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HomeMy WebLinkAbout2018 05-09 Planning Commission Packets (2) STAFF REPORT c'S'( 1888 Date: May I, 2018 To: PLANNING COMMISSION From: Kris Aaker, Assistant City Planner Subject: B-18-06, Variance to allow a teardown rebuild at 6612 Cornelia Drive with no basement due to FEMA Flood Plain requirements and a 2I.9-foot setback variance from Lake Cornelia to locate the new home in approximately the same location as the original home. Recommended Action: Approve Variances to allow a teardown rebuild with no basement and a 2I.9-foot setback from Lake Cornelia to locate the new home in approximately the same location as the original home and removing it from the flood zone for property located at 6612 Cornelia Drive. Project Description: The applicant is requesting to rebuild a home in the same location as the existing home and not construct a basement given the Flood Plain elevation of 863.6 at 6612 Cornelia Drive. This property is located in the Cornelia Neighborhood backs up to Lake Cornelia with a portion of the property located within the floodplain. The existing home is nonconforming and is within the minimum 75 foot setback from Lake Cornelia. The property is also bisected by the 100 year/I% chance per year Flood. The City of Edina's Engineering standards require the basement elevation of the new home to be 2 feet higher than the FEMA base flood elevation. The requirement for increased height in basement elevation impacts the ability for the project to conform to the basement requirement or the maximum first floor height requirement of I foot. Instead of elevating the basement and asking for a 1"floor height variance, the homeowner is proposing to ask for a variance from the basement requirement for single dwelling units. The property is located south Cornelia Drive and backs up to Lake Cornelia. The existing rambler on the property was built in 1955 prior to the FEMA floodplain study conducted in 1979 to determine flood risk areas. The lowest level of the home is at 862.2, which is approximately 3.4 City of Edina • 4801 W.50th St. • Edina,MN 55424 STAFF REPORT Page 2 feet lower than the minimum flood protection elevation of 865.6. The existing basement is lower than the minimum required by ordinance so the home owner is proposing a crawl space and no basement. It is a City and Watershed District goal to elevate and remove homes out of the flood hazard areas when the opportunity presents itself. The new first floor will be at the same elevation as the existing first floor. This can be accomplished given that there will be no basement; only crawl space below the first floor. The home backs up to Lake Cornelia and is nonconforming regarding existing setback from the lake. The current ordinance requires a minimum 75 foot setback from Lake Cornelia. The existing home provides a setback to the lake of approximately 53 feet. The proposed new home will match the nonconforming setback of the existing home. Conforming to the required 75 foot setback from Lake Cornelia and the minimum front yard setback of 34.15 feet allows for an impractical building depth of 21 feet, rendering the lot unbuildable. The property owner is hoping to maintain the existing nonconforming Lake setback of the current home. Information / Background: A variance is requested to allow no basement and maintain the existing nonconforming Lake setback. The current home located at 6612 Cornelia Drive has a basement elevation of 862.2 feet above sea level. The established floodplain elevation is 863.6. The minimum basement elevation must be no less than 2 feet above the flood elevation so the minimum basement elevation for the property is at 865.5 feet. The proposal is to forgo a basement. Generally property owners contending with nonconforming basement elevations request a I St floor height variance. The City Code has specific language in place to allow, (in appropriate circumstances), variances from the 1St floor height requirement when dealing with the flood zone and nonconforming basements. In this instance the owner would like to comply with the I"floor height requirement, however, cannot do that without eliminating the basement. This property is situated at an elevation that is within the floodplain with a portion of the property within the FEMA Flood fringe. Standard setbacks, coverage and height apply to the lot with the proposed home well within the ordinance requirements with the exception of the basement requirement and setback from the lake. In staff's analysis, the proposed home fits the character of the neighborhood with regard to height, scale, and massing. There have been a few teardown/re-builds in this neighborhood with the proposed home height below the maximum height restriction as measured from average existing grade. Surrounding Land Uses STAFF REPORT Page 3 Northerly: Single Unit residential homes; zoned and guided low-density residential. Easterly: Single Unit residential homes; zoned and guided low-density residential. Southerly: Single Unit residential homes; zoned and guided low-density residential/Lake Cornelia Westerly: Single Unit residential homes; zoned and guided low-density residential. Existing Site Features The existing 12,041 square foot lot is located immediately adjacent to single family homes, with Lake Cornelia to the south. The property is within the flood zone. The existing single story rambler home is to be removed. Planning Guide Plan designation: Low-Density Residential Zoning: R-I, Single-Dwelling District Engineering The grading must not impact adjacent neighbors. The Environmental Engineer has reviewed the application and submitted comments in the attached memo. STAFF REPORT Page 4 Compliance Table City Standard Proposed Front—Cornelia Drive 34.15 feet 34.15 feet Side - East I 0 feet I I.2 feet Side—West 10 feet 10.3 feet Lake Cornelia 75 feet *53 feet Basement Required *No Basement Building Coverage 25% 21.4% Building Height 36.5 feet 28.5 feet I'C Floor Height 871.8 870.5 *Variance required PRIMARY ISSUES & STAFF RECOMENDATION Primary Issues • Does the proposed new home meet the criteria for approval of variances? Staff believes the proposal meets the criteria for a variance to allow no basement and to match the existing nonconforming home's setback to Lake Cornelia for the following four reasons: I. The proposed use is permitted in the R-I Single Dwelling Unit District and complies with zoning standards, with exception of no basement and setback from Lake Cornelia The proposed home design elevates the lowest level of the dwelling, (crawl space), to an elevation two feet above the 100-year FEMA flood elevation and removing it from the flood zone. STAFF REPORT Page 5 2. The variance allows the new home to be elevated out of the flood zone and maintain a comfortable distances from the neighbors to the east and west. 3. The proposed home design project fits the character of the neighborhood in height, scale, and mass. The home is appropriate in size and scale for the lot and the improvements will enhance the property. 4. The new home could actually be taller from existing grade, by elevating a basement, however, the homeowner wishes to keep the I'floor low and not elevate the entire structure beyond what is normally according within the neighborhood. Staff Recommendation Staff recommends approval of the variance, as requested subject to the findings listed in the staff report above, and subject to the following conditions: I. The site must be developed and maintained in conformance with the following plans: • Survey date stamped April 19, 2018. • Building plans and elevations date stamped April 19, 2018. 2. Compliance with the conditions and comments listed in the Environmental Engineer's memo dated May 2, 2018. Deadline for a City decision:June 13, 2018. EXPLANATION OF REQUEST: 1. No Basement: MA Peterson Design Build is requesting a Variance for no basement at 6612 Cornelia Drive. Due to the city of Edina and Fema's lower level finished concrete slab height which is 865.6' elevation full basement can only be achieved if we place the main level finished floor height at 873.7' elevation. That would place our proposed new construction home 9 steps above finished/existing front elevation grade. We are proposing our main level floor elevation at 870.05'which places our crawl space at 865.6'. 2. Maintain rear Existing foundation for 6612 Cornelia Drive at 53.1'from edge of water mark located on Propose Survey. We are requesting a Variance to maintain the Existing rear foundation line to match new proposed construction foundation line. The 75'setback line from the edge of water mark to be met would require only a 14' (+/-) deep home. Our Variance request will comply with front yard average setback of 34.15' CkV 0011* 4 of q Minnesota Statues and Edina Ordinances require that the following conditions must be satisfied affirmatively. Please fully explain your answers using additional sheets of paper as necessary. The Proposed Variance will: YES NO Relieve practical difficulties in complying with the zoning ordinance and that the use is reasonable Correct extraordinary circumstances applicable to this property but not applicable to other property in the vicinity or zoning district 11 #M; t De- t 'try* G' VIVreo rt -f-e pe-frvo `in A3 I S Be in harmony with the general purposes and intent of the zoning ordinance Not alter the essential Character of a neighborhood 714#1-r" i s 7 r* // t&#t T of i11 { 3-trufs Pti-WrRl. s dh co(i7k PK. e•W%% 2 (Q Q If DATE: May 2, 2018 TO: Cary Teague— Planning Director FROM: Charles Gerk, P.E. —Graduate Engineer RE: 6612 Cornelia Drive -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 plan sheet title proposed survey, stormwater management &tree preservation plan dated 4/23/2017. Summary of Review The applicant is proposing the demolition of an existing single family home and construction of a new home in its place without a basement. The subject property is located within the FEMA 1% annual chance floodplain and is required to have a low floor elevation of 865.6' per City of Edina ordinance. The applicant has proposed a basement free home with a crawl space that has a slab elevation meeting the City of Edina ordinance requirements. The applicant will be required to have their approved Nine Mile Creek Watershed District permits at the time of building permit. Another plan review will be required at the time of building permit to ensure that a final storm water management plan with appropriate mitigation measures has been completed and to ensure any additional conditions of the variance have been complied with. Floodplain The subject property is part of the FEMA 1% annual chance floodplain and is required by City of Edina ordinance to have a low floor with at least 2' off freeboard above the l% annual chance floodplain elevation of 863.6', resulting in a required low floor elevation of 865.6'. The applicant is currently pursuing a variance application with the Nine Mile Creek Watershed District to match the City of Edina regulatory elevation of 865.6', as their requirement is 866.6' for this site. In the event the application is denied with NMCWD, the applicant's builder has stated to city staff that they would raise the slab in their crawl space to meet the NMCWD requirements. This would not result in any need for modifications of the pending variance application. Any fill proposed below the 863.6' elevation will require a mitigating cut elsewhere on site and must be designed and signed by a licensed engineer in the state of Minnesota. No fill is proposed as part of this application; however staff will review again at the time of building permit. Grading and Drainage Proposed grading and drainage paths on the subject property will closely mimic existing site conditions, with the drainage from the front and rear of the property ultimately draining to Lake Cornelia. The site is proposing the addition of approximately 250 SF of impervious surface, that would drain to Lake Cornelia, per building ENGINEERING DEPARTMENT 7450 Metro Boulevard•Edina,Minnesota 55439 www.EdinaMN.gov•952-826-0371 •Fax 952-826-0392 1:14A,At 04 cnI \ !}4111 OIN4~ department policy SP-003-E mitigation of this new runoff will be required and reviewed for at the time of building permit. Erosion and Sediment Control Floating silt curtain in addition to silt fence should be used to protect Lake Cornelia from sediment. 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 Nine Mile Creek Watershed District I% annual chance of flood elevation variance, storm water and erosion and sediment control permit will be required at building permit. The Nine Mile Creek Watershed District is currently proposing rule changes to their stormwater management requirements, depending on when a final permit application is submitted, stormwater mitigation may not be required for Nine Mile Creek Watershed District. ENGINEERING DEPARTMENT 7450 Metro Boulevard•Edina,Minnesota 55439 www.EdinaMN.gov•952-826-0371•Fax 952-826-0392 6612 Corne Edina, MNlia Drive Tt. x -1 �'� s -.'1++ :•, " .W 'ga f '° fLti -F * � �, �35 � A� Y t { �� meg# Y �• ^ a ,i� � ' ,r� iL . 4170t— " bris. , — , 41.0!;11• '• c", 6 • ss / to - �Y.3a, 'b .:: tiyT. a'KP y. . =i aM / <s,:-,,„,,.a„ r°".' a.C. ,'° > ,e y L a ye 77 • � Q �� � cei 60 y\ f x�ks §+"` .�` r'At"rl�u'°'w't"'a'n..'.'�„at�� Y � v,.�Y `�l ,. s".. x 6612 Cornelia Drive tom IR* !o��`\\ lisit,1 Nil I. 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F 4. t• If ,,,i,,,* • i+ I II 1=1 l" -�dr 1, Ii - -- - ' .;�` t s 4 i i i 1 j1 u i _ i I A., j.. <4 of j f .1i -"' ,,,,, II t J f 4 I gyp, - �* STAFF REPORTw9iA-=21, c,(12 o •JvCoRpoltg l°• 1888 Date: May 9, 2018 To: PLANNING COMMISSION • From: Kris Aaker, Assistant City Planner Subject: B-18-1 I, A 9.8 foot front yard setback variance at 6540 Navaho Trail Information / Background: The subject property is approximately 27,759 square feet in area. The home is a one-story rambler built in 1961. The applicant is proposing to remodel the existing first floor, add a second floor addition on top of the existing 1st floor of the home, and add a porch to the rear of the home. The existing structure does not meet the required front yard setback of 36.2 feet. The existing 26.4 foot front yard setback is non- conforming. The proposed second floor will match the existing setback but requires a variance given the nonconforming 1st floor. Surrounding Land Uses Northerly: Single Unit residential homes; zoned and guided low-density residential. Easterly: Single Unit residential homes; zoned and guided low-density residential. Southerly: Single Unit residential homes; zoned and guided low-density residential. Westerly: Single Unit residential homes; zoned and guided low-density residential. Existing Site Features The existing 27,759 square foot lot is located on the east side of Navaho Trail within the Indian Hills neighborhood. The existing first floor of the house will remain and be remodeled. The new proposed second floor will match the exterior walls of the existing first floor. The existing side yard setback on the south side of the property is 10.2 feet with over 100 feet towards the north side yard. The existing setback on the west side of the house along Navaho Trail is 26.4 feet. The required front yard setback is determined by the front yard setback of the adjacent neighbor. The neighbor to the south provides a front_y..ardsetbacsof 6.2feet. whichfS.the_required front yard setback of the subject home. The City of Edina • 4801 W.50th St. • Edina,MN 55424 STAFF REPORT Page 2 subject home has always been forward of the home to the south. The setback of the subject house to the front lot line is currently non-conforming. The proposed project is adding above the existing 1st floor which is considered adding to the non-conforming setback, (even though it will match setback), so therefore needs a variance. Planning Guide Plan designation: Low-Density Residential Zoning: R-I, Single-Dwelling District Grading & Drainage Any grading must not impact adjacent neighbors. The Environmental Engineer has reviewed the application and submitted comments as attached in a memorandum. Compliance Table City Standard Proposed North Side— 10 feet Over 100 feet East Side - 25 feet Over 100 feet South— 10 feet principal structure 10.2 feet West Side— 36.2 feet 26.4 feet Building Coverage 25% 8.5% 1st Floor Elevation 947.2 947.2 feet Building Height 40 feet 35.5 feet *Requires a variance PRIMARY ISSUES & STAFF RECOMENDATION Primary Issues • Is the proposed variance justified? 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 subject home was built prior to other homes in the neighborhood and given the sharp drop in topography in the rear yard, located closer to the front lot line. STAFF REPORT Page 3 2) There are circumstances that are unique to the property, not common to every similarly zoned property, and that are not self-created? The existing house has an existing non-conforming front yard setback of the west side of the house. The proposed second floor addition is within the non-conforming footprint of the existing first floor and will not be any closer to the lot line on the west side of the house than the existing first floor. 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 living space with the proposed project. The addition will be a seamless addition and will look as if it were part of the original plan for the home. There are existing two story homes in the general area of the subject property. Recommended Action: Approve a 9.8 foot front yard setback variance for the north property line at 6540 Navaho Trail. Staff recommends approval of the variance, as requested subject to the findings listed in the staff report above, and subject to the following conditions: • Survey date stamped, April 10, 2018 • Elevations and building plans date stamped April 10, 2018 • Compliance with the conditions and comments listed in the Environmental Engineer's memo. Deadline for a city decision:June 10, 2018. A\r1l • w O DATE: May 2, 2018 TO: Cary Teague— Planning Director FROM: Charles Gerk, P.E.—Graduate Engineer RE: 6540 Navaho Trail -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 certificate of survey dated 12/19/2017 and the proposed SWPPP dated 3/23/18. Summary of Review The proposed work on the subject property includes the partial demolition of an existing home and the construction of a new story to an existing structure. The subject property is tributary to a land locked basin and will require additional engineering and review at time of building permit. The applicant will be required to have an approved Nine Mile 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 a final storm water management plan has been completed and to ensure any additional conditions of the variance have been complied with. Grading and Drainage Proposed grading and drainage paths will closely mimic existing drainage paths. The front of the home will continue to drain to Navaho Trail with the flow path ultimately ending with runoff being discharged to Indianhead Lake. The proposed plans indicate little to no change in the amount of new runoff being directed to Navaho Trail. The rear of the property will continue to drain to the landlocked basin in the rear yard that is part of sub watershed IP_I. There is approximately 250 square feet in new impervious cover being directed to the rear of the lot and the landlocked basin. Mitigation per building department policy SP-003-E will be required for this new impervious cover. The lot has ample space to mitigate this requirement and will be reviewed as part of any building permit. 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. At the time of building permit the applicant will need to provide a final stormwater management plan detailing how the site has met City of Edina stormwater policy requirements. 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. ENGINEERING DEPARTMENT 7450 Metro Boulevard•Edina,Minnesota 55439 www.EdinaMN.gov•952-826-0371•Fax 952-826-0392 (8( e ) Public Utilities No comments Other Items A Nine 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 40. \ .,. ' ., -:'1,-, * ., '., .,, .. '.k.If '''`,...',4e; of*, , r ,, , , ..,, iii.4..,.. ......., ,,, y fti 7" I ,.4 G-° 4 �j F 1, — 11'',*'V: 'Y � ,.S' .a . r .0,!,.,i'A J F i ,r.v 'r 2 Ft ^ . y. r kr Y°r' 1_.. t s% teat! � i. # Y VI‘'''''' ,ak ' ?!,L': ,.., ,it.:-:.. f,* - .1, . w4 _ . :,,,,,-, ....e.r.4, . ' Y�k ;! \1 • fi....-.1,-.1,"31-,.,....„,,, t .fi g'" a> a .., .,-,- 1 faillit .: ,,,, ,. , ,,,,,,,,,, , ,:A4s; k• 2"'*11'‘,.•.,‘ • 1 4M. — :.. , , f a T v u ^ r '1' (� •t \ T r ,.r. I •�44 -4 1' ^; , '* '40 S tixxt 4i — ;;\ � L:.,?' (If -:-,'-VI.,,,---,, x '• . '1 • k i A as a ' �,', '',1 ,x� • —+� ,. 7Y �� 1 ' 1 ''''.1•••C$''': .' h'to-; 'Via+.�,,`' j k ,,< Y ` i 'o , t {" II be 4;I i ii. .vr nsso� ! . ..!iG,i �i 1 _ 1in=100ft Gravity Main — Collector,Abandoned — Collector,Active ((GNI-.2141'�, The CITY of ®�); EDINA N ti W+E S Map Po1 $y214aE018 from WSB&Associates Hennepin Hennepin County Property Map Date: 5/1/2018 Ill! 7 ic.,.,.'4,0--;'.-,...,... - ' ' ''' ' . :A6 r1i \t- * "` .: , ..+ w ,t .<`s^.• 4r,L 4'i$ ..2. .V ?• r }l a; .•4 v .:_r_, , , ,„..,....:,,,,„: . 7 z - ' `=-1u ' ,a, -+ , '*..`"'",..,,.. ,"':7`A.":, ' "7",:-_,'_. -'-` --- - -.1.5":'-'",•`'P' .-''t1:41---7.'''."-:-p 'r', "4- S?6 t 6 r, 3 Yt 5 *.At . .� . ', � - 4 • y 0 - ' •-.. - • � eY „ tM1� '[[�� 1 `` r --j '` = A ' ,� �, r «. lr „.-,4�� Nv a • p v' Ill*" ,��� M - ' p. 1 inch = 50 feet PARCEL ID: 0611621130023 Comments: OWNER NAME. . PARCEL ADDRESS: 6540 Navaho Tr, Edina MN 55439 0.64 acres, 27 763 PARCEL AREA: sq ft A-T-B: Torrens SALE PRICE: . SALE DATA SALE CODE: Other— This data(i)is furnished'AS IS'with no representation as to completeness or accuracy;(ii)is furnished with no warranty of any kind;and(iii)is notsuitable ASSESSED 2017, PAYABLE 2018 for legal,engineering or surveying purposes. PROPERTY TYPE: Residential Hennepin County shall not be liable for any HOM ESTEAD: I- damage,injury or loss resulting from this data. MARKET VALUE: COPYRIGHT©HENNEPIN TAX TOTAL COUNTY 2018 ASSESSED 2018, PAYABLE 2019 PROPERTY TYPE: Residential HOMESTEAD: MARKET VALUE: Harmsf.-n Hennepin County Property Map Date: 5/1/2018 ' G r plc a �Jr'.t ', e .. k 3:'� tf+, 33 --mew'¢— ..„�� E4i =. i •' r i • • t Y 1 ..^f 14: n r' t::1 1 . r 642'r x r Rt / j i - A t - P t f i e j ty b541 a z i. {� t« f 41 b 14 t ,: . a.. :' f, a ,es.'sa"i#..,L'dL ,1,4,ti� 1. • 1 inch = 100 feet PARCEL ID: 0611621130023 Comments: OWNER NAME: PARCEL ADDRESS: 6540 Navaho Tr, Edina MN 55439 PARCEL AREA: 0.64 acres, 27,763 sq ft A-T-B: Torrens SALE PRICE: $ SALE DATA: SALE CnnF• This data(i)is furnished'AS IS'with no representation as to completeness or accuracy;(ii)is furnished with no warranty of any kind;and(iii)is notsuitable ASSESSED 2017, PAYABLE 2018 for legal,engineering or surveying purposes. PROPERTY TYPE: Residential Hennepin County shall not be liable for any HOMESTEAD: damage,injury orloss resulting from this data. MARKET VALUF COPYRIGHT©HENNEPIN TAX TOTAL: COUNTY 2018 ASSESSED 2018, PAYABLE 2019 PROPERTY TVPF' h HOMESTEAD MARKET VALUE: , - _ Minnesota Statues and Edina Ordinances require that the following conditions must be satisfied affirmatively. Please fully explain your answers using additional sheets of paper as necessary. The Proposed Variance will: YES NO Relieve practical difficulties in complying with the zoning ordinance and that the use is reasonable Correct extraordinary circumstances applicable to this property but not applicable to other property in the vicinity or zoning district ✓ Be in harmony with the general purposes and intent of the zoning ordinance Not alter the essential Character of a neighborhood es.." c5<'s N. 2 Dear City of Edina Planning Department— We are the Woelffer's - Kate and Matt plus our dogs Kona and Marv. We are the recent owners of the home at 6540 Navaho Trail for which we are requesting a variance. We very much appreciate your consideration for the variance request. We have always loved the Indian Hills neighborhood and were thrilled to make living here a reality. We are hoping to build our dream home by adding a second story. Currently, our family includes just includes dogs but with this added space we are looking to add to the family in the near future. We plan to make this house and community our home for a long, long time. The city of Edina is the perfect place to live... the schools will be nearby, the short commute to work, the effort and care by the community to continue to make Edina stand out. Our goal is to tastefully add a second story to the existing home in a style that blends seamlessly with the neighborhood. Respectfully, please consider our request and know that we're thrilled to be a part of the Edina and Indian Hills community. Thank you, Kate and Matt Woelffer Y!tit GUS* 11J1vU4A--- �0 Jackie Hoogenakker From: Meredith Davis Sent: Monday,April 30, 2018 5:21 PM To: Jackie Hoogenakker Subject: 6612 cornelia drive Hello: We live next door to 6612 Cornelia Drive (6616 Cornelia Drive). We support the proposed plan that requires a variance due to new flood plain requirements. Please let us know if there is any other way we need to communicate our support. Will;am and Meredith Davis 1 ,xl rP r' y ��, .SYS .a o 3 f .�6 +•��' 1 .1-...,,,./..-3-.- 4 ` '•�A I. Lia 4 R /"iwl� 0 5 1 7 F% - ,rte: "..� ''-'• _ ti p 1 1. ,.• - ,1 ;.. .. .4;47',40;!;;t4;3::.: w ,w � u ' ya`` 9 d ',...:7'...'''''Y'''4'4,°'. 'Y',� a4. '',.0.4".•,'4, 1;',d,amM'7" ,rw }, ':.712 :.�a4 }'''4' * p .444i. t t , s r . have ', W-:=-• ' ,*. - .-.- .-...,'„ l'f37:;, 44 k • "' - _ - ,. ,..:..,. ti. 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NINE g. - III I • ¢g ■ ■■II -'1.!--' - i it I ��1� IE I UN 4 F E•+ I - k NIE_E� MI I' r i a ill! E ■■■■ 1111= ;- - _ gggg ..■■ WENN= �; ?�: € 11111 -- i$ (II i= I • � s 1111 ® — — ■■■■ I .117 L = An14— hi -:AK fdi �.- _ _ + \...�, ..,.. ... — Inti 1.1� •' (', .$o.� .vsvai L,.,I _.. .. 1 I 1 y4 1. LI STAFF REPORT w9ii A�l�, N�� -s _ may° 1888 Date: May 9, 2018 To: PLANNING COMMISSION From: Emily Bodeker, Assistant City Planner Subject: B-18-09, A variance request to exceed the 25% building coverage requirement Information / Background: Dan Wallace, the applicant on behalf of the property owner, has submitted a variance request to exceed the 25% building coverage requirement for residential lots over 9,000 square feet. An existing rear yard accessory structure was removed in November of 2016. The applicant is requesting to reinstall an accessory structure in the rear yard and reduce the size of an existing patio. The proposed project, even with the reduction of theP atio, is still over the maximum building coverage allowed by code. 4of the lot area. The buildingcoverage calculations include the The proposed buildingcoverage is 29. / g P P g house, patio (after the first 150 square feet), and the proposed sauna/shed. It does not include the driveway, sidewalk, special pool, and required pool decking. Surrounding Land Uses Northerly: Single Unit residential homes; zoned and guided low-density residential. Easterly: Single Unit residential homes; zoned and guided low-density residential. Southerly: Single Unit residential homes; zoned and guided low-density residential. Westerly: Single Unit residential homes; zoned and guided low-density residential. City of Edina • 4801 W.50th St. • Edina,MN 55424 STAFF REPORT Page 2 Existing Site Features The existing 10,624 square foot lot is located on the east side of Porter Lane, south of 60th Street West. In 2016, a 120 square foot shed was torn down. Prior to the shed being torn down, the building coverage was at 30.99% of the lot (a 2,663 square foot house, 120 square foot shed, 659 square foot patio plus the I50 square foot patio credit). The lot today is at 29.86%for building coverage. The house accounts for 25.07% of the lot plus the existing patio. Sidewalks, driveways and the pool are not included in building coverage calculations. The requested proposal and associated project would leave the lot at 29.4% building coverage. Although the building coverage percentage has been reduced, the hardcover of the lot is increasing with the proposal. Planning Guide Plan designation: Low-Density Residential Zoning: R-I, Single-Dwelling District Grading & Drainage The Engineering Department has reviewed the subject property for street and utility concerns, grading, storm water, erosion and sediment control. Generally, the proposed work would closely mimic the existing drainage paths. Compliance Table Principal Structure (House) City Standard Proposed North Side— 10 feet principal structure 12.1 feet East Side - 25 feet principal structure —46 feet South- 10 feet5.4-5.9 feet(existingnon-conforming) 36.7 feet West Side— 34.1 feet Building Coverage 25% 29.4%* Accessory Structure City Standard Proposed North Side— 3 feet —61 feet East Side - 3 feet —46 feet South— 3 feet 5.4-5.9 feet(existing non-conforming) Special Purpose Pool City Standard Proposed East Side 5 feet —22 feet South Side 5 feet 6.8-6.9 feet *Requires a variance STAFF REPORT Page 3 PRIMARY ISSUES & STAFF RECOMENDATION Primary Issues • Is the proposed variance justified? 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. Reasonable use does not mean that the applicant must show the land cannot be put to any reasonable use without the variance. Rather, the applicant must show that there are practical difficulties in complying with the code and that the proposed use is reasonable. Staff questions if the proposal is reasonable. Although the existing conditions are greater than what the applicant is asking for, the requirement is the same percentage for all residential lots over 9,000 square feet in Edina. Building permits are not required for patios, and therefore situations where the building coverage is over 25% may occur without staff knowing, creating"existing conditions." The property would be allowed to have a deck or patio up to 150 square feet without a variance. 2) There are circumstances that are unique to the property, not common to every similarly zoned property, and that are not self-created? The percentage of building coverage is calculated the same for each lot over 9,000 square feet. The requirement is consistent throughout all residential properties over 9,000 square feet zoned R-1. 3) Will the variance alter the essential character of the neighborhood? Building coverage is treated the same throughout all neighborhoods in Edina. Lots greater than 9,000 square feet are allowed up to 25% building coverage and lots less than 9,000 square feet are allowed up to 30% building coverage. Each property in the neighborhood is expected to meet this requirement. Recommended Action: Deny a variance to exceed the 25% building coverage requirement at 6005 Porter Lane. It is difficult for staff to support or recommend approval of a variance from the code to exceed the building coverage requirement. Staff doesn't believe there are unique circumstances to the subject property. Staff's recommendation for denial of the requested variance is based on the following findings: • Historically staff has not recommended approval of lot coverage variances based on all lot coverage requirements being calculated the same on all single family residential lots. STAFF REPORT Page 4 • Variances must be based on the unique characteristics of a lot and not on an owner's use of the property. • Approving the variance sets a precedent that could negatively affect surrounding properties and neighborhoods with stormwater concerns. Deadline for a city decision:June 22, 2018. STAFF REPORT (---si<A,TA,, i4 fz(ta. ' ' V-,VA c)*-- t4CI)v 1866 Date: May 9, 2018 To: Planning Commission From: Cary Teague, Community Development Director Subject: Comprehensive Plan Amendment, Preliminary Rezoning, & Preliminary Development Plan for Pentagon Park North. (4820, 4510-4660 77th Street West, and 7600 Parklawn Avenue.) Information / Background: Pentagon Revival LLC is requesting an all housing redevelopment of the Pentagon Park parcels located north of 77th Street. All parcels combined the site is 28.91 acres in size. A Preliminary Rezoning to PUD with a draft Overall Development Plan was approved for these parcels for an office development in 2014, however, no Final Rezoning was sought and no Final Development Plan was approved. (See attached 2014 draft Overall Development Plan.) The use and overall development plan proposed for the north parcel (residential) is very different than the uses and development plan proposed in 2014 (office). At that time, however, the Planning Commission and City Council both expressed a desire to develop this site with some residential uses to create a mixed use development. Residential uses are permitted under the current MDD-6 zoning designation. The approved preliminary plan contemplated four stories adjacent to Fred Richards Park, and five stories on 77th Street. The Comprehensive Plan allows up to 12 stories; while the current Zoning Ordinance maximum is four stories. At full development build out, the project would include 1,500 new housing units. The overall density would be 52 units per acre. The first phase of the project is proposed by Chase Real Estate Group to develop a 10.86 acre portion of the site (4600-4660 77th Street west), with a 360-unit market rate apartment and a 225- unit senior apartment (585 total units). As proposed the development would require the following: > A Comprehensive Plan Amendment to increase the density from 30 to 80 units per acre. (This amendment is currently under consideration by the City Council as part of the 7250 France Avenue project and will be acted on May 15th); and > Rezoning from MDD-6 to PUD-I 6, Planned Unit Development. City of Edina • 4801 W.50th St. • Edina,MN 55424 STAFF REPORT ' Page The applicant for the first phase does not intend to provide any affordable housing within the project. Pentagon Revival is proposing to dedicate the 4820 site for a 100-unit affordable housing project. However, there is not a development partner that has been signed to construct that housing at this time. The Southdale Area Development Principles were shared with the applicant. The applicant has responded. (See attached.) The City's consultant for the Greater Southdale Area Plan, Mic Johnson has also reviewed the plans and provided feedback. (See attached). The applicant has gone through the Sketch Plan process before the Planning Commission and City Council. (See attached sketch plans and minutes.) Based on feedback from the Planning Commission, the City Council, the applicant has: ➢ Removed two surface lots, including one on 77th Street; ➢ Decreased private parking from 3 I 0 to 207 surface stalls; ➢ Increased the shared Park Parking from 40 to 93 stalls; ➢ Increased the underground parking from 442 to 558 stalls; ➢ Increase courtyard size, opened up more landscape view, broke up the mass of the buildings; ➢ Market-rate plaza entry and corner off West 77th and lobby + common spaces to spill out on for more glass store-front architecture and active corner; ➢ Increased green space along 77th and brought the buildings closer to 77th' ➢ Added a 3rd public connection to the Park and Nine Mile Creek Trail along the west lot line ➢ Added a community dog park; ➢ Added a community garden, park benches and public artwork; ➢ Improved the architecture with 5th floor setbacks and terraces. Variations in balcony setback and styles. Added a 5th floor club room and outdoor terrace over-looking the park. More contemporary design with glass corners; ➢ Dedicated land for the Park, including a new driveway connection to the Park including landscaped boulevards, area monument sign, in/out drive lines, parallel parking, 10 foot bike pedestrian trail and perimeter boulevards; and ➢ Chase will be building the Park Access road and dedicate the right-of-way to the City in the Phase I improvements. Attached is the city attorney's "pyramid of discretion." This project is within the "green" zone, meaning this is a legislative decision in which the City has considerable discretion when reviewing this application. SUPPORTING INFORMATION Surrounding Land Uses Northerly: Fred Richards Park; zoned Park and Guided Open Spac/Park. Easterly: Office uses; zoned POD, Planned Office District and guided OR, Office Residential. STAFF REPORT Page 3 Southerly: Office/Industrial Uses; zoned PID, Planned Industrial District and guided OR, Office Residential. Westerly: Mixed Use apartments and Retail; zoned MDD-6, Mixed Development District and guided OR, Office Residential. Existing Site Features The proposed redevelopment site is 10.8 acres in size, is relatively flat and contains 4 office buildings that would be removed. The overall site is 28.91 acres in size and contains a variety of office buildings. Planning Guide Plan designation: OR, Office Residential. Zoning: MDD-6, Mixed Development District Parking Based on the City Code requirement, Section 36-13 I I, 1.25 fully enclosed spaces and .75 requiredper dwellingunit. (2 spaces per unit.) Therefore, the 360 unit are re ui surface spaces q P apartment would require 720 parking spaces, 450 enclosed. The applicant is proposing 553 stalls with 423 enclosed stalls and 130 surface stalls. An additional 56 stalls are available as part of the shared parking arrangement with Fred Richards. For the senior housing .5 surface stalls and .25 enclosed stalls are required for parking. Therefore, the 225 unit senior apartment would require 168 stalls; 112 surface stalls and 56 enclosed. The applicant proposes 194 stalls including 135 enclosed stalls and 59 surface stalls. WSB conducted a parking study and determined that 493 spaces would be adequate for the market rate apartments and 133 stalls for the senior housing. (See attached study.) Therefore, the amount of parking proposed for the development is adequate. Site Circulation/Access/Traffic Access to the proposed development would be off 77`h Street. Access would also be provided directly off 77th into Fred Richards Park. This would improve access and visibility to the Park, compared to the existing access off Parklawn. (See attached.) WSB also conducted a traffic study. The study concludes that the existing roadways can be supported by the project subject to the following road improvement: I. Addition of a westbound right turn lane on W. 77th Street at the East Site access/Fred Richards Park entrance. This improvement would be required as a condition of any approval. STAFF REPORT Page 4 Per the existing development agreement with the property owner in 2014 was that the applicant/landowner is responsible for roadway improvements to 77th Street with the construction of 100,000 square feet. Staff would recommend that that same condition apply to this new proposal. Final plans would be subject to the recommendations in the WSB traffic study and approval of the city engineer. Landscaping Based on the perimeter of the site, 75 overstory trees would be required. The proposed plans show that 102 overstory trees would be planted. A full complement of understory shrubs and bushes are also proposed. Every overstory tree on the subject property would be removed. At full build out of the project, the landscaping would be a vast improvement over existing landscaping and trees. Grading/Drainage/Utilities While there are some above ground stormwater management areas, the majority of the stormwater would be stored and treated underground. One of the primary goals of the redevelopment of this site contemplated in 2014 was as follows: "A majority of the storm water retention shall be developed as an amenity and integrated into the overall development." Staff does not believe this goal has been met. The stormwater is not "integrated" into the development. Staff does acknowledge that improvements have been made with the stormwater areas along the west and north lot lines. There are opportunities to expand water features to the regional trail. Additionally the parking stalls along the park would be constructed with pervious pavers. The city engineer has reviewed the proposed plans and has offered recommendations and condition outlined in the attached memo. A site improvement plan agreement would be required for the construction/repair of the public drive to the park, sidewalks and utilities. Any approvals of this project would be subject to review and approval of the Nine Mile Creek Watershed District, as they are the City's review authority over the grading of the site. Building/Building Material The building materials would be a combination of brick, stone, and glass, with metal panel accents. The applicant will have a materials board for review at the Planning Commission meeting. Sustainability The applicant has filled out the sustainability questionnaire. (See attached.) The City's sustainability coordinator has reviewed the proposed plans and has made several recommendations to improve the project. (See attached memo.) Should the City approve this STAFF REPORT Page 5 project, a condition of approval should be to include the recommendations of the City's sustainability coordinator. Mechanical Equipment Any rooftop and/or ground level equipment would have to be screened if visible from adjacent property lines. Loading Dock/Trash Enclosures Loading and trash areas would be in the underground garage. There would be two elevators up in the garage area for each building. Building Height The building height requirement for this site is 4 stories and 48 feet. (See attached building height overlay district map.) The applicant is requesting flexibility from this standard through the PUD rezoning, to allow 5 stories and 60 feet. Living Streets/Multi-Modal Consideration Sec. 36-1274. - Sidewalks, trails and bicycle facilities. (a) In order to promote and provide safe and effective sidewalks and trails in the City and encourage the use of bicycles for recreation and transportation, the following improvements are required, as a condition of approval, on developments requiring the approval of a final development plan or the issuance of a conditional use permit pursuant to article V of this chapter: (I) It is the policy of the City to require the construction of sidewalks and trails wherever feasible so as to encourage pedestrian and bicycle connectivity throughout the City. Therefore, developments shall provide sidewalks and trails which adjoin the applicant's property: a. In locations shown on the City's sidewalk and trail plan; and b. In other locations where the council finds that the provision of such sidewalks and trails enhance public access to mass transit facilities or connections to other existing or planned sidewalks, trails or public facilities. (2) Developments shall provide sidewalks between building entrances and sidewalks or trails which exist or which will be constructed pursuant to this section. (3) Developments shall provide direct sidewalk and trail connections with adjoining properties where appropriate. (4) Developments must provide direct sidewalk and trail connections to transit stations or transit stops adjoining the property. (5) Design standards for sidewalks and trails shall be prescribed by the engineer. (6) Nonresidential developments having an off-street automobile parking requirement of 20 or more spaces must provide off-street bicycle parking spaces where bicycles may be parked and secured from theft by their owners. The minimum number of bicycle parking spaces required shall be five percent of the automobile STAFF REPORT ' Page o parking space requirement. The design and placement of bicycle parking spaces and bicycle racks used to secure bicycles shall be subject to the approval of the city engineer. Whenever possible, bicycle parking spaces shall be located within 50 feet of a public entrance to a principal building. (b) The expense of the improvements set forth in subsection (a) of this section shall be borne by the applicant. The proposal would enhance pedestrian, bike and vehicular connections in the area. A boulevard sidewalk is proposed along 77th street; there would be four pedestrian connections and a bike access to Fred Richards Park to the north. (See attached plans.) A vehicular entrance to the Park is also proposed. The additional 585 residential units would increase and enhance pedestrian movement in the area. There would be dedicated bike storage and a bike maintenance area in the apartments. COMPLIANCE TABLE While the applicant is proposing to rezone the site to PUD, the following table demonstrates compliance with the current MDD-6 zoning: City Standard (MDD-6) Proposed (Rough Estimates) Setbacks - Buildings Front Setback 35 feet + 1/2 foot for each 32 & 35 feet (77th Street)* foot the building height 114 feet (Fred Richards Park) exceeds minimum setback 100 Feet (west side) 60 feet Required Building Height 4 stories and 48 feet 5 stories and 60 feet* Parking lot and drive 20 feet (street) 20 feet aisle setback 10 feet (park) I0-30 feet (Fred Richards 5 feet (side) Park) 20 feet Building Coverage 30% 22% Maximum Floor Area 50% - Non-residential Uses 540,000 s.f. all Ratio (FAR) 50% - Residential Uses residential* (Compliant if 473,061 SF Total the Pentagon Park South Parcel is included) Parking Stalls — All Age 1.25 enclosed per unit (450) 423 enclosed proposed* .75 surface per unit (270) 130 surface proposed* Senior .25 enclosed per unit (I 12) 194 enclosed .50 surface per unit (56) 59 surface *Does not meet City Code STAFF REPORT Page 7 Comprehensive Guide Plan Amendment— Density To accommodate the request, the following Comprehensive Plan amendment is requested: ➢ A Comprehensive Plan Amendment to increase the density in the OR, Office Residential District from 30 units per acre to 80 units per acre. The Office Residential area is located west of France Avenue and into the Pentagon Park Area. The OR, Office Residential Area guides up to 30 units per acre. This density is low given the density that has been considered as part of the Greater Southdale Area Study. Densities that have been contemplated to date have been 80 units per acre over the whole of the district. The thinking behind that density has been to allow greater densities in between France and York (100-125 units per acre; the CAC, Community Activity Center allows up to 105 units per acre in the existing Comprehensive Plan); and lesser densities 50-80 units per acre west of France and East of York. The City has allowed greater densities on the east side of York (Envi Edina is 105 units per acre; and the Onyx is 52 units per acre. On the west side of France, the Aurora on France project (senior housing) is 80 units per acre. Below is table of existing high density developments in the City. Note that the trend in multi- family development is higher density. This is due to the high cost of land in Edina, the City's requirement for affordable housing, and the added cost of redeveloping a site with existing buildings. High Density Development in Edina Development Address Units Units Per Acre Yorktown Continental 7151 York 264 45 The Durham 7201 York 264 46 7500 York Cooperative 7500 York 416 36 South Haven 3400 Parklawn 100 42 The Waters Colonial Drive 139 22 6500 France—Senior 6500 France 188 80 Housing Lennar - Onyx 6725 York 240 52 7250 France Project 7250 France 135 80 Pentagon Park North 4820.4510-4660 77th 1500 52 Street West.and 7600 Par!dawn Avenue STAFF REPORT ' Page d 5000 France 5000 France 23 29 Hazelton Road Apartments 3650 Hazelton 186 150 Road Bus Garage—Trammel Crow Eden Avenue 165 100 Gateway Point 66th &York 191 96 The Millennium 66th &York 372 60 Lincoln Residences 5901 Lincoln 250 30 Drive Red—Indicates recent projects Example Residential Density Ranges in Surrounding City's Comprehensive Plans City Range— Per Acre Bloomington Medium Density Residential 5-10 High Density Residential No limit General Business 0-83 Commercial 0-83 (Community& Regional) High Intense mix use 0-60 Airport South mix use 30-13 I Richfield Medium Density Residential 7-12 High Density Residential Minimum of 24 High Density Res./Office Minimum of 24 Mixed Use 50+ St. Louis Park Medium Density Residential 6-30 High Density Residential 20-75 (PUD for high end) Mixed Use 20-75 (PUD for high end) Commercial 20-50 Minnetonka Medium Density Residential 4-12 High Density Residential 12+ Mixed Use No range established (density based on site location and site conditions.) Minneapolis Medium Density (mixed use) 20-50 High Density (mixed use) 50-120 Very High Density(mixed use) . 120+ STAFF REPORT Page 9 The site's location on an arterial roadway provides a good location for higher density. The Comprehensive Plan currently suggests allowing higher density subject to proximity to utilities capacity, level of transit service available, and impact on adjacent roads. Other desired items to allow greater density would include: Below grade parking, provision of park or open space, affordable housing, sustainable design principles, pedestrian circulation, and podium height. The proposed project would contain some of these elements. There is adequate utility capacity available. A traffic study was done by WSB and concludes the existing roads could support the development subject to roadway improvements. (See attached study.) WSB has also done a traffic study of the entire Southdale Area, and also concludes that the proposed density could be supported by the roadway network. The amendment to the Comprehensive Plan would be accomplished as follows (this language is under consideration by the City Council as part of the 7250 France Project): OR Transitional areas along major Upgrade existing streetscape 12-30 residential dwelling units/acre thoroughfares or between higher- and building appearance, The City Council may approve a project for Office- intensity districts and residential improve pedestrian and up to 80 units per acre through a PUD or Residential districts. Many existing highway transit environment. rezoning.Criteria to justify greater density oriented commercial areas are includes:Addressing the City's Working No current anticipated to transition to this Encourage structured Principles for Development Building quality, examples in City. more mixed-use character. parking and open space sustainability,pedestrian oriented Potential where feasible; development,additional public space and Primary uses are offices,attached linkagespublic realm,provision of more green space, examples include or multifamily housing. emphasize the enhancement Pentagon Parkof the pedestrian underground parking,affordable housing, area and other I- Secondaryuses:Limited retail and proximity to low density uses,utilities environment. 494 corridor service uses(not including"big capacity,level of transit service available,and locations box"retail),limited industrial impact on adjacent roads. (fully enclosed),institutional uses, parks and open space.Vertical Floor to Area Ratio-Per current Zoning Code: mixed use should be encouraged, maximum of 0.5 to 1.0 and may be required on larger Floor to Area Ratio may exceed 1.0 on a case sites. by case basis,subject to proximity to utilities capacity,level of transit service available,and impact on adjacent roads.Other desired items to allow greater density or density on the high end of the residential housing range above, would include:Below grade parking, provision of park or open space,affordable housing,sustainable design principles, provision of public art,pedestrian circulation, and podium height. STAFF REPORT Page 10 Planned Unit Development (PUD) Per Section 36-253 the following are the regulations for a PUD: I. Purpose and Intent. The purpose of the PUD District is to provide comprehensive procedures and standards intended to allow more creativity and flexibility in site plan design than would be possible under a conventional zoning district. The decision to zone property to PUD is a public policy decision for the City Council to make in its legislative capacity. The purpose and intent of a PUD is to include most or all of the following: a. provide for the establishment of PUD (planned unit development) zoning districts in appropriate settings and situations to create or maintain a development pattern that is consistent with the City's Comprehensive Plan; b. promote a more creative and efficient approach to land use within the City, while at the same time protecting and promoting the health, safety, comfort, aesthetics, economic viability, and general welfare of the City; c. provide for variations to the strict application of the land use regulations in order to improve site design and operation, while at the same time incorporate design elements that exceed the City's standards to offset the effect of any variations. Desired design elements may include: sustainable design, greater utilization of new technologies in building design, special construction materials, landscaping, lighting, stormwater management, pedestrian oriented design, and podium height at a street or transition to residential neighborhoods, parks or other sensitive uses; d. ensure high quality of design and design compatible with surrounding land uses, including both existing and planned; e. maintain or improve the efficiency of public streets and utilities; f. preserve and enhance site characteristics including natural features, wetland protection, trees, open space, scenic views, and screening; g. allow for mixing of land uses within a development; h. encourage a variety of housing types including affordable housing; and i. ensure the establishment of appropriate transitions between differing land uses. Some, but not all of the above criteria are included with this development proposal. There is a proposed affordable housing element; however, there are no assurances of a specific development. The proposal would provide improved vehicle and pedestrian connections to the park. However, staff is not sure it would create a more creative and efficient approach i t STAFF REPORT Page I I to development of the site. As mentioned the site is divided up into very large block, unlike the previous draft Overall Development Plan. On its own, this project is entirely residential and not mixed use. That said, it would introduce a use to the area that currently does not exist in Pentagon Park, but the use is consistent with the Comprehensive Plan. 2. Applicability/Criteria a. Uses. All permitted uses, permitted accessory uses, conditional uses, and uses allowed by administrative permit contained in the various zoning districts defined in this Chapter shall be treated as potentially allowable uses within a PUD district, provided they would be allowable on the site under the Comprehensive Plan. The proposed use is consistent with the Comprehensive Plan. As mentioned, the site is designated as OR, Office Residential, which encourages a mixture of uses. Uses include: D Offices, attached or multifamily housing. D Limited retail and service uses (not including "big box" retail), ➢ Vertical mixed use should be encouraged, and may be required on larger sites. The proposal is for an entirely residential development over the 28+ acres. b. Eligibility Standards. To be eligible for a PUD district, all development should be in compliance with the following: i. where the site of a proposed PUD is designated for more than one (I) land use in the Comprehensive Plan, the City may require that the PUD include all the land uses so designated or such combination of the designated uses as the City Council shall deem appropriate to achieve the purposes of this ordinance and the Comprehensive Plan; This project would not be a mixed use development. Should the City approve this project, staff would recommend that future phases be required to include a mixture of office and/or retail. ii. any PUD which involves a single land use type or housing type may be permitted provided that it is otherwise consistent with the objectives of this ordinance and the Comprehensive Plan; This is a single use PUD proposal. However, that use is allowed in the Comprehensive Plan. After development of the first phase the uses would be mixed with the existing office the east and the new residential. As mentioned above, future development phases should be encouraged to be a mixture of uses, including retail and office. STAFF REPORT Page 12 iii. permitted densities may be specifically stated in the appropriate planned development designation and shall be in general conformance with the Comprehensive Plan; and The uses allowed are consistent with the Comprehensive Plan. The densities contemplated are consistent with discussions by the Greater Southdale Area Visioning. Additionally, the WSB traffic study concludes that the surrounding roadways could support the use subject to conditions. iv. the setback regulation, building coverage and floor area ratio of the most closely related conventional zoning district shall be considered presumptively appropriate, but may be departed from to accomplish the purpose and intent described in #1 above. The table on page 6 shows how the proposed new buildings would comply with the MDD-6 Zoning Ordinance Standards and the zoning standard in the new PUD-I 6 District. Flexibility is requested in regard to building height, setbacks, FAR and parking standards. In relaxing these standards, the purpose and intent, as described in #1 above should be met. The area would be improved from existing conditions on the site, and the pedestrian and vehicle connections to the park would be improved. There also would be an increase in green space. The applicant is proposing future affordable housing on another site within the development. AUAR (Alternative Urban Areawide Review) As part of a rezoning of the Pentagon Park Area to MDD-6, Mixed Use Development, an AUAR, Environmental Study was completed in 2007, to examine impacts of the proposed development, and development scenarios beyond the densities suggested by the development. The proposed development in 2007 was to tear down the buildings on the Pentagon Tower and Pentagon Quads site and build the following: ➢ 634 senior housing units ➢ An 80,000 square foot hotel ➢ Two office towers that would total 737,000 square feet, and two above ground parking structures. The proposed project was never developed; and the property ownership has since changed to Hillcrest Development. The study was updated in 2013 to consider the Hillcrest proposal. (See attached.) The following is a breakdown of the anticipated land uses at that time: ➢ Office — 1,420,000 square feet. ➢ Retail — 40,000 square feet. t � STAFF REPORT Page 13 ➢ Hotel — 250,000 square feet (375-425 rooms) ➢ Parking structures — 6,400 parking stalls. ➢ Housing (would replace some of the office if built.) An AUAR allows the flexibility to examine different development scenarios, including what would be allowed under the current zoning and comprehensive plan; and other development scenarios, including, what the developer is considering. An AUAR enables cities to evaluate how much development can be accommodated in an area without significant environmental impacts. The proposed housing development is consistent with the residential scenario contemplated. (See page scenario 2&4, Figure 4-2&4.4 in the attached AUAR.) Essentially, residential uses are replacing the office square footage contemplated. Housing would have a lesser impact on traffic in the area. PRIMARY ISSUES/STAFF RECOMMENDATION Primary Issues • Is the Comprehensive Plan Amendment regarding density reasonable for this site? Yes. Staff believes the proposed amendment is reasonable for the following reasons: I. Higher Densities are generally located on arterial roadways. The OR district is generally located on France Avenue, which connects to both Crosstown 62 and 1-494, and 77th street which connects France Avenue to Highway 100. Both 77th and France are arterial roadways. The density is consistent with the AUAR densities contemplated for this area. 2. The densities that have been contemplated as part of the Greater Southdale Area Study have been 80-90 units per acre over the whole of the district. Higher Density is contemplated in between France Avenue and York Avenue (100-150 units per acre...the existing CAC area allows up to 105 units per acre); and lesser densities 50-80 units per acre west of France and East of York. The City has allowed greater densities on the east side of York (Envi Edina is 105 units per acre; and the Onyx is 52 units per acre. On the west side of France, the Aurora on France project (senior housing) is 80 units per acre. 3. Density proposed is similar or less than density for mixed use areas for surrounding communities including Minnetonka, Minneapolis, Bloomington, Richfield, and St. Louis Park. 4. Allowing higher densities allows the City greater opportunity to provide affordable housing units. 5. Traffic studies done by WSB conclude that densities contemplated on the west side of France can be supported by the existing roadway system. (See attached Greater Southdale Area Transportation Study & the AUAR.) STAFF REPORT Page 14 • Is the proposal reasonable to justify the PUD rezoning of the site? Staff recognizes that this site has some significant development challenges to redevelop. There is a high water table and peat soils, which prevents a significant amount of parking to go underground. The soils are very poor for re-development. Pilings would be required due to the peaty soils. Pilings would add significant development cost to the project. Also, the City is requesting shared parking along the park and a new entrance to the park. While the applicant has done a nice job addressing the difficult site development issues, and has tried to respond to the comments from the Planning Commission and City Council Sketch Plan review, staff does not believe a PUD is justified in this instance for the following reasons: I. The proposal does not adequately address the guiding principles established with the Preliminary Rezoning for this site. The principles include providing: Green Streets, Integrated Stormwater, Pedestrian Friendly 77th, Connections from West to East, Multimodal Connections and shared parking. The streets are not necessarily "green;" the parkway shown on the approved preliminary plan is a traditional two-way driveway with parking on both sides. One the conditions of Preliminary Rezoning for this site in 2014 was as follows: "A majority of the storm water retention shall be developed as an amenity and integrated into the overall development." Staff does not believe this condition has been met; the stormwater plan primarily addresses the issue by storing and treating the water underground and is not necessarily "integrated" into the development. Staff does acknowledge that improvements have been made with the stormwater areas along the west and north lot lines; and there is more opportunity in this area to integrate into the Park. The proposal is a vast improvement to the pedestrian movement in the area. The east-west connection would begin to be improved with the boulevard style sidewalk on the north side of 77th. In regard to multimodal connections the applicant is showing a bus stop along 77th Street, and has provided bike connections to the regional trail through the development. The shared parking appears to be provided more for the residential use and not users of the park. 2. The applicant has addressed the Greater Southdale Area Development Principles; however, the overall development plan does not meet the development of smaller block principles. The size of these blocks is more like 400 x 600 feet as opposed to 200 x 200 feet suggest in the Framework Vision. The previously approved Overall Development for this site in 2014 better addressed the Development Principles and divided the site into 18 blocks; the proposal divides the site into 7 blocks. Mic Johnson, has provided a review of the project and offered the following issues: 7 1 STAFF REPORT Page 15 D The site plan does not conform to the approved preliminary PUD. The current plan has buildings with facades in excess of 400 feet long, with correspondingly long interior corridors. On grade parking surrounds all buildings. The distance between buildings with access streets is approximately 150 feet, all of which create a very low density. D Architecture variety and interest is limited to one style, with small variations creating a mundane and non-transformative architectural expression that will easily look dated. D There is minimal variety in programming of the ground floor. Services are limited to basic apartment needs without the opportunity for diverse activities such as coffee shops, cafes, etc. This does not reinforce the vision of a more lively and prosperous social/cultural experience within the Pentagon Park neighborhood. D Streets throughout the proposal are not streets but rather access to on-grade parking. All streets become the same instead of offering a variety of diverse use and landscaped pedestrian ways through the site. Each street could have a specific identity that would encourage a diversity of uses and appropriateness for social interaction. D Courtyards are themed but do not indicate an overall theme or connection to one another through specific pedestrian connection and/or street address. D The shared parking on the north edge of the development puts cars facing the park. It is not integrated into the park, nor does it promote a larger connection east-west pedestrian such as a promenade, specific connections to the new buildings, or an overall characteristic that would communicate the development's unique relationship to the park. D Although the images used to promote the ideal characteristics that the proposal attempts to convey, there is a lack of integration of these ideas into an overall plan. As an example, not one of the images shows cars around three primary sides of the development—as is demonstrated in this proposal. In our opinion, this proposal depicts a more typical suburban development, which may not be in alignment with the city's broader goals of a more vibrant, mixed-use community within the Pentagon Park neighborhood. 3. The proposal does not adequately meet the City's criteria for PUD zoning. (See pages 10-12 of this report.) The proposal would not create a more creative and efficient approach to development of the site. As mentioned above, the Overall Development Plan proposal divides the property up into 7 very large blocks, rather than 18 as recommended in the 2014 Preliminary Rezoning/Overall Development Plan for the site. The City's sustainability coordinator has reviewed the proposal and has offered recommendations to improve sustainability. (See attached memo dated May 2, 2018.) 4. On its own, this project is entirely residential and not mixed use. 5. Lack of affordable housing within the project. While the proposal is to constructI00 units of affordable housing within the overall development, staff is concerned that there are no guarantees for this future development. Should the City approve the project staff would recommend the following conditions be placed to ensure meeting the City's affordable housing policy: D Prior to issuance of a building permit, $100,000 per unit, or $5.85 million must be submitted to the City in the form of a cash escrow, letter of credit, or bond to i s STAFF REPORT Page 16 ensure that affordable housing occurs within the development. These monies would be given back to the property owner upon delivering the affordable housing units within the development that would meet the City's affordable housing policy. If the property owner does not deliver the affordable units within 3 years, the City would use cash in the money to be used elsewhere in the City to deliver affordable housing. ➢ The Zoning Ordinance establishing the PUD-I 6 Zoning District shall designate 4820 77th Street as an affordable housing site. Conclusion/Recommendation As this is a request for a Comprehensive Plan Amendment and Rezoning, the City has substantial discretion as to approving or denying this request. (See the pyramid of discretion on page.) Below are the alternative actions to be considered by the Planning Commission and City Council: Comprehensive Plan Amendment Approval Recommend that the City Council approve the requests for Comprehensive Plan Amendments as follows: ➢ A Comprehensive Plan Amendment to increase the density in the OR, Office Residential District in the Greater Southdale Area from 30 units per acre to 80 units per acre; and Approval is based upon the following findings: I. Higher Densities are generally located on arterial roadways. The OR district is generally located on France Avenue, which connects to both Crosstown 62 and I- 494, and 77th street which connects over to Highway 100. Both 77th and France are arterial roadways. The density is consistent with the AUAR densities contemplated for this area. 2. The densities that have been contemplated as part of the Greater Southdale Area Study have been 80-90 units per acre over the whole of the district. Higher Density is contemplated in between France Avenue and York Avenue (100-150 units per acre...the existing CAC area allows up to 105 units per acre); and lesser densities 50-80 units per acre west of France and East of York. The City has allowed greater densities on the east side of York (Envi Edina is 105 units per acre; and the Onyx is 52 units per acre. On the west side of France, the Aurora on France project (senior housing) is 80 units per acre. STAFF REPORT Page 17 3. Density proposed is similar or less than density for mixed use areas for surrounding communities including Minnetonka, Minneapolis, Bloomington, Richfield, and St. Louis Park. 4. Allowing higher densities allows the City greater opportunity to provide affordable housing units. 5. Traffic studies done by WSB conclude that densities contemplated on the west side of France to Pentagon Park can be supported by the existing roadway system. Denial Recommend the City Council deny the request for a Comprehensive Plan Amendment. Denial is based on the following findings: I. The area west of France and south of the Fred Richard Park is considered a transition area between the high density commercial development on the east side of France and South of 77th Street and the single family homes to the west and north. 2. The density proposed is too high for this area. Preliminary Rezoning to PUD, Overall Development Plan & Preliminary Development Plan Approval Recommend that the City Council approve the Preliminary Rezoning from MDD-6, Mixed Development District to PUD-I6, Planned Unit Development District, including an Overall Development Plan and Preliminary Development Plan for Phase I. Approval is subject to the following findings: I. The proposed land use is consistent with the Comprehensive Plan. 2. The proposed buildings would be a high quality brick, stone and glass. 3. 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: ➢ Improved pedestrian connections to move people through and around the site and connect to the Regional Trail and Fred Richards Park to the north. ➢ Provides the potential for additional public space along the north lot line in conjunction with Fred Richards Park; ➢ Opportunity to provide increased stormwater and ponding features in connection to Fred Richards Park; STAFF REPORT Page 18 High quality building design; and The potential for significant affordable housing in a future phase of development. 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. 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 overall in Pentagon Park 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. 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. h. Encourage or require placement of surface parking to the rear or side of buildings, rather than between buildings and the street. 6. The existing roadways and parking would support the project. WSB conducted a traffic and parking impact study, and concluded that the proposed development could be supported by the existing roads and proposed parking, subject to conditions. 7. The proposal meets the City's criteria for PUD zoning. The PUD zoning would: a. Create a more pedestrian-friendly development with the construction of improved sidewalks and connections to the Nine Mile Creek Regional Trail and Fred Richard Park. The project would bring more vibrancy to the area. b. The building would be of high quality brick architectural metal, stone, 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 could significantly add to the City's affordable housing stock in the future. 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. STAFF REPORT Page 19 8. The proposed uses would be a significant upgrade to the current buildings on the site. Approval is subject to the following Conditions: I. The Final Development Plans must be generally consistent with the Preliminary Development Plans dated April 10, 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. Work with the City to expand the public space north of the parking area into the Fred Richards Park including expansion of the dog park area, pedestrian connection and stormwater retention. 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. 8. A letter of credit, cash escrow or bond in the amount of$5.85 million be submitted to the City prior to the issuance of a building permit to ensure that affordable housing occurs within the development prior to issuance of a building permit. These monies would be given back to the property owner upon delivering the affordable housing units within the development that would meet the City's affordable housing policy. If the property owner does not deliver the affordable units within 3 years, the City would cash in the money to be used elsewhere in the City to deliver affordable housing. 9. Compliance with all of the conditions outlined in the sustainability coordinator's memo dated May 2, 2018. 10. Compliance with all of the conditions outlined in the director of engineering's memo dated May 3, 2018. I I. Per the Master Development Agreement, dated May 20, 2014, reconstruction of 77th Street is required with the construction of 100,000 square feet. Therefore, the applicant/landowner is responsible for roadway improvements to 77`h Street. Final plans would be subject to the recommendations in the WSB traffic study and approval of the city engineer. 2. Compliance with the WSB Traffic & Parking Study recommendations. STAFF REPORT Page 20 I3. All crosswalks shall be marked with ground-in premark preformed thermoplastic in a standard or "continental" pattern per Edina Standard Plate No. 716 to clearly identify the pedestrian crossings. 14. Subject to the Zoning Ordinance Amendment creating the PUD-I6, Planned Unit Development for this site. 5. Dedication of public access easements along the entrance to Fred Richards Park and the drive aisle and parking stalls along the north lot line subject to review and approval of the city attorney. The easement shall provide pedestrian and vehicular access to the Park. 16. Metropolitan Council approval of the Comprehensive Plan Amendment regarding density. Denial Recommend the City Council deny the Preliminary Rezoning from MDD-6, Mixed Development District to PUD-I6, Planned Unit Development District, including an Overall Development Plan and Preliminary Development Plan for Phase I, subject to the following findings: I. The proposal does not adequately address the guiding principles regarding Green Streets, Integrated Stormwater, Pedestrian Friendly 776 Street, Connections from West to East, Multimodal Connections and Shared Parking. 2. The proposal does not adequately integrate stormwater into the development. 3. The overall development plan does not meet the Greater Southdale Area development principle of redeveloping property into smaller blocks. The size of these blocks is more like 400 x 600 feet as opposed to 200 x 200 feet suggest in the Framework Vision. The previously approved Overall Development for this site in 2014 better addressed the Development Principles and divided the site into 18 blocks; the proposal divides the site into 7 blocks. 4. The proposal does not meet the City's criteria for PUD zoning, including a lack of mixed uses; no affordable housing in Phase 1; no creative or efficient development of the site; lack of creative stormwater management; no podium height. 5. Lack of affordable housing within the project. 6. The current zoning, MDD-6 provides a reasonable use of the property and is consistent with the Comprehensive Plan. Staff Recommendation: Comprehensive Plan Amendment Staff recommends approval of the Comprehensive Plan Amendment to increase density to up to 80 units an acre in the OR, Office Residential District. STAFF REPORT Page 21 Rezoning to PUD Based on the findings outlined above, staff recommends denial of the proposed Rezoning to PUD. Deadline for a city decision: August 7, 2018 DRAFT ORDINANCE FOR CONSIDERATION ORDINANCE NO. 20I8m_ AN ORDINANCE AMENDING THE ZONING ORDINANCE TO ESTABLISH THE PUD-I6, PLANNED UNIT DEVELOPMENT-I6 ZONING DISTRICT The City Of Edina Ordains: Section I. Chapter 36, Article VIII, Division 4 is hereby amended to add the following: Sec. 36-507 Planned Unit Development District-I6 (PUD-I6) Pentagon Park North (a) Legal description: See attached Exhibit A (b) Approved Plans. Incorporated herein by reference are the re-development plans, including the master development plan for the site received by the City on , 2018 except as amended by City Council Resolution No. 2018- on file in the Office of the Planning Department. (c) Principal Uses: All uses allowed in the MDD-6 Zoning District Multi-family Apartments/Condos. (d) Accessory Uses: All accessory uses allowed in the MDD-3-6 Zoning District. (e) Conditional Uses: All conditional uses allowed in the MDD-3-6 Zoning District. (f) Development Standards. Required Setbacks - Buildings 77th Street (Front Street) 30 feet North (Rear-Park) 100 feet West 100 Feet Parklawn Ave. (Front Street) 30 feet Building Height 5 stories and 60 feet Parking lot and drive aisle setback Street 20 feet Side & Park 10 feet Building Coverage 22% Maximum Floor Area Ratio 1.5 FAR (FAR) Parking Stalls Phase I 423 enclosed proposed 130 surface proposed 194 enclosed 59 surface Other uses determined by the Use in Sec. 36-1311 (g) Signs shall be regulated per the Mixed Development District. Section 2. This ordinance is effective upon approval by the Metropolitan Council of the Comprehensive Plan Amendment. First Reading: Second Reading: Published: Attest: Debra A. Mangen, City Clerk James B. Hovland, Mayor Please publish in the Edina Sun Current on: Send two affidavits of publication. 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PT." • i ,-- ---1, E.,ri n I 1 a , ._____ 1 0 i ____ _ __ __ ..,•2 .-.$;7.- .4-.L7 , . ., i P3 1.0 •r ,..-, -. : • k'''' 4 ,.._ q t 1 - ,) I 1.... tx-, - .1';"-- ----,, ,,----------: I ---Ai.___Sl ...-,- • - --..g , . 1 Z •al r-‘ — ....., , ,3.7 ,O, 4 .ri,r— 11 '' kCZ El) RESOLU - -1 0. 2014-29 APPROVING PRELIMINARY REZONING FRAM MDD-6, MIXED DEVELOPMENT DISTRICT TO PUD, PLANNED UNIT DEVELOPMENT, & OVERALL DEVELOPMENT PLAN FOR PENTAGON PARK BE IT RESOLVED by the City Council of the City of Edina,Minnesota,as follows: Section 1. BACKGROUND. 1.01 Pentagon Revival is requesting a Preliminary Rezoning from MDD-6 to PUD,Planned Unit and an Overall Development Plan for Pentagon Park. 1.02 The property is legally described as follows: See attached Legal Descriptions 1.03 On February 26,2014,the Planning Commission recommended approval of the Preliminary Rezoning to PUD and Overall Development Plan.Vote 8 Ayes, 0 Nays and 1 abstention. Section 2. FINDINGS 2.01 Approval is based on the following findings: 1. The proposed land uses are consistent with the Comprehensive Plan. 2. The proposal would meet the purpose and intent of the PUD. The site is guided in the Comprehensive Plan as"Office Residential," which is seen as a transitional area between higher intensity districts and residential districts. Primary uses include: offices,housing, limited service uses,limited industrial,parks and open space. Vertical mixed uses are encouraged. 3. The proposal would create a more efficient and creative use of the property. Better vehicle and pedestrian connections would be created; enhanced green space and ponding would be created;a mixture of land use is envisioned; there would be improved architecture and sustainability; shared parking would be created,including with the public use to the north. 4. The proposed project would meet the following goals and policies of the Comprehensive Plan: a. Design public open and green linkages that bring both amenity and positive image to neighborhoods,corridors,and business precincts. b. Design public streets to serve not only vehicles but also pedestrians,people with mobility aids,and bicycles,balancing the spatial needs of existing and future users CITY OF EDINA 4801 West 50th Street•Edina,Minnesota 55424 www.EdinaMN.gov•952-927-8861•Fax 952-826-0389 RESOLUTION NO. 2014-29 Page Two within the right-of-way. Address both mobility and recreational needs and opportunities. c. Create walkable streets that foster an active public life; streets that are energized by their proximity to a vibrant mix of activity-generating uses. d. Preserve and make accessible natural areas and features as part of a comprehensive open space network. e. Within larger redevelopment sites,promote a fine-grained and interconnected network of local streets and paths, encouraging pedestrian circulation and providing a choice of access points. f. Encourage infill/redevelopment opportunities that optimize use of city infrastructure and that complement area,neighborhood, and/or corridor context and character. g. Podium Height. Where it is appropriate,the applicant has committed to the podium height concept, defined in the Edina Comprehensive Plan as follows: The"podium" is that part of the building that abuts the street,or that provides the required transition to residential neighborhoods,parks, and other sensitive uses. The podium height concept is intended to create a consistent street wall envelope and a comfortable pedestrian environment. Section 3. APPROVAL NOW THEREFORE,it is hereby resolved by the City Council of the City of Edina,approves the Preliminary Rezoning to PUD,Planned Unit Development&an Overall Development Plan for Pentagon Park,subject to the following conditions: 1. Final Development Plans must be generally consistent with the Preliminary/ Overall Development Plans dated January 22, 2014. Option 1 is the Overall Development Plan. Exhibit 14 is not included. Exhibit 15 is approved but shall not include the"12+Story" category. 2. The Final Landscape Plan must meet all minimum landscaping requirements per Section 850.04 of the Zoning Ordinance. 3. The Final Lighting Plan must meet all minimum landscaping requirements per Section 850.04 of the Zoning Ordinance. 4. Submittal of a sign plan with Final Development Plan application for each phase of the overall development. Each signage plan submittal should include monument sign locations and size,way finding signage, and wall signage. Signage shall be consistent throughout the PUD. 5. The 77th Street Improvements must be completed by the applicant/land owner when 100,000 square feet of development has been constructed. The 77th Street improvements RESOLUTION NO. 2014-29 Page Two must be consistent with the plans date stamped January 22,2014, and are subject to review and approval of city staff before construction. 6. The Parkway and Living Streets,as shown on the Preliminary/Overall Development Plan, date stamped January 22,2014,must be built. 7. Final Development Plans must create a recreational system that promotes walking,health and wellness. 8. Connections shall be made from the property south of 77th Street to the property north of 77th Street through or adjacent to the "Walsh Title" site and Fred Richards golf course. 9. Pedestrian connections must also be made between buildings,along 77th Street,to Burgundy Place, to the anticipated Regional Trail,and to the new Living Streets;the design of which is conditioned on factors,including without limitation,the future use of Fred Richards. 10. All crosswalks shall be marked with"duraprint" type stamping, or whatever is the city standard at the time of installation,to clearly identify the pedestrian crossings. 11. Where applicable and required pursuant to the Final Development Plan,all public utility, public roadway and public sidewalk easements shall be granted or dedicated to the City upon Final Development Plan approval for each phase. 12. Bike storage and bike shower facilities shall be provided within the development. Bike racks shall be provided within each phase of the development. 13. A majority of the storm water retention shall be developed as an amenity and integrated into the overall development. 14. Overall,the development must include at least 20% of green space/storm water retention in the aggregate. 15. Any Park Dedication fees due under Section 32 of the City code shall be collected at the time of the issuance of a building permit for any portion of the property that is re-platted. 16. New buildings shall utilize the podium height concept, as defined in the Edina Comprehensive Plan,where appropriate. 17. Attempts shall be made to meet an energy savings goal of 15% over state energy code guidelines. Building designs shall be similar to and reasonably consistent with LEED standards. 18. All buildings must be constructed of high quality materials and architecture. Building materials shall be of,but not limited to high quality brick,stone,precast concrete, and glass building. No building shall contain aluminum or metal siding as the primary finish material. PIzaIJ AID 't1OZ ;o App s1LI4 kTD pins Io IUDs puP punrl Aiui SSdNIIM •tut}aay\I IIIn2aN pies jo salnuTJ, aq ut papzoaaz si pre'via'81 tplPy\I;o 2unaajAI znIn2aN slt IpunoD rurpg ail Act paldopP AInp S M uotlnIosau 2uto2azol puP parlael3P aril Ajniaa Agazaq op putpg Jo 4D alp. zoj VaDD kip Bupap pup palutoddn AInp paugiszapun aril 'I >MD AID dO d•LVDIdII HD VNIad dO AID SSS NIddNNSH dO AIM-10D VIOSHNNIJAI dO d1VIS zoAnj, 'puuTnoH g saute f ValD 'uo2uPIN V rzgaQ ;LSd.LIv 'ttOZ'81 rpzmw uo'plosauuj, 'putpg Jo d.}ij aril 3o Ipunoa Alp all Xq paldopv •luauzdoIanap Io asptId rlapa zoj pazmbaz ag Hells Mainaz upTd upla'iS '£Z 'ttOZ 'ZZ AzPnuP j palPp ouzaur s 2utzaaut2ua Io zolaaup arp ut pautpno suopipuoa/sanssr aul rllinn.aauptldui0D 'ZZ 'and zoj pazinbaz ppaltza all pail lsnuz 2ujuoz and Fuld 'alts sill zoj luauzdolanaQ lion pauunld'and alp$uppaza luauzpuauw aauputp1Q 4unzoz 1 of laa[gns sr 2utuozaN Iputd 'LZ •luauzdolanap Io asPlid rhea unlltm palnzodzoaut oq atlgnd 'OZ 'aIgPatIddn aza4M 'paAoIduza ag IIprts sal2a4pz4s tui p d pare-Lis•autpltng palanzisuoa AIMau Io aznlaaimaz. all luauzaIduzoa pup olut palpz$alur ag of pau2Tsap ag Hap saznlanzls 2upppd IIv '61 am,L abed 6Z-KOZ 'ON NOLLn'IOSd2I 4(ra 1 5 � cno DATE: May I, 20 18 TO: 4660 & 4600 77th Street, Owner and Development Team CC: Cary Teague—Community Development Director FROM: Chad Millner PE— Director of Engineering Charlie Geri< PE— Graduate Engineer RE: 4660 & 4600 77th Street— Development Review The Engineering Department has reviewed the subject property for pedestrian facilities, utility connections, grading, and storm water. Plans reviewed were; Civil, Landscape, and Survey drawings dated 04/09/2018. Review Comment Required For General I. Per the Master Development Agreement, dated May 20, 2014, reconstruction of 77th Street is required with 100,000 SF of redevelopment. This project will trigger that requirement. 2. Executed site improvement agreement that outlines public vs private responsibilities and ownership for private improvements Grading/Building Permit on public property. 2.1 Fulfill any requirements for rights to proceed with work. Grading/Building Permit 2.2 Fulfill all outstanding requirements. Certificate of Occupancy 3. Deliver as-built records of public and private utility infrastructure Certificate of Occupancy post construction. 4. Maintenance of any stormwater facility or pervious pavement is Grading/Building Permit the responsibility of the developer and property owner. Survey 5. An existing and proposed site condition survey is required. Grading/Building Permit 5.1 Show all existing and proposed public and private easements. Discuss possible vacation of easements in locations of competing Grading/Building Permit interests. Vacation of easements has a separate application process managed by the Engineering Department. 6. Clearly denote private sidewalk. Maintenance for non-public Grading/Building Permit sidewalks to be responsibility of property owner. 7. Clearly indicate private vs public utilities. Grading/Building Permit 8. All ash trees must be removed. Grading/Building Permit ENGINEERING DEPARTMENT 7450 Metro Boulevard•Edina,Minnesota 55439 www.EdinaMN.gov•952-826-0371•Fax 952-826-0392 -- u/y ,trtiosu.' �' 9. Provide typical ROW section for full review and approval on new Grading/Building Permit dedicated ROW. Living Streets 10. Design sidewalks to meet ADA requirements. Grading/Building Permit I I. Saw cut concrete sidewalk joints on public sidewalks. Grading/Building Permit 12. Public sidewalk shall not be colored or stamped. Grading/Building Permit 13. Provide 8' boulevard and 8' walk on 77`h. Grading/Building Permit 14. Maintain proposed 6' boulevard and 10' walk on proposed new Grading/Building Permit public ROW. 15. Provide park access trails as shown on the site plan. Certificate of Occupancy Traffic and Street 16. Per the traffic study, install westbound right turn lane on W. 77th Certificate of Occupancy Street at the new dedicated ROW for the park entrance road. 17. Proposed public roadways shall be asphalt material, not pervious Grading/Building Permit pavement. 18. Review fire access requirements with fire department. Fire truck turning template attached. Grading/Building Permit 19. Provide traffic study and address any issues identified to the cities Grading/Building Permit satisfaction. 20. Curb cut permit required for entrance movement/ Prior to Reconstructing Entrance reconstruction. 21. Road patching shall conform to Edina Standard Plates 540-545. Certificate of Occupancy Sanitary and Water Utilities 22. Verify fire demand and hydrant locations. Grading/Building Permit 23. Domestic water shall be sized by the developer's engineer. Grading/Building Permit 24. Domestic sanitary shall be sized by the developer's engineer. Grading/Building Permit 25. Sanitary flow calculations required to be provided for city to verify down network capacity. Grading/Building Permit 26. Apply for a sewer and water connection permit with public Prior to Starting Utility Work works and City of Bloomington. 26.1 Meter required for building service line and combined lines. No meter required for fire only service line. Grading/Building Permit 26.2 Public works to determine acceptable installation methods. Grading/Building Permit ENGINEERING DEPARTMENT 7450 Metro Boulevard•Edina,Minnesota 55439 www.EdinaMN.gov•952-826-0371•Fax 952-826-0392 9,a4 A•tel, ` r '\ ),I 27. Disconnected sanitary and water services to be capped at main. Certificate of Occupancy 28. A SAC determination will be required by the Metropolitan Council. The SAC determination will be used by the city to Grading/Building Permit calculate sewer and water connection charges 29. Provide drainage and utility easements over new public sanitary Certificate of Occupancy sewer and water main within the site. 30. Flood proof underground parking and provide overhead sanitary Grading/Building Permit sewer connection for backflow and inflow prevention. Storm Water Utility 3 I. Provide geotechnical report with soil borings. Grading/Building Permit 32. Provide hydraulic and hydrologic report meeting watershed and Grading/Building Permit state construction site permit requirements. 33. Provide more detailed information for retention system. Grading/Building Permit 33.1 Ensure influence zone of infiltration chamber does not impact Grading/Building Permit underground parking. 33.2 Retention system engineer required to verify construction of the Certificate of Occupancy underground retention systems done per plan. 33.3 Confirm retention system and/or underground parking facilities is structural designed for Edina's 80,000lb fire truck load and Grading/Building Permit outriggers in parking lot areas. 34. Submit watershed district permit and copies of private Grading/Building Permit maintenance agreement in favor of watershed. . 35. Combine and align stormwater outfalls on northeast corner such Grading/Building Permit that they do not burden future park connection. 36. Developer has requested a site specific standard for low floor elevation due to constrained soils and groundwater. The stie specific standard is justified due to the unique nature of the site, the extent of regional flooding adjacent to the site and the soil conditions demonstrated soil borings. The building shall be sited Grading/Building Permit 2' or greater above the groundwater elevation or nearby outlet elevations, whichever is higher. The following requirements are used to mitigate increased risk of flooding due to this site specific standard: 36.1 Waters proof foundation and design for buoyant forces during Grading/Building Permit flood events. 36.2 To prevent the risk of backflow to the building or inflow to the Grading/Building Permit sanitary sewer the parking elevation shall only be served using an ENGINEERING DEPARTMENT 7450 Metro Boulevard•Edina,Minnesota 55439 www.EdinaMN.gov•952-826-0371•Fax 952-826-0392 1,34A. -.:- i,-9.----Z-14 , (64 til e( ) \6 mimil ® Q! 9 overhead sanitary sewer connection, not by gravity. Grading Erosion and Sediment Control 37. A SWPPP consistent with the state general construction site stormwater permit is required to be issued and followed. The Grading/Building Permit city will enforce these permit requirements. Constructability and Safety 38. Construction staging, traffic control, and pedestrian access plans Grading/Building Permit will be required. Other Agency Coordination 39. Hennepin County, MDH, MPCA and MCES permits required as needed. Grading/Building Permit 40. Nine Mile Creek Watershed District permits are required. Grading/Building Permit ENGINEERING DEPARTMENT 7450 Metro Boulevard•Edina,Minnesota 55439 www.EdinaMN.gov•952-826-0371•Fax 952-826-0392 Architecture Field Office 2200 Zane Ave N I Minneapolis,MN 55422 www.archfieldoffice.com City of Edina Cary Teague, Community Development Director 4801 W. 50th Street To Edina, MN 55424 From Mic Johnson, FAIA Date May 3, 2018 Cary: At your request, we reviewed the submission for the proposed development for"Sienna on the Park," located on the Pentagon Park North Parcel through the lens of its conformance with the preliminary approved PUD for Pentagon Park, as well as the current conversations regarding land use that are part of the comprehensive plan process for adjacent districts.We have broken our assessment into three categories, the first focusing on the attributes inherent in the PUD, the second on recommendations for modifications to the PUD based on current work with adjacent districts, and the last specific to the proposed development. Preliminary PUD for Pentagon Park North Parcel 1. Attributes for the Approved Preli Y q a. Plan is organized into 18 building sites, creating a block and street pattern that supports a more community and pedestrian-focused building program. b. Buildings on the north half of the site can be scaled 3-5 stories to be respectful of the scale of the park and act as a transition to the south half of the site where 7-10 story buildings are appropriate. c. The size and scale of the building pads offer greater opportunity to create a variety of building architecture and program from 2-3 story townhomes, 5-story apartment buildings and 7-10 story apartment or condominium towers. d. With a greater variety of buildings, types and greater density, commercial opportunities in the district could be accommodated to meet the goals of a more active public realm. e. Demonstrates that use of green streets that connect development sites to both 77th Street and Fred Richards Park. f. It demonstrates both public green space and the potential for green space associated with each building site. g. It calls out an east-west parkway, connecting all development sites together into a more sophisticated semi-urban community. h. The plan identifies water in 5 different locations associated with the building sites, conveying an interest in daylighting stormwater runoff as an amenity. Architecture Field Office 2. Recommended Changes to the Approved Preliminary PUD Through our work with the Greater Southdale District Working Group, we have been considering strategies to better integrate and connect the vision for the future of the Southdale District with that of Pentagon Park, per the plan below. Hwy 100 pint.immoir ,..7:''..-.4.:17--'47, , ' Public Realm o t r Connections: ,'. �r , . ,, �� r Wiz, Hwy QO to •„ f Pentagon Park to "”' h -,11;1„, , wr Parklawn Ave to '��_ France Ave to �: a, , { l'r= �y Centennial Lakes �')Mi■l '6,...,i',.. -- --x _ r Prance Avenue "..: `I !�_rrw r�i��a1ww�u �iw�r -- . ■�1 i= ` _ ;. ti ' ` ... .. _ __ : + 1fi , f,, ' I } ..,... \ , -Centennial ra ,, r , 'I r = , \ Lakes "s, s 't - {;s,..-+ r l [ s ■ s; ,. 4l � ..........110, g °' 'a • i v. r , ,B1 . '` ,,, t , ' . ', ■ •I& . �r�. �6 #�i , sgr _ r , � f : aita q Architecture Field Office , �� ''." ..71.°114- . j E �' •0'' X..f 1y$ ¢1"1"i.3'^*i '' �`. The following thoughts suggest small modifications to the PUD for the City's consideration: a. That the parkway on the north side of the site be moved to the center of the development to create a shared parkway street separating lower scale (3-5 story) buildings from taller(7-10 story) buildings on the south. b. A central parkway will create a district identity to support drop off and parking access to all the buildings as well as create active commercial opportunities such as coffee shops and small restaurants. c. Moving the parkway from the north side of the district creates a more flexible face to Fred Richards Park for a park promenade focused on the pedestrian experience and connection to the Nine Mile Creek Regional Trail. d. Move water features from the center of each building complex to the north edge of the development to create a shared waterway. 2 Architecture Field Office e. Direct all stormwater drainage to the waterway to enhance the pedestrian experience and create a compatible visual experience with existing Fred Richards Park lakes, ponds and wetlands. f. Combine the design of the waterway with the pedestrian promenade to connect east and west with potential connections to Centennial Lakes, linking Pentagon Park with the Greater Southdale District. g. The current plan does not demonstrate potential connections with the Barr Engineering site, Walsh Title or Burgundy Place. A comprehensive plan should demonstrate how this development will enhance the overall district plan between Highway 100 and Parklawn Avenue and connection to the streets south of W. 77th Street. h. Shared parking structures should be located on parcels with higher rise buildings, located along West 77th Street, pushing parking access off of 77th rather than at the center of the parcels. With taller buildings, structured parking at the podium levels, surrounded by liner housing is a common way to address additional parking needs and minimize the visual impact of parking structures. 3. Evaluation of Pentagon Park North Parcel Development Proposal a. Phase 1 of the proposal calls for three buildings. A 5-story"H" shaped building connected at the first and second floors to a long single corridor and below grade parking, and another 5-story "H" shaped building with below grade parking. b. The site plan does not conform to the approved preliminary PUD. The current plan has buildings with facades in excess of 400 feet long,with correspondingly long interior corridors. On grade parking surrounds all buildings. The distance between buildings with access streets is approximately 150 feet, all of which create a very low density. c. Architecture variety and interest is limited to one style, with small variations creating a mundane and non-transformative architectural expression that will easily look dated. d. There is minimal variety in programming of the ground floor. Services are limited to basic apartment needs without the opportunity for diverse activities such as coffee shops, cafes, etc. This does not reinforce the vision of a more lively and prosperous social/cultural experience within the Pentagon Park neighborhood. e. Streets throughout the proposal are not streets but rather access to on-grade parking. All streets become the same instead of offering a variety of diverse use and landscaped pedestrian ways through the site. Each street could have a specific identity that would encourage a diversity of uses and appropriateness for social interaction. f. Courtyards are themed but do not indicate an overall theme or connection to one another through specific pedestrian connection and/or street address. g. The shared parking on the north edge of the development puts cars facing the park. It is not integrated into the park, nor does it promote a larger connection east-west pedestrian such as a promenade, specific connections to the new buildings, or an 3 Architecture Field Office overall characteristic that would communicate the development's unique relationship to the park. h. Although the images used to promote the ideal characteristics that the proposal attempts to convey, there is a lack of integration of these ideas into an overall plan. As an example, not one of the images shows cars around three primary sides of the development—as is demonstrated in this proposal. In our opinion, this proposal depicts a more typical suburban development, which may not be in alignment with the city's broader goals of a more vibrant, mixed-use community within the Pentagon Park neighborhood. Thank you for the opportunity to review. Please let me know if you have any questions. Mic 4 ta VI HBO �• .?y DATE: May 2, 2018 TO: Sienna on the Park Owner and Development Team CC: Cary Teague— Community Development Director FROM: Tara Brown —Sustainability Division RE: Sienna on the Park— Site Plan Review This development is taking steps to be sustainable that most developments take. If funds are being allocated to a development and to be re-zoned to PUD , the development should meet higher sustainability standards that support healthy living for the residents and environment. Current community goal is to reduce greenhouse gas emissions 30% by 2025 and 80% by 2050. "Buildings in the US are responsible for 39% of CO2 emissions, 40% of energy consumption, 13% of water consumption and 15% of GDP per year." It is critical that city funding be invested in developments that will assist the community in reaching its sustainability goal. We are in initial research phase of a Green Building Policy for developments that utilize City funding. Below are gaps identified in current development and higher sustainability standards that would meet the community's sustainability goal. • Sustainable building operations—While a building can be built to LEED standards, there is no guarantee it will operate at a more efficient manner unless managed and monitored. To ensure the building can operate to the sustainability design standards, the building should be built to and operated through meeting the B3 2030 Energy Standard. There will need to be three years of building energy data inputted into Energy Star Performance Portfolio to receive the SB2030 Building Label. • Renewable energy—These buildings carry a significant footprint as well as the green space expansion which makes it ripe for some form of renewable energy. Whether it's making the EPDM roof solar ready, utilizing the green space for geo-thermal, or thermal storage within the stormwater retention,there should be some kind of renewable energy use on site to lower the carbon footprint and reduce operating energy costs. • Electric Vehicle (EV) Charging Infrastructure- Only 2 EV chargers are identified for 858 stalls which is 0.2% of the parking spaces. Current EV penetration in the Edina market is 3%with anticipated penetration to grow to 10% in the coming decade. Installing a minimum of 10 EV chargers will get the location to a third of current adoption rates. One of the top barriers to EV adoption is having the capacity to charge the car at a renter's home. EV charging capacity not only meets the sustainability needs, but is becoming a differentiator and selling point for rental properties. These 10 spaces with chargers should have at least two on surface parking and the other eight spread among CITY OF EDINA 4801 West 50th Street•Edina,Minnesota 55424 www.EdinaMN.gov•952-927-8861 •Fax 952-826-0390 Cn the residential parking garages. Another 5%of parking should be EV capable as future tenants request access. • Energy Star appliances in Businesses—Energy Star appliances are not only needed for apartments, but for businesses on site. For example, a commercial kitchen uses three times the amount of energy per square foot than most other types of commercial buildings. Through the Xcel and Centerpoint Energy Design Assistance process and through negotiations with business tenants, it will be critical to identify the appliances that should be Energy Star rated and save the business 10%- 30% in energy expenses overtime. • Green roofs—Green roofs can present stormwater retention opportunities. It is unclear whether the green roofs listed would be an additional courtyard service or whether they are truly built to retain stormwater. More information is needed to identify the sustainability impact of this enhancement. • Support for nature-connected living-The name of the development and the developers branding statement speak to the importance of the Fred Richards Park. Fred Richards Park user fees will need to be negotiated to support native restoration and the ongoing maintenance to make the golf course into the 'nature-connected living' the developer's clients want. Page 2 CITY OF EDINA 4801 West 50th Street•Edina,Minnesota 55424 www.EdinaMN.gov•952-927-8861 •Fax 952-826-0390 -..._ Kk# , .4, }r 'r ,%. , et, S , t yio t„ ,ce , ! r t ��{ . a { c �, 14rE o � ; }rii 1 rt eI I ItryY I I I . ` \ F f I I 1 I f ( 11 I 1CIt ! t;lgr. Fiz � �' C _ .' i cu d N 347.:W..:•;--49' h}''.l' - --_ 3 a L., i sVP*IL 47" cfCO hit °i., r .:' C V11. }-�' rs z 0 -1-7---- a. JJ'��i+�u _ x a , L-)4'. 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I,S]';\i'I.: LASE RE.., DEVELOPMENT • CONSTRUCTION • FINANCE City of Edina I Planning Department C/O: Cary Teague, Community Development Director RE: Development Plan Application—ChaseRE Housing Re-Development Proposal "Sienna on the Park"—Pentagon Park North Redevelopment Master Plan Property: 4600-4660 77th Street West PID: 3102824340007, 3102824340008 April 9th, 2017 Requested Actions: • Comprehensive Guide Plan Amendment:from 30 to 60 units/acre (Submitted by Master Developer Pentagon North LLC—Attached) • Rezoning of the property from MDD-6 to PUD-Planned Unit Development (Submitted by Master Developer Pentagon North LLC—Attached) • Preliminary PLAT Approval (Attached) • Development Plan Approval Project Overview Chase Real Estate is thrilled to present this significant redevelopment proposal that will transform an antiquated, demo-ready, 1960's car-oriented office campus into a new,walkable and enduring residential community with a park setting.The development will bring with it a variety of new apartment homes and suites for all ages and needs, provide greatly enhanced green space with various pathways and connections to the regional trail and park system, improve public infrastructure, be composed of high quality architecture,and finally provide more activity that will invigorate this part of the City. With these commitments and shared-objectives in teaming with the City via redevelopment of this challenging site, its potential will be unlocked and kick start the momentum of the coming Fred Richards Park.A new high quality community will take shape for the City of Edina. This 'Phase 1' Master Plan Proposal Includes: 100+/-Affordable 360+1- Market-rate 225 Senior Suites: Apartment Homes. Apartment Homes. Independent,Assisted and Memory Care. 4820 West 77th Property 4660 West 77th Property. (via Pentagon North LLC— (via Chase Real Estate) 4600 West 77th Property. Master Developer) (via Chase Real Estate) Various public improvements will be provided, including a future planned right-of-way connection to the Fred Richards Park.With this 'Phase 1' Master Development nearly 700 apartment homes will be created for a mix of future residents in age, needs and incomes: 225 Senior suites, nearly 360 market- rate apartments and nearly 100 affordable apartment homes at the adjacent 4820 property. It is this diversity of resident ages and needs that we believe will create for a successful new community. As a developer, long-term owner, builder and manager of apartment homes, Chase Real Estate and team is focused in delivering on the project's shared goals with the city. Work will begin with site preparation this summer and project deadlines to the MetCouncil and Pentagon Redevelopment District will be met. Public Improvements Provided via ChaseRE Project: • Fred Richards Park Access Drive ROW, parallel parking and 10' pedestrian+bike path • West 77th: 10' boulevard and 10' pedestrian+bike path • 90+Shared Parking stalls located adjacent to Fred Richards Park for park-goers • (3)Trail connections to the Nine Mile Creek Regional Trail • Enhanced landscaping and living streets/enhanced streetscape • Community Dog Park and Community Garden+picnic areas • Enhanced storm water treatment systems and extensive soil corrections • Removal/Redevelopment of(4)obsolete office buildings and 1000+stall parking lot 'Sienna on the Park' Chase Real Estate's property will be branded as'Sienna on the Park'and appeal to future residents who are looking for walkable, nature-connected living.The project will consist of two,5-story residential buildings:with a nearly 360 Market-rate apartment building and a 225 suite senior building that includes a mix of independent, assisted and memory-care apartment homes.The existing four office buildings on the property will be demolished and significant soil engineering will take place to prepare for proper building pads and underground parking garages.The projects will be constructed within an overlapping schedule and brought online at nearly the same time. Sienna on the Park is guided by the Principles of the Paragon Park Redevelopment plan that primarily consist of pedestrian connectivity and enhanced landscaping.Various sidewalk connections from the several outdoor plazas,common spaces and walkouts to the West 77th path will make for a pedestrian oriented site and provide a sense of accessibility and welcoming atmosphere to the neighborhood. Direct trail connections to the Nine Mile Creek Regional Trail and Fred Richards Park will get residents and their pets opportunities to enjoy the broader outdoors.The coming redevelopment of the golf course into Fred Richards Park will bring even more various new outdoor amenities. The orientation of the building footprints and their associated courtyards is desirable for providing building breaks and landscape views from the street and park. More units will also have access to sunlight.The generous widths of these courtyards create proportions that will provide plenty of sunlight and feeling of openness.Additionally, an important goal will be in establishing the building's main floor elevations as low as possible to allow for accessibility at the primary entries. Retaining walls at moments around the perimeter will define landscaped areas, add texture and variation to the site, and provide areas for seating adjacent to sidewalks. Perimeter storm ponding will be landscaped with native plantings and facilitate the 100-year floodplain engineering needs. Landscaping and tree planting as a whole will be consistently be enhanced throughout the property and following walking paths. In comparison to the existing conditions, nearly 100,000 additional SF of green space and pedestrian areas will be provided with the new development. The meandering north drive will be lined with trees and tall grass,flanked by sidewalks leading to the regional trail, slow down traffic and break up straight parking aisles views.The northern most parking stalls along the park property will all be dedicated for shared use for park-goers; equaling 93 stalls. The market-rate property will meet a variety of resident needs from 500 SF studios to 1400 SF open two bedroom plans with flexible offices or den spaces. Building corners will be designed for the larger two bedroom and two+den floor plans, having large and numerous windows that will also provide opportunities to enhance exterior architecture. Most all apartments will include balconies or patios from first floor units. Interior finishes will include granite counters,granite kitchen islands,wood plank flooring, latest appliance packages, designer cabinets and trim moldings.The property will have on site management staff,concierge, and a maintenance team. Common spaces will include a two-story open lobby with various work-from home spaces, coffee, meeting room, a large fitness center,separate yoga space,various lounge and club rooms available for private parties and private dining, a basement car wash, bike maintenance, pet grooming, storage spaces, and more. Moving outside, residents will have the pleasure of abundant green space and adjacencies to outdoor recreation. One courtyard will be more passively designed with walking paths, extensive landscaping and a more park bench setting while the more active courtyard will be where the pool and lounge furniture,firepit,outdoor dining and games are found. Pets are welcome and will enjoy this recreational setting in addition to a fenced community dog park. The Senior property will include independent living homes at various sizes and plans ranging from one bedrooms to large two bedrooms+dens; assisted living and memory care options typically being if one bedroom size variations. For senior residents who are healthy and active,the independent lifestyle is designed for those wanting full independence, but desire the conveniences, social activity and security that community living offers. Assisted Living suites are for seniors who wish to live as independently as possible,yet may require assistance with some of the activities of daily living.These homes include:full kitchens and laundry, support services for those who have more complex care requirements and support staff on site 24- hours-a-day. The private memory care suites will be secure and specially designed for those with mild to moderate memory loss from Alzheimer's and other forms of dementia. The area is designed to bring comfort, peace and familiarity to the residents while providing exceptional care.The Memory Care wings will provide multiple indoor activity spaces and protected outdoor gardens. Common areas amount to a very large portion of the overall property.These include: office space for support staff and concierge, a nurse on call 24 hours a day to support the health aids,full commercial kitchen,various dining rooms, beauty shop and spa,several community rooms, lounge areas on every floor, library&computer room,theater, crafts room, and a fitness facility. The properties will have complimentary architecture and be composed of durable, high quality materials consisting mainly of brick, concrete masonry,stone and metal. Large windows and balconies will provide residents abundant sun light,views and connection to the outdoors.Attention to each facade will prevent long stretches of flat building and numerous rows of balconies. Numerous apartment homes located on the various courtyards will have direct access to outdoor amenities and the network of sidewalks and trails. Residents with pets will surely enjoy this outdoor connectivity and access to the provided community dog park. Urban Living—Naturally Connected This special location will provide a fresh offering to Edina and area residents.The property will complement the more recent shopping district apartment properties in providing Edina residents a recreational and nature-connected experience. Our team is excited in this opportunity in providing a distinguished new community in such a significant location. Redevelopment Site Challenges: The property is located on swamp outwash soils of mainly peat material, reaching depths of 30' below existing grade.A variety of storm water engineering systems are meeting best management practices to meet the City's and Watersheds requirements.The buildings, roads and site utilities will require combinations of corrected soils,grade beams and pilings. • High water table • 100 year flood plain • Soils unsuitable for buildings and roads.Soil corrections, engineered slabs and driven pilings required. Project Summary Stats: Property Area:473,235 SF(10.86 Acres) Existing Green Space/pervious surface: 105,735 SF(22%) Proposed Green Space/pervious surface: 231,235 SF (49%) • 5-story multi-family,wood framed construction,subgrade precast parking garage,flat roofs. • Exterior materials composed of primarily brick, metal panel, concrete masonry. • Landscaped green roof courtyards over parking garages below. • Sidewalk connections to West 77th and Nine-Mile Creek+ Fred Richards Park. • 207 surface parking stalls for residents,guests,staff, • 93 Shared stalls for Fred Richards Park. • 360+/-market-rate apartment homes o 75,000 SF footprint. 5 stories,wood construction over concrete garage podium. o 423 basement garage parking stalls. 130,000 SF. o Various large green-roof courtyards over parking structure below. o Ranging from 500 SF studios to 1400 SF two-bedrooms. o Indoor amenity spaces over 15,000 SF:gym,yoga,various club rooms, lounge,open lobby with work-from home spaces. o Courtyard common spaces over 20,000 SF: pool, outdoor dining,firepits • 225+/- Senior continuum care suites: o 45,000 SF footprint. 5 stories,wood construction over concrete garage podium. o 135 basement garage parking stalls. o Mix of Independent,Assisted living, Memory care. o Various one bedroom and two bedroom+plans for Independent Living suites. o One-bedroom assisted and memory care suites. o Dining rooms,commercial kitchen,various community rooms. Courtyard patios and courtyard walking trails, memory-care walk. • Sustainable Features o Increased green space and landscaped courtyards of nearly 100,000 SF. o Hundreds of bike mounts at parking stalls underground. Bike parking and new upgraded bus stop for alternative transportation. 3 trail connections to the regional nine mile creek bike+walking trail. o Entire project lighting is LED. o White EPDM roofing membrane for low heat island effect. o Energy Star Appliances throughout. o Newest high efficiency furnaces and water heaters. o LEED certified professionals working on project. o Storm water underground piping and storm swale BMPs o All 100 year flood water remains on our property as required. o Recycling building concrete and asphalt from the site demolition—reused as structural fill for asphalt base throughout parking and drive areas. o Large windows with high U-value for max sunlight—to exceed City zoning window%. o Low VOC paints. o Native, hearty landscaping species and bee pollinator friendly. • List of Plan Changes since December Sketch Plan Review: Per PC, Council and Staff requests: • Removed two private surface parking lots. No parking lots along West 77tH • Decreased private site parking from 310 surface stalls to 207. • Increased shared Park's parking from 40 to 93 stalls. • Increased underground parking from 442 to 558 stalls. • Increased courtyard sizes at the market-rate property,to open up more landscaped views. 110- 120'wide. East courtyard and 3`d wing now opened up with one-story club room and green roof. • Market-rate plaza entry and corner off West 77th and lobby+common spaces to spill out on for more glass store-front architecture and active corner. • Reduced building setbacks along West 77th for more urban character. • Increased building setbacks along north for more greenspace and transition to park and perimeter amenities • Added 3`d public path connection to west side of property that connects to Nine Mile Creek Trail • Added Community Dog Park • Added Community Garden, park benches, public artwork to site plan. • Architecture/Design Related o 5th-floor setbacks and terraces.Variations in balcony setbacks and styles.5th floor club room and outdoor terrace over-looking the park. More contemporary design with moments of glass corners.5th floor larger suites/penthouses.All residents to enjoy views outside while walking to their apartment home with corridor windows and elevator lobbies overlooking courtyards. • Fred Richards Park-Access Drive ROW o Both ChaseRE and Hillcrest dedicating property toward the ROW.The design has been reviewed by the City at various meetings to include:widened center landscaped boulevard, area monument sign, in/out drive lines, parallel parking, 10' bike+pedestrian trail and perimeter boulevards. o ChaseRE to build the Park Access ROW in conjunction with the rest of ChareRE's Phase 1 improvements. Sustainable Development Questionnaire: City of Edina C..0 s Answers Sustainable Design&Energy Have you utilized Xcel Energy's Energy Design Assistance and/or Yes.The project will be Centerpoint Energy's Builder and Developer programs for this enrolled into the EDA development? program. Will the buildings meet SB2030 energy goals and/or will they be Energy All energy star appliances. Star certified? If not, please share the steps you are taking to support Entire project is LED energy conservation. lighting. Newest,high efficiency furnaces at all apartments,suites. Will you be optimizing the roof by installing a green roof? The market-rate buildings have(4)green roof courtyards over the expanded parking garages below=over 55,000 SF. Will there be any renewable energy generation on site? No. Will there be purchase of renewable energy credits (RECs)? No. Comments: The redevelopment project meets certification criteria for a LEED ND project. Managing Water What percent of the property is pervious surface before the 23%Before redevelopment? 49%After when including What is the percent post development? planted courtyards. What new services will be pervious?(i.e.Sidewalks, driveways, 130 site parking stalls and overflow parking) Park ROW drive lines are utilizing pervious paving for storm water engineering. How will the landscaping support the natural ecosystem?(i.e. Rain Expanded wetland pond gardens,%native plants,%bee friendly pollinator plants) areas for storm water and 100 year flood mitigation. Various native and bee friendly pollinator plants per proposed Landscape Plans. Managing Tree Canopy What percent of the property is covered by tree canopy before 190,134 SF(40.1%) redevelopment? See Civil/Landscape Plans. What is the percent post development? Will you be replanting/replacing trees at least four to five inches in TBD based on how many diameter to positively impact the tree canopy(ordinance requirement perimeter trees will be is only 2.5 inches in diameter)? retained during regrading/construction of the site. 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 TBD at Senior Property w/ businesses on site? Service Provider and Health Department. 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.-Plan to provide(2) outdoor stations convenient for residents and park-goers Will there be parking spaces provided for car-sharing vehicles to Not likely. UBER and LYFT reduce the overall number of cars? are absorbing on-demand transportation needs of our residents. Submitted By: Joe cElwain Development Manager Chase Real Estate Burnsville, MN City of Edina I Working Principles Element Working Principle+Response Give-to-Get; Plan& Allow latitude to gain tangible and intangible outcomes aligned with the district Process principles. The proposal contributes to the realization of the (6)Guiding Principles of the Pentagon Park redevelopment plan: 1. Green Streets. The development will provide the 10-0 boulevard and 10-0 sidewalk per the West 77th approved street plan for a more pedestrian and landscaped streetscape. Interior drive aisles and parking areas on the property will be broken up by various tree islands and a planted boulevard thru the main access drive. 2. Integrated Stormwater Surface storm water ponds will be designed as landscape features at various locations around the property. Native plantings,tall grass and trees will line these swales. Due to high water table, many filtration chambers are required to be installed underneath parking areas. 3. Pedestrian Friendly 77th The new 10'West 77th sidewalk will have various new sidewalk connections to the new development in designing for a welcoming,walkable property.Walk- out units around the building will add to the pedestrian quality of the site. 4. Connecting West to East Parking areas and sidewalks will provide contiguous connections to the properties in this proposed development, and similar site design will continue for overall connection between the west and east parcels of the entire Pentagon North Redevelopment. 5. Multimodal Connections Sidewalk access to the existing bus stop of West 77th and a trail connection to the 9-Mile Creek Regional Trail will be provided. 6. Shared Parking All north surface stalls facing the park will have shared usage with park-goers= 93 stalls.The site as a whole will allow for shared parking between the Market-rate and Senior properties. Edina Cultural Advance quality through thoughtful and artful design of buildings and publicly Preferences; Identity accessible spaces, highlighted human activity,and enhanced economic vibrancy. With the combination of market-rate apartment homes, a mix of independent and senior assisted living, and the affordable project,the overall development will be home to a broad range of people, ages, and needs. Between the two projects, numerous floor plan styles and offerings will be available.And a diverse range of activities will be happening at the properties, ranging from outdoor lawn games to community dining; indoor yoga classes to holiday parties and cooking events. The architecture will be designed for a more an enduring quality of design with durable, high quality materials: brick,concrete, stone and metal. Interiors and exterior details will avoid trendy materials and design trends. More craftsman,wood detail work will be found throughout the common spaces,club rooms, hallways and doorways. Moments of contemporary, high-design with large expanses of glass will occur. Exterior entryways will be highlighted with large canopies, classic light fixtures and large spans of glass.The center boulevard splitting the two projects will be landscaped, be flanked with signage and light fixtures to create a proud sense of arrival and sense of home for residents and their guests. The site will have various walking paths connecting the property among its courtyards, walk-out units and perimeter public paths at the 9-Mile Creek Trail and the new West 77th street improvements. Having the courtyards and common spaces facing the streetscape,activity will be readily visible in creating a welcoming and pedestrian environment to the community. District Function Look beyond baseline utilitarian functions of a single site to create mutually supportive and forward-looking infrastructure sustaining the district. The site is designed to filtrate its own storm water before leading to public infrastructure through the use of landscaped swales.Grading of the site to counter the 100 year floodplain will be engineered to handle all the property's water requirements on site. Overall, a significant reduction will take place on the needs of the adjacent City storm infrastructure. Other existing utilities will be utilized for baseline performance. Comprehensive Foster a logical,safe,inviting and expansive public realm facilitating movement of Connections; people within and to the district. Movement The project's commitment and site planning design per the Six Guiding Principles of the Pentagon Redevelopment will facilitate in free flowing,welcoming and safe movement throughout the site;to its residents and the community at large. Site Design; Encourage parcel-appropriate intensities promoting harmonious and interactive Transitions relationships without"leftover"spaces on sites. The project looks to best utilize the extent of the site to reach its highest and best use as residential, mixed-use community with various outdoor spaces, enhanced landscaping, enhanced streetscapes and walking connections. Health Advance human and environmental health as the public and private realms evolves. This special location -next to a future redevelop Fred Richards Park and having a more green,spacious, landscaped property site plan -will promote indoor/outdoor connections and an assortment of healthy outdoor activities for residents of all ages. Innovation Embrace purposeful innovation aimed at identified and anticipated problems. The primary challenges of the site are its existing poor soils, a perimeter 100-year floodplain, and demolition of four-story concrete office buildings. Soil excavation will require removing a massive volume of unsuitable for new building footprints. Large amounts of soil removal will provide for a large underground parking footprint- contributing to less cars parked on site and resulting in more green space. Reuse of the concrete office buildings may be reutilized and crushed on site as deemed appropriate for possible subgrade base material at parking lots and drive aisles. Land Use; Live-able Promote well-balanced aggregations of"come to"and"stay at"places focused on Precincts human activity and linked to an engaging public realm. Visitors and guests of both the senior and market-rate property will have easy access to the outdoor amenities and adjacent parkland.The numerous connecting sidewalks around and thru the property will make for an enjoyable pedestrian experience. Classic signage and sense of walkable storefronts will take shape outside the common rooms facing the main sidewalks. Indoors,visitors will enjoy the open and expansive community rooms and two-story lobby spaces. Connection between indoors and outdoors at these perimeter common spaces will create for movement throughout the property. Economic Vitality Ensure every component contributes to the sustained economic vitality of the district and the community. The project is a revitalization of a past 1960s era, car-centric office park that is past its lifespan and due for change.Shifting to a mixed-residential use will stimulate this neighborhood with hundreds of future residents. Edina residents will be offered the perfect balance of an urban location in a nature setting.This significant proposal and investment will anchor in future, adjacent phased projects in this 28 acre Pentagon North redevelopment master plan.The project will jumpstart the Fred park project and reinforce its demand as a significant City asset and start of a new, enriching community. REAL ESTATE T� �L�7►.7L1 RE.CONI DEVELOPMENT • CONSTRUCTION • FINANCE City of Edina I Planning Department C/O: Cary Teague, Community Development Director RE: Development Plan Application—ChaseRE Housing Re-Development Proposal "Sienna on the Park"—Pentagon Park North Redevelopment Master Plan April 27th, 2018 Additional Notes on the Project: 1. 55,000 SF of landscaped green roofs at Market-rate courtyards. 2. 289,000 SF of existing pavement reduced to 137,000 SF. a. No parking 'lots'on site.This 3-city-blocks size site does not have perimeter roads. This is a landlocked site with only 77th street. Our drive-lanes have mix of head-in and angled parking, including 90+shared Park stalls instead of dedicate parking lots. 3. 90,000 SF of additional/new green space. 4. 190,000 SF proposed Tree Canopy(40%of site). (See Landscape plans). 5. Nearly 5,000 linear ft of new sidewalks and trails. 6. Minimal (32'to 35')setbacks from West 77th for more urban character. (This includes 10' path and 10' boulevard =only 12'-15' bldg setbacks from path). 7. More setback on north side for meandering landscape and blending to park,trail system and public amenities: a. *Space between our property line and Nine Mile Creek Trail to be developed and coordinated with City, Parks and Engineering this summer. Expansion of dog park, community gardens, expanding Park's water features, monument signs,other ideas to be further explored*. 8. Public art feature, seating,enhanced landscaping at north end of center drive leading to park. (See Civil). 9. Seating areas and benches built into retaining walls off 10'wide path along 77th and next to new enhanced Bus Stop—see Civil Plans. 10. Working in tandem with Watershed District and City engineer over innovative water treatment designs due to conflicting 100 year floor and high water table challenges: a. Impervious parking pavement for storm water treatment BMPs along much of perimeter parking areas and all of Park ROW. b. 1000's of linear feet of interconnected underground storm water filtration 'ponds'. 11. 3 acre underground parking garage below market-rate building. a. Site is constrained for additional underground parking due to high water table (only one subgrade floor feasible). Our basement floor is only 2'-0" above the water table —trying to reduce amount of exposed garage and keep main entries easily accessible. 12. Note: southwest market-rate courtyard is bigger/deeper than per Site Plan Rendering to separate length of building along 77th. (See Civil Plans,Just noticed this...site plan rendering to be corrected). Previously Submitted: List of Plan Changes since December Sketch Plan Review: Per PC, Council and Staff requests: • Removed two private surface parking lots. No parking lots along West 77tH • Decreased private site parking from 310 surface stalls to 207. • Increased shared Park's parking from 40 to 93 stalls. • Increased underground parking from 442 to 558 stalls. • Increased courtyard sizes at the market-rate property,to open up more landscaped views. 110- 120'wide. East courtyard and 3`d wing now opened up with one-story club room and green roof. • Market-rate plaza entry and corner off West 77th and lobby+common spaces to spill out on for more glass store-front architecture and active corner. • Reduced building setbacks along West 77th for more urban character. • Increased building setbacks along north for more greenspace and transition to park and perimeter amenities • Added 3rd public path connection to west side of property that connects to Nine Mile Creek Trail • Added Community Dog Park • Added Community Garden, park benches, public artwork to site plan. • Architecture/Design Related o 5th-floor setbacks and terraces.Variations in balcony setbacks and styles.5th floor club room and outdoor terrace over-looking the park. More contemporary design with moments of glass corners. 5th floor larger suites/penthouses. 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