standards and efforts to help ensure the City of Edina achieves its energy self-sufficiency goal - provide public art - ensure high quality architecture Specific actions a developer will take and specific projects a developer will initiate and complete should be documented in a formal development agreement if a developer is allowed to exceed heights and densities stated in the Code or Ordinances and the 2008 Comprehensive Plan. Future Land Use The future land use plan for the study area is shown in Figure 5. For the primary land uses,the plan is largely consistent with existing future land use guidance through the existing comprehensive plan. The one change is to adopt the designation of Neighborhood Node(as shown in the Wooddale/Valley View Small Area Plan)to replace the previous designation of Neighborhood Commercial. r ' Project-specific commitments include improvements to the public realm that are intended to: 1)mitigate the immediate impacts of a specific project on livability and/or 2)enhance livability directly adjacent to the project. They additionally include commitments to meet City of Edina goals. Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page 40 d I F1 Storefront �.-.-"°`° Appropriate Context:This frontage type Is for small retail or r service spaces fronting public spaces in Core areas. - a I I Configuration:There may be an exterior entrance for each - . leasable space,spaced relatively closely along the sidewalk. sue ".,..a•-,in- +if Follow City of Edina guidelines for commercial storefronts for Oa f,, i,„ •t i; glazing,setbacks,awnings,signage,lighting and for related -----_ outdoor commercial uses such as sidewalk cafes. . F2 Doorway (At-Grade) Appropriate Context: This frontage type is for smaller commercial spaces in commercial or mixed use buildings that .v .,141R T front a sidewalk.This is not to be used as a substitute for t i — Storefront,where Storefront is merited or preferred,in core areas.The Doorway has less window space because the ' A.P. I> interior use might be office rather than retail. r'''b f Ili i .....- - -- Configuration: The at-grade doorway may serve one or - multiple interior users.If set back 6'42',a'door-court' - '- provides space for bike parking,seating and greenery. I - Stoop „of F3 Appropriate Context:This frontage type is primarily for single s. family row houses and multifamily buildings with units facing r l 'k s I the street.They provide a good transitional frontage condition } for buildings in between neighborhood and core areas. : 1 1 a Confquration: Exterior stairs access a sheltered or recessed , o ".,'-';',A.,,,,,-7,..''''.'-.11.''. r'. area large enough for a family to stand and wait for the door to { WI .- be unlocked,and for guests to stand back after ringing the j .1 doorbell.Stairs facing the street provide a social setting. Shared Entry ��' , F i '` -_ 4 Appropriate Context:This frontage type Is for apartment ' buildings. This residential frontage may be also used in a `- ,,,.�--- ? , ' vertically mixed-use building that also features Storefront r 1 p i frontage_ r• t ' k:' terr,yk ,X• Configuration: There would be a single entrance to the --....__.,�,.a, ' I'll budding with security features.Individual apartments would "" sFR' ''its { < '^*,. s" i - have entry doors along central hallways. Buildings with this ' condition may also feature the Stoop frontage for first-floor - units having direct access to the sidewalk. - Porch & Yard I Fs Appropriate Context:This frontage is typically for residential .,x,: i applications but can be found on commercial buildings, ` `' ' -, especially in transitional areas between single family streets ' Ip1 i i I " and more commercial blocks. i Ai, ` �T €C �'i i! y Configuration:7.5'clear zone allows porch to become ?,�,t4 S' .:'•'° lurnishable living space.Accessible entries should be accessed ...v.; ' - ., ,, . ' I from the front to the side of central stair,which should be '�� ' + - T: visible from the street. tmKr 7 Common Lawn F6 °^ ( Appropriate Context:Common Lawn describes '. ,-EI ' �W the predominant primary frontage condition o. .,ry, I found throughout Edina's residential :��""'4 neighborhood streets. - -y , .,P Configuration:Sec City of Edina's current A ', _ ii it{ft 4 regulations governing setbacks and lot,yard and - ; - � ' �° building placement of single family homes_ Figure 7: Six Frontage Types Source: Peter Musty, LLC Small Area Plan for the City of Edina's 44th&France Neighborhood Node Page 46 i V1v) N ai.) i_ z L., 1 2 k cc Q LL Ln y .,..„.........., . „ ......,-... '''..:',,,.,,,•,,,,,,• 1:111:;;_1=.:-_, ,,,,,,..,, 1 li" 4 7 r i AI.' , ,.....,:•. :0,,,,,,,, , - _■ — ,',',,,. ENN IMP sir_ ..„2 ..., i li': - ' li . 1 ' i e Ma NMI _I I MO NM M Illr!sv eli v ' ✓ 6 ■ 4i �5�. i! S n ay„,5„,,} 94 '7# "6e 11y�� f; R d$ A V 40:11,7., 6 x , • • V.,-011 1 r� bs.. 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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 The project will enroll in Centerpoint Energy's Builder and Developer programs for this the EDA program. development? Will the buildings meet SB2030 energy goals and/or will they be Energy The project will conform to Star certified? If not, please share the steps you are taking to support all code/standards for energy conservation. responsible construction. Will you be optimizing the roof by installing a green roof? TBD Will there be any renewable energy generation on site? TBD Will there be purchase of renewable energy credits (RECs)? TBD Comments: The development team is keen on solar energy, electric car charging, and green rooftops. What remains to be seen is if the project can support additional costs to support green infrastructure initiatives, especially since State programs for solar and electric have seen dramatic reductions in available funding. Additionally, if the project moves forward,the development team will partner with ESG, the general contractor selected, and an energy design consultant to ensure that the project is constructed to the maximum energy standards within reasonable economic constraints. Managing Water What percent of the property is pervious surface before the TBD with civil engineering redevelopment? post sketch plan. The What is the percent post development? current Edina Cleaners site is 90+% hardscape with zero stormwater management. Estimate that 15%+of the re- developed site (including boulevard planters on City ROW) post development will be greenspace. What new services will be pervious? (i.e. Sidewalks, driveways, The site will conform with Over 177/ "fd+�sa '�;.. .i„4;86 .a overflow parking) Minnehaha Creek watershed district requirements. How will the landscaping support the natural ecosystem? (i.e. Rain TBD with civil engineer, gardens, % native plants, %bee friendly pollinator plants) post sketch plan review. Comments: We have proposed a pocket park/greenspace buffer on the west side of the development. Streetscape planters encompass the entire public sidewalks. Planters are found on the rooftop terrace and amenity level. For the level of renter that the project will attract, an exceptional landscape plan is required. Managing Tree Canopy What percent of the property is covered by tree canopy before TBD with civil engineer and redevelopment? landscape architect, post What is the percent post development? sketch plan review. Will you be replanting/replacing trees at least four to five inches in Yes, 4" is reasonable. diameter to positively impact the tree canopy(ordinance requirement is only 2.5 inches in diameter)? Comments:The development team likes large trees that don't take 20 years to grow into something significant! See the recent landscape plan proposed for 5000 Vernon Ave—the developer requested larger trees. Managing Waste Will a recycling service be provided to all businesses on site? Yes. Will an organic(i.e.food waste) recycling service be provided to all Yes. businesses on site? Comments:The site will comply with state and county regulations on waste management. Sustainable Transportation Will there be bike parking near main entrance for guests? Yes, in two places. 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 Yes. the overall number of cars? Comments: It's quite possible that the entire private parking level will be wired for future electric car charging. Over Tri k What this is: A brief questionnaire to help community decision makers understand how this development alins with key focus area of sustainability that ensures both developersers 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 The project will enroll in Centerpoint Energy's Builder and Developer programs for this the EDA program. development? Will the buildings meet SB2030 energy goals and/or will they be Energy TBD. We will pursue a Star certified? If not, please share the steps you are taking to support green rating system, such energy conservation. as LEED or Green Globes. Will you be optimizing the roof by installing a green roof? Yes in some areas Will there be any renewable energy generation on site? TBD Will there be purchase of renewable energy credits (RECs)? TBD Comments: Managing Water What percent of the property is pervious surface before the Pre-redevelopment is redevelopment? 32.9% pervious; Post- What is the percent post development? redevelopment is 35.3% pervious What new services will be pervious? (i.e. Sidewalks, driveways, The main entry drop off overflow parking) area will be pervious paving. Any surface runoff from the drop off area will also be routed through the infiltration pipe gallery located between Hazelton and the building. How will the landscaping support the natural ecosystem? (i.e. Rain We are proposing a gardens, % native plants, % bee friendly pollinator plants) biofiltration area (rain garden) along the eastern side of the development adjacent the Promenade. This are will comprise over 50%of the site planting. Native plant material will Over '€` . `€" € €E�c^ t F`�. '��+. c' inn nye yT, pvrsft%(} 41; '� : �, Y�"a #` ^ 7 , IK 4 toe Ieippm tt Q�u}�st1O n�ret �., ¢.: ' }x,.,-.,..:ti'''v"&*fyu�r;.s }�a.: 3'�% . .r",�., k's.:i . .n,r„' M, ” be used throughout the site. Comments: Managing Tree Canopy What percent of the property is covered by tree canopy before Approximately 10%of the redevelopment? site has canopy cover. What is the percent post development? Approximately 20%of the site will have canopy cover at maturity. Will you be replanting/replacing trees at least four to five inches in Larger trees will be used in diameter to positively impact the tree canopy(ordinance requirement along Hazelton, a majority is only 2.5 inches in diameter)? of the trees (44) will per the ordinance.19 additional trees will be planted within the Bioswale along the Promenade. Comments: Managing Waste Will a recycling service be provided to all businesses on site? Yes. Will an organic(i.e.food waste) recycling service be provided to all No businesses included in businesses on site? the project Comments: Sustainable Transportation Will there be bike parking near main entrance for guests? Yes 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 TBD the overall number of cars? Comments: Over 1 j. ro a) u - a+ E as E a)a E 2 0 _00 aa) CD ui a co w E E 0 E c 0 o 0 r 0 o p o 0 0 C 4-. J .a) .� .c a -0 N M h M M h N. M ro 0 a o 0 _ co . 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